Loan Programs By property type

Office Loans

Class A office buildings to small suburban office buildings, Pinnacle Capital Advisors offers unique finance strategies to accomplish our clients’ goals. Whether you’re a potential tenant, owner or investor, our team has the skill and market knowledge to meet your needs. We operate from the core premise that the greatest opportunities come from the willingness and ability to solve client problems.

Qualifying Types of Office Properties:

• Multi-tenant office buildings
• Multi-tenant office parks & business parks
• Research parks & High-Tech parks

Non-specific Details of our Conduit Programs:

• 70% - 80% Loan to Value
• 1.25 Debt Service Coverage
• Good Occupancy
• 10 year term (CMBS Loans)
• 30 year amortization (CMBS Loans)
• Non-recourse in most circumstances (CMBS Loans)
• Defeasance/Prepayment

LOANS $500K TO $50MM Refinance – Purchase – Bridge – Repositioning – Construction – Permanent – Conventional Options

Office commercial real estate owners and investors rely on Pinnacle Capital Advisors to gather documentation throughout the process, ordering the 3rd party reports and communicating directly with the credit analysist and underwriter to ensure that the loan gets approved quickly.

Multifamily Loans

Pinnacle Capital Advisors has access to customized bridge and permanent financing solutions, including Fannie Mae, Freddie Mac and FHA loans. Multifamily commercial real estate owners and investors choose Pinnacle Capital Advisors to close quickly with the best rates and terms.

Our Multifamily Financing Guidelines:

• Acquisitions and Refinancing
• Loan Amounts up to 75% LTV
• 30 – 35 Year Amortization
• Non-Recourse 
• Any Location with Demand
• Experienced Sponsor (Preferred)
• 25% Sponsor Equity (Preferred)
• Projected DSCR 1.25x (Preferred)
• Bridge Loan Terms to 3 years

The Following is Requested to Size a Multifamily Loan:

• Current Rent Roll (85% Occupancy Required)
• Trailing 12-Month Rent Collections
• 3 Years Historical Operating Statements (Income and Expenses)
• Current Year-to-Date Operating Statement
• Description of Property - Location, Number of Units, Year Built, Amenities, etc.
• Property Brochure/Photos
• Underlying Mortgage Balance
• Loan Request

LOANS $500K TO $50MM Refinance – Purchase – Bridge – Repositioning – Construction – Permanent – Conventional Options

Multifamily commercial real estate owners and investors choose Pinnacle Capital Advisors to close quickly with the best rates and terms.

Retail Shopping Center Loans

Pinnacle Capital Advisors is experienced with commercial real estate shopping center loans and financing. We provide commercial real estate advisory services for our retail clients. PCA has access to a group of commercial retail real estate solutions that can help your business operate more efficiently and effectively. 

In this strong economy, credit is readily available and we are corresponding with new and many non-bank commercial real estate loan programs, such as CMBS, and Credit Union Syndication. These loans are generally for quality stabilized real estate.

Minimum thresholds for these loans are $2 million.

Our Retail Financing Guidelines:

• Shopping Centers
• Strip Centers
• Lifestyle Centers
• Malls

Non-Specific Details of our Shopping Center / Retail Loan Programs:

• 70% - 75% Loan to Value
• 1.25 Debt Service Coverage
• Good Occupancy
• 10 Year Term (CMBS Loans)
• 30 Year Amortization (CMBS Loans)
• Non-Recourse in Most Circumstances (CMBS Loans)
• Defeasance/Prepayment

LOANS $500K TO $50MM Refinance – Purchase – Bridge – Repositioning – Permanent – Conventional Options

Retail commercial real estate owners and investors choose Pinnacle Capital Advisors to close quickly with the best rates and terms.

Industrial & Warehouse Loans

Pinnacle Capital Advisors is partnering with many different financial institutions specializing in commercial real estate loan programs. These loans are generally for quality stabilized real estate.

Qualifying Types of Industrial Real Estate Property:

• Industrial Buildings and Industrial Parks
• Distribution Centers
• Multi-Tenant Industrial Buildings and Multi-Tenant Industrial Parks
• 65% - 75% Loan to Value
• 1.25 Debt Service Coverage
• Good Occupancy
• 10 Year Term (CMBS Loans)
• 30 Year Amortization (CMBS Loan)
• Non-Recourse in Most Circumstances (CMBS Loans)
• Defeasance/Prepayment

LOANS $500K TO $50MM Refinance – Purchase – Bridge – Repositioning – Permanent – Conventional Options

Warehouse and industrial real estate owners and investors choose Pinnacle Capital Advisors to close quickly with the best rates and terms.

Self-Storage Loans

Pinnacle Capital Advisors has access to many self-storage real estate loan programs up to $10MM and up to 85% loan to value for a purchase or refinance and 90% loan to cost for ground up construction or expansion of a facility. PCA's self-storage financing consulting can guide you through the application process to buy, build, refinance, or improve your property from day one.

Our Self-Storage Financing Guidelines:

• Acquisitions and Refinancing
• Loan Amounts up to 85% LTV
• 3 Years Management Experienced Sponsor (Preferred)
• 15% Sponsor Equity (Preferred)
• Stabilized Occupancy (Preferred)
• Projected DSCR 1.25 min. (Preferred)

LOANS $500K TO $50MM Refinance – Purchase – Bridge – Repositioning – Permanent – Conventional Options

Self-Storage real estate owners and investors choose Pinnacle Capital Advisors to close on-time with the best rates and terms.

