From cosmetic refreshes to full structural rehabs, Arcstone's two-track Renovation program matches your financing to your scope of work, with interest charged only on what you've drawn.
Buy it, renovate it, and exit on your terms. Your loan combines the acquisition (or refinance) with a renovation holdback that funds through milestone draws as work completes. Each draw is verified by third-party inspection, so your project keeps moving.
Building from the ground up instead? See our Ground-Up Construction program.
| Loan size | $100K – $3M |
| Max LTV / LTC (purchase) | Up to 90% |
| Max LTARV | Up to 75% |
| Renovation budget | Up to 75% of as-is value |
| Term | 12–18 mo + extensions |
| Experience | All tiers welcome |
Typical scope: kitchens and baths, flooring, paint, roof replacement, windows and doors, siding, in-place mechanical and equipment swaps, landscaping.
| Loan size | $250K – $3M |
| Max LTV / LTC (purchase) | Up to 85% |
| Max LTARV | Up to 70% |
| Renovation budget | Up to 150% of as-is value |
| Term | 12–18 mo + extensions |
| Experience | 1+ completed projects |
Typical scope: structural work, full gut rehabs, footprint expansion up to 20%, major systems replacement, ADU addition, mid-construction takeovers of weathertight projects.
Both tracks are available on 5–9 unit residential buildings for investors with three or more verified completed projects, underwritten with commercial-grade valuation, rent-roll verification, and a third-party feasibility review.
| Loan size | $500K – $3M |
| Leverage | Matches 1–4 unit track caps |
| Experience | 3+ completed projects |
Your renovation budget is held back at closing and reimbursed as work completes. A third-party inspector verifies progress on each draw, and the schedule itself is designed around your project's milestones, not a one-size-fits-all template.
Non-owner-occupied, business-purpose only. Distressed and poor-condition properties are eligible where the renovation scope addresses the condition.
Submit your deal with a scope of work and itemized rehab budget. We'll classify the track and structure terms.
The appraisal establishes as-is and after-repair values. Close with your renovation budget held back and ready.
Complete work, request draws, and get reimbursed after inspection, on a schedule built around your milestones.
Sell for profit or refinance into long-term rental financing. No prepayment penalty on standard terms.
Standard covers cosmetic-to-moderate, non-structural work: kitchens, baths, flooring, roof, in-place systems swaps. Extensive covers structural work, full gut rehabs, footprint expansion up to 20%, major systems replacement, and ADU additions. Your scope of work determines the track, and each track carries its own leverage and requirements.
Your approved rehab budget is built into the loan and funded through reimbursement draws, subject to the program's loan-to-cost and loan-to-ARV caps. Budgets can run up to 75% of the property's as-is value on the Standard track and up to 150% on Extensive for experienced investors.
Renovation funds are held back at closing and released as work completes. You request a draw, a third-party inspector verifies the completed work with photos, and funds are wired. The draw schedule is designed around your project's milestones with our Construction Management team.
No. Arcstone uses non-Dutch accrual: interest accrues only on your outstanding drawn balance. Undrawn renovation funds cost you nothing until you use them.
Yes. First-time investors are eligible on the Standard track for lighter-scope projects, with leverage and budget sized accordingly. As you complete verified projects, your tier (and your leverage) climbs. Arcstone loans you repay in good standing count automatically.
On the Standard track, a licensed GC is required for budgets over $100K (and for all first-time-investor projects). On Extensive, a GC is always required, unless you're a licensed contractor yourself with a demonstrated track record, in which case you may self-perform and waive the GC fee.
Yes. Experienced investors can refinance an in-progress Extensive-scope project into Arcstone once it's weathertight (roof, windows, and doors in), subject to lien waivers, permit verification, and an updated appraisal.
A minimum 660 credit score, an eligible business entity, verified liquidity for your cash to close plus six months of interest reserves, and a project within 100 miles of where you live or where you've completed a recent project. Leverage scales with your verified experience.
Absolutely. The BRRRR path is fully supported. We underwrite your refinance exit at application to make sure the numbers work, then you refinance into long-term rental financing when the renovation is done, with no prepayment penalty.
Send us your scope of work and budget, and we'll structure the loan around your project.