Seeking Hard Money / Private Lender — Waterfront Flip in Winterport, ME

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Seeking Hard Money / Private Lender — Waterfront Flip in Winterport, ME

Jon Hyatt
Rental Property Investor · Bangor, ME · Member since 2018 · 19 posts · 10 votes

The Deal:

  • Type: Single-Family Waterfront | 4 Bed / 2 Bath | 2,706 sqft | 5.18 Acres

  • Purchase Price: $260,000 (Contract Executed)

  • Rehab Budget: $145,000 ( Renovation incl. septic replacement)

  • ARV: $650,000 (Conservative — supported by $668k and $605k comps)

  • Timeline: 4-6 months (Close Sept → Rehab Sep-Nov → List Dec → Sell Jan-Feb)

The Property:

  • Waterfront on Marsh Stream with direct water access and views

  • 5.18 acres — 2-5x larger than most area comps

  • Detached 2-car garage

  • 1974 build with good bones but needs $145,000 +/- renovation

Rehab Scope ($145k):

  • New septic system

  • New roof

  • Full interior/exterior paint

  • New furnace

  • Flooring (carpet → vinyl + hardwood refinish)

  • Deck repair, landscaping, kitchen, contingency

What I'm Looking For:

  • 90% LTV on purchase price

  • 100% rehab funding via draw schedule

  • 12-month term (6-month hold expected)

  • Willing to pay standard HM rates (10-13%)

The Comps (Recent Sales in Winterport):

  • 23 The Landing Ln — $667,762 (Feb 2026)

  • 985 N Main St — $605,000 (Apr 2026)

  • 216 Monroe Rd — $575,000 (Aug 2025)

  • 46 Boston Rd — $545,000 (Apr 2026)

  • 12 Moyse Rd — $500,000 (Oct 2025)

  • 567 Stream Rd — $382,000 (Apr 2026) — Same street, unrenovated

Track Record:

  • 65 Dirigo Dr — BRRRR acquisition, $45 purchase, $25k renovation. Rented & Sold for $165k -- Rented at $1800/month - 4 years.

    17 Nelson St — BRRRR acquisition, $55k purchase, $30k renovation, stabilized and rented for $2100.00/month.

    342 Main Road S — Value-add flip, $55k purchase, $45k renovation, sold for $125k after rented for $1300/month

  • SI Associates Business Acquisition: $75,000 Purchase. Growth & Systems Applied. 2026 Evaluation $350,000

  • Licensed Maine RE Broker | Hyatt Apartments LLC | eXp REO Certified | SI Associates PM

The Bottom Line:

  • Purchase at $260k = 40% of ARV ($650k)

  • $145k rehab (including septic) funded via HM draws

  • 90% LTV

  • 6-month hold

  • Fully supported by 6 recent comps over $500k

I have executed contracts, contractor bids, and full comp packages ready to share.

DM me or schedule a call: calendly.com/jonhyatt

1Reply
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Most Popular Reply

Marty JohnstonPro Member
Lender · Wauwatosa, WI · Member since 2016 · 570 posts · 203 votes
3w

@Jon Hyatt The Calendly link said unavailable when I tried to book something this week in September, but sending you a DM. Well laid out here - numbers makes sense. Winterport is certainly considered rural, so what you might have a hard time getting here is the 90% of purchase. Many lenders are gonna give you a 5-10% LTV hit on the purchase price due to that.

However, I have a number of lenders that work with and actively promote lending against rural properties who can get pretty high and creative in certain cases, so while I can't make promises to hit 90/100 I'd love to take a closer look! 

