Key Takeaways
- SBA 504 and 7(a) loans for commercial real estate now require 100% US citizen/national ownership since March 2026
- Bankable provides bridge and permanent commercial property financing based on the property's income and your business revenue
- Owner-occupied commercial properties are our primary focus — the building you operate your business from
- Funding up to $5M with terms designed for L-1 holder timelines and visa renewal cycles
- 48-hour initial approval; full CRE transactions typically close in 14–21 days
Owning the building where you operate your business is a significant wealth-building milestone. For L-1 visa holders, it is also one of the most financing-intensive transactions you will attempt in the United States. Until March 2026, the SBA 504 program was the most common tool for non-citizen business owners purchasing owner-occupied commercial real estate. The new ownership rule eliminated that pathway entirely. Bankable provides the alternative.
Our commercial real estate financing for L-1 holders focuses on owner-occupied properties — the warehouse your manufacturing company operates from, the medical building your practice occupies, the retail center your business anchors. The property's value, the business's revenue, and the lease economics are what drive our underwriting, not your passport.
Types of Commercial Properties We Finance
Bankable funds acquisition and refinancing of: office buildings (owner-occupied), retail storefronts and strip centers, light industrial and flex space, medical and dental offices, restaurant buildings, automotive service centers, and multi-use commercial properties with a primary business occupancy component. We evaluate each property type on its own merits and the specific business using it.
How CRE Underwriting Works Without SBA
Traditional SBA 504 financing covered 40% of the purchase price at fixed low rates, with a bank covering 50% and the buyer contributing 10%. Without SBA access, L-1 holders must structure transactions differently. Bankable typically provides a first-position bridge loan or a permanent facility covering 65–80% of the appraised value, with the buyer contributing 20–35% equity. This equity requirement is actually comparable to what many L-1 holders contributed even under SBA deals once guarantee fees and required reserves were factored in.
We underwrite on DSCR (debt service coverage ratio) — specifically whether the property's net operating income covers debt service by at least 1.25x. For owner-occupied properties, this includes the value of the owner's below-market rent relative to market rates.
Loan Terms for L-1 Holders
Our CRE facilities for L-1 holders are structured with visa renewal timelines in mind. We do not require the full loan term to exceed your current visa expiration — we structure based on the business's revenue trajectory and the property's value. Most L-1A holders have a 3-year visa; L-1B holders have a 2-year initial period. We work within these windows and can restructure as status is renewed.
For more on structuring options, visit our SBA alternative financing overview and review our comparison of bridge versus permanent commercial financing structures.
The Application Process
A commercial property financing application at Bankable requires: a purchase agreement or letter of intent, a property appraisal or assessment, 12 months of business bank statements, evidence of down payment funds, and basic entity documentation. We do not require US personal tax returns if you have sufficient business revenue documentation. Start with our Bankability Score assessment to understand your financing capacity before you make an offer on a property.
Frequently Asked Questions
Yes. L-1 visa holders can legally purchase commercial real estate in the US. Since March 2026, SBA financing is no longer available to non-citizens, but Bankable provides commercial property financing based on the property's income and your business revenue.
Bankable funds commercial real estate transactions from $200,000 to $5,000,000. The loan-to-value ratio typically ranges from 65% to 80% depending on the property type, DSCR, and transaction structure.
DSCR stands for Debt Service Coverage Ratio. It measures whether the property's net operating income covers the annual debt service (principal plus interest). Bankable requires a minimum DSCR of 1.25x, meaning the property must generate at least 25% more income than the loan payments require.
Yes. Bankable typically requires 20–35% equity contribution from the buyer depending on the property type and transaction specifics. This is comparable to what SBA 504 deals required when guarantee fees and required operating reserves were included.
Initial approval takes 48 hours. Full CRE transactions typically close in 14–21 business days from completed application, which is significantly faster than traditional commercial bank timelines of 45–90 days.
Yes. Bankable underwrites commercial real estate primarily on the property's income potential and your business bank statement revenue. US personal tax returns strengthen the application but are not always required, particularly for properties with strong DSCR.
The mortgage obligation is a business or personal obligation that continues regardless of visa status. We strongly recommend maintaining valid L-1 status throughout the loan term. Commercial property ownership itself does not extend your visa, and you will need to plan immigration renewals independently.
Yes. We fund both acquisitions and refinances of owner-occupied commercial real estate. Refinancing can help you access equity in an existing property, restructure terms, or consolidate other business debt against the property's value.
Owner-occupied commercial property is generally easier to finance with Bankable because the business using the property provides additional underwriting data beyond just the property's rental income. Pure investment properties with third-party tenants are evaluated primarily on lease quality and tenant creditworthiness.
Most L-1 holders purchase commercial real estate through a separate LLC that leases the property to the operating business. This separates the real estate asset from business liability and can simplify future financing or sale. Bankable lends to both individual buyers and entity buyers.