Waterford sits along the Tuolumne River in eastern Stanislaus County, a small farm town where almond orchards, dairies, and river-bottom land shape the setting. Its position on Highway 132 makes it a gateway between Modesto and the Sierra foothills, and the annual community events reflect a tight-knit, agricultural identity. Downtown Waterford keeps a modest Main Street and older homes, River Pointe and newer subdivisions add family tract housing, and the Hickman corridor and Tim Bell Road area stretch into orchard and ranch country. Affordability and the river setting keep valley families and investors interested.
Fidelity Funding is a direct, asset-based lender, so a Waterford investor works with the people who approve the loan instead of a distant committee. We underwrite the property and the exit rather than a thick income file, and we routinely close in five to ten business days. Whether you are rehabbing an older downtown cottage, holding a DSCR rental for orchard and dairy workers, or bridging a small commercial building, our capital keeps pace with this riverside farm market.
For a property in Waterford, California, start with the purchase price, scope of work, current comparable sales, and planned exit. Local conditions vary by parcel and should be verified before making an offer.
Discuss acquisition, rehab, and rental financing with a loan officer. Program suitability depends on the property and borrower rather than the city name alone. Local pocket coverage includes Downtown Waterford, Hickman corridor, River Pointe, Tim Bell Road area and adjacent Waterford submarkets.
Illustrative property value: $270K · Illustrative financing range: $176K – $338K · Programs to discuss: DSCR rental and small commercial
These model-generated examples use a county reference value and a property-market multiplier. They are not measured city medians, current market quotes, appraisals, or evidence of loans funded. Actual loan sizing depends on the property, acquisition and rehab costs, and underwriting.
Loan sizing depends on property valuation, acquisition and rehab costs, borrower qualifications, and program limits. The $176K to $338K range below is an illustration, not funded-loan history or an offer.
Options to discuss include DSCR rental and small commercial, subject to eligibility and underwriting. A loan officer can review whether bridge, construction, commercial, or DSCR financing fits your property and exit strategy.
We lend on flips, small multifamily, DSCR rentals, and small commercial across Downtown Waterford, the Hickman corridor, River Pointe, and the Tim Bell Road area, underwriting on the asset.
As fast as five to seven business days once title and valuation clear. As a direct lender, we control the timeline rather than waiting on a bank.
Yes. We fund rural-edge and ag-service properties where zoning and access support a clear residential or small-commercial exit, focusing on the collateral.
Rates start at 9.99%, with up to 90% of cost, 100% of rehab, and up to 75% of ARV on qualifying deals. Terms are structured around your exit.
Fidelity Funding Corp · Direct California private money lender since 2006
450 N Brand Blvd, 6th Floor · Glendale, CA 91203 · Mon-Fri 8AM-6PM PT