Philadelphia Hard Money Lender
Fix and flip and fix and hold loans across Kensington, Point Breeze, Fishtown, Brewerytown, Grays Ferry, Mantua, Kingsessing and every other neighborhood in the city.
JDM Capital is a Philadelphia based hard money lender funding both fix and flip and fix and hold projects across the whole city. Loans cover purchase and rehab in one facility at up to 100% of cost, with no appraisal required, closing in as little as 7 days and rehab draws funded in as little as 24 hours. The Philadelphia median sale price was $292,000 in July 2026, and the spread between the cheapest and priciest parts of the city runs from roughly $80,000 to $930,000, which is why a citywide number is close to useless for underwriting a specific block.
What are the hard money loan terms in Philadelphia?
Fifteen terms, and the table below has all of them. Eight are commitments that hold on every deal we write. Seven depend on your specific numbers and get quoted on the call. All fifteen read the same in all 148 neighborhoods of Philadelphia as they do everywhere else we lend.
| Term | What it is |
|---|---|
| What the loan covers | Purchase and rehab in one loan. |
| Maximum loan to cost | Up to 100% of cost. |
| Maximum loan to ARV | Set on your deal, against the comps we underwrite to. Send the address and you will have a number the same day. |
| Loan amount | Sized to the project. Tell us what you are buying and we will tell you what we can fund. |
| Term | Matched to the scope of work and your exit. We agree it before you sign, so the deadline is one you helped set. |
| Extensions | Available, and we settle the terms of one before you close. Nobody should be negotiating an extension the week it falls due. |
| Minimum credit score | Tell us where you stand and you will get a straight answer on the call. |
| Experience required | Tell us what you have done and we will tell you where that puts you. |
| Where we lend | Philadelphia, Bucks, Montgomery, Delaware and Chester counties in PA, and Camden, Gloucester and Burlington counties in NJ. All 339 municipalities, with no towns excluded. |
| Property types | Non owner occupied investment property only. These are business purpose loans. |
| Appraisal | Not required. |
| Time to close | As little as 7 days. |
| Rehab draws | Funded in as little as 24 hours. |
| Who underwrites | In house. The person who answers your call is the person who approves the loan and wires the money. |
| Rate and points | Quoted per deal. Call or text 267-228-3289 and we will price it against your actual numbers. |
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. Full detail on fix and flip loans and fix and hold loans.
Why do two sources give different Philadelphia medians?
Because they measure different things, and if you are underwriting a deal the difference matters. Bright MLS reported a $292,000 median sale price for July 2026, up 4.3% year over year. Kevin Gillen's index at Drexel's Henderson Real Estate Institute put the city median at $230,000 for Q1 2026, up 4.2% year over year, after $236,000 in Q4 2025 and $240,000 in Q3 2025.
Neither is wrong. Bright MLS captures sales that went through the MLS. Gillen's index uses all recorded arms length deed transfers, which includes the off market and all cash activity that never gets listed. In a city with this much investor volume, that gap is the investor market. If you are pricing a resale to a retail buyer, the MLS number is your comp set. If you are trying to understand what is actually trading, look at the deed based number.
MLS figures from Bright MLS reported by Axios Philadelphia on August 12, 2026. Deed based index from Kevin Gillen, Henderson Real Estate Institute at Drexel, published May 28, 2026.
What do properties actually cost by neighborhood?
Here is the whole city, by ZIP area, with 2025 median sale prices and the year over year move. We break it out by ZIP rather than by neighborhood name on purpose: ZIP is what your title company and your lender actually use, and Philadelphia neighborhood boundaries are genuinely disputed.
Show the full table, all 46 rows. 2025 median sale price by ZIP area, and change from 2024.
