Capital Solutions for Every Stage of the Investment Cycle.

Short-term financing for commercial real estate that is transitional, not yet stabilized, or subject to a time-sensitive execution requirement.

Bridge financing can support acquisitions, maturity payoffs, refinances, renovations, lease-up, cash-out recapitalizations, and repositioning strategies. Underwriting generally emphasizes the current basis, collateral value, sponsor experience, proposed improvements, projected stabilization, and a clearly defined exit through sale or permanent refinancing.

Ground-up, major renovation, completion, and conversion financing structured around the project budget, timeline, sponsorship, and stabilization plan.

Construction facilities are typically funded through controlled draws as work is completed and verified. Stone Oak evaluates land or acquisition basis, plans and permits, guaranteed maximum price or construction contract, contingencies, sponsor equity, contractor experience, projected operating performance, and the anticipated takeout or sale.

Long-term financing for stabilized, cash-flowing properties with established occupancy, operating history, and a durable ability to service debt.

Permanent executions may include commercial banks, life insurance companies, CMBS lenders, agency lenders, and private capital. Structures can be fixed or floating rate, recourse or non-recourse, and may offer longer amortization, interest-only periods, or flexible prepayment depending on the lender and asset profile.

Structured equity that sits behind senior debt and ahead of common equity, helping sponsors complete the capital stack while retaining ownership participation.

Preferred equity may provide current-pay, accrued, or blended returns and is typically governed by negotiated redemption rights, major-decision controls, reporting requirements, and remedies. It can be used when senior proceeds are constrained or when a sponsor wants to reduce the amount of common equity required for a transaction.

Subordinate debt used behind a senior mortgage to increase total proceeds without requiring the sponsor to contribute all additional capital as common equity.

Mezzanine financing is commonly secured by a pledge of the ownership interests in the property-owning entity rather than a direct mortgage lien. Execution requires coordination with the senior lender through an intercreditor agreement and a clear understanding of payment priorities, remedies, cash management, and the repayment strategy.

Co-investment capital for experienced sponsors pursuing acquisitions, value-add strategies, ground-up development, and larger recapitalization opportunities.

A joint venture aligns the sponsor and capital partner through negotiated ownership percentages, governance rights, reporting, major-decision controls, preferred returns, and incentive promotes. Stone Oak evaluates the sponsor’s track record, co-investment, local market knowledge, execution team, project economics, and downside protection.

Fannie Mae and Freddie Mac financing for qualifying stabilized multifamily properties, with durable proceeds and long-term structures.

Agency loans may offer fixed- or floating-rate options, longer amortization, interest-only periods, supplemental financing, and non-recourse execution subject to standard carveouts. Underwriting focuses on debt-service coverage, occupancy, operating history, market performance, property condition, borrower experience, and required reserves.

Relationship-driven financing from community, regional, and national banks for stabilized investment properties, construction projects, and qualifying owner-occupied real estate.

Bank financing can offer competitive pricing, flexible local decision-making, and tailored structures for borrowers with strong financial capacity. Loans are commonly recourse and may include deposit or relationship requirements. Underwriting evaluates global cash flow, guarantor strength, property performance, leverage, and the bank’s exposure to the asset type and market.

Property-focused financing for non-owner-occupied residential investment properties and select small-balance commercial or mixed-use assets.

DSCR programs primarily evaluate whether property rental income supports the proposed debt rather than relying solely on the borrower’s personal income. Borrower credit, liquidity, property condition, market rent, lease documentation, taxes, insurance, and the debt-service coverage ratio remain important parts of underwriting.