Refinance the whole building on what it actually earns.

Apartment and commercial multifamily properties — five units and up — are financed on the building's net operating income, not a single tenant's rent or your personal pay. Lower the rate, restructure a balloon, or cash out to reposition the property. This is a commercial loan, a step beyond our 1–4 unit DSCR refinance, and we walk you through it in English or Spanish.

Who this is for

  • Owners of 5+ unit apartment buildings ready for a better rate
  • Investors with a balloon payment or maturing commercial loan coming due
  • Owners cashing out to renovate units and raise rents
  • Investors who've outgrown 1–4 unit DSCR financing

How it works

  1. Send the building's numbers

    We start with the rent roll and operating expenses — the income and costs across all the units — plus the current loan. That's what shapes a commercial refinance.

  2. Figure the net operating income

    Rents minus operating expenses gives the building's NOI. Lenders divide it by the payment to set the coverage ratio and the loan they'll offer.

  3. Compare commercial lenders

    Terms vary widely — amortization, loan length, prepayment. We shop several lenders so you see the real trade-offs side by side.

  4. Close and reposition

    We manage the appraisal and underwriting through closing. Cash-out proceeds can fund renovations that lift rents and the building's value.

Benefits

Built for 5+ units

Commercial underwriting made for apartment buildings that a 1–4 unit loan can't cover.

Judged on the building

The property's net operating income drives approval, not your personal tax returns.

Cash out to reposition

Free up equity to renovate units, upgrade the property, and push rents higher.

We translate the jargon

NOI, cap rate, DSCR, amortization — we explain every commercial term in plain language.

Frequently asked questions

How is this different from a DSCR refinance?

Unit count. A DSCR refinance covers 1–4 unit rentals and often qualifies on a single property's rent. Once a building hits five units, it's commercial, and the loan is underwritten on the whole property's net operating income. We handle both and steer you to the right one based on your unit count.

What is net operating income and why does it matter?

NOI is the building's yearly rent minus its operating expenses — things like taxes, insurance, maintenance, and management, but not the mortgage. Commercial lenders divide NOI by the loan payment to get the coverage ratio, which sets how much they'll lend. A stronger NOI means better terms.

Can I get cash out on a multifamily refinance?

Often, yes. Many commercial lenders allow cash-out up to a set loan-to-value, and owners frequently use it to renovate units, which can raise rents and the building's value. We'll show what each lender allows.

What terms do commercial multifamily loans come with?

They differ from home loans. You'll see options like a 5-, 7-, or 10-year fixed period on a longer amortization, sometimes with a balloon or a prepayment penalty. We lay out the trade-offs so you understand the full structure before you sign.

Do you finance mixed-use buildings?

Frequently, yes — a building with apartments over ground-floor retail can qualify, as long as the residential portion is large enough. Send us the unit mix and the income breakdown and we'll confirm which lenders fit.

Does my personal income get reviewed at all?

Less than on a home loan. The building's income carries the deal, but lenders still look at your credit, your experience as an owner, and your reserves. We'll tell you what each lender wants up front.