New York · Short-term rehab · 1–4 unit
Direct fix and flip financing from a New York lender’s desk — New York City, Buffalo, Rochester, and Albany. $100K to $5M per asset, up to 92.5% of project cost, 100% of the rehab budget, weekly draws, no application fee, no prepayment penalty. Underwritten in-house and wired through a New York New York closing attorney on a clean file inside two business days.
A Mott Haven acquisition, a Buffalo full-gut, a New York City BRRRR. The numbers below are how we wrote them.
New York · Q3 2025
Why New York investors use PML
A conventional New York mortgage takes 30 to 45 days, asks for two years of W-2s, and reprices halfway through. None of that matches how a New York flip clears at auction or on the MLS. Hard money exists because investor deals close in days, not months — and because the asset itself, post-rehab, is the collateral that matters.
County trustee or court foreclosure calendars across New York clear on a posted schedule, and the OneKey MLS / REBNY RLS turns over the sharpest off-market inventory inside 48 hours. PML issues a binding term sheet within four business hours and wires a clean New York file in 48 hours. The faster you can credibly close, the deeper the discount you can negotiate on a Mott Haven acquisition or a New York City value-add.
New York flips concentrate in the $350,000 to $1,600,000 depending on submarket ARV band — the cosmetic three-twos and full-gut projects that occupy Mott Haven, Ridgewood, Elmwood Village, North Buffalo. At 92.5% LTC and 100% rehab funding, a single experienced New York flipper can run four to six concurrent projects on the equity that a bank loan would tie up in one. The math on annual return on equity favors the leveraged operator on every realistic scenario.
PML underwrites the property’s as-repaired value, your Schedule of Values, and your sponsor track record. We do not need W-2s, New York state returns, or DTI calculations. That makes PML the right tool for self-employed New York operators, anyone running income through a New York LLC or S-corp, and any sponsor with a complex K-1 stack from prior closings.
New York fix and flip terms
Same rate sheet as every other state in our book. PML underwrites on the as-repaired value, not the purchase price alone. Leverage scales with sponsor track record, market, and deal quality — and every term below moves on a published rate sheet.
New York market, by the numbers
Three data points from current public reporting that shape how PML prices and sizes New York fix and flip loans. We update internally each quarter; the figures below were current as of the most recent published cycles.
Three deals we’d write in New York
Three illustrative deal profiles drawn from common configurations across our New York book. Real closings vary; these are anchor points for the math, not solicitations.
Bronx County, New York City · 3-family brownstone
Erie County, Buffalo · 1920s 3/2 SFR
Queens County, New York City · 4-unit value-add
Illustrative only. Representative of typical configurations across our New York book — not specific recent closings. See recent loans →
How PML closes in New York
The same five-step flow we run on every state, with three New York-specific lines. Submitted Monday on a clean file, wired by Friday.
Drop in the New York property address, your Schedule of Values, and a draft purchase contract. No application fee and no soft credit pull at this stage.
~5 minutesA PML underwriter — not a salesperson — replies with a real New York rate, leverage, and a binding term sheet. Soft credit inquiry runs only after you accept.
~4 hoursTitle routes through a licensed New York closing attorney in the subject county. New York does not require a separate state lender license for business-purpose loans secured by 1 to 4 unit non-owner-occupied investment property held by an entity. New York City’s local lending rules are separate; the closing follows them. Subject-to-completion appraisal runs in parallel.
~2 daysNew York closings happen at a licensed New York attorney’s office, not at a title company. The same in-house team that quoted the deal also issues the closing docs — no table-funding, no last-minute repricing, no fee changes between term sheet and HUD.
~1 dayFunds wire at close. The Bronx County e-recording system normally posts a deed and deed of trust the same business day they are submitted. Other major New York metros (Buffalo, Rochester and Albany) run similarly fast on e-recording. PML wires loan proceeds the day of close; the lien recording happens in parallel. Weekly draws begin on receipt of the first paid invoices.
Same day, then weeklyNew York fix and flip FAQ
Specific to New York. For broader hard money questions — FICO floors, BRRRR strategy, the 70% rule, application flow — see the 70% rule explainer, the BRRRR mechanics breakdown, or the full FAQ.
Submit a New York property and an underwriter replies with a real rate within four business hours. No application fee, no soft pull until you accept. Underwritten in-house, wired through a New York New York closing attorney.
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