Whether you’re a seasoned investor or a novice entrepreneur, commercial real estate rates will always be a focal point guiding your investment decisions.
This article will simplify commercial mortgage rates, shedding light on key points of consideration and practical strategies to optimize your investments.
Current commercial real estate rates.
As of June 2025, we're seeing rates that range from about 5.45% to 15%, depending on the asset type and specific circumstances of the loan.
Key elements of commercial real estate rates.
Commercial mortgage rates are determined based on a combination of market factors, property-specific factors, the stance of the lender and borrower, and the loan structure.
Market conditions
Overall market conditions play a role in determining commercial real estate rates. Several macroeconomic factors contribute to rate fluctuations.
Economic factors
Commercial mortgage rates are influenced by broader economic conditions, such as inflation, economic growth, and the overall health of the economy.
Interest rates
The general level of interest rates in the economy—often indicated by benchmark rates such as the prime rate, LIBOR (London Interbank Offered Rate), or the U.S. Treasury yields—can impact the rates offered by lenders.
It's important for borrowers to carefully consider these factors and work with lenders to secure the most favorable terms, based on their financial situation and the specific details of the commercial property transaction.
Property-specific factors
The nature of the property itself will significantly impact mortgage rates, namely property type and location will also impact your final rate.
Property type
Different types of commercial properties may have varying risk profiles, affecting the interest rates. For example, rates for office spaces might differ from those for industrial properties.
Property type
Current starting rate
Multifamily loans
5.45%
Mobile home parks
5.5%
Retail
6.5%
Office buildings
6.5%
Industrial properties
6.5%
Self-Storage
6.5%
Medical properties
6.5%
Hospitality properties
7.5%
CMBS loans
6%
Bridge loans
9%
Location
The location of the property can impact rates. Properties in high-demand or economically thriving areas may have lower rates compared to those in less desirable locations.
Borrower's creditworthiness
Your creditworthiness and general financial situation will impact your rate.
Credit score
The creditworthiness of the borrower is a crucial factor. Lenders assess the borrower's credit history, financial stability, and debt-to-income ratio to determine the risk associated with the loan.
Business financials
Lenders may also evaluate the financial health and performance of the business occupying the commercial property.
Loan-to-value (LTV) ratio
The loan-to-value (LTV) ratio is the percentage of the property’s value that you’re looking to finance with the loan.
If you’re looking for a high LTV ratio, it means you’re seeking to borrow a larger portion of the property’s value, which could present a higher risk to the lender. Because of this increased risk, you may find that higher LTV ratios are typically accompanied by higher commercial mortgage rates.
Loan term and amortization period
Rates will also vary based on the length of the loan and the repayment schedule.
Loan term
The length of the loan term can influence the interest rate. Shorter-term loans may have lower rates but higher monthly payments, while longer-term loans might have slightly higher rates but lower monthly payments.
Amortization period
The time it takes to repay the loan (i.e. the amortization period) can also impact the interest rate. A longer amortization period may result in a higher overall interest cost.
Lender's policies and competition
Every lender's rates are impacted by its investment portfolio and competition.
Lender policies
Each lender may have its own criteria and policies, impacting the rates they offer. Some lenders may specialize in certain property types or industries.
Competition
The competitive landscape among lenders can affect rates. Borrowers may get more favorable rates if lenders are competing for their business.
Fixed vs. variable rates
Commercial mortgage rates can be fixed (i.e. unchanging throughout the loan term) or variable (i.e. fluctuating based on market conditions). Fixed rates provide stability, while variable rates may offer initial cost savings but involve more risk. Borrowers should choose the type of rate that aligns with their financial goals and risk tolerance.
SBA 504 loan rates: An option for small businesses.
For entrepreneurs seeking to finance major fixed assets like real estate or equipment, the Small Business Administration's (SBA) 504 loan can be a great option. The SBA 504 loan is known for its competitive and predictable rates, making it a popular choice among borrowers.
Fixed-rate loans under this program are tied to U.S. Treasury bonds, which typically carry some of the market's best rates.
The rates for SBA 504 loans are set when the SBA sells the bond to fund the loan. This means borrowers can lock in a low, long-term fixed rate, protecting their business from future interest rate increases. The 10-year Treasury rate as of May 23, 2025 is around 4.5%.
