New York Real Estate Investment Property Loans

We’re talking to real estate investors all over the country and hearing the same question: “The market’s adjusting — doesn’t that mean I should wait?” It’s a fair question. After years of rapid appreciation, bidding wars and historically low rates, today’s market feels… different. Prices in some areas are flat. Interest rates are higher. Some investors are hitting pause. But at LendingOne, we believe this kind of market shift doesn’t mean danger — it means balance and in many cases opportunity for investors who know what to look for. In this article we’ll break down what a “market adjustment” really means, what the data says in mid-2025 and how smart investors are using this period to buy with more control and less competition. What Does a “Market Adjustment” Really Mean? First, let’s define terms. A market correction usually means a big decline — 10% or more in asset values. A crash is worse, like 2008. But a market adjustment is neither. It’s a natural, even healthy, rebalancing after years of rapid growth. Between 2020 and 2022 US home values rose over 40% in some areas due to historically low rates, remote work and limited inventory. That wasn’t sustainable — and today’s slower pace is more in line with long term trends. Why Adjustments Create Openings for Investors When the market cools, here’s what happens: Competition Declines Fewer casual buyers and over-leveraged investors are bidding on deals. That means: More time to analyze properties More room to negotiate price and terms Better chance of winning without overpaying. Sellers Get More Motivated Sitting on the market longer means sellers start to make concessions: Price drops Repairs Rate buydowns Closing cost credits These incentives can change your return profile — and they’re more common during market slowdowns. You Can Focus on Fundamentals In hot markets speed often wins. But in balanced or cooling markets quality wins. You can: Run thorough comps Forecast cash flow with more certainty Take your time inspecting the property Avoid buying on emotion That’s how disciplined investors build wealth — not by chasing hype, but by buying good properties at fair prices. Common Investor Misconception: “A Slower Market Means More Risk” Actually it’s the opposite. Markets that grow too fast often have hidden risks: Inflated values Short term speculation “FOMO” purchases with thin margins A slower market means better underwriting, more rational pricing and longer hold times — all good for disciplined investors. What Should Investors Be Doing Right Now? Here’s what LendingOne recommends: Stick to Your Buy Box – Know your numbers. Focus on properties that cash flow at today’s rates — not hypothetical ones. Reconnect with Off-Market Channels – Agents, wholesalers, property managers — the best deals may not be on Zillow. Get Your Financing Lined Up – The investors moving fastest are the ones with capital lined up and lending terms locked in. Don’t Confuse Caution with Paralysis – Being thoughtful is wise. But letting fear freeze you out of a good deal? That’s costly over time. Final Thought: Adjustments Are When Portfolios Are Built When everyone’s rushing in it’s hard to win. When people start pulling back — that’s when long term investors get serious. This isn’t 2008. It’s not even 2020. It’s 2025 — and the market is just finding its footing after several crazy years. If you’ve been waiting for the market to “normalize” good news: It already has. What you do next depends on whether you see that as a threat — or a window. Want to Talk About a Deal in Today’s Market? We can help. → Talk to a LendingOne Advisor today about market trends, current loan options and how to take advantage of today’s market with the right financing strategy. Let’s make the adjustment work for you.

Let’s not beat around the bush — financing real estate in 2025 is more expensive than it has been in years. As of late May, the average 30-year fixed mortgage rate is 6.86% and many investors are wondering if deals can still work. At LendingOne, we hear it all the time: “Rates are too high — I’m just going to wait until they come down.” But waiting on rates — just like waiting on prices — has real risks. The truth is, higher rates don’t eliminate opportunity. They reshape it. Let’s break down what’s going on with rates, why this market still works for smart investors and how to structure deals that make sense at today’s rates. What’s Really Going On With Rates? As of May 23, 2025: The average 30-year fixed mortgage rate is 6.86% 15-year fixed is averaging 6.13% 5/1 ARMs are sitting at 6.28% These rates are way above the super low rates of 2020–2021. But they’re also far below historical highs. For context: In the 1980s, mortgage rates were over 16% Between 2000–2010, rates averaged 6.3% From a 50-year historical view, today’s rates are close to the long-term average So this is normal — and investors who learn to navigate this will have an edge. Why High Rates Aren’t a Deal Killer Real estate investing isn’t about getting the lowest rate — it’s about getting the right deal that works at today’s terms. Here’s how smart investors are approaching it: They’re Buying Based on Cash Flow — Not Rate Alone Let’s say you buy a rental property at 6.9% interest and it still cash flows. Would it be nice to finance that at 5.5% instead? Of course. But if the deal works now — it’s already a good deal. When rates drop later (and they will) you can refi. But the cash flow and equity you’re building in the meantime doesn’t wait. Smart investors lock in a deal they like and refi later if/when rates improve. They’re Using Creative Financing Structures Many LendingOne borrowers are: Choosing interest-only loans to reduce initial payments during renovations of fix and flips. Using the BRRRR strategy to lock in short-term bridge loans to then refinance later into a long-term hold.  Lock in now with current rates and refinance later when rates drop  These structures mitigate the impact of high rates — especially for investors with defined exit strategies. They’re Negotiating More Aggressively High rates mean fewer buyers, which often means more motivated sellers. According to Redfin: 44% of home sellers offered concessions in Q1 2025 Days on market has risen to 40+ days on average, giving buyers more leverage  This creates room for: Price reductions Seller credits (rate buydowns, repair credits, etc.) Favorable terms in off-market deals So while rates may be higher, the total deal structure can actually be more favorable. Real-World Scenario Let’s say you’re buying a multifamily property listed at $650,000. At a 6.9% interest rate on a 30-year loan, your monthly principal and interest is about $4,285. That sounds high — until you see: The gross monthly rent is $7,800 You negotiate $10,000 in seller concessions You plan to refi in 18 months if rates fall to the projected 6.0%–6.2% By year two, your effective cost basis may be significantly reduced — and you’ll already have built equity, collected rent and improved the property value. When you do this: If rates drop,  stay flat or rise slightly, you’re still not investing. And in the meantime, you’ve lost potential rental income, appreciation and deal opportunities. Waiting for the “perfect” rate often means missing the best deals. How to Invest at Today’s Rates We recommend to LendingOne clients: Underwrite conservatively. Run numbers at current (or slightly higher) rates to stress-test the deal. Prioritize cash-flowing assets. Passive appreciation is uncertain. Income pays the bills. Use bridge or interest-only options when appropriate. Especially helpful for value-add and fix-and-flip projects. Have an exit plan. If you plan to refi, know when and under what conditions you’ll do it. Talk to a lender early. Get clarity on loan terms, amortization schedule and cash requirements — so you can move fast when a deal appears. Final Thought: Rates Are Just One Variable It’s easy to get fixated on rates. They’re headline-grabbing and easy to compare year over year. But the best investors see the big picture: Cash flow Equity gain Market growth Negotiation leverage Long-term wealth creation Rates matter. But they don’t determine success — your strategy does. Want to See if a Deal Still Works at Today’s Rates? We’ll help you analyze it. → Talk to a LendingOne Advisor today. We’ll run through financing scenarios, compare structures and help you decide if now is the right time to move — even with rates where they are. Because waiting for the “perfect” conditions? That’s rarely how great portfolios are built.

