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Hard money and fix and flip loans in Kapolei, HI
Loans for newer homes in master-planned communities and resort condos at Ko Olina.
The Kapolei market for investors
Kapolei was planned as Oahu’s second city, and it has grown into a center of government offices, shopping and newer housing, with the University of Hawaii West Oahu and the rail line nearby. Ko Olina, on the coast just west of town, is a resort area with hotels and vacation condos.
Investors hold newer single-family homes and townhouses as long-term rentals, and buy condos in the Ko Olina resort area, where vacation rental is part of the setting.
Areas investors ask about
- Ko Olina: resort condos and villas, where shorter stays are allowed under resort rules
- Kapolei and Makakilo: master-planned communities with newer homes and views
- Near UH West Oahu and the rail line: newer subdivisions and rentals
Plan for these on a Kapolei deal
- At Ko Olina, confirm the resort association’s rules and the unit’s rental history before you rely on nightly income. Outside resort-zoned areas, residential rentals on Oahu must run at least 30 days, and a 2025 ordinance raises that to 90 days for many properties. Underwrite on long-term rent unless the property may legally rent for shorter stays.
- Master-planned communities charge association dues that count in the payment.
- A home the owner does not live in is taxed at the Residential rate if assessed under $1 million, and in the higher Residential A class at $1 million or more. Use the rental figure, not the seller’s bill, when you calculate the DSCR.
Loans available in Kapolei
| Program | Use it for | Top leverage |
|---|---|---|
| DSCR rental loans | Purchase or refinance of long-term rentals, condos, condotels and permitted vacation rentals | 85% loan-to-value to buy, 80% on a cash-out refinance |
| Ground-up construction loans | Building a home or rental from the ground up, with the lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value |
| Fix and flip loans | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value |
| Portfolio and commercial loans | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal |
Kapolei hard money loans: common questions
Yes, through our rental programs. Where a unit may legally rent by the night, we use 12 months of history or AirDNA projections counted at about 70 to 80%.
Yes. We finance purchases of newer homes as rentals, and ground-up construction at up to 90% of cost for experienced builders.
Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Hawaii escrow company.
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Looking at a property in Kapolei?
Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal.