Programs & rates

Loan types & incentive programs

Commercial loan structures with live indicative rates, and the Massachusetts grant and incentive programs that pair with them. Indicative only — a PCG advisor confirms terms and eligibility.

SBA 504

~6.5%–7.5% (10-yr + 200–300 bps)

Owner-occupied (>=51%) CRE & heavy equipment

Max LTV 90%Min DSCR 1.15×10/20/25 yr fixed (CDC note)

Bank 1st (50%) + CDC 2nd (40%) + 10% equity; 15% down for special-purpose; ~$5.5M debenture, up to ~$20M project.

SBA 7(a)

~9.8%–10.5% (Prime + 225–300 bps)

Owner-occupied CRE, acquisition, equipment, working capital

Max LTV 85%Min DSCR 1.15×up to 25 yr

Up to $5M (combined to $10M in 2026); flexible use of funds.

Conventional commercial

~6.0%–8.0% (10-yr + 150–350 bps)

Owner-occupied or investment CRE

Max LTV 80%Min DSCR 1.20×5 to 10 yr term / 20 to 25 yr am

65-80% LTV (25-35% down); DSCR typically 1.20-1.25; often recourse; bank or credit union.

Bridge / hard money

~9–14% + 2–4 pts

Value-add, rehab, mid-construction, fast close

Max LTV 75%Max LTC 85%6 to 24 mo, interest-only

No DSCR at close (exit-based); 65-75% LTV or up to 80-85% LTC; some 90-100% of rehab; underwritten on exit/stabilized NOI.

DSCR / rental

~7.0%–8.5% (10-yr + 250–400 bps)

Investment 1-4 and small multifamily, hold

Max LTV 80%Min DSCR 1.00×30 yr

75-80% LTV; DSCR 1.0-1.25 min; credit 620-660+; 6-12 mo rent seasoning.

Rehab / fix-and-flip

~9–14% + 2–4 pts

Buy, renovate, sell or refi

Max LTV 80%Max LTC 85%6 to 18 mo, interest-only

~80-85% LTC, ~70-80% ARV, up to ~100% of rehab; exit via sale or bridge-to-DSCR refinance.