Commercial Real Estate Loans
Smart. Fast. Efficient.
Lumen Mortgage delivers fast term sheets, transparent pricing, and structures built around how commercial real estate actually works — from owner-occupied buildings to large-scale investment CRE.
Last updated: · NMLS #1498678
Lumen Mortgage is a nationwide commercial mortgage lender specializing in commercial real estate loans from $1 million to $30 million+. We finance owner-occupied CRE, investment commercial real estate, commercial bridge loans, mixed-use properties, industrial and warehouse facilities, hotel and hospitality assets, and commercial construction projects — underwritten directly by our team, not routed through credit committees.
Unlike traditional commercial banks that require 60–90 days and multiple approval layers, we issue a preliminary term sheet within 24–48 hours of a complete submission. Our commercial underwriting is driven by NOI, DSCR, and real asset value — not solely the borrower's personal income or W-2 history. LLC, LP, S-corp, C-corp, and trust vesting are all accepted as standard practice.
Our commercial lending footprint spans 40 states and D.C., matching our investment property lending reach. Oregon and California carry full-service licenses for all occupancy types. Most other states are available for commercial investment properties with entity vesting. View our full state licensing map →
At a Glance
Financing Solutions
Commercial Real Estate Loan Programs — 40 States Nationwide
Nine commercial mortgage programs for businesses and investors across 40 states — each underwritten directly by our team.
Owner-Occupied CRE
$1M – $15M
Conventional commercial real estate loan for businesses occupying 51% or more of the property. Competitive commercial mortgage rates, flexible 5–25 year terms, and direct-to-lender approval for office, retail, and industrial uses.
Investment CRE
$1M – $20M
Income-producing commercial real estate loan underwritten on DSCR and NOI — not just personal income. Ideal for investors acquiring or refinancing office, retail, industrial, and mixed-use properties held in an LLC or corporation.
Commercial Bridge Loans
$1M – $25M
Short-term commercial bridge loan for acquisitions, value-add repositioning, and lease-up periods. Fast closings, interest-only structures, and flexible exit strategies — 6 to 36 month terms with permanent takeout options.
Mixed-Use Properties
$1M – $10M
Commercial mortgage financing for mixed-use properties combining retail or office with residential units above. We blend commercial and residential underwriting to accurately reflect the property's blended income profile.
Retail & Office
$1M – $15M
Commercial real estate loans for strip malls, single-tenant retail, professional office buildings, and medical office space — including NNN leased investment properties with long-term creditworthy tenants.
Industrial & Warehouse
$1M – $30M
Commercial property loans for distribution centers, flex industrial, manufacturing facilities, and cold storage. Underwritten on real asset value and NOI — ideal for owner-users and investors seeking industrial financing.
Hotel & Hospitality
$2M – $30M
Specialized hotel financing using RevPAR, ADR, and STR report underwriting. Owner-operator and investor acquisitions considered. Flag-affiliated and independent boutique hotel properties welcome. Available nationwide.
Commercial Construction
$1M – $20M
Commercial construction loan for ground-up and major renovation projects. Draw-based funding, interest-only during construction, with a clear path to permanent takeout financing for commercial and mixed-use builds.
Self-Storage Facilities
$1M – $25M
Commercial financing for self-storage acquisitions, refinances, expansions, and ground-up construction. Underwritten on NOI, occupancy trends, and per-square-foot revenue — climate-controlled, drive-up, and mixed-format facilities all eligible.
Underwriting Tool
Commercial Loan Calculator
Model debt service, DSCR, cap rate, and debt yield on any commercial deal instantly.
Analyze a commercial acquisition or refinance with full NOI breakdown and amortization schedule.
Commercial Loan Calculator
CRE Debt Service & NOI Analyzer
Loan Details
Loan-to-Value
57.1%
Equity
$1,500,000
Interest-Only
This property's NOI provides strong debt service coverage. Expect favorable pricing, terms, and LTV flexibility.