It's also essential to understand that SBA 504 loan rates include two different loans—one from a Certified Development Company (CDC) and one from a bank or other financial institution.
The CDC loan, which covers up to 40% of the total project cost, has a fixed interest rate.
In contrast, the bank loan, covering 50% or more of the total project cost, can have a variable or fixed rate, depending on the specifics of the agreement.
Remember, despite these attractive rates, it's important to consider all aspects of your financial situation and business goals before deciding on a loan product. Consult with financial professionals to make sure you're making the best choice for your business.
Wrapping up
By familiarizing yourself with the primary elements that influence these rates, and keeping an eye on current market conditions, you’re already on the right path.
Whether you're considering a traditional commercial mortgage or exploring options like the SBA 504 loan, remember that the best choice will depend on your unique financial situation and business goals.
Need quick, flexible financing for your small business? An SBA line of credit might be your best bet.
SBA lines of credit offer low interest rates, government-backed security, and the ability to draw funds as needed. They're perfect for covering cash flow gaps, seasonal expenses, and unexpected costs.
How do you qualify? And which SBA line of credit is right for you? We'll break it down below.
What is an SBA line of credit?
The Small Business Administration (SBA) offers an SBA line of credit through its SBA CAPLines program—a subset of the SBA 7(a) program, which is designed to provide ongoing working capital to small businesses. The SBA offers both revolving and fixed lines of credit options to choose from.
Revolving line of credit
A revolving line of credit works much like a credit card. It offers a source of funds that the borrower can draw from as needed. The main advantage of a revolving line of credit is its flexibility. You can access the funds, repay the amount used, and then draw again, as long as you don’t exceed your credit limit. This type of line of credit is especially useful for businesses with fluctuating cash flow needs.
Fixed line of credit
On the other hand, a fixed line of credit—also known as a traditional or standard line of credit—works differently. Once the funds have been drawn and utilized, they can’t be accessed again, even after repayment. This type of credit is most suitable for businesses with predictable and steady financial needs. It provides a one-time lump sum of money that is repaid over a set term.
SBA loan vs. SBA line of credit
While both SBA loans and SBA lines of credit provide small businesses with the financing they need, they differ significantly in structure and usage. An SBA loan is a lump-sum amount borrowed at one time and repaid in fixed monthly installments, often used for significant, one-time expenses, such as purchasing equipment or real estate.
On the other hand, a line of credit offers more flexibility. It establishes a maximum loan balance and allows businesses to draw funds as needed, making it ideal for managing cash flows or unexpected business expenses. Because of this flexibility, an SBA line of credit often has a slightly higher interest rate than an SBA loan.
Types of SBA CAPLines
SBA offers four types of CAPLines up to $5 million to meet different business needs:
Seasonal line of credit – This type of line is suitable for businesses that experience seasonal changes in their cash flow, such as retail or tourism businesses.
Contract line of credit – This type is ideal for businesses that need funds to finance specific contracts or projects.
Builders’ line of credit – This type is designed for businesses in the construction industry to cover the costs of labor, materials, and other expenses.
Working capital line of credit – This general-purpose line of credit is built to support ongoing business operations.
SBA Express Line of Credit
In addition to the four types of SBA CAPLines, the Small Business Administration also offers an SBA Express Line of Credit.
This type of funding offers expedited processing times, making it an ideal solution for businesses in need of quick access to capital.
The SBA Express Line of Credit provides a guarantee of 50% on loans up to $500,000, with a maximum term of 10 years.
The key advantage of the SBA Express Line of Credit is its accessibility—with a simplified application process and faster approval times, businesses can have access to the funds they need when they need them.
There are a number of more evolved features that the WCP program adds on top of the existing 7(a) line, including:
A different fee structure: The fee structure for WCP is modeled after the SBA’s 7(a) Export Working Capital Program (EWCP).
Support for transaction-based lending and asset-based lending.
One-on-one counseling with SBA experts.
The ability to provide working capital for domestic and international orders under a single loan.
To be eligible for the SBA WCP, you’re required to have been in business for at least one year. The maximum loan size is $5,000,000, with maturity up to 60 months. Interest rates for WCP loans are currently the same as the existing 7(a) rates (see below).
