Rhode Island Commercial Real Estate Loans
Rhode Island Commercial Real Estate Loans$150K to $100M
I arrange Rhode Island commercial real estate loans for investors, sponsors, and developers, from a single Newport storefront to a $100M industrial build at Quonset. From Providence to Westerly I move fast, because in the smallest state the good deals get crowded and go to whoever can fund them. If you are searching for Providence commercial real estate loans with a real closer behind them, you found me. Banks hand out umbrellas when the sun is shining, not when you are weathering the storm. I bring the capital partner who closes Rhode Island commercial real estate loans when the bank will not.
If you are comparing Rhode Island commercial real estate loans, start here. I arrange Rhode Island commercial real estate loans for purchase, refinance, construction, and bridge across all 50 states, with metro Providence as my anchor in the Ocean State. The short version on Rhode Island commercial real estate loans: they should move at the speed of the deal, and most banks simply cannot. I can.
The Property Types I Finance in Rhode Island
Whatever you are buying, building, or refinancing, I have a lender for it. Rhode Island commercial real estate loans run through all eight of these lanes, each tied to the national program page so you can dig into structure, leverage, and timing. Pick your asset and the Rhode Island commercial real estate loans behind it follow.
Multi-Family Apartment
Providence and Pawtucket run some of the tightest rental markets in New England, with Brown, RISD, and Providence College keeping occupancy high. I fund Rhode Island multi-family loans on acquisition, refinance, and value-add across Providence County and the East Bay.
View multi-family loans →Warehouse and Industrial
Quonset Business Park on Narragansett Bay and the Port of Davisville keep Rhode Island industrial demand steady, anchored by General Dynamics Electric Boat and the marine trades. I finance distribution, cold storage, and last-mile space from North Kingstown to the Providence rail corridor. These are some of the steadiest Rhode Island commercial real estate loans on my desk.
View warehouse and industrial loans →Office Building
Downtown Providence and the I-195 Innovation District still trade where the tenant story is strong, led by health care, the universities, and a growing life-sciences cluster. I underwrite Rhode Island office acquisitions and refinances on the lease, not just the address, the way solid Rhode Island commercial real estate loans should be written.
View office building loans →Office Condo
For Rhode Island practices and small firms that want to own their suite instead of rent it, the office condo plus SBA 504 combination is one of the strongest owner-user plays in Providence, Warwick, and Cranston, and among the most popular Rhode Island commercial real estate loans I arrange.
View office condo loans →Retail and Strip Mall
Tourism puts nearly 30 million visitors a year through Rhode Island, and that foot traffic drives retail from Newport’s wharves to the Garden City and Warwick corridors. I finance neighborhood centers and pad sites where the demographics and the visitors are moving toward you. Retail is one of the steadier Rhode Island commercial real estate loans I place.
View retail and strip mall loans →Flex Building
Flex space pairs perfectly with Rhode Island’s marine-trades, defense-supplier, and light-manufacturing economy around Quonset and Smithfield. I fund multi-tenant and owner-user flex across Providence, Warwick, and North Kingstown, dependable Rhode Island commercial real estate loans in that corridor.
View flex building loans →Construction / Development
With the I-195 District land in Providence, the Tidewater redevelopment in Pawtucket, and Quonset still adding tenants, ground-up moves on Rhode Island commercial real estate loans reward speed. I structure construction and development capital with an LTV/LTC blend up to 90% on qualified large deals.*
View construction and development loans →Self Storage
Rhode Island’s dense, built-out geography and limited new supply make self storage one of the steadiest cash-flow plays in the state. I lead these with SBA 504 for owner-users, acquisition and ground-up alike, and they remain some of the most dependable Rhode Island commercial real estate loans in the state.