Assisted Living Loans

Pinnacle Capital Advisors specializes in financing for assisted living facilities, senior care, skilled nursing, retirement & nursing homes, memory care, adult day care and independent living property types. We have unique and creative capital solutions along with a network of capital partners ready to lend. We also offer multiple options to choose from.

Our Assisted Living Financing Guidelines:

• Acquisitions and Refinancing
• Loan Amounts up to 70% LTV
• 3-5 Years Experienced Sponsor (Preferred)
• 30% Sponsor Equity (Preferred)
• Projected DSCR 1.3 min. (Preferred)
• Bridge Loan Terms up to 3 years

LOANS $500K TO $50MM Refinance – Purchase – Bridge – Repositioning – Permanent – Conventional Options

Assisted Living real estate owners and investors choose Pinnacle Capital Advisors to close quickly with the best rates and terms.

Student Housing Loans

Pinnacle Capital Advisors is uniquely positioned to assist borrowers who wish to invest in student housing properties. We understand that loans for on-campus and off-campus, dedicated student-housing buildings have special requirements and needs. You will benefit from our experience and our extensive lender base offering competitive rates and terms. You may have specific property requirements to reach your financial goals and we will provide loan terms accessing more student housing loan options. Our trusted lenders include Fannie Mae, Freddie Mac, CMBS, banks and direct correspondents of HUD.

Our Student Housing Financing Guidelines:

• Rates: Competitive market pricing; Fixed or floating rates
• Terms: 5, 10, or up to 30-year fixed
• Amortization: 25-30 Years
• Prepayment: Multiple options, including no prepayment penalty
• DSC: 1.20 Minimum. Lower DSC on bridge to perm loans
• LTV: 75-80% Maximum
• Property types: On campus, Off campus, Multiple student per bedroom
• Recourse and Nonrecourse available (subject to standard carve outs)
• Bridge Loans

LOANS $500K TO $50MM Refinance – Purchase – Bridge – Repositioning – Permanent – Conventional Options

Student Housing real estate owners and investors choose Pinnacle Capital Advisors to close quickly with the best rates and terms.

Hotel Loans

Pinnacle Capital Advisors provides hotel owners, developers, and investors with a proven track record of successfully closing complex structured transactions quickly. PCA’s unique hotel real estate expertise and deep market understanding make us the best solution for flagged or un-flagged hotel projects across the country. PCA has an exclusive vast network of capital partners to fund hotel deals with precision.

Loan Programs:

Hospitality loans cover Limited Service Hotels, Full Service Hotels, Bed and Breakfasts, Motels, Boutique Hotels, and Resorts of all sizes! Pinnacle Capital Advisors' database of lenders accommodates for franchised hotels of all brands, independent hotels, interior or exterior corridors. Loan programs start at a minimum of $500,000 with no maximum.

• CMBS: Commercial Mortgage-Backed Securities (CMBS) are non-recourse loans, which offer interest rates fixed for the term of the loan. However, there are some inflexible stipulations such as reporting requirements, minimum Debt Service Coverage Ratio (DSCR), and pre-payment penalties. There are some restrictions on accepted properties and there is no working relationship with the servicer. Interest rates are fixed for the term of the loan, 5, 7, or 10 years. Typically, the minimum loan amount is $5,000,000.
  


• Conventional: Conventional mortgages are made by banks or non-bank lenders and the banking relationship may allow some flexibility, but may require more cash from the borrower in the form of higher down payment and post-closing liquidity. Conventional lenders typically have a maximum loan to value (LTV) of 65%-70%. Conventional loans will be recourse, with 3-15 year terms and with amortizations ranging from 10-30 years.
  


• SBA 7(a): SBA 7(a) loans are backed by the U.S. Small Business Administration. They generally have a high loan to value (LTV), generally up to 80%, and always require a personal guarantee. It also may be the only loan option available for certain hotel loans under $5,000,000. Underwriting for SBA 7(a) loans is more liberal than other loan programs. Interest rates are usually variable and the loan term is up to 25 years.
  


• SBA 504: SBA 504 loans are sponsored by the U.S. Small Business Administration and structured in 2 parts. LTV is high, up to 85%, and interest rates are generally low. A bank or non-bank lender secures a loan covering up to 50% of the project cost (referred to as the 1st mortgage), and a CDC (Certified Development Company) underwrites the SBA portion, or 2nd mortgage, for up to 35% of the total project cost (up to 85% combined loan-to-value). Interest rates on the first mortgage are typically variable, while the 2nd mortgage (SBA portion) interest rate is fixed for the 20 year term. The stricter underwriting requirements mean that the loan process can take about 30 days longer than the SBA 7(a) or other loan types.
  


• Bridge: Bridge loans can be quick to close and will fund higher-risk situations such as for renovation repositioning, but may be costlier with higher interest, lower LTV, and higher fees. Loan terms are often 1-3 years. Some lenders also offer permanent financing upon stabilization.


• Construction:  SBA, Conventional, Bridge, or USDA B&I loans may be used for hotel development.


• USDA: USDA Business and Industry loans are guaranteed by the United State Department of Agriculture to create and save jobs in rural communities. With the government guarantee, banks and non-bank lenders may ask for a smaller equity injection and offer lower interest rates and longer terms, typically between 20 to 30 years. On hotels, USDA loans always require a personal guarantee from the borrower. Interest rates may be fixed or variable.