ICS Loans - Commercial, Multifamily & Investment Real Estate Financing

ICS Loans - Commercial, Multifamily & Investment Real Estate Financing ICS is a Commercial Mortgage Lending Company providing multifamily, commercial, and investment real estate financing nationwide.

CRE capital requests continue to rise at ICS as we've entered Q2 2026.We offer both institutional and private lending so...
04/13/2026

CRE capital requests continue to rise at ICS as we've entered Q2 2026.

We offer both institutional and private lending solutions, and we’re seeing a clear pullback from banks on cash-out commercial and multifamily transactions. Sponsors seeking cash-out above 65%–70% LTV are increasingly being directed to our private lending channel, where leverage in the 75%–80% range is still achievable.

We’re also seeing a notable increase in SBA 7(a) loan requests for owner-occupied business properties.

If you have questions or would like to discuss a deal, feel free to reach out:

https://icsloans.com/ryan-mosley

MARKET RATE UPDATE:Rates are looking good folks! We are seeing an influx of commercial, multifamily, and investment prop...
02/10/2026

MARKET RATE UPDATE:

Rates are looking good folks! We are seeing an influx of commercial, multifamily, and investment property applications come in at ICS in 2026. Agency spreads on multifamily assets remain in the 140 to 200 basis point range above the corresponding Treasury with Bank spreads slightly higher, typically 200 to 250 basis points, and as high as 300 basis points on commercial properties. Private Bridge Loan rates have dropped with our average loan closing this year at 10.5% on 1 to 2-year interest only terms.

SOFR: 3.65%
Prime: 6.75%
5-YR Treasury: 3.77%
7-YR Treasury: 3.99%
10-YR Treasury: 4.22%

See our rates and programs at https://icsloans.com/loan-product-search

11/04/2025

Learn more about how you can fund commercial and investment property loans through the ICS Funding Platform.

www.icsloans.com

Mid-Week Market Rate Update: The 7 and 10-year Treasuries are running slightly higher today since Monday's opening. We a...
10/29/2025

Mid-Week Market Rate Update: The 7 and 10-year Treasuries are running slightly higher today since Monday's opening. We are seeing many lenders at this time taking second looks with considerable interest on commercial financing requests that were passed on in September and early October. This is a reminder that when brokering commercial mortgage loans, it's often simply about timing.

To see our commercial, multifamily, and investment property rates and programs, please visit us at https://icsloans.com/search-commercial-loan-products/?rep=91946

Rates are looking good this week in the commercial real estate world. Prime sits at 7.25%, SOFR 4.19%, with Treasuries h...
10/16/2025

Rates are looking good this week in the commercial real estate world. Prime sits at 7.25%, SOFR 4.19%, with Treasuries hovering between 3.61% and 4.02%.

Search our commercial, multifamily, and investment property rates and programs at: https://icsloans.com/search-commercial-loan-products/

ICS has become one of the most well-known Commercial Mortgage Brokerages nationwide. Our Broker Partner Program allows p...
10/14/2025

ICS has become one of the most well-known Commercial Mortgage Brokerages nationwide. Our Broker Partner Program allows professionals originating commercial property loans the ability to source capital through 1,000+ lenders within our network, regardless of experience, earning full commission on deals. To learn more about our Broker Partner Program, please visit the link below.

https://icsloans.com/careers/

We see hundreds of Commercial & Multifamily Construction loan requests at ICS each year. We underwrite and secure financ...
10/01/2025

We see hundreds of Commercial & Multifamily Construction loan requests at ICS each year. We underwrite and secure financing for these projects at the institutional and private level. One of the biggest misconceptions, or perhaps, misunderstandings between Sponsorship groups and lenders is "true cash equity" into the project. Often times, less experienced borrowers assume all cash into the project will be counted towards total cash equity in the project. This is definately not the case. For example, cash down to purchase the land and funds spent on soft costs certainly do count towards equity, but are not considered cash equity, or better stated, "Fresh Cash" into the actual hard construction costs. As a general rule of thumb at ICS we like to see 10-15% fresh cash into the construction project based on total project cost. So if the total project cost is $20MM, including land purchase, soft costs, hard costs, and contingency reserves, we like to see $2MM to $3MM cash available or already contributed. This "Fresh Cash" can be front-loaded, escrowed, or prorated alongside lender disbursements until the cash equity position is met.

