Fix and Hold Loans for Rental Investors

What are the terms of a JDM Capital fix and hold loan?

Up to 100% of cost, no appraisal, closing in as little as 7 days and draws in as little as 24 hours. Those terms apply to every hold deal we write. The full terms are in one table below. Where a figure depends on the deal, you get the real number on a call. Not a posted range you cannot rely on.

Scroll the table sideways to see all of it.

Why several rows say to ask us. The numbers that depend on your specific deal get quoted on the call, because a single posted figure would have to be the worst case and would be wrong for most deals. Send us the address, the purchase price and the rehab budget and you will get real numbers from the person who actually approves the loan. Call or text 267-228-3289, email Josh@JDMCapitalLending.com, or send the deal through the form.

Terms are subject to underwriting and approval and are not a commitment to lend.

How is fix and hold different from fix and flip?

The loan does the same job. The exit changes, and the exit is what you underwrite to.

So a hold deal has two underwriting events, ours and the permanent lender's, and the two tests are not the same. We look at cost, value and your plan. They will look at whether the rent covers the debt service. A property that pencils for us can still fail their test if the rent comes in under your projection, so the rent number matters more than the loan terms.

What rent will the property get?

Underwrite the refinance before you buy, using real rent numbers instead of optimistic ones. The average apartment rent in Philadelphia was $2,036 as of August 1, 2026, up 1.99% year over year. The average unit was 784 square feet. A studio averaged $1,488, a one bedroom $1,859, a two bedroom $2,350 and a three bedroom $3,520.

The spread across the city is wide. Navy Yard averaged $3,657 at the top, with Hawthorne at $3,533 and Society Hill at $3,480, while at the other end Ogontz averaged $1,124, Cobbs Creek $1,162 and Frankford $1,163. Roughly 32% of Philadelphia rentals fall between $1,501 and $2,000. Underwrite to what your own blocks rent for. The citywide figure will flatter you.

Rent figures from RentCafe market analysis using Yardi Matrix and US Census Bureau data, as of August 1, 2026. These are apartment averages and will not map cleanly onto a single family rowhome rental, so treat them as a sanity check and not a comp.

Why does JDM not offer DSCR loans?

Because we do one thing, in one market, and we would rather be the fastest option on short term rehab money than a mediocre option on everything. We have no permanent product to push you into, so when we say a deal does not work, there is no second motive.

BRRRR means buy, rehab, rent, refinance, repeat. If that is your plan, we are the buy and rehab. Read hard money versus DSCR loans for exactly where that handoff goes wrong and the five questions to ask your permanent lender before you buy. Read fix and flip loans if the plan is to sell, because the underwriting and the rehab scope should be different.

Does the 10 year tax abatement apply to a rehab?

In Philadelphia, yes, and most investors miss it. Under Ordinance 961 there is a 10 year abatement on the improvement value for rehabilitation of existing residential property of one or more units. The deadline is the trap: you must apply by December 31 of the year the building permit is issued. The abatement then begins on January 1 following certified completion. New residential construction has its own version, with a 60 day application window after the permit is issued.

For a hold, this reduces your carrying cost for a decade, which feeds straight into the debt service coverage the permanent lender will calculate. It also cannot be combined with the Homestead Exemption. The exemption does not affect an investment property, but it matters if you sell to an owner occupant.

Abatement terms and deadlines per the City of Philadelphia. Verify current rules before relying on them, and note that abatements are a city program and do not exist in the same form in the suburban counties.

What is the market doing for buy and hold right now?

Investors are not retreating from this market the way they are nationally. They bought 21% of homes sold in the Philadelphia metro in Q1 2026, 829 homes, down only 1% year over year, against a 6% national decline. If you are picking a price tier, look at the national pattern: purchases of low priced homes fell 10%, mid priced fell 6% and high priced fell only 1%. Redfin's read is that thin margins are squeezing the bottom of the market hardest.

On price levels, the Philadelphia city median was $236,000 in the fourth quarter of 2025 on Kevin Gillen's index at Drexel. That index counts all recorded arm's length deed transfers, not MLS sales alone. Ten year appreciation on that index runs 89.9%. Assessments are moving fastest in the neighborhoods on the edge of gentrified areas: citywide the median assessment change was 3%, while Kensington rose 15.3%, Mantua 15% and Kingsessing 12%. Those blocks are where rehab candidates and rent growth overlap. They are also where holding costs are rising fastest.

Investor share from the Redfin Investor Report Q1 2026, published May 28, 2026. City price levels from the Drexel Lindy Institute Philadelphia House Price Index, published February 5, 2026. Assessment changes from Philadelphia Inquirer analysis of newly released property assessments, July 8, 2026.