Little City Investments
127 E Riverside Dr, Ste 101
Austin, TX 78704
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About Little City Investments
Little City Investments is an Austin, TX based hard money lender who provides funding in Houston, Austin, and San Antonio. They offer fix and flip hard money loans and loans for investments properties. They provide terms up to 1 year, rates starting at 8.5% , and loan amounts ranging from $150,000 to $1,000,000 with a maximum LTV of 75%. They do not require a minimum FICO score to obtain a loan. The focus of their lending is for single family and multi-family.
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Loan Types Offered: Investment Property Loans, Fix and Flip Loans
Property Types Covered: Single Family, Multi Family
Areas Served: Houston, Austin, San Antonio
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Lending Guidelines for Little City Investments
Below are the general loan guidelines published on the Little City Investments website. Please confirm all terms and rates directly with the lender.
Investment Property Loans
Loan Amounts: $150,000 - $1,000,000
Available Rates: 8.5% and up
Typical Terms: 12 months
Points Charged: 1.5% - 3.5%
Max Loan-to-Value (LTV): 75%
Max Loan-to-Cost (LTC): N/A
Owner Occupied Allowed: NO
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: NO
Time to Close: N/AFix and Flip Loans
Loan Amounts: $150,000 - $1,000,000
Available Rates: 8.5% and up
Typical Terms: 12 months
Points Charged: 1.5% - 3.5%
Max Loan-to-Value (LTV): 75%
Max Loan-to-Cost (LTC): N/A
Owner Occupied Allowed: NO
Interest Only Loans: YES
Prepayment Penalties: NO
Minimum FICO Score: NO
Time to Close: N/A -
Loan Examples
The following loans are for education purposes only. They do not represent actual loans executed by Little City Investments.
Loan Example 1
Marisa takes a fix and flip loan from Little City Investments in order to remodel a townhome to flip in Houston, TX. The list price of the house is $190,000. Since the lender agrees to a 50% loan-to-value, Marisa will have to put 50% down and the amount of the note will be $95,000. The note is interest only, with monthly payments, and is for 18 months at 11% interest with 1 origination points to be paid at the closing.
Marisa will have to contribute a total of $95,950 upon closing to cover the $95,000 down payment plus the $950 origination fee. Once the deal is executed and Marisa takes on the property, she will begin making payments each month of $871 to Little City Investments ($95,000 principle x 11% / 12 months). Marisa's plan is to complete the project within the 18 months and sell it for $275,500. If she succeeds she will earn a total profit of $68,875 ($275,500 price - $95,000 principle - $95,000 cash paid at closing - $950 origination fee - $15,675 in total interest.
Loan Example 2
Little City Investments issues a hard money loan to Delia for a renovation project in Houston, TX. The deal dictates the following:
$270,000 purchase price
70% loan-to-value (LTV)
6 month term
12% rate of interest
4% origination feeIf Delia achieves her goal of a $351,000 sales price, the numbers of the deal would be as follows:
$351,000 sales price
- $189,000 principle (70% LTV)
- $81,000 down payment (30% on 70% LTV)
- $7,560 origination points (4% of the $189,000 principle amount)
- $11,340 total interest paid (6 months x 12% interest)
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= $62,100 total profit (does not include taxes or rehab costs) -
Yelp! Review
by Graham M. 01/08/2022 I have never experienced such a seamless and stress free real estate transaction than the one I just finalized with Kary at Little City Investments. In my...
Read more on Yelp!I have never experienced such a seamless and stress free real estate transaction than the one I just finalized with Kary at Little City Investments. In my...
Read more on Yelp!Yelp! Review
by Lopa J. 01/24/2020 Little City Investments has always a savior at the most difficult times. They are simpler, way more intelligent and far savvier than many in the lending...
Read more on Yelp!Little City Investments has always a savior at the most difficult times. They are simpler, way more intelligent and far savvier than many in the lending...
