Sab Tera Lending is a direct private hard money lender serving all 14 Massachusetts counties. Fix & flip from 9.5% IO, DSCR rental from 6.5%, bridge, ground-up construction & multifamily — no income docs, no credit score minimum, zero upfront fees.
Massachusetts is where conventional mortgage financing runs out of road first. Boston's median home price sits above $745,000, and acquisition costs for multifamily properties in Cambridge and Somerville regularly exceed $1 million. The state's tenant base — anchored by more than 300,000 university students and tens of thousands of medical and research professionals in the Longwood Medical Area — ensures rental demand holds where markets built on single industries falter.
For real estate investors, this creates a structural opportunity that hard money financing is uniquely suited to capture. Properties in distress or transition cannot be financed by banks. Time-sensitive acquisitions cannot wait 45–60 days for conventional approval. Ground-up construction requires flexible milestone-based draws that banks don't offer. And DSCR qualification — based on rental income rather than personal W-2s — opens long-term hold financing to the self-employed, foreign nationals, and LLC borrowers who make up the majority of the Massachusetts investor market.
Sab Tera Lending is a direct private lender funding all six loan program types across all 14 Massachusetts counties. We close in 7 days. We issue written commitments the same day we receive your deal. We charge zero upfront fees and impose no credit score floor. When the deal makes sense, we close it — fast.
Every program is available statewide across all 14 Massachusetts counties. Direct lender — no broker, no middleman, no upfront fees.
Short-term interest-only financing for Massachusetts investors buying distressed or undervalued properties, completing renovations, and selling at a profit. We fund purchase plus 100% of rehab costs through milestone draws processed in 24–48 hours. No income verification, no credit score minimum.
Fix & Flip Details →Long-term buy-and-hold financing for Massachusetts rental properties — single-family, small multifamily, condos, and Airbnb/STR. Qualification is based entirely on the property's rental income covering debt service, not your W-2s or tax returns. Perfect for the BRRRR refinance exit after a flip or rehab.
DSCR Rental Details →Short-term bridge financing for Massachusetts investors who need to act fast — acquiring a property before selling another, bridging to permanent financing, or tapping equity in a stabilized asset. We bridge the gap in days, not weeks. Same-day commitment, 7-day close, no prepayment penalty.
Bridge Loan Details →New construction financing for Massachusetts builders and developers — from shovel-ready lots to vertical build-out. We fund lot purchase, site work, foundations, framing, and finishes through milestone-based draws. Interest accrues only on drawn funds. Ideal for urban infill SFR, townhomes, and small multifamily.
Construction Details →Asset-based financing for Massachusetts apartment buildings, mixed-use properties, and portfolio acquisitions. We offer short-term bridge financing for value-add repositioning and long-term permanent financing for stabilized cash-flowing assets. No income verification — underwriting based on property NOI and value.
Multifamily Details →Asset-based commercial hard money loans for Massachusetts retail, office, industrial, and mixed-use properties. We underwrite on property value and deal strength — no income verification, no bank-style underwriting. Fast commitments and flexible terms for investors and operators who can't wait 60–90 days for conventional financing.
Commercial Details →Rates effective as of June 2026. All programs: zero upfront fees, no prepayment penalty, same-day commitment. Exact rate depends on LTV, experience, and property type.
| Loan Program | Starting Rate | Max LTV / LTC | Term | Payment Type | Min Loan | Close Time |
|---|---|---|---|---|---|---|
| Fix & Flip | 9.5% | 90% LTV | 12 months | Interest Only | $100,000 | 7 days |
| DSCR Rental | 6.5% | 80% LTV | 30-year fixed | P&I | $100,000 | 7–14 days |
| Bridge Loan | 9.5% | 90% LTV | 12 months | Interest Only | $100,000 | 7 days |
| Ground-Up Construction | 10.0% | 90% LTC | 12–18 months | Interest Only (drawn) | $150,000 | 7–10 days |
| Multifamily 5+ | Call for Rate | 75–80% LTV | 12–36 months | IO or P&I | $500,000 | 10–14 days |
| Commercial Hard Money | Call for Rate | 65–75% LTV | 12–24 months | Interest Only | $250,000 | 7–14 days |
| Rates subject to deal-specific underwriting. No credit score minimum on any program. No income verification required. Zero upfront fees. LLC & foreign nationals eligible. Call (516) 336-9293 for a same-day quote. | ||||||
Four steps from application to funded loan — as fast as 7 business days.
