Cash-Out
Refinance
Unlock the equity in your commercial or investment property. Up to 75% LTV, loans $75K–$50MM, from 500 FICO, no tax returns, close in under 3 weeks.
- Competitive rates and flexible terms
- 75% loan-to-value
- Fast closings — often in under 3 weeks
- No income, no documentation
- No Balloon Payments
- No Asset Verification
- No Pay stubs
Ideal for Savvy Investors
Designed for experienced real estate investors and business owners who understand property cash flow.
Our Simple Process
Apply Online
Quick, easy application
Review & Underwrite
We evaluate your scenario
Approval
A clear loan commitment
Close Fast
Often in under 3 weeks
Access Equity
Put your capital to work
Built to unlock capital, not bury you in paperwork
Tap your equity
Replace your current loan with a larger one and take the difference in cash — capital for acquisitions, renovations, debt consolidation, or reserves.
From a 500 FICO
Lower credit is welcome. We look at the equity and the business purpose, not just the score.
$75K to $50MM
Pull cash from a single asset or a whole portfolio — up to 75% LTV on business-purpose property.
Closes under 3 weeks
Minimal paperwork and fast underwriting. No balloon payments; 3, 8 & 30-year fixed terms.
40+ states, 25+ years
A commercial lender with real tenure — refinancing investment and commercial property across 40+ states.
A 500 FICO doesn't disqualify you here
Most lenders require a 620–680 minimum, tight seasoning windows, and a stack of tax returns before they'll release your equity. We don't. Because a cash-out refinance is underwritten on the property's equity and business purpose, we consider files from a 500 FICO — including borrowers who've been declined by banks.
If the equity is there and the purpose is business, your credit score is one factor, not the gatekeeper. We accept bank statements and P&L statements in place of tax returns.
Subject to underwriting. Credit is one factor among property equity, LTV, and business purpose.
Cash out across the commercial spectrum
Cash-out refinancing for a broad mix of business-purpose property. Owner-occupied commercial is eligible; primary residences are not.
How a cash-out refinance on investment property works
A cash-out refinance replaces the current loan on an investment or commercial property with a larger loan and pays you the difference in cash. The new loan can be up to 75% of the appraised value on most stabilized property; your cash out is that amount minus the payoff of the current loan and closing costs.
| Maximum loan-to-value | Up to 75% of appraised value (most stabilized property) |
|---|---|
| Loan size | $75K–$50MM |
| Credit | From a 500 FICO |
| Income documentation | No tax returns — the loan qualifies on the property’s cash flow |
| Cash-flow test | From a 1.0 DSCR (net operating income ÷ annual loan payments) |
| Term | Up to 30 years on stabilized property |
| Typical timeline | Often under 3 weeks from application to closing |
Example: pulling cash out of a rental property
Appraised value $800,000; current loan balance $300,000.
Maximum new loan: 75% × $800,000 = $600,000.
Cash out: $600,000 − $300,000 payoff ≈ $300,000, before closing costs.
Illustrative numbers only — not a quote or a commitment to lend.
Common uses for the cash
- A down payment on your next investment property
- Renovations that raise rents or the property’s value
- Paying off higher-cost short-term debt, such as a bridge or hard-money loan
Related: Commercial real estate refinance guide · DSCR refinance · Calculators
Last updated October 18, 2026 · New City Financial lending team
Who a Commercial Cash-Out Refinance Is For
A cash-out refinance replaces your existing loan with a larger one so you take the difference in cash — capitalizing on your property's equity to income rather than your personal income.
- You own commercial or investment property with equity to tap
- You're an investor, business owner, or LLC
- You want capital for acquisitions, renovations, debt consolidation, or reserves
- Your credit is 500 FICO or higher
- Your property is in one of the 40+ states we serve
New City Financial finances business-purpose, non-owner-occupied commercial and investment property only — not primary residences.
Property Types We Finance
Not all investment-property loans are equal
| Feature | NCF Cash-Out Refinance | Traditional / bank loan |
|---|---|---|
| Approval based on | Property equity & business purpose — no tax returns | Personal income & debt-to-income |
| Minimum credit | From a 500 FICO | Typically 620–680+ |
| Cash out | Up to 75% LTV | Lower caps, strict seasoning windows |
| Loan size | $75K – $50MM | Often capped around $1–3MM |
| Speed to close | Under 3 weeks | Weeks to months |
| Paperwork | Minimal — no W-2s or tax returns | Extensive documentation |
What Our Clients Say
Trusted by real estate investors and business owners across the country.
"We're a small investment company, and NCF is by far the most reliable lender we've worked with."
"They secured the financing I needed within a month — reliable, professional, and responsive."
"I needed capital quick, and they were exactly what I needed. Fast and efficient process."
Cash-Out Refinance FAQs
Straightforward answers to what investors ask most.
What is a commercial cash-out refinance?+
How much cash can I take out?+
Do I need tax returns or W-2s?+
What credit score do I need?+
What property types qualify?+
How fast can I close?+
Can I refinance a property held in an LLC?+
What states do you lend in?+
A 98% loan approval rating
Because we underwrite the property’s equity rather than your personal income — and consider files from a 500 FICO — far more applications reach a "yes" than with a bank cash-out. Owners who come to NCF with equity in a business-purpose property get approved at a rate conventional refinancing can’t match.
Fast review, minimal paperwork, and a real answer — often within minutes of your first submission.
98% loan approval rating reflects historical performance; subject to underwriting and not guaranteed.
Ready to Tap Into Your Equity?
Get a pre-qualified offer in 24 hours. No obligation. Competitive rates for all FICO scores.