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Commercial DSCR

30 year fixed
on commercial.

Buy, refinance, or pull cash out based on what the building earns. Most of these loans do not require tax returns, and you can often lock in a payment that stays the same for 30 years.

Single familyMultifamilyMixed useRetailOfficeAutomotiveSelf storageLight industrialDaycareAnd more
See what you can borrowTypical terms
Program Snapshot
$200K
Min loan
$5M+
Max loan
70-75%
Max LTV
90%
Max combined LTV
30 year fixed, rare on commercial
0.9 DSCR on $500K+ loans, so you can often borrow more
Purchase, refinance, and cash out
Close in an LLC, corp, or trust
Get terms on your building
30 yr fixed
Rare on commercial
0.9 DSCR
On loans of $500K+
No tax returns
On most loans
1 day
Min seasoning
Why this loan

The building
qualifies you.

Most commercial loans give you five or ten years, and then a balloon payment comes due and you have to go find a new loan at whatever rate happens to exist on that day. With our Commercial DSCR, you can often lock a payment that stays the same for the full 30 years, and we underwrite the rent the building brings in rather than your tax returns.

That usually means a simpler process, a payment you can actually hold onto for the long haul, and more room to borrow against the same income.

Term
This program
30 year fixed available
Typical: 5 or 10 years, then you refinance again
Qualify on
This program
The building's rent
Typical: Tax returns and personal income
Min DSCR
This program
0.9 on $500K+. None under $500K.
Typical: Often 1.20 or higher
Cash out wait
This program
As low as 1 day
Typical: Often 6 months of ownership
Down payment
This program
70% on most property types, 75% on mixed use and multifamily. Up to 90% combined with a second or seller carry
Typical: 25% or more, with no easy way to fill the gap
Buy
Purchase a building that already has tenants. Typical max LTV is 70% on most property types, or 75% on mixed use and multifamily. A second or seller carry can often fill more of the gap.
Refinance
Replace a short commercial loan with a payment you can typically hold. 30 year fixed is available.
Take cash out
Pull equity from a building you already own. Typical max LTV is 70% on most property types, or 75% on mixed use and multifamily, with seasoning as low as 1 day.
Good to know
Just bought? You can still cash out.
Many lenders make you wait six months. We can often cash out right after you buy if you purchased at a distressed price, just finished rehab, or just leased it up.
How it works
Have an address in mind?
Share the building. We will send back typical loan amount and terms.
See what you can borrow
Property types

Commercial DSCR by property type

Retail, office, automotive, warehouse, daycare, self storage, mixed use, and multifamily are all common fits, along with other income-producing property. Open a type for how it typically works.

Retail

Strip centers, standalone retail, and neighborhood commercial with tenant income.

Retail DSCR
Office

Medical office, professional, and multi tenant office with stabilized leases.

Office DSCR
Automotive

Repair and body shops, service centers, and automotive warehouse space with stabilized income.

Automotive DSCR
Warehouse

Warehouse, flex, and light industrial with business or logistics tenants.

Warehouse DSCR
Daycare

Childcare and daycare buildings with a lease or operating income.

Daycare DSCR
Self storage

Stabilized self storage with consistent occupancy and rental income.

Self Storage DSCR
Mixed use

Retail or office below with residential above, and other blended income buildings.

Mixed Use DSCR
And more

Medical office, hospitality, residential assisted living, and other special use income property are considered.

Confirm your property
Not eligible: Owner occupied homes, agricultural property, mobile homes on leased land, working farms, raw land, ground up commercial construction.
Not sure your building fits?
Send the address and we will tell you if it qualifies for commercial DSCR.
See what you can borrow
How DSCR works here

The rent does not have to cover the whole payment.

That is the point of a 0.9 DSCR. You can often take a larger loan on the same income, and keep more cash after you close.

Loans under $500K
None
No minimum DSCR

The loan does not need to debt service. If the building is a fit, the rent does not have to cover the payment.

Loans of $500K+
0.9
Typical minimum DSCR

The rent only needs to cover about 90% of the payment. That often lets you borrow more, and leave more cash in your account after closing.

Need more than 70%?
Combined LTV up to 90%

First loan is typically 70% to 75% by property type. A second or seller carry can often fill the rest. You keep at least 10% in the deal.

70-75%
First loan
90%
Combined
10%
You keep in
See what this building can typically support.
Share the address. We will send back typical loan amount and terms.
See what you can borrow
Typical terms

What you can typically borrow

These are typical ranges, not a quote. Your rate and loan amount depend on the property.