| ZIP | Area | 2025 median | YoY |
|---|---|---|---|
| 19118 | Chestnut Hill | $930,000 | +23.8% |
| 19123 | Northern Liberties and Poplar | $545,000 | +3.8% |
| 19147 | Bella Vista and Queen Village | $517,500 | +1.7% |
| 19146 | Graduate Hospital and Point Breeze | $460,000 | +6.3% |
| 19106 | Old City and Society Hill | $450,000 | +8.6% |
| 19103 | Rittenhouse and Logan Square | $445,000 | -6.3% |
| 19130 | Fairmount and Spring Garden | $444,000 | +2.5% |
| 19119 | Mount Airy | $421,000 | +8.0% |
| 19102 | Avenue of the Arts | $407,500 | +25.4% |
| 19116 | Somerton | $405,000 | +4.5% |
| 19115 | Bustleton | $399,900 | +6.1% |
| 19128 | Roxborough | $393,250 | +8.9% |
| 19125 | Fishtown | $385,000 | -4.9% |
| 19122 | Temple and North Philadelphia East | $365,000 | +1.4% |
| 19129 | East Falls | $355,000 | +1.4% |
| 19127 | Manayunk | $345,000 | -8.0% |
| 19107 | Chinatown and Washington Square West | $342,000 | -2.3% |
| 19152 | Rhawnhurst | $330,000 | +1.3% |
| 19154 | Parkwood | $325,000 | +1.6% |
| 19114 | Torresdale and Morrell Park | $322,888 | +5.9% |
| 19111 | Fox Chase | $305,000 | +1.7% |
| 19148 | South Philadelphia East | $290,000 | +1.8% |
| 19145 | South Philadelphia West | $284,900 | +5.5% |
| 19126 | The Oak Lanes | $280,000 | +7.7% |
| 19150 | Cedarbrook | $272,000 | +2.3% |
| 19136 | Holmesburg | $240,000 | +2.1% |
| 19137 | Bridesburg | $239,000 | -2.9% |
| 19153 | Eastwick | $235,000 | +1.1% |
| 19149 | Oxford Circle and Mayfair | $230,000 | -1.3% |
| 19104 | University City | $227,000 | +3.7% |
| 19121 | Brewerytown and North Philadelphia West | $216,900 | -0.2% |
| 19135 | Tacony | $215,000 | +7.0% |
| 19131 | Wynnefield and Carroll Park | $215,000 | +30.3% |
| 19144 | Germantown | $209,999 | +5.0% |
| 19151 | Overbrook | $197,500 | -3.4% |
| 19141 | Logan | $197,250 | +1.2% |
| 19120 | Olney | $190,000 | +2.7% |
| 19138 | East Germantown | $190,000 | -5.0% |
| 19143 | Kingsessing | $187,000 | +3.9% |
| 19124 | Juniata and Frankford | $185,000 | +5.7% |
| 19134 | Richmond | $145,000 | +2.1% |
| 19142 | Elmwood | $140,000 | +7.7% |
| 19139 | West Market | $139,450 | -4.2% |
| 19140 | Hunting Park | $105,000 | +5.0% |
| 19133 | North Philadelphia East | $91,000 | -11.7% |
| 19132 | North Philadelphia West | $80,000 | 0.0% |
Scroll the table sideways to see all of it.
Medians from the HomExpert Market Report, the research division of Berkshire Hathaway HomeServices Fox and Roach, comparing calendar 2025 against 2024, published by Philadelphia Magazine on February 20, 2026. Area labels are theirs. These are 2025 full year figures. Use them for relative position rather than as a comp.
Read the year on any Philadelphia price you are quoted
A widely republished set of neighborhood price figures ran in a March 2026 article, and the underlying data is from calendar 2024. Chestnut Hill was $751,000 in 2024 and $930,000 in 2025. If someone hands you a Philadelphia neighborhood median, ask what year it covers before you underwrite to it.
Where is the flip frontier right now?
The clearest available signal is the Tax Year 2027 assessments. Against a citywide median assessment change of 3%, the four largest increases were Kensington at 15.3%, where the median went from $115,700 to $133,400, Mantua at 15%, Grays Ferry at 13% and Kingsessing at 12%. Manayunk was up 11%. The Inquirer's read on it is the part worth internalizing: those four areas all border more gentrified neighborhoods.
Assessments moved down in some places too, and that is just as useful. East Oak Lane and Oak Lane fell 4%, Mayfair fell 3% and University City fell 0.6%.
There is a longer arc here worth knowing. An Economy League analysis of L and I permit data for 2018 through 2021 found new construction clustering in Ludlow, Kensington, Brewerytown and North Central, in Point Breeze, Grays Ferry and Wharton, in Mantua, Walnut Hill and Cedar Park, and in Manayunk and Germantown. Three of the four neighborhoods topping the 2027 assessment increases are on that permit map. Capital went in first, values followed several years later.