As of August 2024, all existing lenders approved to process 7(a) loans were able to begin providing Working Capital Pilot loans as well.
Interest Rates
The interest rates for an SBA line of credit vary but are typically lower than traditional bank loans. The rates are determined by the lender and depend on factors such as the borrower’s credit score, financial history, and the type of line of credit chosen.The interest rate for an SBA line of credit is usually expressed as Prime +.
The “Prime” refers to the current prime rate, which is a benchmark interest rate used by lenders. The “+” indicates a percentage that is added on top of the prime rate. This additional percentage varies depending on the amount of credit line and the lender’s assessment of the borrower’s creditworthiness.
Line Size
Maximum Variable Rate
Up to $50,000
Prime + 6.5%
$50,000 to $250,000
Prime + 6.0%
$250,000 to $350,000
Prime + 4.5%
Greater than $350,000
Prime + 3.0%
Line Size
Maximum Fixed Rate
$25,000 or less
Prime +8%
$25,000 - $50,000
Prime +7%
$50,000 - $250,000
Prime +6%
Greater than $250,000
Prime +5%
Terms
The terms for SBA CAPLines also vary, with a maximum repayment period of up to 10 years.
However, there’s an exception for the builder’s line of credit. This specific CAPLine has a maximum repayment period of up to five years, or the time it takes to complete the construction or renovation project, whichever is less. This exception is designed to match the repayment period with the completion of the project, ensuring that businesses are not overburdened with repayments post-project completion.
SBA line of credit requirements
To qualify for an SBA line of credit, businesses must meet certain eligibility criteria, such as:
Being a small business located in the United States
Having good personal and business credit scores
Being able to demonstrate the ability to repay the loan
While the general eligibility criteria apply to all SBA CAPLines, there are some specific qualifications depending on the type of CAPLine:
Seasonal CAPLine – To qualify, businesses should demonstrate a definite pattern of seasonal activity, with an operating cycle of not more than 12 months. The business should also have been in operation for at least one year.
Contract CAPLine – To be eligible, businesses must have specific contracts or orders that the funds will be used for. The repayment comes from the contract’s proceeds.
Builders CAPLine – This CAPLine requires businesses to be involved in building or renovating commercial or residential buildings. The repayment comes from the conversion of construction loans into long-term financing or the sale of the residential or commercial property.
Working CAPLine – Businesses must have inventory or accounts receivable.
For all CAPLines, you’ll need to provide collateral that can be liquidated by the lender if the loan is not repaid. The collateral requirements may differ based on the specific CAPLine, the amount borrowed, and the lender’s policies. Remember that every lender may have slightly different criteria for qualifying businesses, so you should always speak to your lender to understand the specific requirements.
How to apply for an SBA line of credit.
Applying for an SBA line of credit is similar to applying for any other loan. The first step is to find a lender that offers SBA CAPLines and meet their eligibility criteria.
Once you have found a suitable lender, you will need to gather the necessary documents, such as financial statements, tax returns, and business plans. You may also need to provide collateral for the line of credit.
After submitting your application and supporting documents, the lender will review your application and make a decision. If approved, you can start using your line of credit to support your business’ ongoing needs.
Conclusion
In conclusion, an SBA line of credit can be a valuable tool for small businesses looking for flexible and affordable financing options. With various types of CAPLines available and competitive interest rates, it is worth exploring as a potential funding source for your business. Learn more about SBA loans.
Every great business has to start somewhere. The founders of Apple and Amazon launched their business dreams in garages. Samsung began as a grocery store. Coca-Cola originally made its product in jugs and sold the now-famous soda for a nickel a glass at a local pharmacy.
Many businesses start from nothing before becoming something special. When the right moment arrives, securing the right funding for your startup can be pivotal in getting your business off the starting block and on the path to success.
The good news? Startup business loans exist, even if you have no revenue or a limited credit history.
While traditional lenders prefer established businesses, there are alternative financing options designed specifically for entrepreneurs starting from scratch.
Getting a startup loan with no money or revenue.
Getting funding as a brand-new startup with no money can be a challenge. The majority of small business loans have at least some minimum revenue requirements.
