Need Fast Access to the Equity in your Commercial Real Estate?

Unlock your Equity Now

Our Program Delivers:

Get Fast Access to Capital

Selling or refinancing can take months. We can quickly get you capital use towards capital expenditures, new investment opportunities, or any other use.

Keep Existing Low Interest Senior Debt

Why refi when rates are high? Our program keeps you in your existing low interest loan.

Avoid Prepayment Penalties & Tax Liabilities

Our program saves you from substantial prepayment penalties and capital gains tax.

Preserve Your Upside

With our program, you retain ownership of your interest in the investment and the corresponding upside.

General Guidelines

Property Types	Multifamily, Office, Industrial, Retail, Mixed-Use, Build-to-Suit, Self-Storage
Loan Amount	$2M - $5M
Loan Term	1-3 years
Interest Rate	12%+ Interest Only
Origination Fee	1 - 3 points paid from loan proceeds at closing
Max LTV	75%
Security	Pledge of ownership interest secured by UCC

We’re not a bank. We’re not a broker.
PCS is your partner.

Example Deal

The owner of a $30m building with a $12m senior loan at 4% needs access to $3m for a new opportunity. The options:

Sell his building, which takes time and will subject him to capital gains (along with the expense and hassle of selling).
Refinance the property, lose his existing low interest loan, and face prepayment penalties.
Utilize our program to receive the liquidity he needs at a very reasonable total blended rate:

Best of all, with our program the owner keeps his 4% loan!

FAQ

Why is your program better than refinancing?

Our program typically saves you money in a few ways:

preserve your existing low interest loan
lower loan fees (with a refi, your loan fees are based on your entire loan balance instead of just the incremental amount you are borrowing)
lower total monthly payments.

Another big benefit is that our program preserves your flexibility. By not refinancing at today’s higher rates, you have the flexibility of refinancing your property when rates drop without facing prepayment penalties, defeasance, or yield maintenance fees.

Who is your typical borrower?

Our borrowers are experienced and sophisticated commercial real estate investors who are asset-rich and need quick access to liquidity.

My senior lender will not permit additional debt on my asset. Can I still borrow from you?

PCS will review your scenario to determine the optimal deal structure for your requirements. We offer different types of subordinated debt to provide flexibility in structuring deals that are in full compliance with your loan. It is possible your loan prohibits a second mortgage but allows mezzanine financing or a preferred equity investment. We can typically complete deals behind private lenders and traditional banks.

Does the property have to be income producing?

While we will entertain minor value-add projects on a case-by-case basis, we prefer completely stabilized and cash-flowing properties with historically strong occupancies.

Why work with us?

Direct Lender

We are a direct lender for all transactions. We have complete discretion over our capital and no outside approval is required for us to close.

Certainty of Execution

You can have peace of mind when working with us. PCS has built a reputation for reliability and has a proven track record of closing loans.

Quick Closings

PCS and We specialize in time-sensitive transactions and can fund even the most complicated load in as little as two weeks.

Flexible Terms

You tell us what matters the most to you and we'll create load terms tailored to meet your individual needs. We care about what you care about.

Brokers Protected

We understand the importance of your relationship with your client and will work to keep you and your client satisfied every step of the way. Your fees are protected and we'll do everything we can to earn your continued business.