Company
Padcents is an investor lending desk. We structure DSCR, bridge, rehab, and foreign national financing on 1–8 unit residential property — and we tell you when a deal does not work, which is the part most people find unusual.
How we work
Most lending relationships begin with a rate. We think that is the wrong opening question, because the rate you are quoted before anyone has looked at the appraisal, the insurance binder, or the reassessed tax bill is a number that will change.
We start with the deal instead. Send an address, a price, and a rent, and we come back with structures — typically a maximum-leverage option and a best-pricing option — so the choice is yours rather than ours. That takes a business day and does not require a credit pull.
What we finance
Short-term capital
Fix and flip, rehab draws, bridge, and BRRRR takeout structured together.
Rehab programs →Global investors
Foreign national and ITIN programs. No US credit history required.
Foreign national →Three things we do differently
We underwrite the exit before we fund the entry
A bridge loan is only as safe as the permanent loan behind it. Before we fund short-term capital, we size the DSCR takeout on realistic post-rehab rent, a real ARV, and the reassessed tax bill. If the refinance does not clear, we say so at term sheet rather than at maturity.
We price the file, not the headline
Your rate is a base plus a stack of adjustments for credit, leverage, ratio, property type, purpose, and prepayment structure. We itemize them, so you can see which of your own inputs is costing the most and decide whether to change it. The full structure is laid out on the rates page — we did not hide it behind a form.
We will talk you out of a deal
A loan that should not have closed is worse for you than one that never did. If your ratio only clears on optimistic insurance, if the STR permit does not transfer with the sale, or if the BRRRR strands most of your capital, that is the conversation we would rather have early.
Tools before the pitch
The property analyzer on our home page estimates value and market rent from an address. The DSCR calculator shows the tier your deal lands in and what would move it up. The cash flow calculator shows the gap between what a lender measures and what you actually earn. The BRRRR model shows how much capital comes back.
None of them require an email address. Use them to disqualify deals as much as to pursue them — that is what they are for.
Start with a scenario
Address, price, rent. That is enough for a real answer inside a business day.
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