Commercial Lending
Commercial real estate loans for every property type.
What's your goal?
Pick what you'd like to do — we'll customize from there.
Trusted Lender
Connect with the right team to keep your transaction smooth from app to close.
Creative Solutions
Self-employed, foreign national, ITIN, mixed-use — we have a program for you.
Secure & Private
Your data is encrypted and never sold.
Fast to Close
Average 14–30 days from clean app to clear-to-close. Same-day scenario response.
What We Finance
Every income-producing property type.
If it produces rent, lease income, or operating revenue — we can likely finance it. Here are the property types we actively lend on.
Multifamily (5+ units)
Apartment buildings, garden-style complexes, mid-rise and high-rise. Our most active commercial category.
Mixed-use
Retail or office on the ground floor, residential above. Common in urban and suburban downtowns.
Retail
Strip centers, neighborhood retail, single-tenant NNN, shopping centers. Stabilized with leases in place.
Office
Medical office, professional office, flex space. Suburban and urban locations.
Industrial / Warehouse
Distribution centers, light manufacturing, flex industrial. Growing demand in the e-commerce era.
Self-storage
Climate-controlled and non-climate storage facilities. Strong cash flow profiles.
Mobile home parks
Manufactured housing communities. Land-lease model with stable tenant base and low turnover.
Automotive
Gas stations, car washes, service centers. Requires environmental clearance.
Day care centers
Licensed child care facilities. Stable income, long-term leases common.
Commercial condos
Individual commercial condo units within larger buildings. Office, retail, or medical use.
How It Works
Commercial loans underwritten on NOI.
Commercial real estate loans work differently from residential mortgages. The underwriting centers on the property's Net Operating Income (NOI) — the annual revenue minus operating expenses, before debt service.
The lender divides the NOI by the annual mortgage payment to get the Debt Service Coverage Ratio. If the DSCR is above the minimum threshold (typically 1.20-1.25), the property qualifies. Your personal income, tax returns, and DTI are secondary at best — often not considered at all.
Commercial DSCR Formula:
DSCR = Annual NOI ÷ Annual Debt Service
Example: A 20-unit apartment building generates $180,000/year NOI. The annual mortgage payment would be $144,000. DSCR = 180,000 ÷ 144,000 = 1.25. The property qualifies.
Guidelines
Commercial loan program details.
| Loan amount | $250,000 – $25,000,000+ |
| Max LTV (purchase) | 75% |
| Max LTV (cash-out refi) | 70-75% depending on property type |
| Min DSCR | 1.20-1.25 standard (1.10 on specialty programs) |
| Fixed rate periods | 5, 7, or 10 years |
| Amortization | 25 or 30 years (interest-only available) |
| Recourse | Full recourse or non-recourse ($1M+ stabilized) |
| Property types | Multifamily, mixed-use, retail, office, industrial, storage, MHC, automotive, day care |
| Vesting | LLC, LP, corporation, trust (entity required for non-recourse) |
| Reserves | 6-12 months debt service post-closing |
| Environmental | Phase I required on all commercial (Phase II if triggered) |
| Appraisal | Full commercial appraisal with income approach |
| Prepayment | Yield maintenance, defeasance, or step-down depending on program |
| Occupancy | Typically 85%+ economic occupancy for stabilized pricing |
Who It's For
Commercial borrower profiles.
Multifamily investors
Scaling from residential (1-4 unit) to commercial (5+ unit). DSCR-style underwriting means the transition is seamless — same income-based qualification, larger properties.
Owner-operators
Buying or refinancing the building your business operates from. Medical practices, professional offices, restaurants, retail stores.
1031 exchange buyers
Tight exchange timelines require a lender who can close fast and doesn’t get stuck on tax return analysis. We focus on the property, not your personal financials.
Portfolio consolidators
Own multiple commercial properties? Our blanket/portfolio program wraps them under one loan for simplicity.
Portfolio loans →Value-add investors
Buy under-performing commercial assets, improve management and occupancy, then refinance at the new stabilized value.
Foreign national investors
Non-US citizens can invest in US commercial real estate. Qualification based on property NOI, not US personal financials.
Foreign national loans →The Process
How a commercial loan closes.
Submit your scenario
Property address, type, unit count, current NOI (or pro-forma), requested loan amount. We respond within 1 business day.
Term sheet issued
If the deal fits, you receive a written term sheet outlining rate, LTV, term, fees, and conditions. No obligation to proceed.
Due diligence
Appraisal, environmental (Phase I), title, insurance, entity documentation. We coordinate all third-party reports.
Underwriting
Full file review: rent roll, operating statements, lease abstracts, borrower background. Direct access to the underwriter — no call centers.
Close and fund
Final loan documents prepared. Closing at title company or attorney office. Funds wire same or next business day.
Comparison
Commercial vs residential DSCR.
Both are income-based. The differences are in complexity, documentation, and timeline.
| Feature | Commercial DSCR | Residential DSCR (1-4 unit) |
|---|---|---|
| Income basis | NOI (Net Operating Income) | Gross rent vs PITIA |
| Min DSCR | 1.10-1.25 | 1.0 (or no minimum on Easy 50) |
| Loan size | $250K-$25M+ | $50K-$5M |
| Appraisal | Full commercial (income approach) | Standard residential |
| Environmental | Phase I required | Not required |
| Typical close | 30-45 days | 14-30 days |
| Non-recourse | Available ($1M+) | Not typically available |
| Prepayment | Yield maintenance or defeasance | Step-down penalty |
| Best for | 5+ unit, retail, office, industrial | 1-4 unit SFR, condo, townhouse |
Own 1-4 unit rentals? See our residential DSCR programs →
Questions
Commercial loan FAQs
5+ unit multifamily, mixed-use, retail, office, industrial/warehouse, self-storage, mobile home parks/communities, automotive (gas stations, car washes), day care centers, and commercial condos. The property must be income-producing or have a clear path to stabilization.
Ready to talk
Submit your commercial scenario.
Every commercial deal is unique. Send us the basics — property type, location, unit count, NOI — and a specialist will get back to you within 1 business day.
Ready to lower your rate?
DSCR Loans — Lower Rates Are Here.
Cash Out Refinance — More cash flow. More properties.
Send us your scenario or upload a competing term sheet — we'll either beat it or tell you straight up that you've got a great deal.