Private Credit for Commercial Real Estate Deals
Private Credit for Commercial Real Estate Deals
We arrange $25M–$500M+ private credit across the Commercial Real Estate cycle. Senior secured loans, bridge facilities, mezzanine debt, and preferred equity for sponsors who need speed and flexible structures. We place capital with private debt funds and alternative lenders that underwrite cash flow, tenancy, and a believable exit plan without wasting time.
Deal Types We Finance
If the business plan makes sense and the numbers pencil, we run a process. This is where private credit shows up strongest:
- Acquisitions for stabilized or value-add properties with a credible capex and leasing plan.
- Refinancing of maturing bank loans where DSCR is tight but fixable with new structure.
- Bridge to Stabilization for transitional assets during lease-up or repositioning.
- Ground-up Construction and redevelopment with permits, GMP or near-GMP budgets, and contingency.
- Recapitalizations to reset cap stacks, clean up pref and mezz, or buy time for leasing.
- Rescue Capital and gap financing to avert covenant breaches when the plan is still viable.
- Partner Buyouts and GP liquidity lines with hard collateral and waterfall clarity.
- Note Purchases and note-on-note financing for discounted debt trades backed by real collateral.
- Portfolio Facilities for multi-asset sponsors with repeatable underwriting and reporting.
Asset Classes With Active Private Credit Appetite
| Asset Class | Underwriting Posture |
|---|---|
| Multifamily / Build-to-Rent | Strong. Lease-up and value-add are financeable with real comps. |
| Industrial / Logistics | Very strong. Modern specs, location, and tenant quality matter. |
| Hospitality | Selective. Branded, high-RevPAR markets get traction. |
| Office | Case-by-case. Prime locations, strong tenancy, clear capex. |
| Retail / Shopping Centers | Grocery-anchored and high-traffic centers preferred. |
| Self-Storage, Data Centers, Life Sciences | Active. Strong operator track record is key. |
| Student / Senior Housing | Selective. Operations and licensing diligence required. |
Capital Products We Place
| Product | Typical Sizing | Key Terms |
|---|---|---|
| Senior Secured Term | Up to ~60–70% LTV if stabilized | 3–7 year terms, DSCR-driven, interest-only or partial amortization |
| Bridge | Up to ~65–75% of as-is value, higher on as-complete | 12–36 months, extension options tied to milestones |
| Construction | Up to ~60–65% LTC senior; up to ~80–85% LTC with mezz or pref | Staged draws, interest reserves, completion guarantees |
| Mezzanine Debt | Sits behind senior to ~80–85% total capitalization | PIK or cash-pay, intercreditor with senior, cure rights |
| Preferred Equity | Fills to ~85–90% of total capital on some deals | Fixed coupon plus small promote, hard pay priority |
Details Lenders Expect To See
Bring these and you move. Miss them and you wait. We organize and pressure test every item below.
Sponsor and Capital
- Track record with the asset class and market
- Hard equity in the deal and source of funds
- Full org chart, GP and LP waterfalls, management agreements
- Liquidity and net worth support for guarantees when required
Property and Cash Flow
- T-12 and T-3 financials, rent roll and arrears report
- Lease abstracts, rollover schedule, weighted average lease term
- Market comps, submarket vacancy, absorption, rental trends
- Capital plan with line-item capex, contingency, and timelines
Third-Party and Legal
- Appraisal, environmental Phase I (and Phase II if needed), PCA
- Title, survey, zoning, permits, franchise or flag docs for hotels
- Construction budget, GMP or near-GMP, schedule, bond details
- Insurance binder for builder’s risk, liability, flood if applicable
Exit and Sensitivities
- Refinance math with DSCR under realistic rates and expenses
- Sale comps and broker opinions if exit is a sale
- Sensitivity table for rents, vacancy, and capex overruns
Process and Timeline
| Phase | Typical Duration | Deliverables |
|---|---|---|
| Mandate and data room | 3–7 days | Document checklist, model, teaser |
| Market soundings | 5–10 days | Term sheet ranges, anchor interest |
| Underwriting and IC | 2–3 weeks | Draft terms, diligence questions, conditions precedent |
| Documentation | 1–3 weeks | Loan docs, intercreditor, draw schedule |
| Closing and funding | 3–5 days | Signed docs, funds flow, initial draw |
Term Sheet Quick View
| Item | Typical Range or Approach |
|---|---|
| Leverage | Senior to 60–70% LTV if stabilized; total to 80–85% with mezz or pref |
| DSCR | 1.20x–1.35x for private senior; tighter if weak tenancy |
| Tenor | Bridge 12–36 months; term 3–7 years; construction to CO with mini-perm |
| Reserves | Taxes, insurance, TI/LC, interest, and capex where relevant |
| Security | Mortgage or deed of trust, equity pledges, assignment of rents |
| Covenants | DSCR, debt yield, net worth and liquidity for guarantors, capex milestones |
| Fees | Origination and exit; legal and third-party at cost; advisor success fee |
Geographies
Primary focus on the United States, United Kingdom, European Economic Area, and selected Middle East markets. Cross-border structures are considered where legal, tax, and collateral enforcement are clear.