Assessment figures from Philadelphia Inquirer analysis published July 8, 2026, with Grays Ferry and Manayunk via Axios Philadelphia, July 15, 2026. Permit clustering from the Economy League of Greater Philadelphia, covering 2018 to 2021, so treat it as history rather than as current activity.
Two assessment deadlines are live right now
These are Tax Year 2027 assessments, effective January 1, 2027, with bills due March 31, 2027. If a property you own or are buying was reassessed upward, the First Level Review deadline is September 1, 2026 and the formal Board of Revision of Taxes appeal deadline is October 5, 2026. The city estimates roughly a $97 change on the median residential property, but on a reassessed rehab candidate the swing is larger and it lands in your carrying cost.
Deadlines and effective dates per the City of Philadelphia Department of Revenue, June 30, 2026.
The Philadelphia permit and license timeline, in the order it actually happens
Philadelphia has more procedural steps than anywhere else we lend, and every one of them is a day on your loan. This is the sequence, with the published numbers.
1. Zoning permit, usually before anything else
In most cases you need a zoning permit before you can apply for a building permit. Zoning applications without plans are reviewed while you wait and many are issued during the visit, or within 5 business days if refused or sent for further review. With plans it is 15 business days for one and two family and 20 business days for everything else. Accelerated zoning review is 5 business days for $1,050, with $350 due upfront. Administrative zoning review is $265 and a conditional zoning permit is $442.
2. If you are refused, the appeal clock is 30 days and it does not stop
Your right to appeal a Notice of Refusal or Referral expires 30 days from the date it was issued. A Zoning Board of Adjustment appeal on an existing one or two family dwelling costs $125 under the fee schedule effective August 1, 2026, and $811 for all other properties. An accelerated hearing is $995 per property, capped at $2,985. Before the hearing you have to notify near neighbors, present at a neighborhood public meeting and post a notice poster at the property.
There is no official timetable for a ZBA case, and every number you will see quoted for one is somebody's guess. Ask us what we have seen on comparable deals and we will tell you from our own files.
3. Building permit
Review is 15 business days for alterations and additions to a one or two family dwelling and for new one or two family construction, and 20 business days for everything else. Some affordable housing projects get 10 days. Accelerated review is 5 business days for $2,000, of which $350 is due at application, and it is not credited toward your final permit fee. Filing fees are $25 for one and two family and $100 for other occupancies, plus a $3 city and $4.50 state surcharge.
Two things that belong in your budget and are usually missing from it. A combination permit is mandatory, not optional, for one and two family new construction. And the Development Impact Tax is a fixed amount on new construction or 1% of total improvement costs on alterations, which on a $120,000 rehab is $1,200 that nobody mentioned.
4. Who is allowed to do the work
A licensed Philadelphia contractor must perform the work, except on an existing one or two family home where the project does not require an electrical or plumbing permit. In that exception the work may be done by an owner who resides in the building, which rules out most investors, or by a registered Pennsylvania Home Improvement Contractor who also holds a Philadelphia Commercial Activity License. State HIC registration on its own is not enough. Your contractor also has to be current on city taxes and have insurance on file with L and I, which is a common and avoidable reason a permit stalls.
5. Licenses on the way out
If you are holding rather than selling, budget for a rental license at $69 per unit annually, and note that it requires lead free or lead safe certification for any property built before March 1978. That requirement has been citywide since the phase in completed on September 30, 2022. During a gut rehab it is worth getting lead free rather than lead safe, because lead free is valid indefinitely while lead safe has to be recertified.
One trap specific to auction buyers: to get a rental license a new owner has to produce a recorded deed, settlement sheet or OPA record. A sheriff sale receipt is explicitly not accepted.
And a useful exemption most people do not know: the Vacant Residential Property License, at $202 a year, is not required if the property is being renovated.
All permit, zoning, ZBA, contractor and licensing figures from the City of Philadelphia: building permits, zoning permits, Zoning Board of Adjustment, rental license, vacant property license and the rental lead certification law. Fees change; confirm before you rely on them.
Before you go under agreement, run the violation history
L and I publishes a free property history search by address. Read it before you sign. A Violation Notice and Order to Correct normally carries a 30 day appeal window, but that window drops to 6 days for conditions deemed unsafe or imminently dangerous, and fees accrue until the violation is resolved. A Stop Work Order halts everything immediately. On a distressed purchase this is the single cheapest piece of diligence available and it is the one most often skipped.
