Commercial Real Estate Loans | Multi-Family, Mixed-Use, Office, Retail, Industrial
Commercial real estate financing for investors: 5+ unit multi-family, mixed-use, office, retail, industrial, and self-storage. No state licensing delay — available nationwide.
Commercial Real Estate Loans for Investors
Commercial real estate loans finance income-producing properties that fall outside the 1–4 unit residential category — 5+ unit multi-family, mixed-use buildings, office, retail, industrial, and self-storage facilities. Whether you’re scaling a portfolio of small apartment buildings, buying your first mixed-use property, or acquiring a retail center, we originate across the full commercial spectrum.
Like DSCR, these loans qualify on the property’s cash flow — not personal income documentation. And because commercial real estate lending doesn’t require state-by-state NMLS broker licensing, we can originate across the country with no licensing delay.
Check Commercial Loan Eligibility Talk to a Commercial Specialist — (833) 350-9185Commercial Products
| Product | Property Type | Typical Use | Learn More |
|---|---|---|---|
| Multi-Family (5+) | Apartment buildings, 5 units and up | Cash-flowing rental portfolios | → |
| Mixed-Use | Residential + commercial combo | Storefront with apartments above | → |
| Office | Office buildings, medical office | Professional / medical tenants | → |
| Retail | Shopping centers, strip malls, single-tenant NNN | Retail investors | → |
| Industrial | Warehouse, light industrial, flex space | Industrial investors | → |
| Self-Storage | Self-storage facilities | Storage operators and passive investors | → |
How Commercial Real Estate Loans Work
The core qualification is the same as DSCR: Net Operating Income (NOI) divided by annual debt service. Commercial lenders also look at:
- Debt Service Coverage Ratio (DSCR) — typically 1.20–1.30 minimum on commercial (higher than the 1.00 common on residential DSCR)
- Loan-to-Value (LTV) — typically 65–75% depending on property type and tenant quality
- Debt Yield — annual NOI divided by loan amount; institutional lenders often want 8–10% minimum
- Tenant quality / lease term — national credit tenant on a 15-year NNN is priced very differently from month-to-month local tenants
- Sponsor experience — commercial lenders want to see you’ve operated similar assets before (newer investors pair with experienced partners)
For simpler 5–8 unit multi-family, our NONI program and DSCR program can often underwrite more like residential — faster close, lower docs. For true commercial (office, retail, industrial), we route to commercial-specific lenders with proper commercial underwriting.
Typical Commercial Loan Terms
| Feature | Typical Range |
|---|---|
| Loan amounts | $500,000 – $10,000,000+ (larger on request) |
| LTV | 65–75% (higher for multi-family, lower for special-purpose) |
| DSCR minimum | 1.20–1.30 |
| Term | 5, 7, or 10-year fixed with 25-30 year amortization; balloon at term |
| Amortization | 25 or 30 years typical |
| Prepayment | Step-down, yield maintenance, or defeasance (varies by program) |
| Recourse | Full recourse, limited recourse, or non-recourse available |
| Vesting | LLC strongly preferred; single-asset SPV common |
| Reserves | 6–12 months operating + capex reserves |
| Environmental | Phase I ESA often required |
Rates and terms vary significantly by property type, sponsor quality, and loan size. A quick call gets you a realistic quote on your specific scenario.
Who Uses Commercial Loans
- Multi-family investors scaling from 4-unit to 5+ apartment buildings
- Mixed-use buyers acquiring storefront + residential combos in walkable neighborhoods
- Professional office buyers (medical practices, law firms owning their space)
- Retail investors buying strip centers, NNN-leased single-tenant, or urban retail
- Industrial investors in warehouse, last-mile logistics, flex/office-warehouse
- Self-storage operators buying existing facilities or new construction takeouts
- 1031 exchange buyers moving up from smaller residential into larger commercial
If the property produces income and you’re treating it as a business investment, a commercial loan is likely the right tool.
Nationwide Commercial Lending — No Licensing Delay
Commercial real estate loans don’t require state-by-state broker NMLS licensing, which means we can originate across the country without waiting for license approvals. If your deal is in any U.S. state, we can quote and close.
This is a real advantage for investors whose deals are time-sensitive. Residential mortgages require state licensing that creates delays in any state we’re not already licensed in. Commercial doesn’t have that limitation.
Commercial vs DSCR vs NONI
| Feature | Commercial | Standard DSCR | NONI |
|---|---|---|---|
| Property types | 5+ unit, mixed-use, office, retail, industrial, self-storage | 1–4 unit residential investment | 1–4 unit residential investment |
| Loan amounts | $500K – $10M+ | Up to $1.5M | Up to $3.5M |
| DSCR minimum | 1.20–1.30 | 1.00 | 1.00 |
| LTV | 65–75% | Up to 80% | Up to 85% |
| Term | 5/7/10 with balloon | 30-year fixed | 30-year fixed |
| Documentation | Full commercial underwriting (NOI, rent roll, tenant estoppels, Phase I) | Minimal — rent + PITIA | Minimal — rent + PITIA |
| Close time | 45–75 days typical | 21–30 days | 21–30 days |
| State licensing | Not required | Required in some states | Required in some states |
| Best for | 5+ unit, commercial use, larger loans | 1–4 unit residential rentals | High-balance residential investor |
Quick guide:
- 1–4 unit residential rental? Start with DSCR or NONI .
- 5+ units or commercial use? Commercial loan (this page).
- Short-term bridge needed? See hard money .
Start Your Commercial Loan Quote
Check Commercial Loan Eligibility Talk to a Commercial Specialist — (833) 350-9185Frequently Asked Questions
Related Investment Products
- DSCR Loans — 1–4 unit residential rental loans, no tax returns, minimal docs
- NONI Investment Loans — Premium DSCR tier up to $3.5M with no ownership seasoning on cash-out
- Hard Money Loans — Short-term bridge for fix-and-flip or quick-close deals
- Rehab Loans — Purchase + renovation financing for value-add projects
- Bank Statement Loans — Self-employed residential mortgage with deposit-based qualification
1st Nationwide Mortgage, NMLS 1281. Commercial real estate loans subject to sponsor qualification, property underwriting, and lender approval. Terms, LTV, and DSCR minimums vary by property type and loan amount. Not all applicants or properties will qualify.
Commercial Industrial Loans | Warehouse, Flex, Light Industrial Financing
Industrial property loans for warehouse, flex space, light manufacturing, and last-mile logistics. Up to 75% LTV — industrial is one of the strongest commercial asset classes.
Commercial Multi-Family Loans | 5+ Unit Apartment Financing
Commercial multi-family loans for 5+ unit apartment buildings. Up to 75% LTV, 30-year amortization, nationwide lending. No state licensing delay — close in any U.S. state.
Commercial Office Loans | Office Building & Medical Office Financing
Commercial office building financing — multi-tenant office, medical office, suburban office. Up to 70% LTV, nationwide lending. Owner-user and investment loans.
Commercial Retail Loans | Strip Center, NNN, Single-Tenant Financing
Retail property financing — strip centers, single-tenant NNN, shopping centers, urban retail. Up to 70% LTV. Credit tenant deals priced tighter.
Mixed-Use Commercial Loans | Residential + Retail / Office
Mixed-use commercial loans for storefront-over-apartment buildings and combined residential/commercial properties. Up to 70% LTV, nationwide lending.
Self-Storage Loans | Financing Self-Storage Facilities
Self-storage facility financing for acquisitions, refinances, and new construction. Up to 75% LTV on stabilized. Recession-resilient asset class with strong cash flow.
Ready to Get Started?
Talk to a licensed loan officer about your options — no obligation.