View self storage financing →Rhode Island Commercial Real Estate Loans: Programs and Speed
Every Rhode Island commercial mortgage I place runs on one principle: the faster I see the deal, the faster I put a term sheet in your hands. These are the Rhode Island commercial real estate loans programs I run and what to expect on each.
| Program | Loan Range | Term Sheet | Close |
|---|---|---|---|
| Commercial Real Estate (acquisition) | $150K to $100M | 3 to 5 days | 21 to 30 days |
| Investment Property | $150K to $100M | 3 to 5 days | 21 to 30 days |
| Bridge Loans | Deal-dependent | 24 to 72 hours | 15 to 30 days |
| Construction / Development | $500K to $100M | 5 to 10 days | 30 to 45 days |
| SBA 504 (owner-occupied CRE) | Up to $5.5M | 5 to 7 days | 45 to 60 days |
| SBA 7(a) (CRE acquisition) | Up to $5M | 5 to 7 days | 45 to 60 days |
| Cashout (free-and-clear property) | $150K to $100M | 3 to 5 days | 10 to 20 days |
Why the SBA 504 Structure Is Different
The SBA 504 is one of the most powerful Rhode Island commercial real estate loans for an owner-user, and it is widely misunderstood. Most people think an SBA 504 loan is a bank loan with a government program attached to it. It is not. The SBA 504 is structured differently from any conventional CRE loan, and that is exactly why it works the way it does.
Here is the actual mechanic:
The bank provides the first lien at typically 50 percent of the project. The SBA/CDC second-position portion (40 percent) is packaged through the debenture market, where SBA-backed debentures are sold to investors.
In other words, the SBA portion is tied more closely to the bond market than to any conventional bank balance sheet.
A conventional commercial loan is priced around bank risk, borrower risk, property risk, and lender margin. The SBA 504 debenture is priced around government-backed bond risk… a completely different funding source.
That is why the 504 program can deliver long-term, fixed-rate capital that conventional commercial real estate financing often cannot replicate. The 504 advantage is the highest leverage in the market for the owner-user, because it draws from a different capital source entirely.
When the 504 fits your deal, it is almost always the best structure available. The question is whether your deal qualifies. One conversation with me and I will tell you.
Rhode Island Commercial Real Estate by the Numbers
I underwrite Rhode Island commercial real estate loans against the real economy, not the headlines. These are the public figures that explain why capital keeps flowing into the Ocean State and why Rhode Island commercial property loans keep performing.
Rhode Island annual GDP
Rhode Island’s total output topped $80 billion in 2024, a record high and a deep base of demand under the Rhode Island commercial real estate loans I arrange.
Source: U.S. BEA via FRED (2025)Real estate is the state’s largest sector
Real estate, rental, and leasing is the single biggest contributor to Rhode Island’s GDP at nearly $10 billion, the clearest signal there is behind Rhode Island commercial property loans.
Source: RI Executive Office of Commerce / BEA (2025)Tourism economic impact
A record 29.4 million visitors drove an $8.8 billion total impact in 2024, fueling hotel, retail, and hospitality demand from Newport to Providence.
Source: Office of the Governor, RI (2025)Jobs at Quonset Business Park
Quonset on Narragansett Bay now houses 260+ companies and more than 15,000 jobs, anchoring the industrial and marine real estate market in North Kingstown.
Source: Office of the Governor, RI (2025)Rhode Island residents
The nation’s smallest state packs 1.11 million people into roughly 1,000 square miles, one of the densest, most built-out markets in the country… tenants who need space.
Source: U.S. Census via FRED (2025)How Rhode Island Investors Use Rhode Island Commercial Real Estate Loans
Demand is one thing. Turning it into a closed deal is another. Here is how the Rhode Island commercial real estate loans I arrange actually get put to work, lane by lane. Whatever the asset, Rhode Island commercial real estate loans win on speed and structure, and that is what I bring to every file. Below is how Rhode Island commercial real estate loans break down by what you are actually trying to fund.
Rhode Island Multi-Family Loans
Rhode Island multi-family loans are one of the busiest lanes on my desk, and it is no accident. Providence and Pawtucket run some of the tightest rental markets in New England, with Brown, RISD, and Providence College students keeping units full year-round. I place Rhode Island multi-family loans on purchase, refinance, and value-add. Rhode Island multi-family loans run from a six-unit triple-decker in Providence to a 200-unit institutional complex in the suburbs. The same playbook behind my $43M and $4.2M apartment closings drives these Rhode Island commercial real estate loans for you.
The Rhode Island Commercial Mortgage Options I Place
A Rhode Island commercial mortgage is not one product, it is a menu. I match each Rhode Island commercial mortgage to the asset and the borrower: conventional bank debt for clean income property, SBA 504 and 7(a) for owner-users, bridge capital for speed, and institutional money for the big deals. Where a bank tries to force your deal into one box, I shop your Rhode Island commercial mortgage across a 75+ lender network until I find the structure that fits, the same way I shop every one of my Rhode Island commercial real estate loans.