Order types and appeal windows per Philadelphia L and I. Address search at li.phila.gov.
What are the closing and carrying costs on a Philadelphia flip?
Realty transfer tax is 4.578%, made up of a 3.578% city portion and the 1% Commonwealth portion, effective July 1, 2025. It applies to the sale price or the assessed value, plus any assumed debt. That is more than double the 2.0% charged in Bucks, Montgomery, Delaware and Chester counties, and on a resale it is the largest single line item that is unique to working inside the city.
Worked example, and it is an illustration rather than a past deal
Take a rowhome in Kensington, about 1,100 square feet: $165,000 purchase plus $120,000 rehab, so $285,000 of project cost. At 100% of cost the loan covers both of those. What you bring is everything else:
- Realty transfer tax at 4.578% is $7,553.70 in total. The city says it is usually split evenly between buyer and seller, so budget $3,776.85, and confirm the split in your agreement of sale because it is not a legal requirement.
- Recording the deed and the mortgage is $527.50.
- Permits come to about $557.50: $412.00 for the alteration permit at this square footage, plus the electrical minimum, a plumbing alteration, the $25 filing fee and $7.50 of surcharges.
- Development Impact Tax at 1% of improvement cost is $1,200, and this one has a catch worth reading below.
- Property tax runs at 1.3998% of assessed value from the day you own it.
- Interest and points are quoted on your deal, plus title insurance and your insurance premium.
The catch on the impact tax: on an improvement it is only owed if the project is eligible for a property tax abatement. So the abatement and the impact tax travel together. Take the 10 year abatement described below and you pay the 1%. On a $120,000 rehab that is $1,200 up front against a decade of reduced tax on the improvement, which is normally the better trade on a hold and worth actually running on a flip.
Recording fees per the Philadelphia Department of Records. Permit fees per the L and I schedule PG_012_INF: a one or two family alteration is $76 for the first 500 square feet plus $56 for each additional 100, electrical carries a $63 minimum and a plumbing alteration is $50 for the first seven fixtures (City of Philadelphia). Development Impact Tax rate and eligibility per the City of Philadelphia, which states that owners making improvements over $15,000 pay it "if they are eligible for a property tax abatement".
Philadelphia real estate tax is 1.3998% of assessed value, being 0.6159% city and 0.7839% School District of Philadelphia, as published by the city for tax year 2025. Payment is due March 31. The city has not yet published a 2026 or 2027 rate, so treat 1.3998% as the current published figure rather than as a guaranteed forward rate.
The rehab abatement is the most under used thing in this city
Under Ordinance 961 there is a 10 year abatement on the improvement value for rehabilitation of existing residential property, available on single family homes, duplexes, apartments, condos and mixed use buildings where 50% or more of the assessable square footage is residential. You must apply by December 31 of the year the building permit is issued. Miss that date and it is gone.
Two things worth knowing. The December 31 deadline is specific to the rehab abatement and to the State Act 175 development abatement. New residential construction and commercial rehab both run on a much tighter 60 days from permit issuance, so a builder who assumes the December date loses it. And when the city phased down abatements from January 2022, the reforms landed on new construction and on commercial and industrial. The city's current rehab abatement application still shows a flat ten year term, and we found no source stating the rehab abatement was phased down. Confirm it against the city before you underwrite to it, because it is worth real money over a hold.
Transfer tax per the City of Philadelphia, July 28, 2025. Real estate tax rate and due date per the City of Philadelphia. Abatement terms, eligibility and deadlines per the City of Philadelphia. This is not tax advice; get your own.
Buying at sheriff sale or tax sale
The timeline is the reason people call us for these. Register through Bid4Assets with a $500 deposit plus a $35 non refundable processing fee. On tax delinquent foreclosed properties the opening bid is $1,600, with bidding increments of at least $1,000 after that. Note that the $1,600 opening applies to tax delinquent foreclosures specifically; on tax collection and tax lien auctions the opening bid varies by attorney.
Then the clock: a deposit of 10% of the purchase price or $600, whichever is greater, is due by 5:00 PM on the first business day after the auction, and the remaining 90% is due by 5:00 PM on the fifteenth calendar day following the auction. Failure to comply is a default and the deposit is forfeited. Properties sell as is with no warranties, so every lien and title question is yours. A 7 day close fits inside that fifteen day window with room to spare, which is the entire point.