So, if you have the ability to wait until your business is earning some money, it could open the door to more financing options and more attractive borrowing terms.
In the meantime, there are at least two potential ways to get a loan for your startup before it begins earning revenue.
Equipment financing
Some equipment financing lenders (though not all) are willing to work with startups. These lenders may have no minimum monthly revenue requirements and no minimum time in business requirements for applicants to satisfy.
The collateral your business is purchasing secures the loan and reduces the risk for the lender. However, you may likely need decent personal credit to qualify for this financing option, depending on the lender.
SBA microloans
An SBA microloan provides financing of up to $50,000 for small businesses. The loans are intended to support underserved communities and are distributed by nonprofit or community microlenders.
The requirements to qualify for a microloan will vary by the lender. Some will review your credit score and personal finances to qualify you for a loan while others will want to see a longer financial history for your business. While some of these lenders may not require positive business cash flow, they may still require a personal guarantee and/or collateral to secure the loan.
How to get a startup business loan with no money or revenue.
Decide how much you need
A key step in finding the loan that matches your business needs is identifying how much money you’ll need to borrow. Every lender has a different range of financing they are comfortable offering. Therefore, you probably wouldn’t search for a $5-million loan in the same place you’d search for a $5,000 loan.
Determine your timeline
Likewise, you should figure out how quickly you need the money you borrow to arrive. Some loan proceeds may be available in days or hours. For other loans, the funding process could take weeks or months.
Determine your budget
Next, crunch the numbers and see which loan gives you the best bang for your buck. There are plenty of easy-to-use loan calculators available online. So don’t worry if math isn’t your strong suit. (Note: It’s wise to compare multiple loan options to make sure you’re getting the best deal available for your small business.)
Alternative forms of financing for your startup.
It’s not always easy to access business funding as a new startup. According to Gallup, 77% of small business owners use personal savings as a source of initial capital. Nonetheless, there are alternative ways to finance your business dreams that don’t involve potentially draining your personal bank account.
Here are a few alternative business funding options to consider.
Crowdfunding - Crowdfunding is a way to raise money online for your young business—either by seeking loans from multiple investors (debt crowdfunding), asking for donations (donor crowdfunding), selling off small portions of your business (equity crowdfunding), or offering incentives for contributions (reward-based crowdfunding).
Business Credit Cards -A business credit card could be a good financing option for startups with no revenue and no established business credit score. Depending on the type of business credit card you apply for, you may need good personal credit to qualify. But there are some options (including secured business credit cards) for small business owners with no credit or bad credit.
Family and Friends -Some small business owners are able to borrow money or raise investment funding from family members and friends. If you’re fortunate enough to have this option available to you, be sure to consider the risk up front. Should your business fail or if you’re unable to repay a loan from a loved one, these complications could damage important relationships.
Grants -For a startup, small business grants can be an appealing way to raise money since the business doesn't have to repay the money it receives. Yet with grants, you might also face a lot of competition. It can often be a challenge to stand out from other applicants where small business grants are concerned.
The information in this blog is for informational purposes. It should not be used as legal, business, tax, or financial advice. The information contained in this page is Lendio’s opinion based on Lendio’s research, methodology, evaluation, and other factors. The information provided is accurate at the time of the initial publishing of the page (July 26, 2022). While Lendio strives to maintain this information to ensure that it is up to date, this information may be different than what you see in other contexts, including when visiting the financial information, a different service provider, or a specific product’s site. All information provided in this page is presented to you without warranty. When evaluating offers, please review the financial institution’s terms and conditions, relevant policies, contractual agreements and other applicable information. Please note that the ranges provided here are not pre-qualified offers and may be greater or less than the ranges provided based on information contained in your business financing application. Lendio may receive compensation from the financial institutions evaluated on this page in the event that you receive business financing through that financial institution.
When your business needs a quick cash infusion to deal with unexpected expenses, seize growth opportunities, or meet urgent operational costs, fast business loans come to the rescue. These loans are designed for swift approval and funding—often within 24 hours—making them an ideal choice for situations where traditional loan processes may be too slow.
This guide will walk you through the various options for a quick business loan, helping you make an informed decision that suits your business needs.
Fastest types of business loans.
