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Commercial DSCR

Mixed Use
DSCR Loans.

Buy, refinance, or take cash out of a building with shops or offices on the ground floor and apartments above. Two kinds of income, one loan.

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Typical terms
$500K
Min loan
$10M+
Max loan
75%
Maximum LTV
30 yr
Loans available
0.9 DSCR from $500K to $3M, so you can often borrow more
Purchase, refinance, and cash out
Residential and commercial income counted together
How it works

See how
Mixed use DSCR works

Mixed use DSCR covers buildings with retail or office on the ground floor and residential units above, along with other blended-income buildings. They're the backbone of main streets and older downtowns, and the mix of income works in their favor: the apartments keep paying when a storefront turns over.

The loan looks at the two halves separately, then together. The apartments are reviewed on the rent roll, and the ground-floor space on its lease, tenant, and remaining term. Buildings where most of the income comes from the apartments are often the strongest fit. Terms typically run 5 to 30 years, with 30 year loans available, and maximum LTV is typically 75%.

  • Purchase a main street building with storefronts and apartments
  • Refinance mixed use debt, including a maturing bank loan
  • Take cash out typically up to 75% LTV on a building you already own
See what you can typically borrow.
Share the address. We will confirm the fit and send back typical terms.
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Typical terms

Mixed use DSCR terms

These are typical commercial DSCR terms for this property type. Your quote depends on the building.

Loan Amount
$500,000 to $10,000,000+Retail or office below, residential above
Loan purpose
Purchase, rate-and-term, cash outYou can buy, refinance, or take cash out
Maximum LTV
75%Including purchase, refinance, and cash out
Loan Term
5 to 30 yearFor qualifying loans
Minimum DSCR
0.9From $500K to $3M. 1.25x on $3M+.
Min DSCR on loans of $3M+
1.25xWhen the loan is $3M or more, rent has to cover at least 125% of the payment.
Income split
Residential and commercial reviewed separately
Paperwork
No tax returns, in many casesWe qualify on the building, not your personal income
Property Seasoning
As low as 1 dayNo 6 month wait on most cash out loans
Ground floor
Commercial tenant and lease term reviewed
Prepay
Step downShorter terms with origination adjustment
Residential
Apartments above reviewed on the rent roll
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, DC. Very rural areas within these states may be restricted.

Larger stabilized building? Interest-only and non-recourse terms are available from $2M on Interest-Only Commercial Loans.

Want a number on a specific building?
These are typical ranges. Send the address and we will send back terms on your deal.
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Common questions

Mixed use DSCR FAQ

Do mixed use DSCR loans require tax returns?+
In many cases no. The loan is based on the building's income, not your personal tax returns.
Does it matter how much of the income is residential?+
Yes. Buildings where most of the income comes from the apartments are often the strongest fit, because residential income tends to be steadier than a single storefront.
What if the ground-floor space is vacant?+
A vacant storefront is counted as vacant, so the loan is based on the apartments and any leased commercial space. Signing a lease on the storefront before you apply can raise the loan amount.
Is a mixed use building financed as commercial or residential?+
As commercial, using both the residential and commercial income. That's what lets the loan count the storefront rent.
How many apartments can be above the commercial space?+
Anything from a single apartment to many floors of units. Larger buildings that are mostly apartments may also fit Apartment DSCR.
Can I live in one of the apartments?+
No. This program is for investment property only, and owner-occupied units are not eligible.
My storefront is vacant. What are my options?+
A bridge loan can carry the building while you lease the commercial space, then refinance into Mixed Use DSCR once it's leased. See Mixed Use Bridge Loans.
Where does Capituro offer mixed use DSCR loans?+
In 35 states: 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, plus Washington, DC. Very rural areas within these states may be restricted. Send the address and we will confirm whether your market and building fit.
Other property types

Other commercial DSCR types

All commercial DSCR
Multi-tenant strip center with storefronts and parking.
Retail

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

Two-story professional office building with trees along the street.
Office

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

Single-story warehouse with loading docks and a truck court
Warehouse

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

Single-story childcare center with a fenced playground
Daycare

Childcare and daycare buildings with a lease or operating income.

Self storage facility with rows of drive-up units and roll-up doors
Self storage

Stabilized self storage with consistent occupancy and rental income.

Single-story residential assisted living home with a wheelchair ramp and garden
Assisted living

Stabilized residential assisted living assets.

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