Conditions per the Philadelphia Sheriff's Office, page last modified July 2024. Auction terms change, so confirm current conditions with the Sheriff before you bid.
Where we lend in Philadelphia
All of it. Every ZIP, and every block inside them. If it is inside the city limits we will look at it.
A caveat first, because it is genuinely useful and almost nobody says it: Philadelphia has no official neighborhood list. The city has never adopted one. The most widely used list is the OpenDataPhilly neighborhoods dataset, assembled from a mix of city maps, City Archives material, Philadelphia Inquirer maps and user feedback, and it contains 159 named areas. Common usage does not respect those boundaries either, and residents routinely disagree about where one neighborhood ends and the next begins.
That has three practical consequences for anyone buying here. Your title work runs on the legal description and the ZIP. The neighborhood name never enters it. Some names people use every day, including Art Museum Area, Devil's Pocket, Squirrel Hill, Wharton and Southwest Center City, are not on the canonical list at all. And several names people treat as one place are split on the map: Kensington exists as Old Kensington, West Kensington, East Kensington, Upper Kensington and Fishtown, Germantown is split six ways, and Mount Airy is split into East and West.
Here is the full list, minus eleven entries that are airports, parkland, the stadium complex, the Navy Yard and industrial or riverfront tracts rather than residential neighborhoods.
We lend in every one of the 148 neighborhoods the city recognizes. This is the whole list.
Show all 148 neighborhoods.
- Academy Gardens
- Allegheny West
- Andorra
- Aston-Woodbridge
- Bartram Village
- Bella Vista
- Belmont
- Blue Bell Hill
- Brewerytown
- Bridesburg
- Burholme
- Bustleton
- Byberry
- Callowhill
- Carroll Park
- Cedar Park
- Cedarbrook
- Center City East
- Chestnut Hill
- Chinatown
- Clearview
- Cobbs Creek
- Crescentville
- Crestmont Farms
- Dearnley Park
- Dickinson Narrows
- Dunlap
- East Falls
- East Kensington
- East Oak Lane
- East Parkside
- East Passyunk
- East Poplar
- Eastwick
- Elmwood
- Fairhill
- Fairmount
- Feltonville
- Fern Rock
- Fishtown - Lower Kensington
- Fitler Square
- Fox Chase
- Francisville
- Frankford
- Franklinville
- Garden Court
- Germantown, East
- Germantown, Morton
- Germantown, Penn Knox
- Germantown, Southwest
- Germantown, West Central
- Germantown, Westside
- Germany Hill
- Girard Estates
- Glenwood
- Graduate Hospital
- Grays Ferry
- Greenwich
- Haddington
- Harrowgate
- Hartranft
- Haverford North
- Hawthorne
- Holmesburg
- Hunting Park
- Juniata Park
- Kensington, Old
- Kensington, West
- Kingsessing
- Lawndale
- Lexington Park
- Logan
- Logan Square
- Lower Moyamensing
- Ludlow
- Manayunk
- Mantua
- Mayfair
- McGuire
- Mechanicsville
- Melrose Park Gardens
- Mill Creek
- Millbrook
- Modena
- Morrell Park
- Mount Airy, East
- Mount Airy, West
- Newbold
- Nicetown
- Normandy Village
- North Central
- Northern Liberties
- Northwood
- Ogontz
- Old City
- Olney
- Overbrook
- Oxford Circle
- Packer Park
- Parkwood Manor
- Paschall
- Passyunk Square
- Pennsport
- Pennypack
- Pennypack Woods
- Penrose
- Point Breeze
- Port Richmond
- Powelton
- Queen Village
- Rhawnhurst
- Richmond
- Rittenhouse
- Roxborough
- Roxborough Park
- Sharswood
- Society Hill
- Somerton
- Southwest Schuylkill
- Spring Garden
- Spruce Hill
- Stanton
- Strawberry Mansion
- Summerdale
- Tacony
- Tioga
- Torresdale
- University City
- Upper Kensington
- Upper Roxborough
- Walnut Hill
- Washington Square West
- West Oak Lane
- West Parkside
- West Passyunk
- West Poplar
- West Powelton
- West Torresdale
- Whitman
- Winchester Park
- Wissahickon
- Wissahickon Hills
- Wissinoming
- Wister
- Woodland Terrace
- Wynnefield
- Wynnefield Heights
- Yorktown
Neighborhood names from the OpenDataPhilly Philadelphia Neighborhoods dataset, data last modified April 24, 2024. It is the most widely used list, though the city publishes no official one.