Here are five quick business loans and other financing structures that provide fast approval times, as well as quick funding. The terms and repayment structures vary for each type of loan or financing, so take a look to see which might be the best option for your company.
Financing type
How it works
Time to funds*(after approval)
Line of credit
Draw as much or as little money as you need up to a set credit limit.
As soon as same business day
Term loan
Receive a lump sum of cash repaid in monthly installments.
As soon as same business day
Equipment financing
Receive a lump sum used to purchase approved equipment.
As soon as same business day
Business cash advance
Receive an advance on expected future revenue repaid in daily or weekly installments.
As soon as same business day
Invoice factoring
Sell your invoices at a discounted rate to get access to expected income faster.
As soon as same business day
*Varies by lender
1. Business term loan
A term loan is a lump sum of cash that is repaid with interest over a set period, typically ranging from one to 10 years. These loans are available through traditional banks, as well as alternative lenders and online platforms. The application process can take anywhere from a few days to several weeks, but certain lenders offer expedited approval and funding for those in need of fast business loans.
A business line of credit is similar to a credit card. You have a credit limit you can draw upon at any time, and you pay interest only on the amount you draw. A line of credit can help cover short-term needs such as paying for inventory or seasonal changes in cash flow.
Features of a business line of credit are as follows:
A cash advance isn’t a loan but a cash advance based on future sales. This makes qualifying easier since the financing company considers revenue and sales more than your credit history. The repayment is an agreed-upon percentage of your income that comes directly from your bank account each day until your balance is repaid. This type of financing is ideal for companies with stable cash flow.
Features of a business cash advance are as follows:
Equipment financing is an excellent option for businesses that need to purchase or lease new equipment quickly. This type of loan covers a wide range of items like machinery, vehicles, office technology, and more. The equipment itself serves as collateral for the loan, which often results in more favorable terms, since the lender has a secure form of repayment. Depending on the lender, you might be able to finance up to 100% of the equipment cost.
Invoice factoring allows you to get paid faster for your outstanding invoices. With invoice factoring, the financier will purchase your invoice at a discounted rate, giving you a percentage of the money upfront. Then, after the customer pays the invoice in full to the financier, you receive the rest of the money, minus a fee. Funds from invoice factoring can be available as soon as the same day. Plus, the factoring company handles collecting payment from your customers, freeing up your time and resources for other areas of your business.
While speed to funds is one factor to consider when comparing business loan options, it’s important to compare multiple factors when selecting a business loan including the total cost of the loan and the maximum loan amount. In some cases, waiting a few more days or weeks will allow you to work with a lender who can offer more favorable terms.
Some common reasons to get a fast business loan include:
Immediate working capital needs
Unexpected business expenses
You don’t qualify for a traditional bank or SBA loan
Fast Small Business Administration (SBA) loan options.
In some scenarios, the Small Business Administration (SBA) provides expedited loan options that offer both speed and beneficial terms, making them a worthwhile consideration for businesses in need of swift funding.
SBA Express Loans
An SBA Express Loan is a variant of the popular SBA 7(a) loan with a faster approval time. This expedited process, often within 36 hours, offers loan amounts up to $350,000.
Applying for an SBA 7(a) Small Loan with Lendio.
Lendio offers a convenient SBA loan application process. While it might take 30 to 90 days with your local bank, potential borrowers can complete an application and get a pre-approval within 24 hours, and after providing the required documentation, can get funded with a 7(a) small loan in fewer than 30 days.
How to get a fast business loan.
Follow these steps to obtain fast business funding:
1. Determine your needs - Understand the exact amount you require and the purpose of the loan. Make sure a fast business loan is the right choice for your needs.
2. Check your credit score - Lenders will consider your personal and business credit scores when determining approval and rates. Ensure your credit is in good standing to increase your chances of approval.
3. Gather necessary documents - This usually includes business and personal tax returns, bank statements, balance sheets, and a detailed business plan. Having these documents ready can speed up the process significantly.
4. Compare lenders - Different lenders offer different terms, requirements, and rates. Research and compare multiple lenders to find the one that best fits your needs.
5. Submit your application - Complete your loan application with your chosen lender. Be thorough and accurate to avoid unnecessary delays.
Remember, while fast business loans provide quick access to capital, they may come with higher rates and shorter repayment terms. Consider all your options and understand the terms before making a decision.
