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Commercial Property Financing

Commercial
Real Estate Loans.

Acquisition, refinance, and bridge debt on stabilized commercial property. Mixed use, retail, office, industrial, and self storage from $300K to $75M.

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Program Snapshot
$300K
Min loan
$75M
Max loan
75%
Max LTV
30 yr
Max term
Stabilized commercial only, no ground up construction
Acquisition, refinance, cash out, and bridge
As low as 1 day property seasoning on refinance
Often no reserves seasoning on purchases
Office and retail up to 75% LTV
Program Overview

Permanent and Bridge Capital for CRE

Worth Knowing
As Low as 1 Day Property Seasoning
On most cash out and rate-and-term refinances, we can close with as little as 1 day of property seasoning. Mention it when you reach out and we will confirm what applies to your deal.
Worth Knowing
Combined LTV Up to 90%, With Skin in the Game
Our first mortgage typically lands around 75% LTV. When the full stack works, total financing can reach 90% combined if the gap is covered by subordinate debt, such as a second mortgage or seller carryback. You still need at least 10% equity in the deal. We underwrite the whole capital stack, not just our piece. If you want to use this structure, let us know upfront when you reach out.

Commercial real estate covers a broad set of asset types under one underwriting framework: rent rolls, leases, cap rates, NOI, and credit tenancy. Our commercial program structures both permanent debt (5, 7, 10, and 30 year terms) and bridge for transition or value add deals.

We finance mixed use, retail (single tenant and strip center), office (Class B and C, medical), light industrial, flex, self storage, and manufactured housing. Property must be stabilized or have a clear path to stabilization for bridge structures.

Our commercial program does not include ground up construction. New commercial development falls outside our box; we lend on existing assets only.

Worth Knowing
No Reserves Seasoning on Purchases
On purchases, reserve funds often do not need to be seasoned, which helps when capital was just moved between accounts before close.
Loan Matrix

Typical Program Terms

Program parameters for commercial DSCR and bridge financing. Final pricing and structure depend on the asset, sponsor, and market.

Loan Amount
$300,000 to $75,000,000
Max LTV
75%Including office and retail; 80% on industrial and storage
Max Combined LTV
90%First lien typically up to 75%; balance from subordinate debt. 10% borrower equity required. Tell us upfront if you plan to use it
Min DSCR
0.90
Loan Term
5, 7, 10, 30 yearPermanent debt on stabilized assets
Amortization
25 or 30 yearIO periods available on lower leverage
Property Seasoning
As low as 1 dayOften avoids the typical 6 month cash out wait
Reserves Seasoning (Purchases)
Often noneReserve funds may not need to be seasoned
Property Types
See eligibility belowStabilized assets only
Min Occupancy
NoneUnderwritten on actual NOI, not occupancy
Bridge Term
12 to 36 monthsFor transitional or value add assets
Reserve Requirement (Refinances)
Often none required
Sponsor Experience
2 plus comparable CRE assetsFirst time sponsor accepted at reduced leverage
Recourse
Full recourse typicalLimited recourse available on larger qualifying deals
Prepay Structure
Step down5/4/3/2/1 standard structure
Note: Matrix represents typical commercial program parameters. Actual terms vary by asset type, market, and sponsor. Property seasoning, reserve requirements, and leverage vary by transaction.
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Eligible Property

Commercial Property That Fits

Mixed Use

Retail or office with apartments above. Common in urban infill and main street markets.

Retail Strip and Single Tenant

Neighborhood strip centers and single tenant net leased retail with credit tenants.

Office (Class B / C / Medical)

Suburban office, medical office buildings, professional services. Trophy office case by case.

Light Industrial and Flex

Warehouse, last mile distribution, flex office warehouse, R&D space.

Self Storage

Climate controlled and drive up self storage facilities. Stabilized and lease up.

Manufactured Housing

MHC parks with pad rentals. Structured under our multifamily program in most cases.

Not eligible: Ground up commercial construction, gas stations with environmental concerns, raw commercial land, special purpose with limited market depth, owner occupied SBA eligible property.
Confirm your property
Who Uses It

Built for Commercial Owners

From a $2M strip center refinance to a $40M industrial portfolio, the program structures around the asset and the sponsor.

1

Owner operators

Refinance your building and pull equity to fund your next acquisition.

2

Value add sponsors

Bridge to stabilization on under leased retail, office, or industrial. Permanent debt at lease up.

3

Long term holders

Permanent debt with 30 year amortization. Match financing to your hold horizon.

4

1031 buyers

Stabilized commercial as the replacement asset. Bridge available for tight identification windows.

5

Portfolio recapitalization

Roll multiple commercial assets into one loan to align maturities and reduce overhead.

How It Closes

Typical Commercial Timeline: 30 to 60 Business Days

01
Week 1

Quote and LOI

Tell us about the deal. Small balance commercial quotes often come back in minutes. Larger deals move fast too.

02
Week 2 to 3

Diligence

Property condition report, Phase I environmental, appraisal, title, and insurance.

03
Week 4 to 6

Underwriting

Asset and sponsor underwriting, market analysis, credit committee.

04
Week 6 to 9

Close + Fund

Document negotiation, signing, and wire.

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Request a quote and we will send back terms and structure.
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Commercial Questions

Frequently Asked

Do you finance commercial new construction?+
No. Our commercial program is for stabilized and value add existing assets only. For commercial ground up development, you should pursue specialty construction debt outside our box.
What is the minimum loan amount for commercial?+
$300,000. Below that, commercial deals often work better through SBA, regional bank relationships, or our DSCR program if the asset is small mixed use.
How do you underwrite tenant credit?+
Public companies and national chains carry rated credit we evaluate directly. Local and regional tenants are underwritten on financial statements, lease term remaining, and replacement risk if they were to vacate.
Can you handle Phase I environmental on office and industrial?+
Yes, required on most commercial deals. Environmental concerns can be deal breakers; a clean Phase I keeps things moving, while Phase II findings can trigger a re-underwrite or stop the deal.
Do you lend on hotels?+
Yes. We finance hotels and hospitality on stabilized and value add scenarios. Underwriting weighs flag, RevPAR trends, PIP commitments, and operator track record. Send the STR report and trailing financials to start a quote.
What does 90% combined LTV mean?+
Combined LTV is the total of all debt on the property, not our first mortgage alone. We typically lend up to 75% as the first lien. The remainder to reach 90% combined can come from subordinate financing, such as a second mortgage or seller carryback, but the borrower must still put at least 10% equity into the deal. We underwrite the full stack to confirm the structure works. If you want to use this, let us know upfront when you request a quote.
Related Programs

Other Programs

View all programs
5+ Units

Multifamily

5+ unit residential

Speed

Bridge

Fast close transition capital

Long Term

DSCR Rental

1 to 4 unit long term rental

Get Started

Commercial Asset to Finance?

Tell us about the deal. We can get you terms on small balance commercial in minutes. Larger commercial deals usually turn around quickly too.