Commercial property financing depends on the asset, its cash flow and the proposed use of funds. Stonehaven is a mortgage brokerage arranging acquisition, refinance, renovation, construction and bridge financing through third-party lenders. An asset label alone does not establish lender appetite, maximum leverage or approval.
What lenders examine by property type
Industrial and warehouse
Review tenant concentration, lease term, building configuration, access, utilities and planned improvements. A specialized facility may have a different re-leasing market than general warehouse space.
Retail
Provide the tenant roster, lease expirations, sales information if available, co-tenancy provisions and responsibility for property costs. A strong anchor does not resolve every lease or vacancy risk.
Office and medical office
Show actual occupancy, rent collections, near-term expirations, renewal evidence and the cost of re-leasing space. Tenant improvements and leasing commissions affect reserves and the business plan.
Self-storage
Separate occupied units from economic occupancy and collected revenue. Provide unit mix, concessions, operating history, local competition and any expansion budget.
Hospitality
The real estate and operating performance both matter. Supply historical occupancy, revenue and expenses, management information, seasonality and required property improvements.
Special-purpose property
Explain the business use, licenses or permits, operating history, property condition and alternative uses. Identify environmental or equipment-related diligence early.
The OCC's Commercial Real Estate Lending handbook covers income, collateral, sponsor and property-specific risks. Those principles do not imply a current commitment by any lender to a particular asset type.
Start with a supportable NOI, then compare the limits
For an investment property, organize the rent roll and operating statement so income, vacancy, reimbursements and expenses reconcile. Net operating income is measured before mortgage debt service. The lender can adjust expenses and reserves instead of accepting an advertised seller NOI.
Loan sizing may be constrained by DSCR, LTV or minimum debt yield. A strong appraisal alone does not cure insufficient income, and debt yield can matter at different loan sizes. The commercial calculator models DSCR and LTV; our worked sizing guide shows how to compare the tests.
Tenant rollover can matter as much as current occupancy
A rent roll is a snapshot. Identify leases ending during the loan term, termination rights and the share of income tied to each tenant. Model downtime and the cash needed for improvements, commissions and operating expenses before a replacement tenant begins paying. Compare that timeline with the debt maturity and available reserves.
Choose a structure for the next stage
- Stable operations and a longer hold: compare bank and other permanent financing, including maturity, amortization, covenants and prepayment.
- Renovation, vacancy or a timing gap: evaluate bridge financing with a defined budget and supportable exit.
- New development or substantial construction: use a construction review for permits, budget, contractor, draw schedule and completion.
- A property bought to renovate and sell: review fix-and-flip financing against the actual scope, project costs and resale evidence.
Owner-occupied business property is a separate analysis
If your operating business occupies the property, the business’s repayment capacity, occupancy and eligibility matter alongside the real estate. SBA financing may merit review, but a passive rental investment should not be presented as an owner-occupied business project.
The SBA's 504 overview explains eligible business uses and excludes speculation or investment in rental real estate. Program and lender requirements still apply.
Recourse and cash requirements belong in the comparison
Ask what obligations sit with the borrowing entity and what guarantees are required from individuals or other entities. Compare any nonrecourse exceptions, completion obligations, reserves, holdbacks and release conditions. A headline loan amount does not show the cash required at closing or between construction draws.
Prepare a property-specific submission
Send the property and state, asset type, occupancy, rent roll or business financials, trailing operating statements, price or payoff, requested proceeds and purpose. Include the sponsor’s experience, available equity, project budget, loan maturity if refinancing and intended sale or hold. We can use those facts to identify the financing questions that need to be resolved.
Updated September 18, 2026