Roc360 Review 2026: Roc Capital, CIVIC Complaints, Rates

Updated October 11, 2026: the volume claim, the rates and what the public record shows. Volume: Roc360's May 12, 2026 release says it “has directly funded over $20 billion across 50,000 loans to date since its founding in 2014,” and over $35 billion including acquired brands; an earlier version of this page used a larger $25B+ figure that we could not source, so it is replaced. Rates (sites read October 11, 2026): Roc Capital still shows DSCR from 5.39% and fix-and-flip from 8.25%, but FACo and CIVIC now show DSCR from 6.56% and bridge from 8.49%, so the 5.39% headline applies to the broker channel only. Securitization: the Roc shelf has three RTL deals (2021, 2024, 2025), the two recent ones rated by Morningstar DBRS; we found no 2026 deal and no KBRA rating. The February 18, 2026 Form ABS-15G is an annual filing that reports “no activity for the annual period,” not a sign of a new deal. New capital vehicles: a Form D/A signed September 11, 2026 shows Roc360 Insurance Dedicated Fund II, first sale August 6, 2026, with $75,000,000 sold, one investor and a $1,000,000 minimum (SEC); Fund I shows $154,277,798 sold with a $100,000,000 minimum. Neither is open to retail investors. Regulators: the CFPB database lists 25 complaints under Roc Capital Holdings LLC and 9 older ones under Civic Financial Services, Inc. (details in the CIVIC section). In 2025 HMDA data, Kiavi Funding reports 25,528 originated loans and Lima One Capital 2,379, while we found no Roc360 entity among the 4,790 institutions on the 2025 HMDA filer list.

Correction, September 28, 2026. This review said Roc Capital lends in 45 states and does not lend in North Dakota, Oregon, South Dakota, Utah or Vermont. Roc Capital's site, read September 27, 2026, says: "At this time, we are unable to lend in North Dakota, South Dakota, and Vermont." Oregon and Utah are not excluded, and its footer lists Oregon and Utah licenses held by a Roc360 affiliate. Source: roccapital.com; see our September 27, 2026 check of 20 DSCR lenders.

Why this review exists

If you're shopping for a fix-and-flip or DSCR rental loan in 2026, you've probably seen Roc360 quoted somewhere — possibly under a different brand. The same parent now owns Roc Capital, FACo, CIVIC Financial Services, and (until consolidation) Haus Lending. Most borrowers don't realize they're getting quotes from the same balance sheet under three labels.

This review covers the corporate stack, the rate sheet, the regulatory and reputational record, the securitization trail, and where Roc360 actually wins versus Kiavi and Lima One. We have no affiliate relationship with Roc360 or any of its brands — the company has no retail-investor program. This is a borrower-side review.

The roll-up — what Roc360 actually owns

Roc360 was formed in January 2020 when the founders restructured the original Roc Capital hedge-fund-style real estate lender into a brand-portfolio holding company. Three acquisitions defined the modern company.

The CIVIC deal is the load-bearing one. PacWest Bancorp lost roughly 89% of its market cap in 2023 after First Republic's failure triggered $20B+ in deposit runs across regional banks. PacWest sold CIVIC to Roc360 at fire-sale terms (price undisclosed). PacWest itself merged with Banc of California on November 30, 2023 (per Banc of California's 10-K) — meaning legacy CIVIC loans from before May 2023 went to Banc of California, not Roc360, but Banc of California said in its October 22, 2024 8-K that it “closed the sale of $1.95 billion of Civic loans in July” 2024, so who services a legacy loan today depends on who bought it. This causes ongoing borrower confusion that we'll come back to.

Sources: Roc360's March 2023 FACo acquisition press release, Roc360's May 2023 CIVIC acquisition release, Banking Dive on the PacWest distressed sale, National Mortgage Professional on the 200 CIVIC layoffs Q2 2023.

The Temasek capital backstop

What separates Roc360 from a typical leveraged private lender is the Singapore sovereign wealth fund anchor.

• August 2023: Roc360 launched Roc360 Real Estate Income Trust (a private mortgage REIT) with Temasek as anchor limited partner.
• July 2025: Closed an inaugural $150M Insurance Dedicated Fund with a major US annuity/retirement provider.
• January 8, 2026: Secured an additional $150M from Temasek for the home-renovation lending strategy.
• August–September 2026: A second private fund, Roc360 Insurance Dedicated Fund II, reports a first sale on August 6, 2026 and $75,000,000 sold to one investor in a Form D/A signed September 11, 2026, with a $1,000,000 minimum; the first fund reports $154,277,798 sold (SEC Form D/A, September 11, 2026). Both are private placements for institutions, not products for retail investors.

Sources: Roc360's January 2026 Temasek announcement, HousingWire coverage.

