Property type
Office loans, matched to your deal
An office loan finances buildings leased to business tenants, from suburban low-rise and medical office through to larger multi-tenant assets. It is the most selective part of the commercial market at present, which makes distribution matter more here than almost anywhere else: appetite varies sharply between programs, and a decline from one desk carries very little information about what another would say on the same building.
- 5,000+loan programs screened
- 5–8matches on a typical deal
- $0 upfrontto submit and compare offers
- 0.50–1.00%broker fee, paid only at closing
Who is an office loan actually for?
Owners and buyers of office property, including medical office, professional and suburban buildings, and owner-users occupying part of their own space. Medical office in particular behaves differently from general office, because the tenant fit-out is expensive to replicate and tenancy tends to be stickier as a result.
What do office lenders disagree about?
Almost everything, and more sharply than in other asset classes. Programs differ on occupancy thresholds, on how they read remaining lease terms, on which submarkets they will consider at all, and on how much weight to give physical quality and amenity. The practical consequence is that the spread between the best and worst response on an office file is wider than on most other property, so putting it in front of one lender is a poor test of whether it is financeable.
What strengthens an office file?
Occupancy with term behind it, a tenant base that is not dependent on a single lease, evidence of recent leasing at stated rents, and a clear account of what capital the building needs. Where a repositioning is planned, the leasing assumptions and the budget behind them do most of the persuading, because the lender is being asked to underwrite the plan rather than the present.
How does getting matched actually work?
You describe the deal once — about five minutes — and it is screened against 5,000+ loan programs. Most deals return 5–8 matches, and the median first offer arrives in under an hour. There is $0 upfront; the fee is 0.50–1.00%, paid only at closing.
YieldStack is a commercial mortgage brokerage, not a lender. The rate, the leverage and the credit decision belong to the lenders competing for your deal; our job is making sure the right ones see it at the same time, so the terms you compare are real competition rather than one desk’s appetite.
What do lenders actually look at?
Every program weighs these in its own way — which is the argument for several quoting at once.
- Occupancy, and how much term sits behind the current income
- Tenant concentration and the expiry schedule
- Submarket, building quality and the competing supply
- Capital requirements, including tenant improvement and leasing costs
- Sponsor capacity to fund leasing through a repositioning
Frequently Asked Questions
Is office property still financeable?
Yes, though appetite is genuinely uneven between programs. That unevenness is the argument for distribution: the same building can draw a decline and a workable offer in the same week.
Is medical office underwritten differently from general office?
Usually, and often more favourably. Purpose-built clinical fit-out is costly to replicate, so tenants tend to renew, and lenders read that stickiness as durability in the income.
What occupancy do office lenders want to see?
There is no single answer, and the thresholds differ enough between programs that assuming one is a mistake. Lease term behind the occupancy usually matters as much as the occupancy figure itself.
Can a partly vacant office building be financed?
Typically through bridge or value-add programs that underwrite a lease-up plan. The credibility of the leasing assumptions and the capital behind them carries the file.
How is owner-occupied office treated?
As business-purpose owner-user property, which a distinct set of programs covers. The underwriting leans on the operating business rather than on third-party rent.
Does building age matter?
Less than the specification and what the building needs spent on it. Lenders are more interested in deferred capital and how the asset competes for tenants than in the year it was built.
Is YieldStack a lender?
No. YieldStack is a commercial mortgage brokerage, not a lender. Every term sheet comes from a lender in the network and is subject to that lender's underwriting.
Does it cost anything to see terms?
No. It costs $0 upfront to submit a deal and review offers; YieldStack's broker fee is 0.50–1.00% of the loan amount and is paid only at closing.
Is financing guaranteed?
No. Every credit decision is made by the lender; YieldStack arranges the introductions and negotiates on the borrower's side, and no loan, rate, or closing is guaranteed.
Next step
One deal.Several lenders.
YieldStack is a commercial mortgage brokerage, not a lender.