Rhode Island Commercial Property Loans Across Every Asset Class
I write Rhode Island commercial property loans on retail, office, industrial, flex, self storage, and mixed-use, not just the easy categories. Rhode Island commercial property loans are not limited to the obvious assets, and Rhode Island commercial property loans are where my owner-operator background pays off for you, because I have actually held title, run the numbers, and lived through a closing. When your Rhode Island commercial property loans depend on a tight timeline or a tricky asset, that experience is the difference between a funded deal and a dead one.
Providence Commercial Real Estate Loans and the Capital City Market
Providence commercial real estate loans drive a big share of my Rhode Island volume, and the capital city earns it. The I-195 Innovation District, the life-sciences push at the Wexford complex, the universities, and the downtown office and multi-family core all pull capital into Providence. I treat Providence commercial real estate loans as a home market, with the lender relationships and the read to fund Rhode Island commercial real estate loans faster than an out-of-area bank ever could on the same deal.
When the Bank Walked, I Closed
One deal is luck. Two deals at wildly different sizes is a system. Here is the proof behind the Rhode Island commercial real estate loans I place, at both ends of the size scale.
$43M Multi-Family Apartment Complex
- Bank issued a pre-approval, then walked two weeks before closing.
- The real estate broker called me.
- I structured the financing with an institutional capital partner.
- Term sheet in the buyer’s hands in 48 hours.
- Closed in 19 days.
“When a $43M deal demands institutional speed, this is how I deliver.”
$4.2M Multi-Family Apartment Purchase
- The borrower’s bank walked pre-closing.
- This was a purchase, not a refinance.
- I funded it in 24 days.
- Into a 20-year fixed.
“This is the typical-investor deal I do every month.”
Fresh Closings From My Desk
Loading my latest funded deals…
A Rhode Island Bank vs. Me
A bank works for the bank. I work for your closing, and I work for your Rhode Island commercial real estate loans. Here is what that difference looks like on real Rhode Island commercial real estate loans, scenario by scenario. The pattern repeats on most Rhode Island commercial real estate loans I rescue.
| Scenario | Traditional Bank | Kevin |
|---|---|---|
| $5M acquisition with a 60-day closing window | 90+ days to underwriting, often declined | I deliver a term sheet in 3 to 5 days and close in 21 to 30 |
| Bank withdraws 10 days from close | Deal dies | I can place an emergency term sheet in 24 hours and close in under 15 days |
| Out-of-state buyer | Bank wants an in-state relationship | I am a cross-state CRE specialist, all 50 states |
| Loan over $20M | Most banks tap out | I close up to $100M with my institutional partners |
| Owner-occupied CRE | Generic SBA process | I am an SBA 504 specialist, 90-day target close |
| 1031 exchange, tight timeline | Bank cannot match the deadline | I close in 21 to 30 days, with your replacement property identified |
| DSCR property with no W-2 income | Declined for “lack of personal income” | I have DSCR programs that qualify the property, not your W-2 |
Why Work With Me Instead of a Rhode Island Bank
20+ Years in the Commercial Real Estate Arena.
I have spent 20+ years in the commercial real estate arena, not behind a teller window. I have been a broker, an owner, and an operator. I have sat on the borrower’s side of the table, signed the personal guarantee, and sweated a closing date, so when I tell you I understand your Rhode Island commercial mortgage, I mean it from experience and not from a training manual. That experience is behind every one of the $500M+ I have funded, and behind every Rhode Island commercial real estate loans file I take on.
I bring a 75+ lender network and a $100M institutional capital partner to the table, and I execute across all 50 states. Most loan brokers have never owned commercial property or run a deal from the borrower’s side. That is the difference you feel when a Rhode Island deal gets complicated and you need someone who has actually been there to keep it alive. Don’t Beg the Bank! Put a borrower-side operator on your side instead.
I call you. I never text. I review every Rhode Island commercial real estate loans file personally, 7 days a week, on Arizona Time. For a multi-million-dollar decision you deserve a real person who picks up the phone, not a portal and a ticket number. That is the trust a CRE deal of this size requires, and it is the standard I hold myself to on every file.
