SBA 504 Loans
SBA Guaranteed Loans for Real Estate and Equipment
Are you an entrepreneur or a visionary with a goal in mind? Perhaps you want to purchase and re purpose an abandoned hospital, or maybe you hope to start up a restaurant. No matter what your vision is, you are going to need money. You must consider purchasing costs, soft fees, interest rates, insurances, equipment, renovations, and the list goes on. Most likely, you will need to take out a loan to help get you started or to support you throughout the entire process of building your business. A popular loan program that Commercial Real Estate Loans, Inc. arranges for small business owners is the U.S. Small Business Administration (SBA) 504 Loan.
What Is an SBA 504 Loan?
The SBA 504 Loan Program (Sometimes known as the SBA CDC/504 Loan Program) is a Small Business Administration guaranteed loan of up to $20 million designed for owner-occupied commercial real-estate and other qualified fixed assets, geared as a commercial mortgage. The property must be more than 51% owner occupied. SBA 504 Loans are comprised of two different funding sources at once. One mortgage of up to 50% is backed by a bank or other financial lender that can cover up to half the total purchase price, while another 40% is supplied by a certified development company or CDC as a second mortgage. The borrower is responsible for the final 10% as a down payment.
Taking on a loan that involves a third party may seem intimidating at first, but the SBA holds strict CDC eligibility requirements for the program. CDCs participating in the program must meet the following criteria in order to qualify:
Must be a Non-Profit Organization (NPO) in good standing
Must have a minimum of 25 members that represent:
Government Organizations recognized by the SBA for economic development in the area of operation
Financial institutions that support long-term commercial fixed financing for:
The area of operation
The area of operation’s community establishments devoted to economic growth, such as foundations, chambers of commerce and universities
Local businesses within the area of operations
Must have a board of directors that not only meet appropriate requirements, but are also selected from the membership, representing a minimum of three out of four of the membership groups.
The CDC must have professional, full-time management that includes an executive director who has undergone the approved training and has knowledgeable experience with the SBA 504 loan program.
Every fiscal year, CDCs need to meet a requirement of a lending activity with a minimum of two approved 504 loans. The CDC's portfolio must also reflect that through the SBA 504 loan funding fulfilled, a rate of one job opportunity for every $65,000 was averaged.
All applications have to have the CDC’s Board of Directors approve an operating budget that is coupled with a plan to meet operations within that budget; it cannot be specialized to a specific industry, it must be general in nature.
Upon application approval, there must be proof via demonstration of satisfying operating criteria and certification that is highlighted in the Code of Federal Regulations (CFR).
At the end of a mandatory 2 year probation period for CDCs certified for less than 2 years , CDCs can be approved through petitions they willingly submit to either extend the probation period by one year or be given permanent status. If the CDC’s petition is denied or if they fail to file one, the CDC will be removed from the SBA 504 program.
Any money that is funded by a CDC that is being removed from the 504 program will be transferred to either the SBA, another certified CDC, or an outside service that has been approved by the SBA.
On top of these strict eligibility guidelines for the CDCs in the program, the actual lenders must make it through the Preferred Lenders Program (PLP). The PLP allows the SBA to carefully select qualified lenders to make final credit decisions, to service loans, and to perform liquidation requirements. Lenders are continuously checked for eligibility criteria. The verdict to elect a lender into the PLP is made based on three important aspects:
The lender has the ability to handle all financial elements regarding an SBA loan.
The lender can both develop and analyze complete loan packages.
The lender’s performance history with the SBA is satisfactory.
So rest assured that only the highest quality lenders and CDCs are eligible to take part in the SBA 504 Loan program. With higher leverage than conventional commercial real estate loans, the SBA 504 loan may be exactly what you need to make your vision a reality!
How to Qualify for an SBA 504 Loan
In order to qualify for the SBA 504 loan, businesses must also meet a strict set of eligibility requirements that include:
Must be a For-Profit entity
Must be able to pay your loan agreement in a time frame that is based on the projections of the company’s operating cash flow
Must NOT have funds available from other sources
Business must be located in AND operate within the United States and/or United States properties
Must not invest or speculate engagement for your business in rental real estate.
Must have a tangible net worth less than $15 million and an average net income less than $5.0 million after taxes for the preceding two years.
Must have a feasible business strategy
Proceeds must be used for purposes approved by the SBA which include:
Purchasing land or existing buildings
Improvements to property such as utilities, parking lots, street enhancements and landscaping
Constructing new facilities or modernizing/renovating existing facilities
Buying machinery and equipment for long-term use
Must NOT use proceeds for any of the following:
Operating capital or inventory
Funding for other debts (refinancing, consolidating, or repaying)
Considering or capitalizing in rental real estate
Your business must be an eligible business as determined by the SBA including (but not limited to):
Assisted Living Facilities
In addition, prospective borrower applicants must:
Have been in business for a minimal of two years
Have a credit score of at least 680
Be looking to finance at least $30,000
Have a profitable business with a minimum revenue of $50,000 over the previous 12 months
Be able to prove the need of financial support (Have a palpable net worth that is less than $15 million—in the past two years, your average net income after taxes must be less than $5 million)
Show proof of good character with a “Statement of Personal History,” which is required to prove your principles of historically good conduct with the disposition and capability to pay your debts; you also should not have had any trouble with the law.
