Income-Producing CRE Underwritten on the Deal
Commercial investment property loans underwritten on DSCR and NOI — not just personal income. Ideal for investors acquiring or refinancing office, retail, industrial, and mixed-use properties.
$500K–$20M
Loan range
DSCR Based
Underwriting
65–75%
Max LTV
40 States
Nationwide
Overview
What Is an Investment CRE Loan?
An investment CRE loan finances income-producing commercial real estate — properties you own as investments rather than for your own business use. Qualification is driven by the property's net operating income (NOI) and debt service coverage ratio (DSCR), not solely by the borrower's personal income.
This approach is ideal for investors who own multiple properties, have complex tax returns, or operate through LLCs and other entities. If the property generates sufficient cash flow to cover debt service at a 1.20x ratio or better, the deal can move forward.
Lumen Mortgage underwrites investment CRE loans directly — analyzing rent rolls, lease terms, occupancy history, and operating expenses to determine the true financial strength of the asset. No credit committees, no weeks of delays.
Who This Is For
Key Features
What Makes This Program Work
DSCR & NOI Underwriting
Qualification driven by property cash flow, not personal income. Minimum DSCR of 1.20x for most programs.
NOI Analysis
We analyze actual and pro forma NOI, occupancy trends, lease terms, and tenant credit quality for accurate underwriting.
LLC & Entity Eligible
Designed for properties held in LLCs, LPs, corporations, and trusts — standard practice for investment CRE.
65–75% LTV
Loan-to-value ratios up to 75% for well-qualified properties with strong occupancy and DSCR.
40-State Lending
Available in 40 states and D.C. with entity vesting. Oregon and California receive full-service support.
Fast Term Sheets
Preliminary term sheets issued within 24–48 hours of a complete submission — no credit committees.
Underwriting Tool
Commercial Loan Calculator
Model debt service, DSCR, cap rate, and debt yield on any commercial deal instantly.
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.
Requirements
Investment CRE Qualification Guidelines
Note: Guidelines vary by property type, market, and deal structure. Contact our commercial team to discuss your specific deal — we issue preliminary term sheets within 24–48 hours at no cost.
Ready to Move Forward?
Term sheets within 24–48 hours
Our commercial mortgage specialists will review your deal and issue a preliminary term sheet outlining rate, LTV, term, amortization, and key conditions — at no cost and no obligation.
Call 503-966-9255NMLS #1498678 · No cost, no obligation
From the Blog
Further Reading
InvestmentDSCR Loans Explained: How Real Estate Investors Qualify Without Tax Returns
If you're a real estate investor with strong rental income but complex taxes, a DSCR loan might be your best financing option. Here's exactly how they work and who they're designed for.
Loan TypesPortfolio Loans: The Mortgage for Scenarios That Don't Fit the Box
When Fannie Mae and Freddie Mac say no, portfolio lenders step in. Here's how portfolio mortgages work, who they're built for, and why a loan held on the lender's own books can say yes to scenarios that the conventional market was never designed to handle.
CommercialCommercial Cash-Out Refinance: How Savvy Investors Tap Equity to Renovate, Rehab, and Expand Their Portfolios
Your commercial property has probably appreciated more than you think — and a cash-out refinance lets you put that equity to work without selling the asset. Here's how smart investors use low-cost, already-owned equity to fund renovations, rehab value-add properties, and grow their CRE portfolios in 2026.
Common Questions
Investment CRE FAQs
Answers to common questions about investment cre financing.
What Our Clients Say
Five-Star Reviews from Real Borrowers
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Ready to Finance Your Investment CRE Deal?
Our commercial mortgage specialists respond within 1 business day with a preliminary term sheet tailored to your property type, deal structure, and investment goals.
NMLS #1498678 · Nationwide Commercial Lending · No cost, no obligation