Pros and cons of fast business loans.
Just like any financial product, fast business loans come with their own set of benefits and drawbacks. Understanding these pros and cons can help you make a more informed decision.
Pros of fast business loans:
1. Quick access to capital - The most significant advantage of fast business loans is their speed. When your business needs funds immediately, these loans can provide cash within one business day, making them an ideal solution for emergencies.
2.Simple application process - Fast business loans typically have a straightforward online application process that can be completed within minutes, without the need for extensive paperwork.
3.Potential for approval with bad credit - Many fast business loan providers are more flexible with credit score requirements, which can be beneficial for businesses with a less-than-stellar credit history.
Cons of fast business loans
1.Higher rates - The convenience and speed of fast business loans often come at a cost. The rates can be significantly higher than those of traditional business loans.
2.Short repayment terms - Fast business loans usually must be repaid relatively quickly, often within a few months to a few years. This could potentially strain your cash flow.
3.Risk of debt cycle - If used improperly or over-relied upon, businesses may find themselves in a cycle of debt, taking out another loan to pay off the previous one.
Before applying for a fast business loan, weigh these pros and cons carefully. Consider how the repayment terms and rates will impact your business's cash flow and growth, and consult with a financial advisor if needed.
How to compare fast business loans.
When you're considering a fast business loan, it's all about striking the right balance between speed, terms, and cost. Here's how to navigate the maze and compare multiple options effectively.
Understand your urgency
Your first step is assessing the urgency of your financial needs. Do you require the funds within 24 hours, or can you wait a week or two? The urgency will narrow down your options and help you focus on lenders who can meet your timeline.
Know your numbers
Financial literacy is non-negotiable in the world of business funding. Calculate exactly how much you need, and more importantly, how much you can afford to repay. Use loan calculators and projections to understand the long-term impact of the loan.
Read the fine print
The devil is in the details. While speed is your priority, don't skim over the terms and conditions. Look for prepayment penalties, additional fees, and any other clauses that could affect your small business negatively.
Review the repayment terms
Fast business loans often come with shorter repayment terms. Ensure you can meet the daily, weekly, or monthly repayments without straining your cash flow. If you can't find a loan with terms that suit your business's financial rhythm, it may not be the loan for you.
Evaluate the total cost
The Annual Percentage Rate (APR) is your benchmark for the total cost of the loan. The lower the APR, the cheaper the loan. But also consider the application fees, processing fees, and any other costs that could push the total cost up.
Shop around
Don't settle for the first offer or even the third. Approach multiple lenders and use the competitive landscape to your advantage. You might find that you're eligible for lower rates or better terms than you initially thought.
Secure or unsecured?
Fast loans can be secured against your assets or unsecured, with no collateral required. While secured loans often have lower rates, unsecured loans are quicker and don't put your personal or business assets at risk.
Understand credit score repercussions
Applying for multiple loans can impact your credit score, so be strategic. If your credit score allows, consider pre-qualification offers that give you a rough idea of what you qualify for without a hard credit check.
You might consider an SBA microloan if you’re trying to start or expand a small business.
But how exactly does getting a microloan through the SBA work? What do you need to meet the requirements? What do terms look like? How do you get started with an application?
We’ll answer all these questions in more in our guide to SBA microloans. We’ll explain how it all works, highlighting requirements, current interest rates, microloan lenders, alternatives, and how you can apply today.
What is an SBA microloan?
The SBA microloan program consists of small loans funded by the Small Business Administration. However, these loans don't come directly from the SBA to the borrower. Instead, the SBA provides the funds to a network of intermediary lenders, such as community based nonprofit lenders.
This network then provides microloans to eligible small businesses and certain childcare centers. Participants in the nonprofit lender network are selected not only for their experience in lending, but in management and technical assistance as well, so that these intermediaries can administer the microloan program effectively.
Microloans can be used for many purposes, affording small businesses flexibility when needing to rebuild, re-open, repair, or improve their business.
Seeking an SBA microloan might be a solution if you are looking to:
Access working capital
Purchase or replenish inventory or supplies
Replace or purchase furniture or fixtures in your business
Purchase new machinery, or secure equipment upgrades
However, you can not use an SBA microloan to pay existing debts, settlements of lawsuits, trade disputes, fines or penalties, or purchase real estate. You also can’t use the SBA microloan for personal, non-business use.
