44 Oak Capital – Loan Programs
44 Oak Capital is a commercial real estate lender that provides flexible and creative debt financings for time-sensitive and opportunistic real estate projects nationwide. We actively specialize in financing bridge loans, permanent loans, mezzanine loans, preferred equity and small commercial loans investments.
| Commercial Loan Programs | BRIDGE LOANS | PERMANENT FINANCING ANDRENTAL LOANS | MEZZANINE AND2ND LIEN LOANS | PREFERRED EQUITY | SMALL BALANCE COMMERCIAL LOANS | LINE OF CREDIT |
| Purspose and Description | Acquisition and cash-out refinance | Acquisition and cash-out refinance (Except: AL, GA, KS, ME, MO, MS, ND, NE, NV, SD, UT, VT, WI, WY). | Acquisition and cash-out refinance on stabilized properties. | Acquisition of value-add and stabilized and special situations. | Commercial real estate and businesses (No construction) | For experienced real estate developers and investors |
| Loan Amount | $300K - $100M+ | $100-$300M | $150K - $20M | $1M - $20M | $150K - $2M (Higher loans possible, deal-specific) | Upto $10M |
| Interest Rate | 8.5% - 15%+ (amortization: interest only) | 5.5%+ | 14%+ (amortization: interest only) | Rate/term/promote rate/equity | 10% - 15% (interest rate only and term) | 9% - 12% (amortization: interest rate only) |
| Points/Fees | 1-2%+ | 1-2%+ | 2%+ | 3%+ | 2%+ | 1%+1%+ (1% on Line of Credit approval. Additional 1% on each draw from Line of Credit toward new property purchase |
| Property Types | Office buildings Retail Hotels Warehouse and Industrial Shopping malls Short-term rentals and Air BnB Student housing Senior Living Assisted Living Land and ground up construction Special Use (Marina, Medical,etc.) Non-owner occupied SFR, Condo, Multifamily, Mixed-Use | Office buildings Retail Hotels Warehouse and Industrial Shopping malls Short-term rentals and Air BnB Student housing Senior Living Assisted Living Land and ground up construction Special Use (Marina, Medical,etc.) Non-owner occupied SFR, Condo, Multifamily, Mixed-Use | Office buildings Retail Hotels Warehouse and Industrial Shopping malls Short-term rentals and Air BnB Student housing Senior Living Assisted Living Land and ground up construction Special Use (Marina, Medical,etc.)Non-owner occupied SFR, Condo, Multifamily, Mixed-Use | Hotels Multifamily Condo-Hotels Short-term rentals and Air BnB Other properties case by case basis | Office buildings Bar and Restaurant Hotels and Motels Warehouse and IndustrialRetail and Shopping malls LandSelf-storage Short-term rentals and Air BnB Student housing Senior and Assisted Living Special Use: Medical, Automotive, Gentlemens clubs, Mobile Home Park, Daycare Center. | Non-owner occupied residential invement property: Non-owner occupied SFR, Condo, Multifamily, Mixed-Use |
| Loan To Value (LTV) | Upto 80% LTV | Upto 75% LTV | Upto 85% LTV | Upto 85% LTV | Upto 75% LTV | 70% |
| Loan to Cost (LTC) (Purchase Finance) | Upto 85% LTC | Min DSCR 1.00 | Upto 65% LTV (1st & 2nd lien loans combined)(higher levarage possible) | N/A | Min DSCR 1.00 | Upto 90% |
| Cash-Out Refinance | Upto 70% | N/A | N/A | N/A | N/A | N/A |
| Rehab financing | 90-100% | N/A | N/A | N/A | N/A | Upto 100% |
| Loan Terms | 6-36+ months | 25 or 30 year fixed rate or 3/1, 5/1, 7/1 or 10/1 ARM | 6-24 months | 25-30 Year Amortization | 6-24 months and Permanent | 12-24 months |
| Recourse | Recourse and Non-Recourse | Recourse and Non-Recourse | Recourse and Non-Recourse | Recourse and Non-Recourse | Recourse and Non-Recourse | Recourse and Non-Recourse |
Fix & Flip
Acquisition and renovation financing for fix and flip real estate investment properties (non-owner occupied residential properties).
