# 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.

Canonical: https://riversidepark.capital/commercial-real-estate-loans-under-5-million
Markdown: https://riversidepark.capital/commercial-real-estate-loans-under-5-million.md

## Quick answer

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.

## 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.

**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.

**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.

## Loan parameters

- Loan size: $100,000 to $15,000,000
- Loan type: Commercial Purchase & Rate-and-Term Refinance

## Eligible assets

- Multifamily
- Office
- Retail
- Industrial
- Mixed-use
- Self-storage
- Cold storage
- Hotels
- Motels
- Data centers

## 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.

## 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.

## FAQs

**Q: Is a smaller commercial loan easier to qualify for?**

It still needs supported value and income. RPC's public guidelines include 1.15x minimum DSCR and 680 minimum FICO; a smaller amount does not remove those tests.

**Q: What should I compare besides the payment?**

Compare fees, recourse, prepayment provisions, reserves, appraisal requirements and remaining conditions. Ask for the same assumptions in each proposal; the lowest-looking payment can describe a different structure.

**Q: When can an occupied commercial transaction close?**

Closing in as little as 30 days, subject to completed underwriting, appraisal, title, insurance and documents. A missing rent roll or uncertain payoff can extend the schedule.

## Related

- [Commercial Purchase & Rate-and-Term Refinance](https://riversidepark.capital/commercial-real-estate-loans)
- [Apply for financing](https://riversidepark.capital/apply)
- [Submit a deal as a broker](https://riversidepark.capital/partners)
- [Commercial refinance options](https://riversidepark.capital/cre-refinance-loans)

---
Source: Riverside Park Capital - https://riversidepark.capital/commercial-real-estate-loans-under-5-million