Philadelphia Coverage

Hard Money Lenders in Philadelphia, Pennsylvania

A bridge loan for the flip. A 30-year DSCR loan for the rental.

We are private money lenders in Philadelphia. Pimlico Capital has closed more than 100 loans in the city since 2020, roughly a third of them since the start of 2024. We lend here every month.

The typical deal here is around $190,000, with the middle half falling between $152,000 and $250,000. A little under half of what we close in Philadelphia is 30-year DSCR rental financing. The rest is bridge money for flips and rehabs.

Get a Quote for a Philadelphia Deal Call (410) 855-4600

5 daysTypical close on Philly bridge deals

70% LTVUp to, with 100% rehab funding

100+Loans closed in Philadelphia since 2020

Loan Products Available in Philadelphia

What We Fund Here

Both of our core products are available in Philadelphia to investors and entities (LLCs, corps, trusts). No owner-occupied loans.

Short-term

Bridge & Fix-and-Flip

Up to 90% of purchase, 100% of rehab
6–12 month terms, extensions available
Close in as little as 5–7 business days
$75K minimum, $3M maximum

Bridge loan details →

Long-term

30-Year Rental (DSCR)

Up to 80% LTV on purchase or rate & term refi
30-year fixed amortization
No personal income documentation
$75K – $1.5M per property, portfolio loans available

DSCR rental details →

Roughly 8 in 10 of the properties we finance here are rowhouses and single family homes, with townhouses alone close to four in ten. The rest is small multifamily, about 13% of the properties, mostly duplexes and 2-4 unit buildings.

Searching for a Philadelphia hard money lender? Our bridge loans are hard money loans. Same asset-based product, same in-house team.

Bridge to DSCR

The BRRRR Path in Philadelphia

We fund the purchase and the rehab with a hard money bridge loan, and if you keep the house we refinance it onto a 30-year DSCR loan once it is rented. Plenty of investors sell at the end instead, which is a complete deal in its own right. The median bridge loan here is around $185,000. If you want the mechanics of the hold, read how the BRRRR strategy works.

Rental Financing

30-Year DSCR Loans in Philadelphia

We have closed more than 40 rental loans in Philadelphia. Rental is a little under half of everything we do in this market, so it is not a sideline here.

The median DSCR loan is around $198,000 and the middle half runs from $153,000 to $345,000. The same program finances a single rowhouse rental and a small multifamily building, which is why the range is that wide.

A DSCR loan qualifies on the property's rent, not your tax returns. The program details are on our 30-year DSCR rental loan page.

Where We Lend

Where We Lend in Philadelphia

We lend in Kensington, Port Richmond, Brewerytown, Point Breeze, West Philadelphia and South Philadelphia. The ZIP codes below are where we focus. We also lend across the rest of Pennsylvania.

19121

19124

19131

19132

19134

19139

19140

19143

19146

19148

If your deal is somewhere else in the city, ask anyway. A ZIP code missing from this list is not a refusal to lend there.

Local Rules

What's important to know about Philadelphia deals

Five rules that catch investors here.

A rental license does not transfer with the building. It belongs to the owner, so a flip sold to a landlord means the buyer applies for a new one before anyone moves in. Moving title between your own LLCs triggers it too.
Every rental built before March 1978 needs a lead certificate. The law now covers all rentals citywide, not only homes with children, and L&I will not issue or renew a rental license without one. Lead-safe certificates last four years. Schedule it before the tenant signs, not after.
An unlicensed month is rent you cannot collect. A Philadelphia landlord cannot recover rent or possession for any period the property was unlicensed, and the court makes you swear you held a license for every month you are claiming.
Transfer tax runs 4.578% and it went up recently. The city took its share to 3.578% in July 2025, its first change since 2018, and the Commonwealth adds 1%. Buyer and seller customarily split it, but either one can be liable for the whole amount, so put it in the exit math.
Rehab keeps the full ten-year tax abatement. New construction no longer does. On applications filed after 2021 the residential new-construction abatement drops 10 points a year. The rehab abatement was left alone, so the value added by approved improvements stays untaxed for all ten years. For rehab, file by December 31 of the year the permit issued.

See more information on the following sites:

Common Questions

Philadelphia Lending FAQ

Are you a hard money lender in Philadelphia?

Yes. Pimlico Capital is a direct hard money lender and we have closed more than 100 loans in the city since 2020. We fund fix-and-flip and bridge deals with our own capital and typically close in 5–10 business days, faster when a deal demands it. See our hard money loan terms.

How fast can you close a hard money loan in Philadelphia?

Bridge loans in Philadelphia typically close in 5–10 business days, faster when a deal demands it. Underwriting, legal and closing all happen in-house, which is why we move faster than an out-of-state lender working through third parties.

What is the minimum and maximum loan size for a Philadelphia deal?

Bridge loans run from $75K to $3M. DSCR rentals run from $75K to $1.5M per property, with portfolio loans available for larger holdings. The median deal we close in Philadelphia is around $190,000, so most of what we do here sits near the smaller end of that range.

Can you fund both the flip and the refinance?

Yes. We fund the purchase and the rehab on a bridge loan, then refinance the property onto a 30-year DSCR loan once it is rented. It is the same lender on both stages, so the refinance starts from a file we already have.

What do Philadelphia's rental license rules mean for a rental?

The city requires a license for any unit you rent out, and it does not come with the building. The seller's license closes at settlement and you apply for your own. Anything built before March 1978 also needs a lead certificate before the city will issue that license, plus a Certificate of Rental Suitability issued no more than 60 days before the tenancy starts. Start all three early, because an unlicensed month is rent you cannot collect.

How It Works

From first call to funded.

Submit the deal

Get a quote online or call us. We'll size the deal in 24 hours.

Underwriting

Our in-house team underwrites with local market knowledge, not a scoring algorithm.

Close & fund

5–10 business days for bridge, 3–4 weeks for 30-year rental.

Investor Education

From the Blog

Investor guides on bridge loans, DSCR, BRRRR and rehab budgets, written by our team. See every market we serve on our Where We Lend page.

Rental Loans

What Is a DSCR Loan and How Does It Work?

The full explainer on DSCR loans: how they qualify, what they cost, and when they make sense.

April 5, 2026 · 8 min read

Bridge Loans

Bridge Loan Exit Strategies: Sale, Refi, or Hold?

The three ways out of a bridge loan, and how to choose the right exit before you close.

April 3, 2025 · 6 min read