Loan Size:
$150,000, to $3,000,000
Property Types:
Single-family properties, multifamily properties, and mixed-use properties.
Loan Term:
6-24 months
Experience Level:
Any
Minimum Credit Score:
650
Interest Rates:
As low as 8.99%
Points:
2%+
Max Purchase LTV:
90%
Guarantees:
Recourse and non-recourse (personal guarantee and non-personal guarantee).
Cash-Out Refinance
Cash-out or refinance of non-owner occupied family residential or mixed-use properties.
Loan Size:
$150,000, to $3,000,000
Property Types:
Single-family properties, multifamily properties, and mixed-use properties.
Loan Term:
6-24 months
Experience Level:
Any
Minimum Credit Score:
650
Interest Rates:
As low as 8.99%
Points:
2%+
Max Purchase LTV:
80%
Guarantees:
Recourse and non-recourse (personal guarantee and non-personal guarantee).
New Construction
Cash-out or refinance of non-owner occupied family residential or mixed-use properties.
Loan Size:
$150,000, to $3,000,000
Property Types:
Single-family properties, multifamily properties, and mixed-use properties.
Loan Term:
6-24 months
Experience Level:
High
Minimum Credit Score:
650
Interest Rates:
As low as 8.5%
Points:
2%+
Max Purchase LTV:
80%
Guarantees:
Recourse and non-recourse (personal guarantee and non-personal guarantee).
Rental Property Loans
Acquisition financing or refinancing rental investment properties (non-owner occupied residential).
Loan Size:
$150,000, to $3,000,000
Property Types:
Single-family properties, multifamily properties, and mixed-use properties.
DSCR
1+
Loan Term:
30-year fixed or ARM
Experience Level:
Any
Minimum Credit Score:
650
Interest Rates:
As low as 6.99%
Points:
2%+
Max Purchase LTV:
80%
Guarantees:
Recourse and non-recourse (personal guarantee and non-personal guarantee).
Line Of Credit
Up to $10M line of credit for experienced real estate developers and investors for acquisition or refinance of non-owner occupied residential properties.
Loan Size:
$150,000, to $3,000,000
Property Types:
Single-family properties, multifamily properties, and mixed-use properties.
Loan Term:
30-year fixed or ARM
Experience Level:
Some
Minimum Credit Score:
650
Interest Rates:
As low as 8%
Points:
2%+
Max Purchase LTV:
85%
Guarantees:
Recourse and non-recourse (personal guarantee and non-personal guarantee).
Mezzanine/ 2nd lien
Mezzanine 2nd lien loan for commercial and non-owner occupied investment properties.
Loan Size:
$100,000 to $20,000,000
Property Types:
Non-owner occupied single-family and multifamily, commercial, retail, hotels, warehouses, office buildings, mixed-use, malls, land, industrial, marina, student housing and specialty financing.
Term:
6-12 months OR match to senior loan
Experience Level:
Some
Minimum Credit Score:
680
Interest Rates:
Starting at 15%
Points:
2%+
Max Purchase LTV:
Up to 75%
Guarantees:
Recourse and non-recourse (personal guarantee and non-personal guarantee).
Commerical
Acquisition financing and cash-out refinance of commercial properties.
Loan Size:
$150,000 to $200,000,000
Property Types:
Single-family properties, multifamily properties, and mixed-use properties.
Term:
6-24 months OR term
Experience Level:
Some
Minimum Credit Score:
650
Interest Rates:
As low as 8%
Points:
2%+
Max Purchase LTV:
85%
Guarantees:
Recourse and non-recourse (personal guarantee and non-personal guarantee).
