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Commercial Loans

Overview

Commercial loans cover a broad range of income-producing property types including mixed-use, office, retail, industrial, self-storage, and specialty assets. OpenLane Funding provides access to both bridge and permanent commercial financing for investors acquiring, refinancing, or repositioning commercial real estate. If the property generates income or will upon stabilization, we can structure a loan.

Who This Is For

  • Investors acquiring stabilized commercial properties (retail, office, industrial, self-storage)

  • Mixed-use property buyers (commercial ground floor with residential above)

  • Value-add investors renovating and repositioning commercial assets

  • Business owners purchasing their own commercial space (owner-occupied)

  • Investors purchasing specialty assets (mobile home parks, car washes, medical offices, etc.)

Loan Specifications

Specification

Details

Rates

7% – 13% (property type and stabilization dependent)

LTV / LTC

Up to 75% LTV (stabilized); 70–80% LTC (value-add)

Min Credit Score

Loan Amounts

Term Options

Closing Timeline

Property Types

600–700 typical

$75,000 – $25,000,000+

Bridge: 12–36 months | Permanent: 5–25 year terms

21–60 days

Mixed-use, office, retail, industrial, self-storage, specialty assets

Income Docs

Property financials (rent roll, T-12, P&L); personal financial statement

Entity Vesting

LLC, LP, corporation — entity required for most programs

How It Works

  1. Submit Your Deal — Provide property details, current occupancy and rent roll, operating financials, and your acquisition or refinance plan.

  2. Deal Structuring — We analyze the property’s NOI, tenant mix, lease terms, and market dynamics to determine the best loan structure (bridge vs. permanent, recourse vs. non-recourse).

  3. Lender Matching — Commercial properties require lenders with expertise in the specific asset class. We match your deal to lenders who specialize in your property type.

  4. Underwriting & Due Diligence — Expect a commercial appraisal, Phase I environmental, property condition report, title review, and lease audit for larger deals.

  5. Close & Fund — Commercial closings typically take 21–60 days depending on deal size and complexity. Bridge loans close faster than permanent placements.

 

Key Benefits

  • Broad asset class coverage: mixed-use, office, retail, industrial, self-storage, and specialty properties

  • Bridge loans for repositioning with interest-only payments during lease-up

  • Permanent financing with long-term fixed rates for stabilized assets

  • Non-recourse options for qualifying deals and borrowers

  • Creative structuring for complex deals including ground leases, leasehold interests, and NNN properties

 

Common Questions

Q: What types of commercial properties do you finance?

We finance virtually all income-producing commercial property types: mixed-use buildings, retail centers, office properties, industrial warehouses, self-storage facilities, mobile home parks, car washes, medical offices, and other specialty assets. If the property produces income or will upon stabilization, we can typically find a lender in our network.

 

Q: Is the process different from residential investment loans?

Yes. Commercial loans involve more extensive due diligence—commercial appraisals, Phase I environmental reports, property condition assessments, and detailed financial analysis. The underwriting focuses heavily on the property’s income and tenant quality rather than the borrower’s personal income. Timelines are also longer, typically 21–60 days.

 

Q: Can I get a bridge loan for a commercial property?

Absolutely. Commercial bridge loans are ideal for acquisitions that need repositioning—lease-up, tenant improvement, renovation, or management turnaround. Bridge terms are typically 12–36 months with interest-only payments and the option to refinance into permanent debt once the property is stabilized.

 

Ready to get started? Submit your deal for a fast quote.

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