Commercial Loans —
built for business.
From acquiring your first investment building to refinancing a mixed-use portfolio, our commercial financing team structures loans around property cash flow, business goals, and a dynamic commercial real estate market.
- ✓Are acquiring an income-producing commercial property
- ✓Own a business and want to purchase the building you operate from
- ✓Are refinancing commercial real estate for better terms or cash-out
- ✓Are investing in multifamily properties with 5+ units
- ✓Are acquiring a mixed-use, retail, or office building
- ✓Need a construction or renovation loan for a commercial project
- →Your property has 1–4 residential units — DSCR or conventional investment loans apply
- →You need short-term acquisition capital — Private Money closes faster
- →Your project is a new ground-up build — construction lending has a separate process
- →You are an owner-operator eligible for SBA — 10% down SBA 504 may be optimal
Everything you need to
know about commercial loans.
We finance the full spectrum of commercial real estate across both owner-occupied and investor scenarios. Property type significantly impacts underwriting, LTV, and rate.
- Multifamily (5+ units), mixed-use, retail, office
- Industrial, warehouse, and flex space
- Self-storage, medical office, hospitality
- Special-purpose properties evaluated case-by-case
Commercial underwriting is fundamentally different from residential. We analyze the property's income, market comparables, lease structure, and the sponsor's financial strength to structure the right loan.
- Net Operating Income (NOI) analysis
- Debt Service Coverage Ratio (DSCR) typically 1.20–1.30+
- Loan-to-value: typically 65%–75% for investment; up to 90% SBA
- Borrower liquidity and net worth requirements
Commercial loans are structured around the property's income and the borrower's risk profile. We work with bank and non-bank lenders to find the structure that fits your investment timeline.
- 5, 7, 10-year fixed with 20–25 year amortization
- Fully amortizing 25–30 year terms (select portfolio lenders)
- SBA 504 and 7(a) programs for owner-occupants
- Bridge loans for value-add or transitional assets
Commercial down payments depend heavily on property type, occupancy, and lender. Owner-occupied business properties accessed through SBA programs can close with as little as 10% down.
- Investment commercial: 25%–35% down
- Owner-occupied SBA 504: as low as 10%
- Cash-out refinance: up to 70% LTV on stabilized assets
- Construction: typically 20%–30% of total project cost
Your commercial loan
with Smart Mortgage.
We start with a conversation about the property, the business plan, and your goals. We determine whether a bank, CMBS, SBA, bridge, or portfolio lender is the best fit and give you a realistic picture of terms before any applications are filed.
Commercial lenders require a comprehensive package: property financials, rent rolls, operating statements, personal financial statements, and business returns. We guide you through exactly what's needed so the package lands strong.
We order a commercial appraisal from MAI-certified appraisers who specialize in the relevant property type and local market. Appraisal turnaround on commercial properties is typically 3–4 weeks — we account for this in scheduling.
Commercial loan closings vary by complexity — simple cases close in 30 days; SBA and complex transactions can take 60–90 days. We set accurate expectations upfront and keep the process moving at every stage.
Common commercial loan
questions answered.
Let's finance your commercial real estate deal.
We know the commercial market and have the lender relationships to get complex deals done.