Cap Rate
7.25%
Debt Yield
12.70%
Monthly Cash Flow
+$8,517
Annual
+$102,204
| Year | Principal | Interest | Balance |
|---|---|---|---|
| 1 | $22,355 | $129,342 | $1,977,645 |
| 2 | $23,852 | $127,845 | $1,953,794 |
| 3 | $25,449 | $126,247 | $1,928,345 |
| 4 | $27,153 | $124,543 | $1,901,191 |
| 5 | $28,972 | $122,724 | $1,872,220 |
| 6 | $30,912 | $120,784 | $1,841,307 |
| 7 | $32,982 | $118,714 | $1,808,325 |
| 8 | $35,191 | $116,505 | $1,773,134 |
| 9 | $37,548 | $114,148 | $1,735,585 |
| 10 | $40,063 | $111,633 | $1,695,523 |
| 11 | $42,746 | $108,950 | $1,652,777 |
| 12 | $45,609 | $106,088 | $1,607,168 |
| 13 | $48,663 | $103,033 | $1,558,505 |
| 14 | $51,922 | $99,774 | $1,506,582 |
| 15 | $55,400 | $96,297 | $1,451,183 |
| 16 | $59,110 | $92,587 | $1,392,073 |
| 17 | $63,069 | $88,628 | $1,329,005 |
| 18 | $67,292 | $84,404 | $1,261,712 |
| 19 | $71,799 | $79,897 | $1,189,913 |
| 20 | $76,608 | $75,089 | $1,113,306 |
| 21 | $81,738 | $69,958 | $1,031,568 |
| 22 | $87,212 | $64,484 | $944,355 |
| 23 | $93,053 | $58,643 | $851,302 |
| 24 | $99,285 | $52,411 | $752,017 |
| 25 | $105,934 | $45,762 | $646,083 |
| 26 | $113,029 | $38,668 | $533,054 |
| 27 | $120,599 | $31,098 | $412,456 |
| 28 | $128,675 | $23,021 | $283,781 |
| 29 | $137,293 | $14,403 | $146,488 |
| 30 | $146,488 | $5,209 | Paid off |
| Total | $2,000,000 | $2,550,890 | paid off |
For illustrative purposes only — not a loan commitment or term sheet. Commercial underwriting varies by property type, market, and borrower profile. Contact a Lumen Mortgage commercial specialist for a formal analysis. NMLS #1498678.
Who We Work With
Commercial Mortgage Underwriting
for Real Deals
Commercial real estate financing is complex. We work with business owners purchasing their building, experienced investors building a CRE portfolio, developers breaking ground on commercial construction, and everything in between. Our underwriting is based on the deal — not a rigid checklist.
- Minimum DSCR of 1.20x for investment properties
- Credit scores from 660 (program dependent)
- LLC, LP, corporation, and trust vesting accepted
- Owner-occupied and pure investment properties
- Loan amounts from $1M to $30M+
- Interest-only periods on bridge and select term products
- Foreign national entities considered on select programs
- Subordinate financing and preferred equity structures available
Why Lumen for Commercial?
Specialists, not generalists
Fast Term Sheets
Receive a preliminary term sheet within 24–48 hours of submitting your loan request — no waiting weeks for a credit committee.
Direct Lender Decisions
Our commercial team reviews deals internally, giving you direct access to decision-makers and faster approvals with fewer surprises.
NOI & DSCR Expertise
We understand income-producing commercial properties — analyzing NOI, occupancy trends, lease terms, and tenant credit for accurate underwriting.
Broad Program Range
From owner-occupied conventional CRE to bridge loans, mixed-use, industrial, hotel, and ground-up construction — we have a program for nearly every commercial scenario.
NMLS #1498678 · Nationwide Commercial Lending · info@lumenmortgage.com
The Process
Commercial Real Estate Financing
Without the Runaround
Most commercial lenders make you wait weeks just to hear back. We work differently — direct conversations, fast term sheets, and a team that understands your deal from day one.
24–48 hrs
Preliminary term sheet turnaround
No committees
Direct decisions from our own team
$1M – $30M+
Loan range across all programs
40 States
Nationwide commercial lending
How It Works
Talk to a Commercial Specialist
Connect with a commercial loan officer who understands your deal — not a call center. We'll assess your scenario and identify the right program within the first conversation.