So here is the bottom line on Rhode Island commercial real estate loans. Don’t Beg the Bank! Tell me what you are trying to do and I will tell you the fastest way to fund it. More about how I work → or scroll down and send me the deal.
What Drives the Rhode Island Deals on My Desk
Three engines fill my Rhode Island pipeline. Health care is the state’s largest private employer base, with Lifespan and Care New England driving medical-office and lab demand across Providence. Hotel and hospitality runs on a record tourism economy, with Newport, Providence, and the South County coast filling rooms and restaurants year after year. And manufacturing and the marine trades cluster around Quonset and Electric Boat, pulling industrial, flex, and build-to-suit deals with them. When those tenants need space, the property behind them needs Rhode Island commercial real estate loans, and that is where I come in. Three growth engines, one source for the Rhode Island commercial real estate loans behind them.
Rhode Island Commercial Real Estate Across the Map
My desk covers the whole state, and I place Rhode Island commercial real estate loans in every corner of it. Providence commercial real estate loans are the core of what I do, anchored by the I-195 Innovation District, the universities, and the deepest multi-family market in the state. Warwick carries the airport and retail story, North Kingstown holds the Quonset industrial engine, and Newport drives the hospitality and marine economy on the coast. Pawtucket, East Providence, and Westerly are the growing edges where competition is thinner. Wherever the deal sits, I can fund it with the right Rhode Island commercial real estate loans for that market.
Authority on Rhode Island Commercial Real Estate Lending
I would rather you trust the institutions than take my word for it. These are the sources I rely on when I structure Rhode Island commercial real estate loans, and you should too.
Federal Loan Programs
The SBA’s own breakdown of 7(a), 504, and other programs I use to structure owner-occupied CRE deals.
SBA Loan Programs →Commercial Real Estate Industry
NAIOP, the commercial real estate development association, on market trends and development standards.
NAIOP →Real Estate Research and Trends
The Urban Land Institute’s research on capital flows and emerging trends in real estate.
ULI →Rhode Island Regulator
The Rhode Island Department of Business Regulation, the state body that licenses and regulates real estate activity in Rhode Island.
RI Dept of Business Regulation →Send Me Your Rhode Island Deal
Tell me what you are working on. I review every one of my Rhode Island commercial real estate loans files personally and I will call you back, 7 days a week, on Arizona Time.
No upfront fees.* I am paid by the lender at closing. Your information goes to me directly… I call leads, I never text, and I never sell your data.
Rhode Island Commercial Real Estate Loans: FAQ
How fast can you close a Rhode Island commercial real estate deal?
On a standard acquisition I deliver a term sheet in 3 to 5 days and close in 21 to 30. A bridge deal moves faster… a term sheet in 24 to 72 hours and a close in 15 to 30 days. If a bank just walked on you days before closing, I can place an emergency term sheet in 24 hours and close in under 15 days. The clock starts the moment your application reaches me, so the sooner I see the deal, the sooner the money moves. Speed is the entire point of my Rhode Island commercial real estate loans. Arizona Time, 7 days a week.
How much can I borrow with Rhode Island commercial real estate loans?
I arrange Rhode Island commercial real estate loans from $150K to $100M. Smaller owner-user deals run through SBA 504 and 7(a), conventional acquisitions sit in the middle, and large institutional deals up to $100M go through my capital partners. On qualified $5M to $100M CRE, development, and construction deals I can reach up to 90% leverage.* Tell me the deal size and I will tell you the structure that fits.
What property types do you finance in Rhode Island?
All of them. Multi-family apartments, warehouse and industrial, office buildings, office condos, retail and strip malls, flex buildings, construction and development, and self storage. Rhode Island multi-family loans are a big part of my volume given how tight the Providence apartment market runs, but I place Rhode Island commercial property loans across every major asset class in the state. If you are not sure where your deal fits, send it to me and I will point you to the right program. Rhode Island commercial real estate loans, every asset class, one source.
Do you offer SBA 504 for owner-occupied CRE in Rhode Island?
Yes, and it is one of my specialties. The SBA 504 is structured differently from a conventional bank loan: a bank first lien at about 50 percent, an SBA/CDC debenture portion at about 40 percent priced off the bond market, and your equity. That structure delivers the highest leverage and best long-term fixed rates available to an owner-user. If you occupy 51 percent or more of the building, your Rhode Island deal likely qualifies. It is one of the strongest Rhode Island commercial real estate loans for an owner-user. One call and I will tell you for sure.
