5+ units · mixed-use · commercial

Multifamily loans for investors buying buildings of five units and up.

When a property outgrows our 1–4 unit DSCR program, our multifamily and commercial financing takes it: apartment buildings with five or more units, mixed-use buildings with shops below and apartments above, and commercial investment property. Every building is quoted on its own numbers.

Get a quote Check the coverage

No credit pull to start
About a minute
A loan officer calls you

How the loan is sized

A bigger building is judged on what it earns as a business.

On a property with five or more units, the loan is sized on the building's net operating income: all the rent it collects, less vacancy and the cost of running it. That income is set against a year of loan payments. It's the same coverage idea as a DSCR loan on a duplex, applied to a whole operation.

There's no rate sheet for these loans, because the answer moves with the building: its occupancy, its expenses, its condition and your experience running property. Send the rent roll and the operating history and a loan officer will quote leverage, rate and structure for that building.

Mixed-use buildings count both kinds of income, the storefront lease and the apartments upstairs. Tell us about the commercial tenant's lease when you call, since one shop can be a large share of the building's income.

Coverage = net operating income ÷ annual loan payments

Expenses decide more than rent does. Taxes, insurance, repairs, management and owner-paid utilities all come out before coverage is measured.
Small rent gains add up across units: $100 more a month on each of six apartments is $7,200 a year of gross rent.
Building half empty or in need of work? Tell us on the call; a short-term loan before the long-term one can fit better while you lease it up.
Four units or fewer? That property belongs on our DSCR rental loan.

Terms

Quoted on your project, not from a rate sheet.

We don't publish set terms for multifamily and commercial financing. Leverage, rate and structure depend on the property, the plans or the rent roll, and your experience, so a loan officer quotes them after seeing the deal. All loans are subject to appraisal and underwriting.

Get a quote

Send the address, the numbers and your timeline in about a minute. A loan officer calls you back to talk it through.

Get a quote

Application to closing

From rent roll to quote.

Pull the numbersGather the rent roll and a year of income and expenses, then check the coverage in the DSCR calculator.
Send it or callUse the form here or call (718) 704-0499 with the address, unit count, price or current loan, and rents.
Get a quoteAfter a short call your loan officer comes back with leverage, rate and structure for that building.
CloseAppraisal, title and insurance move together, and we keep you posted on each one until closing.

Who it's for

For investors whose next property has more than four doors.

Moving up from fourplexesYour first five-unit building is a different loan from your last fourplex. It's underwritten on the whole building's income.

Mixed-use buyersA storefront with apartments above, or offices over retail. Both kinds of income count toward the building.

Commercial investorsAsk on the call which commercial property types we finance and how your tenants are looked at.

Owners refinancing a buildingRolling off a maturing loan or pulling equity out of a stabilized building? Send the current rent roll and loan statement.

Out-of-state buyersWe work nationwide from our Brooklyn, New York headquarters, so you don't need a lender in the building's city.

Where we lend

Multifamily and commercial by state

We lend nationwide. These states have their own pages, with local markets and things to check before you buy.

Get your terms

Five units or more, mixed-use or commercial? Send us the building for a quote.

Contact details first, then single-tap answers on the property, the amount and when you need to close. A loan officer phones you back with terms.

About a minute to fill in
No credit pull to start
A loan officer calls you back
Investment property only

Rather talk now? (718) 704-0499

Step 1 · About a minute in allNo credit pull

United Lending LLC offers business-purpose financing secured by non-owner-occupied investment real estate. We do not offer loans for personal, family or household purposes, or loans on owner-occupied primary residences.

Questions

Multifamily and commercial: common questions

What counts as a multifamily loan with United Lending?

A loan on a residential building with five or more units. Single-family homes and 2–4 unit buildings go on our DSCR rental loan instead. Mixed-use and commercial investment property are quoted the same way, building by building.

Do you finance mixed-use buildings?

Yes. A mixed-use building combines commercial space, such as a shop or office, with apartments. Both income streams count, so tell us about the commercial lease's length and rent when you call.

What rates and terms do you offer on multifamily loans?

Every building is quoted individually instead of from a rate sheet, because occupancy, expenses, condition and your experience change the answer. Send the rent roll and a year of operating numbers, and after a short call your loan officer comes back with leverage, rate and structure.

How is a multifamily loan sized?

From net operating income, meaning the rent collected less vacancy and operating costs, compared with a year of loan payments. The more comfortably the income covers the payments, the stronger the file.

What should I send for a quote?

The property address and unit count, a current rent roll, the last 12 months of income and expenses, the purchase contract or current loan statement, and photos. If you plan renovations, add a scope and budget. Complete numbers get you a faster, firmer quote.

Where do you finance apartment buildings?

Nationwide, from our Brooklyn, New York headquarters. Most of our loans are in New York, New Jersey and Florida, and we finance multifamily, mixed-use and commercial property in many other states too.

Can I live in one of the units?

No. United Lending offers business-purpose financing on investment property only, so a building where you or your family will have a home doesn't qualify. An owner-occupied purchase needs a residential mortgage.

Other loans for investors

Long-term

DSCR rental loans

30-year financing for 1–4 unit rentals, qualified on the rent instead of your tax returns.

Purchase LTV up to85%

Term30 years

Income docsNot required

Loans from$75K

Subject to appraisal and underwriting.

Terms and requirements

Short-term

Bridge loans

Close quickly on a property now, then sell it or refinance into long-term debt.

Leverage up to95% LTC

Term12–18 months

PaymentsInterest only

Prepayment penaltyNone