DMing you! 👍🏻

[email protected]414-600-0123
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  • Erik EstradaBusiness Member
    Lender · Member since 2022 · 6k+ posts · 1k+ votes
    3w

    Is the home located in a rural area? This will be the main hurdle with most lenders and may cap you in your LTV request

    [email protected]818-269-7983
    LuxePrivate Investments LLC 572 Reviews
    WebsiteView Page
    0Reply
    • Jon Hyatt
      OP
      Rental Property Investor · Bangor, ME · Member since 2018 · 19 posts · 10 votes
      3w

      Yes, considered Rural. Can do 80% LTV if need be. I am trying to do another deal as well and stretch my capital

      0Reply
  • Marty JohnstonPro Member
    Lender · Wauwatosa, WI · Member since 2016 · 570 posts · 203 votes
    3w

    @Jon Hyatt The Calendly link said unavailable when I tried to book something this week in September, but sending you a DM. Well laid out here - numbers makes sense. Winterport is certainly considered rural, so what you might have a hard time getting here is the 90% of purchase. Many lenders are gonna give you a 5-10% LTV hit on the purchase price due to that.

    However, I have a number of lenders that work with and actively promote lending against rural properties who can get pretty high and creative in certain cases, so while I can't make promises to hit 90/100 I'd love to take a closer look! 

    DMing you! 👍🏻

    [email protected]414-600-0123
    1Reply
    • Jon Hyatt
      OP
      Rental Property Investor · Bangor, ME · Member since 2018 · 19 posts · 10 votes
      3w

      Sorry about that, I will get that fixed!

      Thanks, I'll send a response via PM.

      0Reply
  • Marty JohnstonPro Member
    Lender · Wauwatosa, WI · Member since 2016 · 570 posts · 203 votes
    3w

    Sounds great @Jon Hyatt! Look forward to connecting on it

    [email protected]414-600-0123
    0Reply
  • Reginald TrussPro Member
    Lender · Toledo, OH · Member since 2015 · 1k+ posts · 96 votes
    3w

    Jon, I may have a lending partner that could be a fit for the Winterport deal. The leverage looks reasonable against the $650K ARV, but I need to confirm the Maine location and rehab structure before discussing terms.

    Please send me the executed purchase contract, detailed rehab/bid package, your comp package, estimated credit score, and how much liquidity you have available for closing/reserves.

    Also, are you currently working with any other lenders on this deal?

    Reginald
    Loan Father

    0Reply
  • Quinton Brown
    Lender · Seattle WA · Member since 2025 · 210 posts · 33 votes
    6d

    Hi Jon, I work on investor financing (fix and flip, DSCR, cash-out refi, portfolio, and private/bridge options). Happy to look at the flip and tell you what's realistic on the hard money side and what the exit could look like. Feel free to message me or send a connection request and we can go from there. - Rushi

    0Reply
  • Justin Dube
    Investor · Member since 2026 · 11 posts · 3 votes
    13h

    I'm Justin, mortgage broker with Power Loan Group — I place fix-and-flip nationwide. 90% of purchase plus 100% of rehab in draws on a 12-month term is bread and butter for me, and your track record helps the pricing. DM me the purchase details and rehab budget and I'll come back with actual terms. Experienced borrowers with clean exits are exactly who I like funding.

    0Reply
    • Justin Dube
      Investor · Member since 2026 · 11 posts · 3 votes
      12h

      I pulled the address @Jon Hyatt
      I sent off 5 quote requests in my software, Broker Cheetah (lender matching software that I wrote), a few minutes ago. I expect to have quotes back today.
      Accept my connection and we can DM. Not going to share the address here.

      0Reply
  • Davon Murphy
    Boston, MA · Member since 2015 · 14 posts · 0 votes
    11h

    I can help with the Transactional Funding side for DSCR, refundable EMD, etc. "Semi-new" here, just returned to look for work. Feel free to connect anyone doing active deals so I can do deals too in the market I'm getting squeezed out per attempt. Thank you

    0Reply
  • Lee Burns
    Investor · Chicago, IL · Member since 2018 · 307 posts · 149 votes
    6h

    Hi Jon, if you check my profile there's a link to my Blinq card with all of my info. Feel free to upload this deal and any others for free quotes. I'm happy to chat further if you want to reach out!

    0Reply
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