Do you finance 1031 exchanges in Rhode Island?
Yes. The hard part of a 1031 is the calendar… 45 days to identify and 180 days to close. A bank usually cannot move at that speed. I can. Once you have identified your replacement property, I close in 21 to 30 days, which keeps your exchange inside the deadline and your gains deferred. Bring me the timeline early and I will build the Rhode Island commercial real estate loans financing around it.
Do you fund ground-up construction in Rhode Island?
Yes. With the I-195 District land in Providence, the Tidewater redevelopment in Pawtucket, and Quonset still filling out, ground-up moves in Rhode Island when you have the capital lined up. I structure construction and development capital from $500K to $100M, with an LTV/LTC blend up to 90% on qualified large deals.* Term sheets run 5 to 10 days and closings 30 to 45 days. Bring me the pro forma, the budget, and the sponsor’s track record and I will tell you what I can do.
What loan-to-value ratios do you offer?
It depends on the asset and the deal. Stabilized commercial real estate typically runs 60 to 75% LTV. Owner-occupied bridge runs 60 to 75% LTV, interest-only, with an SBA or permanent takeout. On qualified $5M to $100M CRE, development, and construction deals I can reach up to 90% leverage*, measured as LTV on stabilized value or an LTV/LTC blend on ground-up. Send me the numbers and I will give you a straight answer on leverage. Leverage is deal-specific on Rhode Island commercial real estate loans.
What documents do you need to issue a term sheet?
To move fast I need the basics up front: the purchase contract or current debt, a rent roll and trailing-12 operating statements for income property, your personal financial statement, and a quick note on the sponsor’s experience. For construction I add the budget, plans, and pro forma. You do not need a perfect package to start… send me what you have and I will tell you what is missing. The faster I see it, the faster the term sheet comes back. That is how I run every one of my Rhode Island commercial real estate loans.
What does it cost to work with you?
I charge no fees to you, the borrower. I am compensated by the lender at closing. Some partner lenders may require a commitment fee or deposit when you accept a term sheet… that charge belongs to the lender, not to me, and it is always disclosed before you commit to anything. There are no upfront fees to me to get started. You send me the deal, I go to work, and the lender pays me when it closes.
Can I get a Rhode Island commercial mortgage with less-than-perfect credit?
Often, yes. A bank leads with your credit score. I lead with the deal. For a Rhode Island commercial mortgage on income property, DSCR programs qualify the property’s cash flow, not your W-2 or your FICO. For owner-occupied deals there is more flexibility than most banks admit. Bad credit does not automatically kill a strong deal in my world… it just changes which lender in my network I take it to. Send it over and let me look.
Which Rhode Island markets do you serve, and do you do Providence commercial real estate loans?
All of Rhode Island, and yes, Providence commercial real estate loans are the core of my business. I fund deals in Providence, Warwick, Cranston, Pawtucket, East Providence, Newport, North Kingstown, Westerly, Woonsocket, and the growing edges like Smithfield and Bristol. I am a cross-state CRE specialist, so an out-of-state buyer chasing a Rhode Island property is exactly the kind of deal I close all the time. Wherever the property sits in Rhode Island, I can fund it.
Commercial Real Estate Loans by State
Find your program. Don’t Beg the Bank!
I arrange Rhode Island commercial real estate loans from $150K to $100M, with a same-day callback from someone who has owned the businesses himself. Tell me what you are trying to do and I will tell you the fastest way to fund it. Don’t beg a bank that will keep you waiting… call me.
*I charge no fees to the borrower. I am compensated by the lender at closing. Some partner lenders may require a commitment fee or deposit when you accept a term sheet; that charge belongs to the lender, not to me, and is disclosed before you commit. Leverage up to 90% applies only to qualified $5M to $100M CRE, development, and construction deals, measured as LTV on stabilized value or an LTV/LTC blend on ground-up; terms run 12 to 60 months on large deals with closings in 15 to 30 days, and stabilized permanent financing runs 5 to 30 years. All figures are illustrative and subject to lender approval, underwriting, and property qualification. Rhode Island commercial real estate loans are arranged by Kevin Kermeen, a nationwide commercial loan advisor.