Loan Programs · Bank & Institutional Financing

Bank & Institutional Financing

Long-term, stable loan structures from banks, credit unions and life companies, best suited for stabilized assets with strong cash flow and experienced sponsorship.

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Program Offers

Bank & Credit Union Programs

Bank
Owner-Occupied Commercial
65%
Max LTV

Best for owner-users in partially tenanted commercial buildings.

RateMid to high 6s
TermUp to 5 years, based on remaining tenant units, occupancy & lease term
Amortization25 years
Prepayment5-4-3-2-1 or 3-3-3-2-1
Collateral1st mortgage with assignment of leases & rents1st-position UCC-1
RelationshipOperating account transfer required
See all owner-occupied options →
Bank
Conventional Bank Loan
65%
Max LTV (collateral appraised value)

Best for stabilized multifamily, office and warehouse properties.

Property TypesMultifamily, office & warehouse
RateMid 6s
Term5 years, with option to renew for another 5
Amortization25 or 30 years
Prepayment5-4-3-2-120% principal paydown allowed each year
Credit Union
Credit Union Financing
65%
Max LTV, as long as the property cash flows

Best for net lease, owner-occupied and multifamily properties from $1MM.

Eligible AssetsNet lease: fee-simple NNN (select NN) with credit-rated national & regional tenants, 20–25+ unitsOwner-occupied commercialMultifamily: Class A, B & select C, nationwide
RateLow to mid 6s, priced off the 5-Yr Treasury
Structure5-year fixed or 5+530-year amortization
PrepaymentNo prepayment penalties
UnderwritingStress-tested to 1.25x DSCR on 30-year amortization$1MM minimum
RecourseFull recourseBorrowers must be U.S. citizens
Institutional

LifeCo Financing

Life company debt for stabilized, cash-flowing assets: low leverage, long amortization and some of the most competitive pricing in the market.

Life Company
Lifeco Loans
$2MM–$15MM
Loan size

Best for stabilized, cash-flowing assets seeking low-leverage, fixed-rate life company debt.

RateStarting at 8%
Term1–5 years
LTV55%–65%, based on property type, location and sponsor
DSCR1.25x minimum; best pricing above 1.55x (25-year amortization)
Fees1% origination; 1% exit
PrepaymentInterest guaranty for half the loan term; 5-year option with 5-4-3-0-0 stepdown
Property TypesOffice, retail, industrial and multifamily
Life Company
Large Balance Lifeco
$5MM–$10MM
Loan size

Best for larger stabilized assets seeking non-recourse life company debt, generally with no prepayment penalty.

RateAround 7%
Fees1–2 origination points
LTVUp to 75% as-is
DSCRTargeting 1.30x in-place (25-year amortization)
RecourseNon-recourse
PrepaymentGenerally none
Property TypesIndustrial, retail, medical office and multifamily; no general office
GeographyNationwide

Indicative pricing as of October 2026. All terms subject to lender underwriting and approval.

Larger Balance

$5MM+ Program Details

Fixed-rate, non-recourse financing for larger commercial assets from $5MM to $25MM, with interest-only options and up to 30-year amortization.

Program Terms
Term5, 7 & 10-year fixed, balloon at end of fixed term
AmortizationInterest-only & up to 30-year amortization
Loan Amount$5,000,000 to $25,000,000
LTVUp to 75% max LTV
RecourseNon-recourse
Credit Score680 minimum
Eligible PropertiesMultifamily, warehouse, self-storage, industrial, light industrial, retail & mixed-use
EscrowsTax & insurance escrows required on all loans
BorrowerMust close in the name of a Single Purpose Entity

All terms subject to lender underwriting and approval.

Common Uses

Where Bank Debt Fits

✓Financing for stabilized, cash-flowing commercial assets
✓Long-term debt for investment and owner-occupied properties
✓Refinancing existing bank or private debt
✓Balance sheet optimization for property owners
Our Role

We Run the Bank Process for You

We match your deal with the banks and credit unions that fit it, package the submission, and manage underwriting through closing, focused on realistic structures, competitive terms, and reliable execution.

Submit a Scenario

Have a Scenario? Send It Over for a Same-Day Read.

Tell us about the property and the financing you need. An originator will review it and come back with what's realistic on leverage, structure, and timing.

Email the Deal Teamdeals@bluestreamcg.com
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