Read more on Yelp!by Elice Davis 09/17/2019
I invested in two loans with Kary Aycok with Little City Investments - both of which were late in getting returned after payoff. The first one was supposedly wired to another account in the amount of $110k. Kary finally wired my funds due but with no interest payment for the overage of having the funds past payoff. The second loan for $120k was almost 3 months late in getting returned to me. Only after a serious dive into accounting did I even realize I had not been getting payments. Turns out, the second loan was supposedly wired to the same wrong account again - odd. I asked for interest payments for the time lapse for the second loan and did receive a payment. However a week later, Kary had the audacity to contact me and indicate she overpaid me due to the loan only requiring a four month minimum - even though my investment was in her hands for six months. In other words, Kary expected me to take the loss on her mistake. As a former business owner, I don't like to leave negative reviews. However, in this case, I feel my experience should be shared. I have investments in a lot of places and have to wonder if i would have ever received the funds back had I not stumbled across the mistakes. I almost lost these funds and hope other retirees don't fall prey and have the same problem I did.
I invested in two loans with Kary Aycok with Little City Investments - both of which were late in getting returned after payoff. The first one was supposedly wired to another account in the amount of $110k. Kary finally wired my funds due but with no interest payment for the overage of having the funds past payoff. The second loan for $120k was almost 3 months late in getting returned to me. Only after a serious dive into accounting did I even realize I had not been getting payments. Turns out, the second loan was supposedly wired to the same wrong account again - odd. I asked for interest payments for the time lapse for the second loan and did receive a payment. However a week later, Kary had the audacity to contact me and indicate she overpaid me due to the loan only requiring a four month minimum - even though my investment was in her hands for six months. In other words, Kary expected me to take the loss on her mistake. As a former business owner, I don't like to leave negative reviews. However, in this case, I feel my experience should be shared. I have investments in a lot of places and have to wonder if i would have ever received the funds back had I not stumbled across the mistakes. I almost lost these funds and hope other retirees don't fall prey and have the same problem I did.by HART 01/30/2019
We Offers Financial Consulting To Client, Companies Seeking Debt / Loan Financing And Seeking For Working Capital To Start A New Business Or To Expand Existing Business. Interested Parties Should Contact Us For More Information Through Via E-mail: paulhartloanfirm@yahoo.comDo You Need A Loan To Consolidate Your Debt At 3%? Or A Personal Loans * Business Loans etc. Interested Parties Should Contact Us For More Information Through Via E-mail: paulhartloanfirm@yahoo.com We Have Loan Programs Tailored For Any Profile And You've Come To The Right Place To Satisfy Your Business Needs. If Your Company Or You Know Of Any Company With Viable Projects / Proposals That Needs Financing, Kindly Write Us With The Loan Requirement. Please, Contact Us For More Information: paulhartloanfirm@yahoo.com
We Offers Financial Consulting To Client, Companies Seeking Debt / Loan Financing And Seeking For Working Capital To Start A New Business Or To Expand Existing Business. Interested Parties Should Contact Us For More Information Through Via E-mail: paulhartloanfirm@yahoo.comDo You Need A Loan To Consolidate Your Debt At 3%? Or A Personal Loans * Business Loans etc. Interested Parties Should Contact Us For More Information Through Via E-mail: paulhartloanfirm@yahoo.com We Have Loan Programs Tailored For Any Profile And You've Come To The Right Place To Satisfy Your Business Needs. If Your Company Or You Know Of Any Company With Viable Projects / Proposals That Needs Financing, Kindly Write Us With The Loan Requirement. Please, Contact Us For More Information: paulhartloanfirm@yahoo.comYelp! Review
by Kerry R. 08/15/2018 Extremely responsive! We were very pleased with the communication and speed at which our file was handled. Would be happy to do business with them again....
Read more on Yelp!Extremely responsive! We were very pleased with the communication and speed at which our file was handled. Would be happy to do business with them again....
Read more on Yelp!by Ryan P 12/13/2017
Little City has sourced a few loans for me and I have always been satisfied. Though I've had a loan go into foreclosure, I did end up coming out ahead. Kary and Jerad are always professional and responsive. I highly recommend.
Little City has sourced a few loans for me and I have always been satisfied. Though I've had a loan go into foreclosure, I did end up coming out ahead. Kary and Jerad are always professional and responsive. I highly recommend.by jim 12/08/2017
I've used Little City for a number of loans and Kary did a great job closing quickly!
I've used Little City for a number of loans and Kary did a great job closing quickly!
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