We’ve heard it more often in 2025 than any time in recent memory: “I’m just going to wait for prices to drop a little more before I buy.” And we get it. Prices skyrocketed during the pandemic boom. Now that appreciation is slowing — or even reversing slightly in some markets — it’s easy to assume a bigger correction is just around the corner. But at LendingOne, we’ve helped thousands of investors buy through every kind of market cycle. And here’s what we can say with certainty: Trying to time the bottom rarely works. Smart investors buy the right deal — not wait for the perfect market. In this article, we’ll break down what’s really happening with pricing, what the experts are saying, and why waiting too long could cost you more than it saves. What the Market Data Says About Prices in 2025 Let’s get to the numbers. According to Redfin’s latest housing forecast: U.S. prices will fall by only ~1% by Q4 2025 The median sale price in April 2025 was $438,108, up 1.3% year-over-year Meanwhile, Case-Shiller’s national index showed home values up 3.4% year-over-year as of March 2025. And the National Association of REALTORS® forecasts home price growth of roughly 2% for full-year 2025.(Source: NAR Housing Forecast 2025) In simple terms? Yes, some markets are cooling. But prices aren’t crashing. Most experts predict a plateau or gentle correction — not a big drop. What If Prices Do Drop? Let’s Do the Math Let’s say you wait, and prices fall 2–3% later this year. If a property you’re looking at now costs $400,000, that means you could buy it later for $388,000 — a $12,000 discount. That sounds good — until you factor in what you’re losing by waiting: You’re missing out on rental income. That $400,000 property might generate $2,500/month in rent. Waiting six months = $15,000 in lost income. You’ll face more competition later. If rates drop or prices start going up again, more buyers will jump in — and prices will go up. You’re still exposed to inflation. Your cash loses value sitting idle. Even modest 3–4% inflation eats into your buying power. The property you want might not be available. There’s no guarantee the “right” deal will still be there. In short: a small discount doesn’t always beat the opportunity cost of inaction. What Smart Investors Know About “Market Timing” Here’s a truth that experienced investors understand: You don’t wait to buy real estate — you buy real estate and wait. Why? Because long-term value creation in real estate comes from: Equity buildup through loan amortization Market appreciation over time Rising rents and tax advantages Creative improvements that boost property value None of that happens while you’re sitting on the sidelines. Real Estate Is Still Undersupplied — Even in a Slower Market One reason prices haven’t dropped more is supply. The U.S. housing market is still millions of units short of what’s needed to meet demand, according to data from Freddie Mac and the National Association of Home Builders. As of April 2025: Inventory of existing homes rose to 1.45 million units — up from the extreme lows of 2021–2022, but still short of a balanced market. New home construction has slowed due to rising costs and builder caution, adding further pressure to supply. This imbalance is what keeps prices from crashing — and why many investors are still buying today, even at current price points. What You Should Do Instead of Waiting We’re not saying “buy anything right now.” But we are saying this: If you find a property that: Cash flows at today’s interest rates Is in a location with strong rental demand and economic growth Fits your investment criteria for hold time, risk, and equity potential …then it’s worth serious consideration — regardless of what might happen to prices in six months. At LendingOne, we’re seeing our most experienced clients do the following: Buying on Cash Flow, Not Hype They’re not hoping for 3-4% annual appreciation — they’re buying properties that cash flow from day one. Using Adjustable or Bridge Loans to Stay Flexible Some are using shorter-term loans to capture equity now, with the option to refinance later if rates or prices move. Negotiating Harder With less competition, there’s more room to ask for concessions, credits or better terms — especially on fixer-uppers or longer-DOM properties. Final Thought: “Perfect Timing” is a Myth It’s natural to want the best deal. But the truth is, no one — not even the best analysts — can consistently call the bottom of any market. What matters more than buying at the lowest price is buying the right property, at the right terms, with a plan to hold and operate it profitably. The right time to buy isn’t when everything feels safe. It’s when you’re prepared, the numbers work and you’re ready to move. Talk to LendingOne About Your Purchase Plan Still feeling cautious? That’s normal. We’d be happy to walk you through financing options based on today’s rates — and help you model how different price and rent assumptions impact your returns. → Contact LendingOne Today