Commercial Properties in Los Angeles, CA

Commercial acquisition financing enables investors to purchase income-producing properties throughout Los Angeles's diverse submarkets. We structure acquisition loans based on property value rather than personal income, allowing self-employed investors, partnerships, and corporate entities to leverage commercial opportunities without extensive documentation requirements. Our acquisition loans typically cover 60-70% of purchase price, with terms from 12 months to 5 years depending on your strategy. We understand Los Angeles commercial market dynamics, from the high barriers to entry in prime beach markets to the value opportunities in emerging neighborhoods east of Downtown. Whether you're acquiring a stabilized office building in Pasadena, a value-add retail center in Van Nuys, or an industrial property in Commerce, our acquisition financing provides the capital to execute your investment strategy. We can also accommodate complex acquisition scenarios including assumption of existing debt, seller financing subordination, and earnout structures for transitional properties.

Commercial refinancing unlocks equity from existing properties to fund new acquisitions, distribute capital to partners, or improve property cash flow through debt restructuring. Our refinance programs serve Los Angeles property owners facing various situations: maturing loans from other hard money lenders that need payoff, properties that have increased in value and merit cash-out refinancing, and investors seeking to transition from recourse to non-recourse financing structures. We offer both rate-and-term refinances that improve borrowing costs and cash-out refinances that provide capital for portfolio growth. Unlike traditional commercial refinancing that may require 60-90 days and extensive property management documentation, our streamlined process can close within 2-3 weeks. This speed is particularly valuable when refinancing maturing loans or capturing time-sensitive investment opportunities requiring quick capital deployment.

Value-add commercial projects represent some of the most profitable opportunities in Los Angeles real estate, but they require specialized financing that traditional lenders often cannot provide. Our value-add programs fund properties with renovation needs, lease-up requirements, or management repositioning opportunities. We structure these loans with interest reserves that cover debt service during the improvement period, protecting your cash flow while you execute the business plan. Common value-add scenarios include repositioning outdated office buildings with modern amenities and creative space buildouts, renovating retail centers to attract higher-credit tenants, and upgrading industrial properties with modern loading, clear height, and energy efficiency improvements. We understand the Los Angeles tenant market and can structure loan terms that align with realistic lease-up timelines for specific submarkets. Our draw administration process releases renovation funds quickly after work verification, keeping your project on schedule.

Owner-occupied commercial financing helps Los Angeles business owners acquire their operating premises, providing long-term stability and building equity through business real estate ownership. We work with businesses across industries including medical practices, professional services, creative agencies, manufacturing operations, and wholesale distribution companies. Our owner-occupied loans consider the financial strength of the operating business alongside property value, often enabling higher leverage than traditional SBA financing. This program is valuable for businesses that may not qualify for SBA loans due to time in business requirements, credit issues, or the need for faster closing than SBA's extended timelines allow. By owning rather than leasing, Los Angeles businesses gain control over their space, benefit from property appreciation in this high-growth market, and potentially realize tax advantages through depreciation and interest deductions.

We finance all major commercial property types throughout Los Angeles County including office buildings (Class A, B, and C), retail centers (neighborhood, community, and power centers), single-tenant net lease properties, industrial buildings (warehouses, distribution, manufacturing), flex properties, and mixed-use developments with commercial components. We lend on properties ranging from $500,000 to $20+ million in value, accommodating both small investor deals and larger institutional-grade transactions. Our programs cover stabilized properties, value-add opportunities with renovation components, and transitional properties requiring lease-up.

Our commercial loans typically provide 60-70% loan-to-value for acquisitions and refinances, depending on property type, location, and cash flow characteristics. Office and retail properties in prime locations with strong tenant credit may qualify for up to 70% LTV, while industrial properties and assets in secondary locations typically max at 65% LTV. For value-add projects with renovation components, we can structure up to 75% of total project cost (purchase plus renovation budget) provided the stabilized value supports this leverage level. We also offer cross-collateralization options for borrowers with multiple assets.

Most commercial hard money loans close within 10-14 days from application, assuming clear title and prompt document submission. This timeline assumes a commercial appraisal can be completed within 7-10 days, we work with established Los Angeles commercial appraisers who understand our timing requirements. For non-time-sensitive refinances, we can accommodate longer timelines if preferred. The key factors affecting closing speed are appraisal scheduling, title clearance, and entity documentation for borrowers purchasing through LLCs or corporations.

Yes, financing transitional commercial properties with vacancy or lease-up requirements is a core specialty. Traditional lenders typically require 85-90% occupancy for permanent financing, but we understand that value is often created by repositioning underperforming assets. For properties requiring lease-up, we structure loans with interest reserves that cover debt service during the stabilization period. Our underwriting evaluates the property's pro forma income potential, market rent comparables, and realistic lease-up timelines for the specific submarket.

Absolutely. Most of our commercial loans are made to entity borrowers including LLCs, limited partnerships, and corporations. We understand that Los Angeles commercial real estate investors typically hold assets in entity structures for liability protection and tax planning. Our documentation requirements focus on the entity's formation documents, operating agreement, and authority to borrow, rather than extensive personal financial documentation. We can work with single-asset entities and more complex multi-property holding companies.