Investment Property Commercial Loans
Investment property commercial loans for non-owner-occupied office, retail, industrial, and mixed-use assets. Up to 75% LTV, 25-year amortization, and DSCR-based qualification for experienced commercial real estate investors.
About Investment Property Loans
Investment property commercial real estate loans finance non-owner-occupied commercial buildings purchased primarily for rental income or appreciation. These loans underwrite on the property’s DSCR (rental income vs. debt service) rather than the borrower’s personal business cash flow. Typical structures include 5/10-year balloons with 25–30-year amortization, or fully amortizing 30-year DSCR-style loans for smaller properties.
Key Features & Benefits
Everything you need to know about what makes Investment Property financing a smart choice.
DSCR-Based Qualification
Primary qualification criterion is the property’s net operating income vs. annual debt service.
Up to 75% LTV
25% down on most commercial investment properties; lower LTV for specialty assets.
25–30 Year Amortization
Long amortization keeps monthly payments affordable relative to rental income.
Non-Recourse Options
Non-recourse financing available on stabilized assets $2M+ — lender cannot pursue personal guarantors for deficiency.
Portfolio/Blanket Loans
Finance 3+ properties under a single loan structure for operational simplicity.
CMBS & Bridge Available
Access to CMBS conduit, life company, and bridge debt for larger transactions.
Who Uses Investment Property Financing
- Purchasing a multi-tenant office building
- Retail shopping center or strip mall acquisition
- Industrial warehouse or flex space investment
- Mixed-use property (residential over retail)
- Medical office building with multiple tenant practices
- Self-storage facility acquisition
- Student housing or small apartment investment
- Portfolio refinance of multiple commercial properties
Qualifications & Eligibility
- Non-owner-occupied commercial investment property
- Property stabilized with 85%+ occupancy preferred
- DSCR of 1.20x+ based on in-place or pro-forma NOI
- Borrower credit score 680+ preferred
- Real estate experience in the asset class (1+ comparable property owned)
- Liquidity of 10%+ of loan amount post-close
- 25%+ down payment on most transactions
How It Works
Our streamlined process gets you from application to funding quickly.
Deal Summary
Submit property details, rent roll, trailing-12 financials, and purchase contract.
Term Sheet
Receive indicative term sheet within 3–5 business days with rate, LTV, DSCR, and structure.
Third-Party Reports
Order appraisal, Phase I environmental, and property condition assessment.
Underwriting
Full credit review, tenant analysis, market study, and borrower financial review.
Closing
Loan closing typically 45–75 days from executed term sheet.
Why Choose Growth Fund Partners for Investment Property
Frequently Asked Questions
Common questions about Investment Property loans answered.
What is the difference from residential DSCR rental loans?
Residential DSCR is for 1–10 unit residential. Commercial investment property covers office, retail, industrial, and 10+ unit multi-family, with different underwriting and product structures.
Can I get non-recourse financing?
Non-recourse is available for stabilized commercial investments typically $2M and above via CMBS, life company, or agency lenders. Most smaller deals remain recourse.
What is a good DSCR for investment property?
Minimum 1.20x for most commercial programs; 1.30–1.40x for best pricing. Higher DSCR properties qualify for higher LTV and lower rates.
Can I cash-out refinance an investment property?
Yes — cash-out refinance is available typically up to 70% LTV with 12+ months of ownership seasoning and stabilized operations.
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