Are you the lender?
No. creloans.broker is a broker / CRE loan desk. We package and shop business-purpose commercial files to capital sources. We do not fund loans.
Is this a commitment to lend?
No. Nothing on this site is a commitment to lend, a credit decision, or a lock. Those sit with the capital source.
Can I use this for a primary residence or owner-occupied building?
No. This desk is business-purpose / no owner-occupied. Investor-held commercial, mixed-use, and small CRE only.
What happens on the 30-minute call?
We review the asset, the NOI story, and whether a CRE program we can broker is even in range. If it is, we list the next documents.
Does the calculator decide anything?
No. It computes commercial DSCR (NOI ÷ Annual Debt Service), debt yield (NOI ÷ Loan Amount), cap, BTCF, and cash-on-cash for orientation. It is not a credit decision, a lock, or a quote. Educational chips are labeled assumptions — not GI policy.
Do you publish rates here?
No. Pricing is deal-specific and set by the capital source, not by a page on this site.
What is your license number?
GI Realty LLC, a California Real Estate Broker — CA DRE Lic# 01311868
How is commercial DSCR calculated?
Commercial DSCR is NOI ÷ Annual Debt Service. That is not residential DSCR (rent ÷ PITIA). Run it on /calculator.
What is debt yield?
Debt yield is NOI ÷ Loan Amount. CRE desks use it next to DSCR and LTV so a low-rate file does not look stronger than the income supports.
Can the loan close in an LLC?
Often yes on business-purpose CRE files. Vesting, the operating agreement, EIN, and who can sign have to match. We are not your formation attorney.
Do you work mixed-use or small CRE?
Yes — mixed-use, small CRE, and investor-held commercial. This is not a residential DSCR desk and not a hard-money flip desk.
Can this be a refinance or cash-out on commercial I already hold?
Some capital sources will look at refinance or cash-out on investor-held, business-purpose commercial. Occupancy still has to be investment. Nothing here is a cash-out decision.
What should I bring to the call?
Address, property type, NOI or T-12, purchase or current value, estimated loan, entity vs. personal vest, and the hold plan. Enough to desk — not a full credit package.
Common objections
These are the ones we hear on the desk. Direct answers. Not a credit decision.
My DTI will not clear a conventional file.
Then this is probably an asset conversation. CRE desks the property’s NOI against annual debt service. That does not mean every deal clears, and it is not a path for owner-occupied or a primary residence.
I do not want the file underwritten off my tax returns.
Many business-purpose CRE programs start with the asset’s NOI, not a 1040 recreation of the borrower. Capital sources still review identity, credit, and reserves. We do not promise a no-doc file.
I buy and hold in an LLC.
That is normal on this desk. The stall is a mismatch: property in the LLC, borrower talking as if it is personal, or an operating agreement that does not name the people who will sign.
This is mixed-use, not a strip center.
Mixed-use and small CRE are in range for this desk. How income is documented (T-12, rent roll, in-place vs. pro forma) is the first filter — not a retail refinance story.
The calculator came in under 1.25 DSCR.
That is a worksheet, not a decline. Educational chips show a common 1.20–1.35 range. Some programs look lower; others want more. Higher NOI, a lower loan, or a different structure are the levers. Book the call if you want the file mapped.
Just tell me the rate.
We do not publish rates here. Pricing is set by the capital source on a specific file. The calculator rate field is your estimate — not a quote from this desk.
I already ran this on dscr.broker.
Wrong engine. Residential DSCR is rent ÷ PITIA. This desk is NOI ÷ annual debt service, plus debt yield and cap. Use creloans.broker for commercial; use dscr.broker for 1–4 unit rentals.