For a borrower, the Temasek anchor matters because it reduces the chance of a CIVIC-2023-style scenario — where a parent company in financial stress forces the lending subsidiary to ration originations, re-price mid-deal, or lay off staff. Sovereign wealth fund capital is the most patient capital in the world. That said, a Temasek LP commitment is not Temasek backing every loan — it backs the REIT, which buys loans originated across Roc360's brands. The retail borrower still bears the operational and servicing risk of whichever brand fronts their loan.

Securitization track record (DBRS-only)

Roc360 issues residential transitional loans (RTLs — fix-and-flip / bridge first-liens) into the asset-backed securities market through the RocMortgage Trust shelf, sponsored by the Roc360 REIT.

Two notes for borrowers reading the capital signal:

1. DBRS-only is a single-agency record. Kiavi rates with KBRA. Larger issuers use multiple agencies. Single-agency-rated ABS sells to a narrower buyer base — fine in benign markets, more vulnerable in tight ones. This is structural, not directly your problem as a borrower, but it bounds Roc360's ability to scale issuance through stress.
2. Both Roc deals were oversubscribed, which says institutional capital still wants Roc-originated paper at scale — a positive signal of long-term funding stability.

Sources: Roc360's Nov 2024 securitization release, March 2025 release, DBRS 2025-RTL1 final rating report.

Rate sheet (May 2026; DSCR and bridge rates rechecked October 11, 2026)

Rates change weekly and depend on FICO, experience, deal type, and channel (broker vs direct). The numbers below are starting/best-case rates published on each Roc360 brand site as of early May 2026.

Source: Roc Capital fix-and-flip terms, FACo / Haus Lending product matrix, CIVIC product matrix.

Roc Capital's DSCR 5.39% starting rate is lower than Kiavi's advertised “as low as 6.125%” (October 8, 2026) and Lima One's 7.0% standard, but on October 11, 2026 only the broker channel advertises it: the FACo and CIVIC homepages now say 6.56%, so a direct borrower should expect the higher number. Whether you actually qualify for the starting rate depends on FICO 740+, prior rental experience, low LTV, and deal-level metrics. Treat it as a marketing rate, not an indicative one — our DSCR loan rate study by borrower tier breaks down how far real quotes drift from these advertised floors.

The CIVIC reputation gap (read this section carefully)

Here's where the borrower experience diverges from the institutional-capital-markets story.

Trustpilot: CIVIC sits at 1.5 out of 5 stars across 768 reviews as of October 8, 2026. That's not a borderline score — it's a lender-reputation crisis.

Recurring complaint themes (2024–2025):

• Hidden cross-collateral language tucked into loan documents
• Outrageous fees collected without delivering corresponding services (notably appraisal fees not refunded after deal failure)
• Multi-month closing delays (4-month closes referenced)
• One explicit borrower allegation: instructed to retract a negative online review or have funding withheld
• Servicing handoff confusion (we explain this below)

BBB: CIVIC is not BBB-accredited, though BBB rates it A+ (profile read October 8, 2026). Roc360 (the holding company) IS BBB-accredited as of November 12, 2021 (BBB profile). The corporate-level accreditation has not extended to a CIVIC reputation rehabilitation.

CFPB complaint database (checked October 11, 2026). Searching the CFPB Consumer Complaint Database by company name returns 25 complaints filed against Roc Capital Holdings LLC: by our count of the rows, 1 in 2019, 8 in 2024, 12 in 2025 and 4 in 2026 (the latest received July 29, 2026), 21 about mortgages and 4 about credit reports, 24 closed with explanation and 1 with non-monetary relief. Under the older name Civic Financial Services, Inc. the database lists 9 complaints received between 2014 and 2019, all about mortgages, and by our count 8 of the 9 show the company response “Untimely response.” We found no complaints filed under the names Roc360, Finance of America Commercial or FACo. Complaint counts are not adjusted for loan volume and the database is not a rating, but it is a regulator-hosted record that Trustpilot is not.

HMDA 2025. In the CFPB/FFIEC HMDA data for 2025, Kiavi Funding, Inc. reports 25,528 originated loans totaling about $7.79 billion and Lima One Capital, LLC 2,379 loans totaling about $912.7 million (2024: 3,761 and about $1.29 billion). We found no Roc Capital, Roc360, CIVIC or Finance of America Commercial entity among the 4,790 institutions on the 2025 filer list, so HMDA cannot be used to compare Roc360's volume with its peers.

The servicing-handoff trap. This is the most overlooked detail in Roc360 borrower complaints. Pre-May-2023 CIVIC loans were not transferred to Roc360 in the deal — PacWest retained those loans and their servicing. PacWest then merged with Banc of California on November 30, 2023, so legacy CIVIC loans (2021–early 2023 originations) went to Banc of California; Banc of California said in its October 22, 2024 8-K that it “closed the sale of $1.95 billion of Civic loans in July” 2024, so servicing of those loans may since have moved again. When those borrowers call Roc360 or CIVIC for help, they often get bounced — and that experience drives a meaningful share of the negative reviews. Borrowers who originated after May 2023 are, we believe, serviced by Roc360 directly through the REIT structure (we have not found a primary source that states this).