Submit Your Package
We'll tell you exactly what documentation is needed — property financials, rent roll, operating statements, entity docs, and any other details relevant to your specific deal.
Receive a Term Sheet
Within 24–48 hours of a complete submission, we issue a preliminary term sheet outlining rate, LTV, term, amortization, and key conditions — no surprises.
Close & Get to Work
Our team moves efficiently from term sheet to closing. Once funded, your commercial property is yours — we stay available for future financing needs.
Lending Footprint
Commercial Real Estate Lending States
Our commercial programs follow the same geographic footprint as our investment property lending — available in 40 states and D.C. Oregon and California receive full-service support across all occupancy types.
Full Service — All Occupancy Types
Commercial & Investment Properties
Alabama · Alaska · Arkansas · Colorado · Connecticut · Delaware · D.C. · Florida · Georgia · Hawaii · Illinois · Indiana · Iowa · Kansas · Kentucky · Louisiana · Maine · Maryland · Massachusetts · Mississippi · Missouri · Montana · New Hampshire · New Jersey · New Mexico · North Carolina · Ohio · Oklahoma · Pennsylvania · Rhode Island · South Carolina · Texas · Washington · West Virginia · Wisconsin · Wyoming
Conditional Availability
From the Blog
Further Reading
CommercialLife Company Loans for Commercial Refinance: The Gold Standard That Isn't Right for Everyone
Life company loans offer the lowest fixed rates in commercial real estate — often beating banks, CMBS, and credit unions by 20-50 basis points. But ultra-conservative leverage, strict prepayment penalties, and highly selective underwriting mean they're a perfect fit for some deals and completely wrong for others. Here's how to know whether a life co refinance belongs in your capital stack.
CommercialNo Prepayment Penalty: Why Smart Commercial Borrowers Are Positioning for a Declining-Rate Environment
Yield maintenance, defeasance, and step-down penalties can cost hundreds of thousands of dollars when you refinance a commercial loan early. In a declining-rate environment, borrowers locked into penalty-heavy structures are watching cheaper capital pass them by. Here’s how no-prepayment-penalty commercial loans let you capture every basis point of savings when rates fall.
CommercialHow a 30-Year Amortization Unlocked $500K in Cash-Out Proceeds on a Self-Storage Refinance
A self-storage operator needed $500,000 to build additional units — but a 20-year amortization killed the DSCR. Extending to a 30-year am changed the math entirely. Here’s the full breakdown.
Commercial Lending Education
Quick Answer Guides
Short, focused guides that answer one specific CRE question — no jargon, no fluff.
What Is a Commercial Mortgage?
How CRE loans differ from residential, DSCR/NOI fundamentals, and loan source comparison
Commercial Loan Prepayment Penalties
Yield maintenance, defeasance, and step-down structures — costs and how to avoid them
What Is a Life Company Loan?
Why insurance companies offer the lowest CRE rates and when to use them
How to Refinance Commercial Property
Rate-and-term, cash-out, and bridge-to-permanent — step-by-step process
More from Lumen Mortgage
Explore Other Loan Categories
Beyond commercial real estate, we offer residential, multifamily, and agricultural lending programs across 40 states.
Residential Loans
21 programs including conventional, FHA, VA, jumbo, DSCR, and non-QM — for primary, second homes, and investment properties.
Learn moreMultifamily Loans
5–200+ unit apartment financing in 40 states. DSCR-based underwriting, entity vesting, and flexible term structures.
Learn moreAgricultural Loans
Farmland, ranch, vineyard, and ag production loans. Operating lines, equipment financing, and USDA-eligible programs.
Learn moreDSCR Loans
Qualify on rental income — not personal W-2s. Available for residential and commercial investment properties nationwide.
Learn moreCommon Questions
Commercial Mortgage FAQs
Answers to the most common questions about commercial real estate loans, rates, and underwriting.
Ready to Finance Your Next Commercial Property?
Our commercial mortgage specialists respond within 1 business day with a preliminary term sheet tailored to your property type, deal structure, loan-to-value, and investment goals.
NMLS #1498678 · Nationwide Commercial Lending · No cost, no obligation