Key Takeaways
- AOS holders CAN own commercial real estate in the United States — US property law has no immigration status restriction on ownership
- Commercial mortgages for AOS holders are available from private lenders; SBA 504 loans (used for owner-occupied real estate) are now blocked for AOS applicants
- Bankable funds working capital, equipment, and business expansion needs for AOS holders who own or are leasing commercial property
- SBA 504 loans — the primary commercial real estate financing tool for small businesses — are closed to AOS applicants since March 2026
- Bankable's revenue-based funding helps AOS holders bridge financing gaps when traditional commercial real estate loans are unavailable
One of the most persistent misconceptions in the AOS business community is that green-card-pending applicants cannot own real estate. This is false. AOS holders with EADs have full work authorization and are not legally restricted from owning US commercial or residential property. The question is not whether you can own property — it is who will finance the purchase, and on what terms. The March 2026 SBA rule closed the SBA 504 loan program (the primary owner-occupied commercial real estate vehicle for small businesses) to all AOS applicants. Bankable addresses the business capital needs around that gap.
What AOS Holders Can and Cannot Do with Commercial Property
Can do: Purchase commercial real estate outright (with non-SBA financing), lease commercial space, take out private commercial mortgages, own multi-tenant commercial buildings, and operate businesses from owned commercial space — all while in AOS status with an EAD.
Now blocked: SBA 504 loans for owner-occupied commercial real estate are closed to AOS applicants as of March 1, 2026. SBA 7(a) loans that were used to fund commercial real estate purchases are similarly unavailable.
How Bankable Helps AOS Commercial Property Owners
Bankable does not originate commercial real estate mortgages — but we fund the business operations that make commercial property ownership viable for AOS holders:
- Working capital for new locations: If you purchased commercial property for your business, Bankable can fund the working capital to outfit and operate it.
- Equipment financing: Furnish your commercial space with equipment using Bankable's asset-backed equipment financing.
- Business expansion capital: Fund the inventory, staffing, and marketing needed to make your new commercial location profitable.
- Bridge financing: While you arrange permanent commercial real estate financing, Bankable can provide bridge working capital for business operations.
Private Commercial Real Estate Lenders for AOS Holders
For the commercial mortgage itself, AOS holders should work with DSCR (Debt Service Coverage Ratio) lenders and portfolio lenders who do not sell loans to the secondary market. These non-QM and portfolio lenders evaluate commercial mortgages on the property's income — not the borrower's immigration status. Foreign national mortgage programs, while not identical to AOS holder programs, often have overlapping underwriting standards that AOS holders can meet.
Ready to fund your commercial business operations? Check your Bankability Score. For context on the SBA 504 program that is now unavailable to AOS holders, see our SBA 7(a) guide.
Frequently Asked Questions
Yes. US property law does not restrict commercial real estate ownership based on immigration status. AOS holders can purchase, own, and sell commercial real estate in all 50 states.
No. The SBA's March 1, 2026 rule excluded all AOS applicants from SBA 504 and 7(a) programs. SBA 504 loans, which are commonly used for owner-occupied commercial real estate, are no longer available to AOS applicants.
DSCR loans, portfolio commercial mortgages, private lenders, and hard money loans are available for AOS holders. These lenders evaluate the property's income rather than the borrower's immigration status. Bankable funds the business operations associated with your commercial property.
Bankable does not originate commercial real estate mortgages. We fund the business operations — working capital, equipment, inventory, and expansion — for AOS holders operating from commercial properties they own or lease.
We fund the working capital to outfit and operate your new commercial space — equipment, inventory, staffing, and marketing. For AOS holders who purchased commercial property without sufficient operating capital, Bankable provides the business capital layer.
Yes. There is no legal restriction on the number of commercial properties an AOS holder can own. Business income from the properties can support Bankable funding for operations.
This is exactly the situation Bankable addresses. Bankable can fund business operations while you seek alternative commercial real estate financing through DSCR lenders or portfolio lenders who accept AOS holders.
Property ownership does not affect your I-485 adjudication. USCIS adjudicates based on eligibility criteria, not business or property activities. Consult your immigration attorney with specific concerns.