Submit a Commercial Loan Scenario

Your legal first name as it would appear on loan documents. If you go by something else, you can tell us in the notes.

Your legal last name. For entity borrowers, enter the name of the individual we will be working with, not the company — the company name has its own field.

The address you actually check. This is where your scenario confirmation, your scenario ID, and any document requests will go. Corporate spam filters can hold our response, so add our domain to your safe senders if you can.

A direct number where we can reach you about this deal. Commercial scenarios almost always need one conversation to clarify something the form cannot capture.

Tell us whether a call, a text, or an email works best. If your schedule makes certain hours impossible, note that here — it saves a round of missed calls.

The business or entity connected to this transaction, if there is one. If the property will be held in an LLC that has not been formed yet, leave this blank and note it in Step 4; that is common and not a problem at the scenario stage.

Are you the borrower, a partner in the deal, a commercial real estate agent, a CPA or attorney, or a referral partner submitting on a client's behalf? This tells us who to contact first and how to keep the file organized.

Choose what the money is for: purchase, rate-and-term refinance, cash-out refinance, bridge, construction, business acquisition, or other. Loan purpose is the first filter lenders apply, so pick the closest match — if the deal is genuinely a hybrid, choose the dominant purpose and explain the rest in the notes.

Select the category that best describes the asset: multifamily, mixed-use, retail, office, industrial, or automotive. If the property does not fit cleanly, choose the closest and describe it in the notes — lender appetite is set by property type, so accuracy here matters more than almost any other field.

The street address of the property being financed. If you are shopping and have not identified a property yet, enter the target submarket instead and tell us it is prospective.

The city where the property is located. For unincorporated areas, use the nearest municipality and note the county in the comments.

The state where the property sits. Enter it even if you are unsure whether the deal can be placed there — confirming lender availability by state is part of what our review does, and we will tell you plainly if it cannot be done.

The property's five-digit ZIP code. Lenders often set appetite at the submarket level, so the ZIP does real work in matching your deal to the right desks.

Choose investment (fully tenant-occupied), owner-occupied (your business operates from the property), or mixed occupancy (you occupy part and lease the rest). This changes which programs apply and how the property's income is analyzed, so answer it based on how the building will actually be used after closing.

The contract price if this is a purchase. Leave blank on a refinance. If you are still negotiating, enter the price you expect to land on and note that it is not final.

Your best estimate of what the property is worth today. A broker opinion, a recent appraisal, or a defensible comparison to nearby sales all work. An honest estimate is more useful than an optimistic one — value drives loan sizing, and an inflated number only delays the real answer.

How much you are asking to borrow. If you are unsure, give us a range or tell us the outcome you want (for example, a specific amount of cash out) and let the analysis work backward to the loan size.

The remaining principal on any existing financing secured by the property. Enter zero if the property is owned free and clear. On a refinance this sets the payoff figure everything else builds on.

The amount of proceeds you want to take out above the payoff of existing debt and closing costs. Enter zero if this is a rate-and-term refinance. Lenders will also want to know what the cash is for, so add that in the notes.

When you need this to fund. Give us the real date, including any hard deadline behind it. This helps us prioritize the file and choose which lenders to approach, though no closing date can be promised in advance.

Answer yes if a purchase agreement is signed. A property under contract signals a live, dated transaction and is treated differently from an exploratory scenario.

The date your purchase agreement expires, including any extensions already granted. Only applies if the property is under contract. If an extension is pending, enter the current date and note the pending request.

All income the property produces in a year before any expenses: base rent plus reimbursements, parking, laundry, storage, and any other recurring revenue. Use actual collections if you have them and market projections if you do not — just label which one you used.

What it costs to run the property for a year: taxes, insurance, utilities, management, repairs, maintenance, and reserves. Do not include mortgage payments, depreciation, or capital improvements here — those are handled separately and double-counting them distorts every downstream number.

Net operating income (NOI) is gross income minus operating expenses, before any debt payments. If you leave this blank we will calculate it from the two fields above. NOI is the number lenders size commercial loans against, so it is worth getting close to right.

The share of rentable space currently leased and paying. If occupancy is low, enter the real figure and explain why in planned improvements or notes — a lease-up story is financeable, but only if the lender hears it from you first.

The unit count for multifamily, or the number of leasable suites or bays for commercial property. Leave blank for single-tenant assets. Unit count affects both property classification and which lending programs apply.

Total principal and interest paid on property debt over twelve months. Enter what you currently pay if the property has existing financing, or leave blank if there is none. This is the denominator in a debt-service coverage calculation.

Your current monthly payment on debt secured by this property. Note whether it includes taxes and insurance, since escrowed payments and principal-and-interest-only payments are not comparable.

A rent roll lists every tenant, their rent, lease start and end dates, and any concessions or arrears. Tell us whether one exists and how current it is. On tenant-occupied property it is usually the first document a lender asks for.

A T-12 shows actual income and expenses month by month over the last twelve months. It is how lenders verify that your NOI reflects reality rather than projection. Tell us if you have one, if your accountant can produce one, or if the property was recently acquired and no full year exists yet.

Describe the physical state honestly: stabilized and well maintained, dated but functional, needing significant work, or vacant. Deferred maintenance changes which lenders will engage and how proceeds may be structured, and it always surfaces at inspection anyway.

Any renovation, repositioning, or capital work you intend to do, with a rough budget and timeline. This is also where a lease-up or value-add plan belongs. A clear plan often helps a file rather than hurting it.

Pick the range you believe describes your credit. We do not pull credit from this form and nothing here affects your score. A range is enough to steer the file toward the right lenders; the exact score only matters once you formally apply.

Cash and readily accessible assets you could deploy for this transaction — bank balances, marketable securities, and available lines. Retirement accounts and home equity generally count differently, so list them separately if they are part of the picture. Lenders look at post-closing reserves, not just the down payment.

How much cash you are prepared to put into the deal, and where it is coming from — savings, a 1031 exchange, a partner, a sale in progress. Source matters as much as amount, because seasoning and documentation requirements differ.

How many commercial properties you have owned or managed, and for how long. Experience with this specific property type is worth calling out. First-time commercial buyers are financeable; we just need to know so we approach lenders who work with them.

How title will be held: an LLC, corporation, partnership, trust, or an individual. If the entity is not formed yet, say so — that is routine and easily handled before closing. Entity structure affects documentation and, on some programs, eligibility.

Disclose any bankruptcy, foreclosure, short sale, deed in lieu, or loan modification, with the approximate date and a one-line explanation. This is an optional pre-screen question. How a credit event is treated varies by lender, property, borrower, and transaction, and knowing about it up front is what lets us route the file sensibly. Credit events disclosed early give us more room to find the right lender; the same event surfacing later in underwriting can end a deal.

Anyone besides you who will guarantee the loan — partners, spouses, or a parent entity. List names and rough ownership percentages. Adding a guarantor with stronger credit or deeper liquidity can change which lenders will look at the file.

Other commercial real estate you currently own, with property type, approximate value, and outstanding debt. This demonstrates track record and lets lenders assess your total exposure. A short summary is fine here; a full schedule of real estate comes later if the deal advances.