Commercial
Commercial Real Estate Loans
Acquisition, Refinance, and Value-Add Financing for Commercial Property
Acquisition, refinance, and value-add financing for multifamily, mixed-use, office, retail, and industrial property. Loan amounts from $250,000 to $25,000,000+. Bridge-to-perm structures available. In-house underwriting and funding from a direct lender that understands commercial real estate the way investors actually use it.
Loan Amounts
Commercial Rates
Multifamily, Mixed-Use, Office, Retail, Industrial
Structures Available
Commercial
What is a
Commercial Real Estate Loan?
A commercial real estate loan finances income-producing property used for business purposes — multifamily buildings of five units or more, mixed-use buildings combining residential and commercial space, office buildings, retail centers, industrial flex space, and special-purpose properties. Unlike residential investment loans, commercial loans underwrite primarily on the property's net operating income (NOI), the strength of its tenant base, and the borrower's experience operating commercial assets.
Commercial financing is a different discipline from residential investment lending — different underwriting, different documentation, different timelines. Working with a lender that does both, in-house, gives investors the operational simplicity of running their entire portfolio with one capital partner.
🏢 Commercial Real Estate Loans Are Non-QM Loans
Every commercial real estate loan we originate is a business-purpose Non-QM loan on non-owner-occupied investment property. That means no tax returns, no W-2s, no debt-to-income analysis — ever. If you have been searching for a Non-QM lender for commercial real estate, you are in the right place.
See all of our Non-QM loan programs →Property Types We Finance
We finance a wide range of commercial property types — from stabilized apartment buildings to value-add retail centers. If the property produces income and the deal makes sense, we have a structure for it.
- Multifamily 5+ units — Class A, B, and C apartment buildings, garden-style and mid-rise
- Mixed-use — buildings combining residential units with ground-floor retail, office, or restaurant space
- Office — small to mid-size office buildings, professional and medical office, single-tenant and multi-tenant
- Retail — strip centers, single-tenant net-leased, neighborhood retail, and small shopping centers
- Industrial — flex space, light industrial, warehouse, and distribution
- Special Purpose — self-storage, hospitality, and other income-producing assets reviewed on a case-by-case basis
Commercial Loan Terms
| Loan Term | Detail |
|---|---|
| Loan Amounts | $250,000 to $25,000,000+ |
| Maximum LTV | Up to 75% on purchase, 70% on cash-out refinance |
| Minimum DSCR | 1.20–1.30 depending on property type and structure |
| Loan Term | 5, 7, 10, 15-year structures with 25–30-year amortization |
| Rates | From 5.0% on stabilized multifamily (verify current pricing) |
| Property Types | Multifamily 5+, mixed-use, office, retail, industrial, special-purpose |
| Vesting | LLC, LP, corporation |
| Income Documentation | Property NOI primarily; borrower financials reviewed for sponsorship strength |
| Pre-Payment Penalty | Yield maintenance, defeasance, or step-down structures depending on program |
| Recourse | Recourse, partial-recourse, and non-recourse structures available |
| Time to Close | 45–75 days depending on property type and complexity |
Common Commercial Loan Use Cases
From stabilized acquisitions to complex value-add repositioning, our commercial loan structures are built to match the way investors actually do deals.
Purchase financing for stabilized or near-stabilized commercial property
Rate-and-term refinance of existing commercial debt to lower rate, extend term, or pull cash out
Short-term financing for the renovation, lease-up, or repositioning of an underperforming asset
Acquire on a bridge structure, stabilize, then convert to permanent financing without a refinance
Commercial Loan Frequently Asked Questions
What is the smallest commercial loan you make?
Our commercial program starts at $250,000. For loans below that threshold, our DSCR or hard money programs are typically a better fit.
Do you offer non-recourse financing?
Yes. Non-recourse and partial-recourse structures are available on qualifying programs and property types, typically requiring stronger sponsorship and lower leverage.
What is the minimum DSCR for a commercial loan?
Stabilized commercial loans typically require a DSCR of 1.20–1.30 depending on property type, leverage, and structure.
Do you finance value-add and reposition deals?
Yes. Value-add deals are typically financed on bridge structures with an interest reserve and a take-out into permanent financing at stabilization.
What property types do you not finance?
We currently do not finance ground leases without subordination, owner-user single-tenant assets where the borrower is the operating tenant, or non-income-producing land. Special-purpose assets are reviewed case-by-case.
Can I close in an LLC?
Yes — and we strongly recommend it. We do not close commercial loans in individual names.
What is bridge-to-perm?
A bridge-to-perm loan acquires a property under bridge terms, then automatically converts to permanent financing once stabilization criteria are met — eliminating the need for a separate refinance and the closing costs that come with it.
How the Commercial Loan Process Works
Step 1 — Deal Submission
Submit the OM, T-12 operating statement, current rent roll, the purchase contract or refi documentation, and a sponsor bio with prior commercial experience.
Step 2 — Initial Underwriting and Term Sheet
Our commercial underwriting team builds a stabilized cash-flow model, reviews tenant strength, and stress-tests the deal economics. Term sheet typically returns within 5–7 business days.
Step 3 — Third-Party Reports
Commercial appraisal, environmental Phase I, and where applicable, property condition assessment are ordered. Most third-party reports return in 21–30 days.
Step 4 — Final Underwriting and Closing
Final loan approval, legal review, and closing typically follows third-party reports. Most commercial loans close in 45–75 days from term sheet acceptance.
Related Loan Programs
Bridge Loans
For the acquisition or stabilization phase before consolidating into a portfolio loan. Buy, rehab, rent, then roll everything into a single facility.
Explore Bridge Loans
Portfolio Loans
For residential portfolios that include small multifamily. Consolidate 5+ properties into a single loan with one payment and one closing.
Explore Portfolio Loans
Hard Money Loans
For time-sensitive commercial acquisitions where asset-based underwriting and a fast close matter more than rate.
Explore Hard Money Loans
Have a Commercial Deal Under Review?
Get a commercial term sheet in five to seven business days. Direct lender, in-house commercial underwriting, bridge-to-perm structures available.