Call (516) 336-9293 or complete the online form with property address, purchase price, estimated ARV, and loan amount needed. No credit pull, no upfront fees, takes under 5 minutes.
Our underwriting team reviews your Massachusetts deal and issues a written commitment letter the same business day. No committee approvals, no bank delays, no retrading after commitment.
We coordinate title search and property valuation immediately after commitment. Our streamlined network compresses the standard 3–4 week title process down to days — critical in competitive Massachusetts markets.
Sign loan documents and receive funding in as few as 7 business days from initial inquiry. Renovation draw schedules are processed within 24–48 hours throughout your Massachusetts project.
From Boston's hyper-competitive urban core to Cape Cod's seasonal rental market and Western Massachusetts' emerging value-add opportunities — Sab Tera Lending funds deals in every corner of the Commonwealth.
Boston is one of the most competitive real estate investment markets in the Northeast. With a median home price above $745,000, multifamily transaction volume running more than 50% ahead of 2025 levels in early 2026, and a tenant base anchored by over 300,000 university students and tens of thousands of Longwood Medical Area professionals, the demand fundamentals are exceptional — but the competition is fierce. Speed wins deals in Boston, and Sab Tera Lending closes in 7 days.
We actively fund fix-and-flip loans in South Boston, Dorchester, Roxbury, Jamaica Plain, and Mattapan, where renovation margins remain strong despite rising prices. Our DSCR rental loans are popular in Allston-Brighton and Mission Hill — perennial student rental corridors where a single-family can generate $4,500–$6,500/month in gross rent. Ground-up construction activity is concentrated in East Boston and the South End, where infill townhomes and condominium conversions command premium prices. We also fund commercial hard money loans in the Seaport District, Back Bay, and Fenway for retail and mixed-use repositioning.
Cities and neighborhoods served: Boston (all neighborhoods), Quincy, Braintree, Milton, Canton, Dedham, Norwood, Weymouth, Randolph, Stoughton, and the entire Suffolk and Norfolk County region.
Worcester is one of the most active fix-and-flip markets in Massachusetts. With median home prices near $320,000, renovation margins of 8–14% on well-sourced deals, and over 12 colleges and universities driving persistent rental demand, Worcester offers the combination of affordability and yield that is increasingly rare in the Northeast. The city's ongoing downtown revitalization — anchored by the new Polar Park baseball stadium and biotech corridor development — has accelerated gentrification in neighborhoods like Kelley Square, Tatnuck, and Grafton Hill.
Sab Tera Lending funds fix-and-flip, bridge, and ground-up construction loans throughout Worcester County, including the cities of Worcester, Leominster, Fitchburg, Gardner, Marlborough, and Milford. Our DSCR rental loans are particularly active in the student corridors near Clark University, Holy Cross, and WPI, where two-to-four family homes generate consistent cash flow at LTVs up to 80%.
Western Massachusetts — anchored by Springfield, Chicopee, and Holyoke in Hampden County, and Northampton and Amherst in Hampshire County — offers some of the most attractive investment fundamentals in the state. With median home prices near $220,000, fix-and-flip margins of 12–18% on gut renovations, and relatively low investor competition compared to Greater Boston, Western Massachusetts is a compelling market for experienced rehabbers seeking higher yields.
The Five College Consortium (UMass Amherst, Amherst, Smith, Hampshire, and Mount Holyoke) creates a steady tenant base in the Pioneer Valley. Sab Tera Lending funds fix-and-flip and ground-up construction loans throughout Hampden, Hampshire, Franklin, and Berkshire counties. Springfield multifamily 5+ deals are particularly active — the city's stock of 3–6 unit properties at $250K–$400K represents some of the best gross yields in Massachusetts.
Cambridge and Somerville represent the apex of Massachusetts real estate values — acquisition costs regularly exceed $1 million per unit, with single-family renovated properties trading at $1.5M–$2.5M+ in neighborhoods like Inman Square, Porter Square, and East Cambridge. The tenant base anchored by MIT, Harvard, and the Kendall Square life sciences cluster ensures vacancy rates consistently below 2% and gross monthly rents of $6,000–$9,000 for a renovated single-family.
