Core-Plus Bridge Loan Program

Providing financing solutions

Red Oak is debt fund sponsor that specializes in providing short-term, structured financing solutions on commercial real estate projects in primary, secondary and select tertiary markets. Our experienced team of capital markets and lending experts applies institutional-caliber underwriting standards to small-balance sheet loans.

Core-Plus Bridge Loan Program

Program Description

Fixed-rate bridge lending program for institutional-quality commercial real estate assets that are in transition, are not currently cash flowing (l.00x or less) and require additional funds/time to reach stabilization.

Why consider this program?
  • You’re seeking short-term funding to rehabilitate, reposition or stabilize an asset

  • You need financing to complete a property acquisition or development project

  • You need flexible, non-permanent capital to implement the renovation and stabilization of a core commercial real estate asset

Why choose Red Oak?

Red Oak can, depending on the upside potential, provide a higher LTC than many other small-balance bridge lenders in the market.

financing parameters

Property Types

Multifamily, Industrial, Retail, Mixed Use, Hospitality, Office, Medical Office, Self-Storage, Manufactured Housing

Loan Amount

$2 Million to $20 Million

Loan Purpose 

Acquisition, Refinance, Rehabilitation, Situational, Stabilization

Property Location

Primary and Secondary markets only


Up to 75% LTV (based on stabilized value)
Up to 85% LTC (based on transaction underwriting)

Interest Rate

1-Month Term SOFR plus 500BPs – 600BPs (interest only)

Loan Term

1 to 5 Years (fully extended)

Floor / Rate Cap

The rate/floor will be set at the closing of the loan. No Rate Cap will be required


Up to three (3) extension of 12 months each, at market extension fees

Origination Fees & Exit Fees

Market competitive fees based on the loan size, leverage, complexity and timing of the transaction

Lien Position

Senior Position (secondary financing prohibited)

Funding Structure 

Full funding with holdback


Non-recourse, other than standard “bad boy acts” or recourse structure for higher-risk transactions

Timing to Close

Typically 30 to 45 days from acceptance of LOI and receipt of deposits

Debt Service Reserve

Below 1.00x DSCR acceptable if supported by a debt service reserve (cash-flowing assets preferred)

Prepayment Penalty 

Minimum interest, generally half of initial loan term

TI/LC and
Future Advances

Future funding facility toward tenant improvements, leasing commissions and other approved costs


Expense deposit adequate to cover costs for third-party reports, legal fees and other customary due diligence or underwriting costs


To request information about our company, please complete the form and someone will be in touch shortly.

5925 Carnegie Boulevard
Suite 110
Charlotte, NC 28209
[email protected]