$500K–$35M
loan amounts

7–45 days
to close depending on type

NOI-based
qualification

Special-use
properties accepted

Property Types We Finance

• Office: Single-tenant, multi-tenant, medical office buildings
• Retail: Strip centers, single-tenant net lease, anchored retail
• Industrial: Warehouse, flex industrial, light manufacturing, distribution
• Self-Storage: Climate-controlled and traditional storage facilities
• Hospitality: Boutique hotels, extended stay, flagged and non-flagged
• Special Use: Car washes, gas stations, auto dealerships, churches

Loan Structures Available

• Bridge Loans: 6–24 months for acquisitions, renovations, or repositioning
• Permanent Financing: 3–10 year terms for stabilized income-producing properties
• SBA Alternative: Owner-user commercial financing without full SBA process
• Construction: Ground-up commercial development
• Blanket Loans: Portfolio of commercial properties under one note
• Cash-Out Refinance: Pull equity from stabilized commercial assets

Key Underwriting Metrics

• Net Operating Income (NOI): Gross income minus operating expenses
• DSCR: NOI ÷ Annual Debt Service — typically 1.20+ required
• Cap Rate: NOI ÷ Purchase Price — market cap rate vs. loan rate
• LTV: Loan amount ÷ Appraised value (65–75% typical)
• Lease structure: Tenant quality, lease terms, roll risk
• Sponsorship: Borrower experience and liquidity

Loan Parameters

• Minimum 660 credit score (asset-based programs more flexible)
• DSCR of 1.20+ for permanent financing
• LTV: up to 75% standard; 65% for special-use properties
• Terms: bridge (6–24 mo) or permanent (3, 5, 7, 10-year)
• Loan amounts: $500K to $35M+
• Recourse and limited-recourse options

How is commercial real estate different from residential underwriting?
Commercial underwriting focuses primarily on the property’s income (NOI and DSCR) rather than the borrower’s personal income. Your personal finances still matter — credit score, net worth, and liquidity — but the property’s cash flow is the foundation of the qualification.

What is a cap rate and why does it matter for my loan?
Cap rate = NOI ÷ property value. It reflects the unleveraged return on the property. Lenders compare the cap rate to the loan rate — if you’re borrowing at 8% on a property with a 6% cap rate, the property doesn’t naturally service the debt and LTV must be lower.

Can I get a commercial loan for a property I plan to occupy?
Yes. Owner-occupied commercial loans are available as an SBA alternative or through conventional commercial programs. Owner-occupied properties are underwritten differently from investment properties — your business financials play a larger role.

How long does it take to close a commercial loan?
Bridge loans can close in as few as 7–14 days on qualified deals. Permanent commercial financing typically closes in 30–45 days. The timeline depends on appraisal turnaround, title, and environmental review requirements.

Are there commercial loans for properties with vacant space?
Yes. Bridge loans specifically target stabilization scenarios — acquiring a partially-vacant property and leasing it up. Permanent financing typically requires 85%+ occupancy. We can bridge you to stabilization and then refinance into permanent.

What documentation is required for commercial loans?
Typically: rent rolls and leases, 2–3 years of operating statements, current rent schedule, property information (address, year built, size), and your personal financial statement. Bridge loans often require less documentation than permanent financing.