Small Balance Commercial Loans
Flexible commercial real estate financing designed for smaller transactions, owner-users, and investors seeking speed and efficiency.
What Are Small Balance Commercial Loans?
Small Balance Commercial Loans provide financing for smaller commercial properties typically ranging from $500,000 to $5,000,000 — the segment often underserved by large institutional lenders who focus on larger deals, and too large for residential programs.
Property types financed: Mixed-use buildings, retail strip centers, small office buildings, light industrial and flex space, multi-tenant properties, owner-user commercial buildings, and NNN leased properties.
Loan structures: Available as fixed-rate or adjustable-rate terms of 5 to 25 years, with amortization up to 30 years. LTVs up to 75% for purchases and 70% for refinances. Debt Service Coverage Ratio (DSCR) of 1.20x or better typically required. Closings in 21–45 days depending on property type and documentation.
Processed through Gloven Capital — These products are originated through Gloven Capital, Glovenco’s dedicated real estate capital division. You can also apply directly at glovencapital.com.
Who this is for:
- Small business owners purchasing or refinancing their operating facility
- Investors acquiring small retail, office, or mixed-use properties
- Landlords refinancing existing commercial mortgages for better terms
- Investors transitioning from residential to commercial portfolios
- NNN investors seeking leverage on single-tenant assets
Key Benefits:
- Simplified underwriting vs. large CMBS or institutional loans
- Competitive rates with terms up to 25 years
- Owner-user and investor programs available
- Faster closing than large commercial transactions
- Non-recourse options available on stabilized assets
- Real estate investors
- Owner-user business owners
- Retail, office, and mixed-use properties
- Small to mid-size commercial transactions
- Buyers needing faster closings
- Borrowers seeking flexible financing options
- Faster approval and closing timelines
- Lower loan amounts with competitive terms
- Simplified underwriting compared to large CRE loans
- Focus on property and deal strength
- Flexible loan structures
- Ideal for growing commercial portfolios
⭐ Basic Qualification Requirements
🟢 Commercial property (purchase or refinance)
🟢 Clear title or ability to clear title
🟢 Down payment or existing equity
🟢 Business or borrower financial profile
🟢 Credit and experience considered
⭐ Common Use Cases
🟢 Purchase of small commercial properties
🟢 Refinance of existing commercial loans
🟢 Owner-user acquisitions
🟢 Retail or office space purchases
🟢 Warehouse or industrial properties