Compared to Kiavi and Lima One

For deeper comparison context, see our Kiavi vs Lima One head-to-head and our Kiavi review.

Pros and cons

When Roc360 actually wins for a borrower

Roc360 wins when:

• You're a mortgage broker or correspondent — Roc Capital's wholesale channel is the cleanest of Roc360's three borrower-facing options. Multiple broker-forum reports indicate the wholesale experience is meaningfully better than the direct-to-borrower CIVIC experience.
• You need the smallest possible loan ($50K floor in low-cost markets) and your alternative lenders won't go below $75K.
• You're a top-tier-credit DSCR borrower chasing the lowest published rate (5.39%, via Roc Capital's broker channel) and you can wait through a slower close.
• You want vertically integrated insurance + appraisal under one corporate umbrella (Elmsure and Tamarisk).

Roc360 doesn't win when:

• You're a first- or second-time direct-to-borrower flipper. The CIVIC reputation is real, and the quality gap to Kiavi (as few as 7 days advertised, 4.6-star Trustpilot, though BBB rates Kiavi F as of October 8, 2026) is wide enough to justify paying 50–100 bps more elsewhere.
• You need parent-level financial transparency. MFA Financial (Lima One's parent) files 10-Ks. Roc Capital Holdings does not.
• You want a lender with a multi-agency-rated securitization track record. Kiavi has 24 deals under the LHOME shelf; Roc has two.

FAQ

Related coverage

• Best Fix-and-Flip Lender 2026: Forensic Comparison — verdict matrix across Roc360, Kiavi, Lima One, LendingOne, and four honorable mentions with decision framework
• Anchor Loans Review 2026 — Pretium-backed peer (Don Mullen / $57B AUM) vs Roc360's Temasek-anchored model; both have institutional roll-up DNA
• RCN Capital Review 2026 — wholesale-first 15-year competitor; foundational comparison on securitization-shelf depth (Roc360 has one, RCN does not)
• LendingOne Review 2026 — DSCR specialist competitor; cleanest regulatory record vs Roc360's CIVIC reputational drag
• Lima One Capital Review 2026 (standalone) — NYSE: MFA subsidiary, CA DFPI consent order, S&P Global servicer evaluation — different parent-funding profile vs Roc360's Temasek anchor
• Easy Street Capital Review 2026 — 3rd-unrated RTL securitizer in 2025, smaller-scale Austin TX peer with distinct funding model
• Visio Lending Review 2026 — DSCR pioneer with the institutional securitization-shelf model most comparable to Roc360's Roc Mortgage Trust shelf
• Center Street Lending Review 2026 — Irvine CA mid-tier BPL; useful counter-reference on a California-concentrated lender that sponsors private RTL securitization trusts (Form ABS-15G filings) for which we found no public rating release
• Best DSCR Loan Lender 2026: Forensic Comparison — DSCR matrix covering CIVIC/Haus DSCR vs Visio Rental360 vs Kiavi vs Lima One
• Velocity Financial Review 2026 (NYSE:VEL) — publicly traded peer with $10.6B / 46-deal cumulative securitization shelf — direct comparison on institutional-funded BPL roll-up
• Constructive Loans Review 2026 — Adamas Trust NASDAQ:ADAM captive originator; another REIT-backed BPL roll-up model worth contrasting against Temasek-Roc360
• Quontic Bank DSCR Review 2026 — the only FDIC-insured + CDFI-certified DSCR lender; completely different structural profile from non-bank Roc360

Sources

• Roc Capital Holdings LLC — SEC EDGAR (CIK 1894299)
• Roc Capital Holdings ABS-15G filing, February 2026
• Roc360 — FACo acquisition press release (March 2023)
• Roc360 — CIVIC acquisition press release (May 2023)
• Banking Dive — PacWest distressed sale of CIVIC
• Roc360 — January 2026 additional $150M Temasek investment
• HousingWire — Temasek / Roc360 home-renovation lending
• Roc360 — RocMortgage Trust 2024-RTL1 ($237.5M, DBRS-rated)
• Roc360 — RocMortgage Trust 2025-RTL1 ($200M, DBRS-rated)
• DBRS Morningstar — RocMortgage Trust 2025-RTL1 final rating report
• Roc Capital — fix-and-flip terms
• FACo Lending — product matrix
• CIVIC Financial Services — product matrix
• Trustpilot — CIVIC Financial Services reviews (1.5/5, 768 reviews, October 8, 2026)
• BBB — CIVIC Financial Services LLC (Redondo Beach, CA)
• BBB — Roc 360 LLC (New York, NY, accredited)
• PacWest Bancorp / Banc of California merger (November 30, 2023)

Last verified: October 11, 2026 (rates, volume, securitization, CFPB and HMDA data); other figures keep the dates shown. Securities filings, securitization data, and product rates change frequently — always confirm against the lender's current website before applying.