44 Oak Capital – Loan Programs
WHY BROKER COMMERCIAL LOANS WITH US?
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.
| 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).
