RCN Capital vs Easy Street Capital: Fix and Flip Loan Comparison (2026)

RCN Capital and Easy Street Capital are both direct private lenders that fund fix-and-flip, new construction, and rental loans across most of the country. On paper their top-line numbers look close: both fund 100% of rehab and both cap the loan at 75% of after-repair value for qualifying borrowers. The differences show up in credit score floors, how fast leverage rises with experience, which states and property types each one covers, and how each one charges for the loan.

All terms below come from each lender's own website, read in October 2026 and linked in the sources section. They are published maximums and starting rates, not quotes.

Fix-and-Flip Terms Side by Side

Sources: RCN loan programs, RCN FAQ, Easy Street EasyFix.

How Leverage Changes With Experience

This is the biggest structural difference. Easy Street publishes one headline structure (90% of purchase, 100% of rehab, up to 93% LTC and 75% ARV) and says terms vary with experience and deal strength. RCN publishes a full grid by flips completed in the last three years and by rehab scope. RCN's single-family grid:

All tiers include 100% of rehab costs. RCN defines light rehab as 2.5% to 50% of initial value, moderate as 50.01% to 100%, and heavy as more than 100%, more than a 20% square footage expansion, or a change of use. The same page also shows a summary box for new investors (up to 2 flips) at 80% of purchase and 70% of ARV, so expect some file-by-file variation for first-time borrowers.

Reading the two side by side: a first-time investor on a light rehab gets 90% of purchase at Easy Street against 80% to 85% at RCN. A 10+ flip investor with a 720+ score can reach 100% of purchase at RCN, which Easy Street does not publish.

Worked Example: Same Deal, Both Lenders

A first-time flipper in Texas with a 680 FICO buys a house for $250,000 with a $50,000 cosmetic rehab (20% of purchase, light rehab). Total cost $300,000. ARV $400,000.

Starting rates go to the best files, so treat the interest line as a floor. Even so, at the published numbers Easy Street needs $12,500 to $25,000 less cash for this borrower. The comparison flips for an investor with 10+ flips and a 720+ score: RCN's 100% purchase tier would fund the full $250,000 purchase and the $50,000 rehab, subject to the 75% ARV cap of $300,000, meaning no down payment on the purchase. Check the result in the Fix-and-Flip LTC & 70% ARV Cap Calculator.

Credit Score: The Clearest Dividing Line

Easy Street's EasyFix minimum is 600. RCN's minimum for its bridge and ARV programs is 650, and its top leverage tier needs 720+. RCN also says it reviews credit history for patterns rather than a single event, and pays closer attention to FICO when the exit is buy and hold (RCN FAQ). A borrower in the 600 to 649 range has only one of these two options.

States and Property Types

Coverage gaps decide some deals before pricing does:

• Only Easy Street lends: Alaska, Nevada, Utah, and Vermont are on Easy Street's lending list and excluded by RCN.
• Only RCN lends: Louisiana and Minnesota are excluded by Easy Street for fix-and-flip loans. Easy Street also excludes select metros including Baltimore (Maryland), Chicago (Illinois), and Detroit (Michigan).
• Neither lends: North Dakota and South Dakota.

On property type, RCN's fix-and-flip program covers 5+ unit apartments and mixed-use buildings (residential must be at least 70% of square footage) from $250,000 to $3 million, with a separate stabilized multifamily bridge at up to 75% of as-is value on purchases. EasyFix covers single-family and 2 to 8 units. For larger apartment deals, see our multifamily bridge loan guide.

Speed, Valuation, and Draws

Easy Street's main pitch is speed: same-day term sheets, closings advertised in as little as 24 hours with no appraisal required, and a 48-hour draw process. Its FAQ is more conservative and says as little as 48 hours if all parties are ready. Easy Street values the property in house, which removes the appraisal from the timeline.

RCN lists a property appraisal among its required documents and does not publish a closing timeline on its program pages. Its advantage during the project is cost: interest accrues only on the outstanding balance, not on undrawn rehab funds. On a $50,000 rehab at 10.74%, carrying the undrawn holdback at full interest would cost about $447 a month, so the method matters on slow projects.

Exit Options: Rental and Construction Programs

Sources: RCN loan programs, Easy Street loan programs menu, Easy Street program terms.

Both lenders can take a BRRRR deal from purchase to rental refinance in house. Easy Street's lack of a published DSCR minimum and its short-term rental focus suit Airbnb style exits (see our short-term rental bridge loan guide). RCN's rental program spells out its leverage by credit band, which makes the refinance easier to model ahead of time in the Bridge-to-DSCR Exit Calculator.

Which One Should You Call First?

• Credit score 600 to 649: Easy Street. RCN's floor is 650.
• First or second flip, light rehab: Easy Street's 90% purchase advance usually means less cash in than RCN's 80% to 85% new investor tiers.
• 10+ flips, 720+ FICO, deal under $800K ($1M in California): RCN's 100% of purchase tier.
• 5+ unit apartments or mixed-use: RCN, since EasyFix stops at 8 units.
• Louisiana, Minnesota, Baltimore, Chicago, or Detroit: RCN.
• Alaska, Nevada, Utah, or Vermont: Easy Street.
• Closing in days on a competitive offer: Easy Street's no-appraisal process.
• Long rehab with large draws: RCN's interest on outstanding balance only lowers carry; ask Easy Street how it charges on undrawn funds before you compare.

For full single-lender detail, read our RCN Capital review and Easy Street Capital review. To understand why the binding cap matters more than the headline LTC, see how bridge loan sizing works.

Run Your Own Numbers

1. Find the binding cap: enter purchase price, rehab budget, and ARV in the Fix-and-Flip LTC & 70% ARV Cap Calculator. It shows which limit sets your loan and how much cash you bring.
2. Price the full cost of the loan: points, fees, and monthly interest change the real cost on a short hold. The All-In Bridge Loan Cost & Effective APR Calculator turns those into an effective APR by payoff month.
3. Test the rental refinance: if the exit is a DSCR loan, check the post-rehab rent against the takeout lender's coverage test in the Commercial Bridge-to-DSCR Exit Calculator.
4. Owner-occupants: buying a new home before selling the current one uses different sizing (combined LTV on the departing home). Use the Residential Buy-Before-You-Sell Bridge Equity Calculator.
5. Match lenders to your profile: the 5-Step Smart Rate-Match Tool filters lenders by state, credit score, experience, and property type.

Sources

• RCN Capital: Loan Programs
• RCN Capital: Frequently Asked Questions
• Easy Street Capital: EasyFix Fix and Flip Loans
• Easy Street Capital: Tennessee program terms page

Terms were read from the lenders' websites in October 2026 and can change without notice. We may receive referral compensation from lenders mentioned here; see our editorial and licensing disclosure.