In this Falls Church, Virginia case study, discover how an investor leveraged a 100% LTC fix and flip loan to acquire, expand, and transform an outdated home into a high-end luxury property. If you’re looking to scale your real estate investing business in competitive markets, this breakdown shows how the right financing strategy can unlock significant value.
In high-demand markets like Northern Virginia, real estate investors face a familiar challenge: finding deals that still offer meaningful upside.
One experienced investor approached this challenge with a clear strategy: target lower square footage homes in high-end neighborhoods, then expand and modernize to match surrounding property values.
In Falls Church, VA, that strategy came to life.
The property was well-kept but outdated. Most buyers saw limitations. The investor saw potential, specifically, the opportunity to add square footage and reposition the home for today’s luxury buyer.
To move quickly, he needed a lending partner who understood the strategy and wouldn’t slow the deal down. That’s where Dominion Financial came in, providing a 100% LTC fix-and-flip loan, covering both purchase and renovation costs.
With Dominion Financial as their lending partner, the investor executed:
- A full second-story addition
- A redesigned layout with 4 bedrooms and modern living spaces
- High-end finishes aligned with local new construction trends
The result was a fully redesigned property in a prime commuter location near Tysons Corner and Washington, DC.
Deal Snapshot:
- Purchase Price: $575,000
- Rehab Budget: $140,000
- Loan Amount: $715,000
- ARV: $1,022,000
- On the market for: $300,000+ above ARV
The Takeaway for Investors:
With the right financing structure, investors can act quickly, scale efficiently, and unlock hidden value others miss.
Dominion Financial works alongside investors to support strategies like this, providing speed, flexibility, and capital when timing matters most.
INVESTOR TAKEAWAYS
What is a fix and flip loan?
A fix and flip loan is a short-term real estate investment loan designed to help investors purchase, renovate, and quickly resell a property for profit. In markets like Northern Virginia, these loans allow investors to move fast on competitive deals.
How does a 100% LTC fix and flip loan work?
A 100% Loan-to-Cost (LTC) loan covers both the purchase price and renovation costs of a property. This allows investors to take on projects with less out-of-pocket capital while still maximizing returns.
What does ARV mean in real estate investing?
ARV stands for After Repair Value. It’s the estimated value of a property after renovations are completed and is a key factor lenders use when evaluating fix and flip financing.
What types of properties qualify for fix and flip financing?
Eligible properties typically include single-family homes, townhomes, and small multifamily properties that need renovation. Properties in high-demand areas (like those near Washington, DC) often offer strong upside potential.
How fast can you close on a fix and flip loan?
Many private lenders can close in days, not weeks. With in-house underwriting, Dominion Financial can secure funding in as little as 48 hours, helping investors act quickly in competitive markets.