Loan Amount
$200,000 to $5,000,000+
Loan purpose
Purchase, rate-and-term, cash outYou can buy, refinance, or take cash out
Max LTV
75%Typically 75% on mixed use, multifamily, and assisted living. Retail, office, warehouse, daycare, self storage, and automotive are typically 70%.
Loan Term
5 to 30 year30 year fixed, which is rare on commercial
Paperwork
No tax returns, in most casesWe qualify on the building, not your personal income
Max Combined LTV
Up to 90%First loan is typically 70% to 75% by property type. A second or seller carry can fill the gap. You keep at least 10% in the deal.
Min DSCR on loans under $500K
NoneThe loan does not need to debt service
Min DSCR on loans of $500K+
0.9When the loan is $500K or more, rent has to cover at least 90% of the payment.
Minimum FICO
650Below 650, typically capped at 50% LTV
Property Seasoning
As low as 1 dayNo 6 month wait on most cash out loans
Recourse
Personal guarantyLimited recourse on select stronger deals
Prepay
Step down5/4/3/2/1 standard
Minimum occupancy
70%Lower considered case by case
Available in
35 statesAL, AK, AR, CO, CT, DE, FL, GA, HI, IL, IN, IA, KS, KY, LA, ME, MD, MA, MS, MO, MT, NE, NH, NM, OH, OK, PA, SC, TN, TX, VA, WA, WV, WI, WY. Very rural areas within these states may be restricted.
Note: These are typical terms. Your quote can change by state, property type, occupancy, and credit. Cash out limits, seasoning, and reserves vary.
Want a number on a specific building?
These are typical ranges. Send the address and we will send back terms on your deal.
See what you can borrow
How it works

Three steps to terms

01

Send the address

Share the building, what you want to do, and a few numbers if you have them. That is enough to get started.

02

Get terms

Loan amount, rate range, and structure in plain language. Simple quotes are often the same day.

03

Close

Your advisor coordinates title, appraisal, and insurance. Most of it happens by email.

Common questions

Frequently Asked

Do commercial DSCR loans require tax returns?+
In most cases no. We qualify on the property's rent or income, not your personal tax returns. Full documentation is still available when it produces a better rate.
Is commercial DSCR available for purchase?+
Yes. You can buy a leased-up commercial or income property with commercial DSCR. Typical loan size is $200,000 to $5,000,000+. Max LTV is usually 70% on most property types, or 75% on mixed use and multifamily.
Can I do a rate and term refinance with commercial DSCR?+
Yes. Rate-and-term refinance is available alongside purchase and cash-out refinance. Terms typically run 5 to 30 years, including a 30 year fixed, which is rare on commercial.
Can I cash out on commercial DSCR?+
Yes. Cash-out refinance is available on commercial DSCR. Maximum LTV is typically 70% on retail, office, warehouse, daycare, self storage, and automotive. Mixed use, multifamily, and assisted living are typically 75%. Property seasoning can be as low as 1 day on many deals.
What is the maximum cash out LTV on commercial DSCR?+
Typically 70% LTV on retail, office, warehouse, daycare, self storage, and automotive. Mixed use, multifamily, and assisted living are typically 75%.
What DSCR do I need?+
Loans under $500,000 do not need to debt service. There is no minimum DSCR. On loans of $500,000 or more, the typical minimum is 0.9. That means the rent only needs to cover about 90% of the payment, which often lets you take a larger loan and keep more cash after closing.
What is the minimum credit score for commercial DSCR?+
Typical minimum FICO is 650. If credit is below 650, we can often still do the loan, usually capped at 50% LTV.
Can I get a commercial DSCR loan with a credit score below 650?+
Often yes. Below 650 FICO, the loan is typically capped at 50% LTV. At 650 and above, max LTV is typically 70% on most commercial property types, or 75% on mixed use and multifamily.
What property types qualify for commercial DSCR?+
Income-producing property: retail, office, warehouse, daycare, self storage, mixed use, automotive, light industrial, residential assisted living (typically 1 to 4 units), multifamily, single family rentals, hospitality, medical, and more. If you are not sure the building fits, send the address and we will tell you.
Can I get a 30 year fixed commercial DSCR loan?+
Yes. A 30 year fixed is available, which is rare on commercial property. Most commercial loans are 5 or 10 years. Terms typically run from 5 years to 30 years.
How large can a commercial DSCR loan be?+
Typical loan size is $200,000 to $5,000,000+. Max LTV is usually 70% on most property types, or 75% on mixed use and multifamily.
Where does Capituro offer commercial DSCR?+
In 35 states, including Florida, Texas, Georgia, Tennessee, Colorado, Pennsylvania, Illinois, Washington, Montana, Ohio, Virginia, and more. Eligible property includes retail, office, warehouse, daycare, self storage, mixed use, automotive, light industrial, and assisted living. Send the address and we will confirm whether your market and building fit.
Can Capituro do a commercial cash-out refinance in my area?+
Usually yes when the property is in one of the 35 states we close in: Alabama, Alaska, Arkansas, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Mississippi, Missouri, Montana, Nebraska, New Hampshire, New Mexico, Ohio, Oklahoma, Pennsylvania, South Carolina, Tennessee, Texas, Virginia, Washington, West Virginia, Wisconsin, and Wyoming. Within those states, the only areas that are typically restricted are very rural markets. Cash-out is available on Commercial DSCR when leases, occupancy, NOI, and leverage support the request. Typical max LTV is 70% on most commercial types, or 75% on mixed use and multifamily.
Get Started

Have a building in mind?

Share the property. We will send back typical loan amount and terms in plain language.