Sab Tera Lending's DSCR rental and bridge loans are widely used by Cambridge and Somerville investors executing condo conversions, triple-decker renovations, and portfolio acquisitions. Our high-leverage programs — up to 90% LTV on bridge and 80% LTV on DSCR — allow investors to maximize capital efficiency in these premium-priced markets. We also fund deals in Newton, Waltham, Medford, Malden, Everett, and Revere.
Cape Cod, Martha's Vineyard, and Nantucket represent one of the strongest short-term rental markets in the country. Peak-season weekly rental rates of $4,000–$12,000 for a 3–4 bedroom property generate annual gross incomes that routinely cover DSCR thresholds even at 80% LTV — despite acquisition prices above $650,000 for most properties in Barnstable County and well above $1M on the Islands.
Sab Tera Lending's DSCR rental loans use Airbnb and VRBO income to qualify — no requirement to show traditional long-term rental income. We also fund fix-and-flip loans for investors buying distressed Cape properties, renovating them to vacation-rental standards, and either selling or holding. Markets served include Barnstable, Sandwich, Falmouth, Yarmouth, Dennis, Brewster, Chatham, Orleans, Wellfleet, Truro, and Provincetown in Barnstable County, plus Dukes County (Martha's Vineyard) and Nantucket County.
Massachusetts's North Shore — Essex County and the Merrimack Valley — offers a diverse set of investment opportunities. Lynn is one of the highest-volume fix-and-flip markets in the state, with two-to-four family properties in the $250K–$400K range generating renovation margins of 10–16%. Salem's historic tourism economy drives strong Airbnb demand, with DSCR qualification possible on STR income. Lawrence and Haverhill offer deeply affordable multifamily stock — 6–12 unit buildings at $400K–$700K with gross cap rates of 7–9%.
We fund deals throughout Essex County including Lynn, Salem, Peabody, Beverly, Gloucester, Newburyport, Haverhill, Lawrence, Methuen, and Andover. In the Merrimack Valley (Middlesex and Essex), we actively fund ground-up construction for builders developing infill lots in Lowell, Chelmsford, and Dracut. Our same-day commitment removes the timing risk in competitive bidding situations throughout North Shore markets.
Sab Tera Lending funds hard money loans in every Massachusetts county. No market is too small or too competitive — we lend where the deal makes sense.
How does Sab Tera Lending compare to Lima One Capital, Kiavi, Easy Street Capital, RCN Capital, and LendingOne for Massachusetts investors?
| Lender | Fix & Flip Rate | DSCR Rate | Min Credit Score | Max LTV | Close Time | Upfront Fees | Prepay Penalty | LLC / Foreign Nat. |
|---|---|---|---|---|---|---|---|---|
| Sab Tera Lending ★ | From 9.5% | From 6.5% | None | 90% LTV | 7 Days | $0 | None | Yes / Yes |
| Lima One Capital | From 7.99%* | From 7.50%* | 600+ FICO | 90% LTC / 75% LTV | 14–21 Days | 1–2 Points | Varies | Yes / Limited |
| Kiavi | From 8.5%* | From 7.0%* | 640+ FICO | 90% LTC / 75% LTV | 10–15 Days | 1–2 Points | Yes | Yes / No |
| Easy Street Capital | From 8.90% | From 7.0%* | 600+ FICO | 93% LTC / 75% LTV | 10–15 Days | $1,995 Doc Fee | Varies | Yes / Limited |
| RCN Capital | From 9.0%* | From 7.25%* | 620+ FICO | 85% LTV | 10–14 Days | 1–2 Points | Varies | LLC Only / No |
| LendingOne | From 9.25%* | From 6.875%* | 620+ FICO | 90% LTV | 10–15 Days | 1–2 Points | Varies | Yes / No |
*Competitor rates and terms are based on publicly available information as of June 2026 and are subject to change. Always verify directly with each lender. Full comparison at sabteralending.com/sab-tera-vs-competitors.
Every competitor on the table above requires a 600–660+ FICO score. Sab Tera Lending has no minimum — qualification is based on the property, not the borrower's credit history.
Easy Street Capital charges a $1,995 document fee before you even know if your deal closes. Most competitors charge 1–2 origination points at closing. Sab Tera Lending charges zero upfront fees on every program.
