NYC Commercial Real Estate Financing Benchmarks 2026
LTV limits, DSCR thresholds, rate ranges, approval timelines, and loan sizing benchmarks for every major commercial loan type in the New York metro market. Based on Flex V Capital active lending data as of October 2026.
Methodology
Benchmarks reflect Flex V Capital active underwriting criteria and closed loan data for the New York metro area (New York City, Long Island, Westchester, and Northern New Jersey) as of October 2026. Rate ranges are based on current index rates (SOFR, Prime, 5/10/30-year Treasury) plus typical lender spreads. LTV and DSCR thresholds represent standard approval criteria — exceptions exist for deals with strong compensating factors. This data is updated quarterly. For live index rates, see our commercial loan rates page.
License: CC BY 4.0 — Free to cite with attribution to Flex V Capital Ltd and a link to this page.
Benchmarks by Loan Type
Standard approval criteria for each loan program in the NYC metro market.
| Loan Type | Max LTV | Min DSCR | Rate Range | Term | Loan Range | Approval |
|---|---|---|---|---|---|---|
| Commercial Mortgage | 75% | 1.25x | 6.75–8.50% | 5–30 yr | $250K–$20M+ | 3–5 wks |
| Bridge Loan | 80% | N/A | 9.00–12.00% | 6–36 mo | $100K–$20M+ | 1–2 wks |
| DSCR Loan | 75% | 1.20x | 7.25–9.50% | 5–30 yr | $100K–$5M | 3–4 wks |
| Hard Money Loan | 70% | N/A | 10.00–14.00% | 6–24 mo | $100K–$5M | 3–7 days |
| SBA 7(a) | 90% | 1.15x | Prime+2.75–4.75% | 10–25 yr | $50K–$5M | 4–8 wks |
| SBA 504 | 90% | 1.15x | 5.50–7.00% | 10–25 yr | $250K–$5.5M | 6–10 wks |
| Construction Loan | 75% ARV | N/A | 9.50–13.00% | 12–24 mo | $500K–$20M+ | 2–4 wks |
| Multifamily (5+ units) | 75% | 1.20x | 6.50–8.75% | 5–30 yr | $500K–$20M+ | 3–5 wks |
Benchmarks by Property Type
Typical underwriting parameters by asset class in the NYC metro market. Cap rates reflect current market conditions, not historical averages.
| Property Type | Typical LTV | Min DSCR | Market Cap Rate | Vacancy Factor |
|---|---|---|---|---|
| Office (Class A, NYC) | 65–70% | 1.30x+ | 5.5–7.0% | 10% |
| Office (Class B/C, Suburban) | 60–65% | 1.35x+ | 7.0–9.0% | 15% |
| Retail (Anchored) | 65–70% | 1.25x+ | 5.5–7.5% | 5–10% |
| Retail (Unanchored) | 60–65% | 1.30x+ | 7.0–9.5% | 10–15% |
| Multifamily (5–20 units) | 70–75% | 1.20x+ | 4.5–6.5% | 5% |
| Multifamily (20+ units) | 70–75% | 1.25x+ | 4.5–6.0% | 5% |
| Mixed-Use (NYC) | 65–70% | 1.25x+ | 5.0–7.0% | 5–10% |
| Industrial / Warehouse | 70–75% | 1.20x+ | 5.0–7.0% | 5% |
| Medical / Healthcare | 70–75% | 1.25x+ | 5.5–7.5% | 5% |
| Hospitality (Hotel) | 55–65% | 1.40x+ | 7.0–10.0% | 20–30% |
Rate Index Reference
Commercial loan rates are indexed to these benchmarks. For live values, see our live rate table which pulls directly from FRED.
| Rate Index | Current Value | Used For |
|---|---|---|
| SOFR (30-day avg) | See live table | Base for floating-rate bridge loans |
| Prime Rate | See live table | Base for SBA 7(a) loans |
| 5-Year Treasury | See live table | Base for 5-year fixed commercial mortgages |
| 10-Year Treasury | See live table | Base for 10-year fixed commercial mortgages |
| 30-Year Treasury | See live table | Base for 30-year fixed DSCR loans |
Key Findings — NYC Market, Q4 2026
1.20x
Minimum DSCR
Required across all income-producing property types
75%
Standard Max LTV
For stabilized commercial properties; 80% on select deals
48 hrs
Pre-Approval
Flex V Capital DSCR and bridge loan pre-approvals
$100K–$20M+
Loan Range
Across all commercial loan programs
3–7 days
Fastest Close
Hard money loans on clear title, strong collateral
15+
Loan Programs
Covering every major NYC commercial property type
Related Resources
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