Hard Pass List
- Imaginary equity or recycled deposits as equity
- No path to DSCR or debt yield that works at exit
- Missing permits on construction with no timeline to cure
- Contaminated sites without a funded remediation plan
- Inflated rent roll or phantom pre-leasing
Engagement Fees and Success Fees
Engagement fees start at $25,000. Full-scope, complex, or multi-asset mandates are priced at $150,000+ when the work is heavy and timelines are tight. Success fees are charged on closing and scale with facility size.
Request a Quote for Private Credit
We arrange $25M–$500M+ for Commercial Real Estate acquisitions, refinancing, development, and recapitalizations. Minimum engagement fee $25,000.
Request a QuoteWe are an advisory and placement firm. We are not a direct lender. All financings are subject to due diligence, credit approval, third-party reports, and executed documentation. Terms vary by asset quality, sponsor strength, market conditions, and jurisdiction.
Get Started With Us
Submit Your Deal & Receive a Proposal Within 1-3 Working Days
Submit your deal using our secure intake form, and receive a quote within 1-3 business days. Existing clients can connect with their relationship manager through our secure web portal.
All submissions are
promptly reviewed, and all communications are conducted through the intake form or the client portal for a seamless and secure process.
Thank you for considering working with us. A nominal fee of US$500 is required upon completion of each form. This fee covers the time and effort we invest in reviewing your submission and crafting a thorough proposal. We receive numerous inquiries and prioritize those that carry this fee, ensuring serious applicants receive prompt attention.
Trade Finance
Tap into solutions like letters of credit, bank guarantees, and payment facilitation. We address the challenge of global transaction risk through structured strategies that foster cross-border growth. Complete the form to unlock streamlined funding aligned with your commercial objectives.
Submit a RequestProject Finance
Access non-recourse funding for infrastructure, renewable energy, or other capital-intensive ventures. We mitigate capital constraints by isolating project assets and focusing on risk management. Provide your details to receive a structure that drives growth and maximizes returns.
Submit a RequestAcquisitions
Secure financing for business or real estate acquisitions. We ease transaction hurdles by reviewing cash flow, synergy opportunities, and exit plans. Complete the form for a customized proposal that supports your strategic investment objectives.
Submit a RequestFor Banks
Financely assists banks facing Basel III pressures by distributing trade finance deals and providing collateral for letters of credit. We reduce capital burdens while preserving client relationships and fostering service expansion. Submit your request to optimize your trade finance offerings.
Submit a RequestOnce we receive your submission, our team will review your information to determine feasibility. If eligible, you will receive a proposal or term sheet within 1–3 business days. Visit our FAQ and Procedure pages for more information.
Disclaimer: Financely provides financing based on due diligence and feasibility. Approval is not guaranteed, and past performance does not predict future outcomes. All terms are subject to review. Financely primarily assists with structuring and distribution. Qualified parties carry out the project if the client approves the proposal.
