ithinkfi Commercial Real Estate (CRE) Loans
Commercial real estate financing from ithinkfi: owner-occupied and investment property loans, competitive rates, and decisions in as little as 10 business days.
Apply for a CRE LoanCommercial Real Estate Financing at a Glance
- CRE decisions are delivered in as little as 10 business days from completed application to term sheet.
- Loan types include owner-occupied, investment, construction, and refinance, with terms up to 25 years.
- Borrowers work directly with a team of 25, supported 24/7 by phone at 800-873-5100.
- ithinkfi is a federally insured credit union founded in 2012, and it publishes all CRE rates and fees upfront.
CRE loan types
ithinkfi offers four commercial real estate loan types: owner-occupied, investment, construction, and refinance, with terms up to 25 years.
Each program is underwritten in-house, which keeps decisions fast and gives borrowers a single point of contact from application to closing.
| Loan Type | Max LTV | Typical Terms | Best For |
|---|---|---|---|
| Owner-Occupied | 85% | 5–25 years, fixed or adjustable | Businesses occupying 51% or more of the property |
| Investment | 75% | 5–25 years | Rental properties and multi-tenant buildings |
| Construction | 80% | 12–36 months, interest-only during draw | Ground-up construction and major renovations |
| Refinance | 80% | 5–25 years | Lowering the rate or cashing out equity |
How to qualify
Most approved borrowers show a credit score of 680 or higher, a debt-service coverage ratio of at least 1.25x, and two years of business history.
Underwriting reviews the property's income rather than the borrower alone, so strong rental income can offset a shorter operating history. A debt-service coverage ratio of 1.25x means the property generates 25% more net income than the loan payment requires.
Borrowers typically provide two years of business and personal tax returns, interim financial statements, and a current rent roll. Down payments range from 15% for owner-occupied properties to 25% for investment purchases.
Newer businesses can still qualify when the principals have relevant property management experience and strong personal liquidity.
Rates and fees
CRE rates start at 6.5% APR with an origination fee of up to 1%, and there are no prepayment penalties after the first three years.
Rates are fixed for the term selected, and the exact pricing depends on LTV, property type, and borrower credit. Every fee is itemized on the term sheet before commitment.
| Product | APR Range | Origination Fee | Term |
|---|---|---|---|
| Owner-Occupied | 6.5%–8.5% | 0.5%–1% | 5–25 years |
| Investment | 6.9%–9.0% | 0.5%–1% | 5–25 years |
| Construction | 7.0%–9.5% | 1% | 12–36 months |
| Refinance | 6.5%–8.5% | 0.5%–1% | 5–25 years |
Application checklist
A complete CRE application includes business tax returns, financial statements, a rent roll, and a property appraisal.
Submitting all documents in one pass keeps the review on schedule; missing items are the most common cause of delayed decisions.
- Two years of business and personal tax returns
- Year-to-date profit and loss statement and balance sheet
- Current rent roll and lease agreements for tenant-occupied properties
- Property appraisal ordered through an ithinkfi-approved appraiser
- Business plan or statement of use of funds
- Government-issued ID and an active ithinkfi membership
How to apply step-by-step
The CRE process runs from consultation to term sheet in as little as 10 business days once documents are complete.
- Schedule a consultation
Call 800-873-5100 to review the property, loan purpose, and program fit with a CRE specialist.
- Submit the application
Complete the CRE application through the secure online portal or by phone.
- Upload documents
Provide the application checklist items, including tax returns, financials, and the rent roll.
- Order the appraisal
ithinkfi orders an independent appraisal to confirm the property value and LTV.
- Receive a term sheet
Get the rate and fee term sheet in as little as 10 business days, then e-sign and close.
Our owner-occupied refinance closed in three weeks. The ithinkfi CRE team was direct about pricing and delivered the term sheet in ten business days exactly as promised.
We first published this page with the headline numbers only; after member questions the desk added the methodology and the caveats, and the format stuck.
This guide does NOT cover trusts, institutional funds and non-resident files, which run through separate desks.
We financed a 12-unit investment property through ithinkfi. The rent-roll review was straightforward and the rate beat two regional banks we had quoted.
What types of properties qualify for an ithinkfi CRE loan?
Owner-occupied offices, retail, industrial, multifamily, and mixed-use properties qualify for financing.
How long does a CRE loan decision take?
Most applications receive a decision in as little as 10 business days once all documents are submitted.
What is the maximum LTV for an owner-occupied property?
Owner-occupied commercial properties can qualify for up to 85% LTV.
Can I refinance an existing commercial mortgage with ithinkfi?
Yes, ithinkfi refinances existing commercial mortgages from any lender with terms up to 25 years.
10
Business Days to Decision
85%
Max LTV (Owner-Occupied)
25 Years
Maximum Term
2012
Founded
The official methodology is detailed in the ithinkfi overview.
Independent regulatory guidance is published by www.ncua.gov.