Visit us at www.icsloans.com to learn more about our loan products.

Commercial mortgage rates are looking great today with treasuries hovering between 3.57% and 4.05%. The Prime rate remai...
09/09/2025

Commercial mortgage rates are looking great today with treasuries hovering between 3.57% and 4.05%. The Prime rate remains at 7.5% with SOFR at 4.42%. A general rule of thumb is that banks and credit unions typically add 200 to 300 basis points to the 5, 7, or 10-year treasury determining final rate on commercial and multifamily properties. Fannie and Freddie Mac loans on Multifamily apartment buildings are more competitive, at 150 to 200 basis points above the corresponding Treasury.

For rate information by property and loan type, please visit us at https://icsloans.com/start-loan-request/?rep=91946.

ICS is excited to announce our new Lending Partnership with SSLP Mortgage located in Frisco, Texas. SSLP is a leading Re...
07/07/2025

ICS is excited to announce our new Lending Partnership with SSLP Mortgage located in Frisco, Texas. SSLP is a leading Residential Mortgage Lending company serving the state of Texas and surrounding major markets. In partnership with ICS, SSLP now offers commercial, multifamily, and investment property loan products in addition to their expansive suite of residential home loan programs.

To learn more about becoming an ICS Commercial Lending Partner, please visit us at > www.icsloans.com

Need commercial mortgage broker training? Looking to become a commercial mortgage loan broker? ICS Commercial Mortgage B...
07/07/2025

Need commercial mortgage broker training? Looking to become a commercial mortgage loan broker? ICS Commercial Mortgage Brokers earn 50% to 70% and have unlimited access to Training Online, loan software, tools, marketing resources, weekly Zoom calls, loan processing & underwriting support, and property owner contact leads. Our Commercial Mortgage Brokers have unlimited access to our lender network of 1,000+ lenders.

Learn more at icsloans.com/careers


Ryan Mosley, CEO of ICSLoans.com, discusses the growing demand for commercial to multifamily conversion loans as investo...
07/04/2025

Ryan Mosley, CEO of ICSLoans.com, discusses the growing demand for commercial to multifamily conversion loans as investors seek value-add opportunities
The largest cities in the U.S. are seeing a significant decrease in office demand as remote work following COVID has become the new norm. Smart employers understand the value a remote work environment provides their staff on a professional and personal level, minimizing the need to force employees to physical office locations, while maintaining and even increasing employee performance. Office property investors are seeing vacancy rates rise, and the future for office assets is not looking bright, considering many companies have no plan to renew leases upon expiration, either downsizing, or going 100% remote. On the other hand, housing shortage estimates range from three to four million units nationally, and investors are beginning to take a close look at repositioning existing assets and acquiring value-add office and commercial properties with conversion potential to multifamily housing. But what is really involved?

Zoning, configuration, construction costs, and financing are the key components. Like any investment opportunity, the numbers must pencil. We are seeing a significant increase in construction bridge financing requests to facilitate commercial office to multifamily conversions, and banks are definitely sitting on the sidelines, as institutional liquidity is somewhat shaky, with risk evaluation and liability concerns taking most banks out of the game. Our Private Capital Partners specializing in ground-up and major rehab construction financing are filling the void where banks have taken a backseat. Average financing rates on conversion construction loans range from 9% to 12%, typically with 18 to 24-month interest only terms. The capital is certainly there, it's simply finding the right deals, that work.

Tomoia D.
Team Member | ICS Loans Commercial Lending
[email protected]
(800) 858-9160

Rates & Programs: 👉 https://icsloans.com/rates/?TomoiaD.&rep=93007

More News at ICS: 👉 https://icsloans.com/commercial-real-estate-news/?TomoiaD.&rep=93007

Lending Partner Program: 👉 https://icsloans.com/b

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5608 17th Avenue NW
Seattle, WA
98107

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