What Should You Look For in a Commercial Loan Under $5 million?
For a commercial real estate loan under $5 million, compare property fit, cash-flow sizing, total closing costs and the document process before choosing a lender. RPC finances occupied CRE; cash-out has its own $5 million loan ceiling.
Key loan facts
- Loan Amount
- $100,000 to $15,000,000
- Eligible properties
- Multifamily, Office, Retail, Industrial, Mixed-use, Self-storage, Cold storage, Hotels, Motels, Data centers
- Maximum Leverage
- 75%
- Minimum FICO
- 680
- Minimum DSCR
- 1.15x
Which questions matter before you compare offers?
Start with the purpose: acquisition, replacement of an existing mortgage, or taking equity out. Ask whether the property is eligible, which income and expenses will be used, who orders the appraisal, and which conditions remain. A preliminary discussion is useful only if the assumptions behind it are clear.
Where it fits
An investor buying a leased retail building and an owner refinancing an apartment building may ask for the same amount but need different documentation. For an acquisition, send the contract and rent roll. For a refinance, add the current payoff and explain whether you need cash back.
Illustrative example
Illustrative: a loan of $2,500,000 falls within both commercial size ceilings, but its purpose still decides which program applies. Meeting a size ceiling does not establish the value or income needed to support the payment.
Initial fit check
Occupied commercial real estate, minimum FICO 680, minimum DSCR 1.15x, and no more than 75% LTV. Value, income, title and documents must support the request.
Apply with your property and financing request, or submit a deal as a broker through Partners.
Eligible Asset Types
- Multifamily
- Office
- Retail
- Industrial
- Mixed-use
- Self-storage
- Cold storage
- Hotels
- Motels
- Data centers
Which program facts apply to this request?
As of 2026-10-08| Fact | Public guideline |
|---|---|
| Loan amount | $100,000 to $15,000,000 |
| Program condition | Maximum loan amount: $15 million |
| Program condition | Maximum LTV: 75% |
| Program condition | Minimum FICO: 680 |
| Program condition | Minimum DSCR: 1.15x |
| Program condition | Occupied commercial real estate only |
| Program condition | Closing in as little as 30 days |
| Program condition | Commercial financing is available in 48 states. Washington, DC is unavailable. Check the property's state before proceeding. |
| Program condition | All property types are subject to underwriting. |
- • These are public guidelines, not a loan commitment. Final terms depend on underwriting.
Source: Riverside Park Capital (2026-10-08), https://riversidepark.capital/commercial-real-estate-loans-under-5-million. Data may be cited or embedded with attribution.
Methodology
- Public lending guidelines reviewed 2026-10-08. Program limits are ceilings, not a commitment to lend. Examples labelled illustrative are calculations, not closed transactions.
Underwriting Guidelines
- Maximum loan amount: $15 million
- Maximum LTV: 75%
- Minimum FICO: 680
- Minimum DSCR: 1.15x
- Occupied commercial real estate only
- Closing in as little as 30 days
- Commercial financing is available in 48 states. Washington, DC is unavailable. Check the property's state before proceeding.
- All property types are subject to underwriting.
Who This Is For
- Owners and brokers comparing smaller occupied CRE transactions
- Buyers who want to understand conditions before ordering third-party reports
Who This Is Not For
- Vacant commercial properties under this occupied-property program
- Consumer home mortgages
- Unrestricted cash-out above the commercial cash-out loan limit
Frequently Asked Questions
Request Financing
Tell us about the property. We send preliminary terms, which are an estimate and not an approval.
Request Financing View Program GuidelinesSubject to underwriting, collateral review, borrower qualification, and lender approval. Not a commitment to lend.
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Commercial real estate and investor property loans. $100,000 to $15,000,000
Subject to underwriting, collateral review, borrower qualification, and lender approval. Not a commitment to lend.