The SBA 504 loan application process is not as tedious as one might imagine. The checklist below highlights everything that you will need to do in order to apply:
Complete an SBA 504 loan application form 1244
Two Business Financial Statements are required in order to support your application and demonstrate your ability to repay the loan. These are:
Profit and loss (P&L) statement that is 90-days current with previous three years of supplementary schedules
Projected financial states that outline a detailed one-year income projection with a written explanation on how the projection is achievable
Create a list with contact information for applicable affiliates and subsidiaries with important influences and relations.
Provide your original business certificate or license—or, use your corporate seal to stamp your application if your business is a corporation.
If you have applied for loans before, include records of those applications.
Gather and submit business and personal federal income tax returns that have been signed in the previous three years.
Each principle applicant needs to produce a personal resume.
Have a written history of challenges the business has faced, why the SBA loan is needed, and how it can help.
Finally, provide a written history of challenges the business has faced, why the SBA loan is needed, and how it can help.
If the loan proceeds are being used to purchase an existing business, you will also need:
P&L statement of the business you are buying and an up to date balance sheet
Income tax returns of the business you are purchasing dating back to two years
Terms of sale and the proposed bill
A list that includes schedule of inventory, furniture, fixtures, machinery and equipment, and asking price
Once this is all completed and submitted to the SBA, it is solely a matter of awaiting their verdict.
SbA 504 Loan Terms
The Small Business Administration 504 Loan May Be Issued With The Following Loan Terms:
Loan Amount: Up to $20 Million
Loan Term: 20 to 25 years (fully amortizing)
Rates: Prime + 1.25% - 2.75% (Fixed)
Loan to Value: Up to 90% LTV (80% on hotels and motels)
DSCR: Minimum 1.20x DSCR on existing cash flow
Collateral: The SBA 504 loan uses the project assets being financed as collateral. The principal owners are also required to produce personal guarantees
Fees: Typically 3 percent of the debenture and may be financed with the loan.
SBA 504 Loan Amount Determination Factors:
SBA 504 loan amounts are formulated by the nature of how funds will be utilized:
Job Creation: In this goal, the maximum debenture allowed is $5 million designated for creating jobs and positively developing the community. To be exact, every $65,000 must retain or create a single job. For small manufacturers, it is every $100,000.
Public Policy: Small manufacturers can be approved for up to $5.5 million; everyone else has the same standard $5 million. Like the Job Creation category, there is a goal to meet: reducing energy or using alternative fuels. Some examples include:
Outreach of minority business growth
Adaptive modifications due to cutback in federal budget
Business district renewal
Productivity and competitive increase
Increase of small business apprehensions owned and managed by veterans, particularly service-disabled veterans and women
Abiding by federally mandated standards or policies for restructuring
Small Manufacturing: As stated previously, small manufacturers get a capped debenture of $5.5 million for a commercial loan. These Small manufacturers must meet an SBA policy goal and create a job for every $1,000. Examples of small manufacturers include (but are not limited to):
Leather and allied product manufacturing
Textile and Textile Product mills
Petroleum and coal products manufacturing
Wood product manufacturing
Printing and related support activities
Beverage and tobacco product manufacturing
Plastics and rubber products manufacturing
Primary metal manufacturing
Transportation equipment manufacturing
For further classification of small manufacturers, more information can be found in sectors 31-33 of the North American Industrial Classification System (NAICS).
Usage of SBA 504 Loan Proceeds:
According to the Small Business Administration, an SBA 504 Loan package may be used for the following purposes:
The purchase of real estate, including land and existing buildings
The purchase of improvements, including parking lots, grading, street improvements, utilities, and landscaping
The construction of new facilities or renovation or modernization of existing facilities (including conversions)
The purchase of machinery and equipment to be use in the long term
Loan proceeds must NOT be used for any of the following:
Inventory or working capital
Repaying, refinancing, or consolidating an existing debt
Rental real estate investment or speculation
Over the years, Commercial Real Estate Loans, Inc. has advised developers on which loan package is best for the project at hand and has thus accumulated the experience and skills to help developers navigate the requirements set by the SBA.
SBA 504 Loan Interest Breakdown
As of August 2017, interest rates have maximum rates for 504 loans, ranging from 3.96% to 4.56%. This includes applicable fees. The rates can be broken down further:
A loan term of 10 years has:
A five-year Treasury rate presently standing at 1.7%
Fixed rate of 0.38%
Ongoing fees of approximately 1.7%
The combined rates total to 3.96%.
Then, there is a loan term of 20 years compiled of:
A 10-year Treasury rate presently standing at 2.38%
Fixed rate of 0.48%
Ongoing fees of approximately 1.7%
The combined rates total to 4.56%.
The rate amounts are based on the interest rates of the market, meaning they fluctuate with the market. However, the rates are locked in with your contract and won’t change during the term, even if the market rates do! Keep in mind, the third-party portion of the loan is not required to be fixed, as the institution can have a variable rate, balloon payment, and more.
Want to learn more, apply for, or get a free consultation with an SBA 504 loan specialist? Fill out the form below and an SBA 504 Loan Specialist will get in touch with you shortly.
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Commercial Real Estate Loans, Inc. is the partner you need to help you through your next commercial real estate transaction. We have the experience and expertise to give your small business more financing options!