ICS Conforming Permanent Loans provide borrowers institutional grade financing through Banks, Agencies, Credit Unions, Life Companies, and CMBS Lenders. 5 to 30-Year Fixed terms are available for commercial and investment properties (single-asset and portfolio) that meet conforming underwriting guidelines. Owner-user financing is available on commercial properties, including office, retail, industrial, and specialty-use. Initial fixed periods of 5, 7, 10, 12, 15, and 30-years, up to 30-year amortization, have a prepayment penalty, offering the lowest rates available. 

Conforming Permanent Financing


Conforming Loans are recommended for borrowers intending to hold the property for 5 or more years before selling or refinancing. Income producing properties must be performing at a DSCR of 1.2x or more. These loans have the strictest underwriting guidelines, offering the best market rates available for qualified properties and borrowers.


Recourse and Non-Recourse options available.


All Conforming Loans have a prepayment penalty, usually through the second to last year of the initial fixed period. Step-down and yield maintenance prepayment options are available.


Conforming Loans are available for 1st mortgages starting at $1,000,000. Exceptions are available for smaller loans depending upon market, property condition, financial performance, sponsor’s schedule of real estate owned, and other underwriting factors.


45 to 60 Days


6 to 9-months mortgage reserves are required.


A strong schedule of real estate owned is essential, and/or substantial equity in assets equal to or greater than the loan amount.


Multifamily 5+ Units: 5, 7, 10, 12, 15, 20, 25, and 30-year terms. 15, 20, 25, and 30-year amortization.

1 to 4 Units Residential: 5, 10, 15, and 30-year terms. 15 and 30-year amortization.

Office: 5 and 10-year fixed terms. 15 and 30-year amortization.

Retail: 5 and 10-year fixed terms. 15 and 30-year amortization.

Industrial / Warehouse: 5 and 10-year fixed terms. 15 and 30-year amortization.

Residential Portfolio Loan: 5, 10, and 30-year fixed terms for portfolios with 5+ properties. 15 and 30-year amortization.


Loans can be structured as full-term, balloon, and hybrid. Full-term loans amortize over the life of the loan, and are paid in full upon loan maturity. Balloon mortgages are fixed-rate loans with a balloon payment due at the end of the initial term. Hybrid loans have a fixed-rate for the initial fixed term, then adjust annually or semi-annually through the remaining loan term. For example, a 10-year fixed hybrid mortgage is fixed for the initial 10-years, then adjusts annually or semiannually through the remaining 30-years. A 10-year fixed balloon mortgage is fixed for the initial 10-years, with the loan balance due in full at the end of the 10-year period. A 30-year fixed mortgage is fixed for the entire 30-years, paid in full at loan maturity.

Full-Term: Higher rate providing the most security. Loan is fixed for the entire loan term.

Balloon: Lower rate than a full-term loan. Property must be refinanced or sold by the end of the term.

Hybrid: Lower rate than a full-term loan. Borrower has the benefit of a low fixed-rate loan during the initial term, can ride the adjusting rate after the initial fixed-term through loan maturity, or sell/refinance.




Approval and interest rates are primarily based upon the net operating income of the property and LTV. The property must show it has been operating at a net operating income over the last 12-months to support the DSCR at the proposed market interest rate. 


  • Rent Roll
  • P&L / Last 12 to 24-months
  • Borrower 1003 or Personal Financial Statement
  • Schedule Real Estate Owned
  • Bank Statement(s) Verifying Down Payment/Reserves
  • Minimum 3 Quality Property Photos
  • 2-years personal and business tax returns