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Arnold Hard Money and Investor Loans

Selling here is unlawful until the city inspector signs your certificate of compliance.

USA Mortgage funds investors across Jefferson County, Missouri. Fire coverage differs across Arnold and Jefferson County. The whole county sits inside a mining Superfund site. Loans are business-purpose only, subject to underwriting.

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A certificate before closing

Arnold will not let a sale, transfer, or mortgage go through until the structure passes a city property maintenance inspection. We size the rehab budget and schedule to reach that certificate, not just to reach rentable.

The parcel sets your tax stack

Two houses on the same Arnold street can sit in different fire districts, 1.2073 versus 1.3780 per $100 assessed, on top of school levies that range from 3.68 to 4.83. We underwrite the parcel, not a county average.

The smallest tickets in the Missouri build

Jefferson County averaged $202,606 per loan in 2024, well under St. Louis and St. Charles counties. We fund deals sized to match, not scaled to a bank's minimum ticket.

Loan programs in Arnold

Acquisition through exit, all funded or arranged by one lender.

Fix and Flip in ArnoldRental / DSCR in ArnoldGround-Up Construction in ArnoldCRE Bridge in ArnoldTransactional Funding in ArnoldBank Statement / No-Doc in ArnoldConventional Investment in ArnoldPortfolio Loans in ArnoldCRE Permanent in ArnoldSBA Financing in Arnold

Arnold lending questions

Do you lend to investors in Jefferson County, Missouri?
Yes, across the Arnold side of the St. Louis metro. We're headquartered in Bee Cave, Texas, and we fund business-purpose deals in Arnold, Festus, Crystal City, Herculaneum, Pevely, Hillsboro, De Soto, and Imperial. Every loan is on non-owner-occupied investment property, and terms are set in underwriting. See how we lend across Missouri or talk to us.
Does Arnold require anything before I can sell or refinance a rehab?
Yes, a Certificate of Compliance, and the code makes it a condition of the sale itself. Arnold Code of Ordinances section 500.090 makes it unlawful to sell, transfer, mortgage, lease, or otherwise dispose of a structure until it has passed a Property Maintenance Inspection by the city building department, covering the exterior, plumbing, mechanical and electrical systems, and general sanitation. The inspection fee is $50 for a residential property, and the certificate is valid only until the earlier of six months or a change of occupancy, so a flip that stalls needs a re-inspection before it can close. Duplexes and small multifamily need every tenant space inspected along with the exterior. Size the rehab budget and schedule to reach that inspection, not just to reach rentable. Subject to underwriting.
Why do property taxes vary so much across Jefferson County, Missouri?
Because the school, fire, and library district you sit in matters more than the city you sit in. On the county clerk's 2025 levy sheet, school levies alone range from 3.6777 per $100 assessed in Hillsboro R-3 to 4.8302 in Dunklin R-5, a spread worth roughly $657 a year on a $300,000 house. Fire districts stack on top and vary just as much: Jefferson R-7 runs 0.5000 per $100 assessed while Saline Valley runs 1.3780, and Arnold itself splits between the Rock Community and Saline Valley fire districts, so two houses on the same street can carry different fire levies. The county's own general revenue levy is zero; it funds operations from sales tax, not a countywide property levy. Pull the specific parcel's stack before you underwrite carry. Talk to your CPA about your own position. Subject to underwriting.
What kind of investor market is Jefferson County, Missouri?
A yield and flip market, not an appreciation play. The 2024 average HMDA origination in Jefferson County was $202,606, about 22 percent smaller than St. Louis County's $259,979 and 27 percent smaller than St. Charles County's $277,287. The county has grown steadily while the urban core has shrunk, up 2.3 percent from 2020 to 2024 while St. Louis County fell 1.2 percent and St. Louis city fell 7.2 percent over the same span. It is functionally a single-family county: two-to-four unit records made up only about 1.1 percent of 1-4 family lending in 2024, so this is a doors-and-flips market, not a small-multifamily one. Subject to underwriting.
Why does a direct, asset-based lender fit Jefferson County, Missouri deals?
Because the diligence here is parcel-level, and a bank checklist is not built for that. Arnold sits at the confluence of the Meramec and Mississippi, and rehab work inside a mapped Special Flood Hazard Area needs a separate Floodplain Development Permit before work begins, on top of the building permit. The entire county also sits inside the Southwest Jefferson County Mining Superfund site, and EPA offers free soil and private well testing under that program. None of that shows up on a standard bank file, but it shows up on the parcel, and we underwrite the property and the plan rather than a documentation checklist. See the fix and flip program. Subject to underwriting.
Serving Arnold and nearby
ArnoldFestusCrystal CityHerculaneumPevelyHillsboroDe SotoImperial
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

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