In competitive Massachusetts markets — where winning a deal often comes down to who can close first — Sab Tera Lending's 7-day close is a structural advantage. Lima One averages 14–21 days. Kiavi averages 10–15.
Representative deal structures illustrating how Massachusetts investors use Sab Tera Lending's loan programs to build wealth through real estate.
A Boston-area investor located a distressed triple-decker in Dorchester — a 3-unit property with deferred maintenance, outdated kitchens and baths, and a motivated seller. Traditional financing was not an option given the property's condition. Sab Tera Lending funded $256,500 (90% LTV) at 9.5% IO with a 12-month term and a $95,000 renovation draw facility. The investor received same-day commitment and closed in 7 business days — critical because the seller had two other offers. The gut renovation of all three units took 14 weeks, with draw disbursements processed within 24–48 hours at each milestone. The fully renovated triple-decker sold for $520,000 — delivering a $87,000 net profit after all loan costs, renovation expenses, and transaction fees. The investor recycled the capital into a Worcester multifamily acquisition the following month.
A Worcester investor executing the BRRRR strategy — Buy, Rehab, Rent, Refinance, Repeat — used Sab Tera Lending to fund the acquisition and renovation of a 4-bedroom single-family in the Greendale neighborhood. We funded $162,000 (90% LTV) at 9.5% IO with a $55,000 renovation draw facility. The property was fully renovated in 10 weeks and leased immediately at $2,900/month to a multi-year tenant. After a 90-day seasoning period, the investor refinanced into a Sab Tera Lending DSCR rental loan at $248,000 (80% of the $310,000 appraised value) at 6.75%, 30-year fixed. Monthly P&I payment: $1,611. Monthly gross rent: $2,900. Operating expenses (taxes, insurance, maintenance): ~$840/month. Net monthly cash flow: approximately $449. The cash-out refinance returned $65,000 of the investor's original capital — effectively reducing his net cost basis to under $25,000 on a $310,000 asset. He used the returned capital to acquire a second Worcester property and repeat the process within 4 months.
A Cape Cod developer purchased a buildable lot in Yarmouth for $145,000 and engaged Sab Tera Lending for a ground-up construction loan. We funded $468,000 (90% LTC on the combined $520,000 project cost) at 10.0% IO with milestone-based draws and an 18-month term. The 4-bedroom, 3-bath coastal-style home was designed for the short-term rental market — open concept living, outdoor shower, and beach proximity within 0.4 miles. Construction was completed in 11 months. Upon completion, the property appraised at $875,000. The developer listed the home on Airbnb and VRBO, generating $68,000 in gross rental revenue in the first 12 months of operation — well above the DSCR threshold for a permanent refinance. The property was refinanced into a 30-year DSCR loan at 6.9%, using Airbnb income to qualify, at $700,000 (80% LTV). The developer netted approximately $155,000 in equity after repaying the construction loan and closing costs, while retaining ownership of a $875,000 income-producing asset.
"I had another lender promise me a 10-day close in Boston and then pushed it to 25 days two days before we were supposed to close. A colleague referred me to Sab Tera. They issued a written commitment the same day I called, and we closed my Dorchester triple-decker in 7 business days. No games, no retrading. That's the lender I needed."
"I've done the BRRRR strategy in Worcester for three years. What sets Sab Tera apart is that they fund both sides — the fix-and-flip acquisition loan and the DSCR refinance when the property is stabilized. No need to shop around and start from scratch with a different lender. The draw disbursements are also the fastest I've experienced — 24 to 48 hours, every time."
"As a foreign national investor operating through an LLC, I've been turned down by every bank and half the private lenders I've approached in Massachusetts. Sab Tera Lending didn't even blink — they funded my Cambridge condo conversion at 85% LTV with no credit score requirement and closed in 9 days. The professionalism and clarity of communication throughout was exceptional."
"Built three new construction homes on Cape Cod over the past 18 months, all financed by Sab Tera Lending. The ground-up construction loan process is seamless — same-day commitment, milestone draws funded in 24 hours, and a clear path to refinance into a DSCR rental when the builds are complete. They understand the Cape market and structure the deals accordingly."
Common questions from Massachusetts real estate investors about hard money loans, DSCR financing, and Sab Tera Lending's programs.