We also lend in every suburb around the city
North across the county line we lend in all 54 municipalities of hard money lenders in Bucks County, where realty transfer tax is 2.0% rather than 4.578%. West and northwest we cover Montgomery, Delaware and Chester counties, and across the river we cover Camden, Gloucester and Burlington counties in New Jersey, where the transfer cost sits on the seller rather than the buyer above a million dollars. See where we lend for all eight areas and what changes between them.
Philadelphia hard money questions
How fast can a hard money lender close in Philadelphia?
We close in as little as 7 days across 148 neighborhoods, and rehab draws fund in as little as 24 hours after inspection. Speed comes from two things: we do not require an appraisal, and the person who approves your loan works here rather than at a credit committee you will never speak to. What can slow a closing down is almost always municipal, so read the permit and inspection sections above before you set a settlement date.
What does a hard money loan cost in Philadelphia?
Rate and points are quoted per deal rather than posted, because they move with your leverage, your exit and the property. What we can tell you before you call is the part of the cost that is not ours: realty transfer tax here is 4.578%, plus recording fees, and those are the same whichever lender you use. Send the address, the purchase price and the rehab budget and you will get real numbers.
What is a hard money loan in Philadelphia?
A hard money loan is short term financing for an investment property, underwritten mainly on the deal rather than on your income, and repaid when you sell or refinance. In Philadelphia it exists because most rehab candidates here cannot be financed conventionally: a bank will not lend on a rowhome that needs a roof, a kitchen and a heater. It is a business purpose loan and it is not for a house you intend to live in.
Which Philadelphia neighborhoods do you lend in?
All of them. Kensington, Point Breeze, Fishtown, Brewerytown, Grays Ferry, Mantua, Kingsessing, Strawberry Mansion, Frankford, Tacony, Germantown, Cobbs Creek and everywhere else inside the city limits. The full list of 148 residential neighborhoods is above. We do not redline blocks and we do not have a ZIP code list that quietly excludes the cheaper parts of the city.
How fast can you close in Philadelphia?
As little as 7 days. We do not order an appraisal, because we already know what a finished rowhome sells for on these blocks, and we underwrite in house so nobody outside the building sets the pace. In practice title is the usual constraint, so start title work the day you go under agreement.
Why is Philadelphia transfer tax so high?
The city portion rose to 3.578% effective July 1, 2025, and with the 1% Commonwealth portion the total is 4.578%. The suburban Pennsylvania counties are at 2.0%. On a $400,000 resale that difference is roughly $10,300. It is not a reason to avoid the city, which has by far the deepest supply of rehab candidates in the region, but it belongs in your numbers before you commit.
Do I need a zoning permit before a building permit?
In most cases yes, and they are separate applications with separate timelines. That sequencing is the most common reason a Philadelphia rehab starts later than the borrower planned. If your zoning application is refused, the appeal window to the Zoning Board of Adjustment is 30 days from the date of issue and it does not pause.
Can I finance a sheriff sale purchase?
Yes, and the deadline structure is why. The full balance is due by 5:00 PM on the fifteenth calendar day after the auction, with a 10% or $600 deposit due the next business day. Default forfeits the deposit. A 7 day close fits inside that with room. Do your lien and title diligence before you bid, because these sell as is with no warranties.
Do you lend on rentals in Philadelphia, or only flips?
Both, and roughly evenly. If you are keeping the property, that is a fix and hold loan. Two Philadelphia specifics to plan for: the rental license requires lead free or lead safe certification on anything built before March 1978, and a sheriff sale receipt will not get you a rental license, you need the recorded deed. We do not offer DSCR loans, so line up your permanent lender early.
What is the 10 year tax abatement worth on a rehab?
It abates the added value from your improvements for ten years, which on a hold materially improves the debt service coverage your permanent lender will calculate. The catch is the deadline: apply by December 31 of the year your building permit is issued. It is the most commonly missed money in a Philadelphia rehab.
Send us your Philadelphia deal
Address, purchase price, rehab budget and your timeline is enough to get a real answer.