Commercial loan programs in Pennsylvania
We offer short-term, first-lien commercial financing across Pennsylvania:
Why Pennsylvania investors choose us
Every loan is funded with our own money. As a balance-sheet lender, we have no institutional capital behind our loans and no outside committee to satisfy, so the people who review your deal make the decision. Expect limited paperwork, an in-house or BPO valuation with no full appraisal, no minimum credit score, and closings in about 2 weeks or less, subject to underwriting.
Loans typically run $100,000 to $2,000,000; smaller loans, and larger loans up to $5,000,000, are considered case by case. Rates are 10.99% to 12.99% (current typical range; subject to change, market conditions and underwriting), with 2 to 4 points, interest-only payments, up to 70% LTV or LTC on a first lien, and a term of 12 months, plus one optional 6-month extension.
Property types we finance in Pennsylvania
How investors use our financing in Pennsylvania
City mixed-use and small apartment buildings
Philadelphia, Pittsburgh and the state's older cities are full of storefront-and-apartment buildings and small apartment properties. Many need renovation, new tenants or both, and a bridge loan can carry the plan until the building qualifies for permanent debt.
Value-add in secondary markets
The Lehigh Valley, Harrisburg, Lancaster, Reading and other secondary markets offer retail, flex and multifamily deals at prices that leave room for improvement. These smaller deals fit our small balance focus.
Industrial and storage along the corridors
Light industrial buildings and self-storage facilities near Pennsylvania's major highways often trade with lease-up or expansion plans. We review each on its merits.
Before you submit a Pennsylvania deal
Pennsylvania municipalities have their own zoning, use and occupancy and inspection rules, and some require certificates or inspections at sale. Ask your title company and attorney about local requirements early, and send us the rent roll, the leases, the renovation budget and your exit plan.
What we don’t lend on
- Owner-occupied homes or any property the borrower will live in
- Loans for personal, family or household purposes
- Ground-up construction or land loans
- Second liens or mezzanine financing
- DSCR or long-term rental loans (we make bridge loans only)