44 Oak Capital – Loan Programs
We finance the most of our deals as a Direct Lender. For some deals that don’t fit our in-house lending mandate, we arrange financing as a Wholesale Lender or Broker, using our extensive network of 150+ direct funds, family offices, syndicated and investment funds.
44 Oak Capital is a commercial real estate lender with full in-house lending team 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.
We finance the most of our loans as a Direct Lender. For some deals that don’t fit our in-house lending mandate, we arrange financing as a Wholesale Lender or Broker, using our extensive network of 150+ direct funds, family offices, syndicated and investment funds.
| COMMERCIAL LOAN PROGRAMS | BRIDGE LOANS FOR FIX AND FLIP AND GROUND UP CONSTRUCITON (Direct Lender) | PERMANENT DSCR AND RENTAL LOANS (Direct Lender) | COMMERCIAL REAL ESTATE BRIDGE AND PERMANENT FINANCING (Wholesale Lender or Non-Direct) | PREFERRED EQUITY AND MEZZANINE/2ND LIEN LOANS (JV/Partner and Non-Direct) | SMALL BALANCE COMMERCIAL LOANS (Wholesale Lender or Non-Direct) | LINE OF CREDIT (Wholesale Lender or Non-Direct) |
| Purspose and Description | Acquisition and cash-out refinance (fix and flip and ground up construction) | Acquisition and cash-out refinance of fully leased single family and multifamily properties (Except: AL, GA, KS, ME, MO, MS, ND, NE, NV, SD, UT, VT, WI, WY). | Acquisition and cash-out refinance for value add, ground up construction, and stabilized properties. | Acquisition of value-add and stabilized and special situations. | Commercial real estate and businesses with real estate (No construction) | ONLY for very experienced real estate developers and investors |
| Loan Amount | $100K - $5M+ | $100-$3M+ | $500K - $300M+ | $100K - $20M+ | $100K - $3M+ (Higher loans possible, deal-specific) | Upto $10M |
| Interest Rate | 8.5% - 15%+ (interest only) | 6.99%+ | 7%-10%+ (interest only bridge or 30 year) | 15%+/Rate/term/promote rate/equity | 9/5% - 15% (interest rate only and term) | 9% - 12% (amortization: interest rate only) |
| Points/Fees | 1%-2%+ | 1%-2%+ | 1%-2%+ | 3%-5%+ | 1%-3%+ | 1-2%+ (1% on Line of Credit approval. Additional 1% on each draw from Line of Credit toward new property purchase |
| Property Types | Non-owner occupied Single Family, 2-4 Units Properties, Condo, Townhouse, Multifamily (5-10+ units), Mixed-Use (case by case). Fix and Flip and Ground Up Construction loans. | Non-owner occupied Single Family, 2-4 Units Properties, Condo, Townhouse, Multifamily (5-10+ units), Mixed-Use (case by case). Rental income producing properties. | Multifamily, Office buildings, Retail, Hotel, Warehouse, Industrial, Flex Space, Approved land for ground up construciton, Shopping mall, Short-term rental, Air BnB, Student housing, Senior Living, Assisted Living, Multifamily, Mixed-use, Special Use, Marina, Medical,etc. Non-owner occupied SFR, Condo, Mixed-Use | Any type of Income producing and 75%+ occupied/leased commercial and non-wwner occupied residential investment property (No land). Case-by-case basis | Owner and Non-Owner Occupied Commercial Properties and Businesses with real estate: Office, Bar, Restaurant, Hotel, Motel, Warehouse, Flex Space, Industrial, Retail, Shopping mall, Land, Self-storage, Short-term rental, Air BnB, Student housing, Senior housing, Assisted Living, Special Use, Medical, Automotive, Gentlemen club, Mobile Home Park, Daycare. (Min 75% leased preferred) | Non-owner occupied residential invement property: Non-owner occupied SFR, Condo, Multifamily, Mixed-Use |
| Loan To Value (LTV) | Upto 90% LTV | Upto 85% LTV | Upto 85% LTV | Upto 70% CLTV | Upto 75% LTV | Upto 70% |
| Loan to Cost (LTC) (Purchase Finance) | Upto 96% LTC | Min DSCR 1.00 | Upto 85% (higher levarage possible) | Upto 70% | Min DSCR 1.1+ | Upto 90% |
| Cash-Out Refinance | Upto 85% | Upto 75% | Upto 75% | N/A | Uptp 75% | N/A |
| Rehab financing | Upto 100% | N/A | Upto 85% LTC | No more than 70% CLTV | Upto 85% LTC | Upto 100% |
| Loan Terms | 6-18+ months | 30 year fixed rate or 5/1 ARM | 6-36+ months and 30 year permanent | 6-36+ months | 6-24 months and 30 year 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:
$100,000, to $5,000,000
Property Types:
Single-family properties, multifamily properties, and mixed-use properties.
Loan Term:
6-24 months
Experience Level:
Any
Minimum Credit Score:
660
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:
$100,000, to $5,000,000
Property Types:
Single-family properties, multifamily properties, and mixed-use properties.
Loan Term:
6-24 months
Experience Level:
Any
Minimum Credit Score:
660
Interest Rates:
As low as 8.99%
Points:
2%+
Max 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:
$100,000, to $5,000,000
Property Types:
Single-family properties, multifamily properties, and mixed-use properties.
Loan Term:
6-24 months
Experience Level:
SOME
Minimum Credit Score:
680
Interest Rates:
As low as 8.5%
Points:
2%+
Max Purchase LTV:
85%
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:
$100,000, to $5,000,000
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:
680
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:
$100,000, to $10,000,000
Property Types:
Single-family properties, multifamily properties, and mixed-use properties.
Loan Term:
30-year fixed or ARM
Experience Level:
Some
Minimum Credit Score:
680
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:
680
Interest Rates:
As low as 8%
Points:
2%+
Max Purchase LTV:
85%
Guarantees:
Recourse and non-recourse (personal guarantee and non-personal guarantee).