SBA microloan requirements
The SBA microloan loan program is geared for early-stage businesses and startups, but all for-profit small businesses and certain nonprofit childcare centers are eligible.
Because SBA microloans target early-stage businesses and underserved business segments, the requirements for qualification are less stringent than other types of traditional loans. Even if you have limited credit history or lower income, you may qualify.
Of course, each intermediary lender will have its own eligibility requirements, but most will ask for some or all of the following:
Collateral and/or a personal guarantee from the business owner
Minimum credit score - 620 or higher is good to have, but intermediary lenders may accept lower scores
Owner’s Personal finance history
Business finance history, with current cash flow or cash flow projections
A certain location within the lenders geographic service area
A minimum amount of time in business
SBA microloan rates, fees and repayment terms.
Although the SBA places certain restrictions on intermediary lenders, such as not exceeding $50,000 in loan amounts, interest rates and fees are up to your specific lender.
The interest rates will vary depending on your lender, but they typically range between 8% and 13%. And repayments terms are available for up to seven years.
SBA microloans also cannot be made as a line of credit - the microloan is structured as a term loan.
SBA microloan stats
Loan Type
Term Loan
Term Length
Up to 7 years
Loan Amount
Up to $50,000
Interest Rates
8-13%
Packaging Fees
Up to 3% of loan amount, plus closing costs determined by lender
Pros and cons of SBA microloans
Pros
Easier to qualify for: If you’re a startup or don’t have much business history, it can be hard to qualify for a business loan. Microloans, on the other hand, come with less stringent requirements, having been built to provide financing to businesses that traditionally struggle to find funding.
Faster funding: If you apply for a traditional SBA loan, the application and funding process can take months to complete. In comparison, you could receive funding through your microloan in just 30 days.
Low interest rates: Like all SBA loans, microloans come with low interest rates. The rates will vary depending on your lender, but the average rate is between 8% and 13%.
Flexible loan terms: SBA microloans come with repayment terms of up to 7 years, so your monthly payments are more affordable.
Cons
Small loan amounts: If you need to borrow more than $50,000, the microloan program might not be the best option for you.
Spending restrictions: SBA microloans do come with certain spending restrictions. For instance, you can’t use the funds to pay down existing debt or purchase real estate.
Lenders may charge fees: The SBA caps its fees, but individual lenders can charge their own fees. For instance, you may have to pay an application fee, loan processing fee, or closing costs.
Availability is limited: Since SBA microloans are offered by nonprofit intermediary lenders, these loans can be harder to find. These lenders don’t have the resources and staff that larger lenders have, so these loans might not be available in your area.
Finding SBA Microloan Lenders
The SBA has hundreds of lending partners located across the country, and provides a comprehensive list of microloan lenders to help you find a match.
Most lenders will require you to either speak to a lending specialist over the phone or apply in person.
The lender you work with will inform you about any necessary paperwork and documentation to apply. In addition, some lenders may require that you complete a workshop or training program as part of the application process.
As part of your paperwork, you’ll need to provide a range of information, including:
Proof of identity
Description of collateral
Balance sheet data (income and expenses)
Personal and business tax records
Business details (industry, licensing, assets, leases, etc.)
Once you’ve submitted all the required paperwork, your application is complete, and your lender will review and process the loan.
Alternatives to SBA microloans
If you’re not sure if an SBA microloan is the right fit for your business, here are some alternatives to consider:
SBA 7(a) loans: SBA 7(a) loans are a good choice for businesses that need larger loan amounts. These loans are available for up to $5 million, but the qualification criteria are more strict.
Business credit cards: A business credit card can be used for any business purchase, and the application process is relatively easy. If you go this route, look for a card with an introductory 0% APR.
Invoice factoring: If you have a lot of cash tied up in your unpaid invoices, invoice financing allows you to leverage your outstanding invoices to get access to capital.
The bottom line
SBA microloans can help startups and small businesses access the capital they need. These loans are a good option for traditionally underserved borrowers, like women and minorities, or low-income community businesses. If you’re interested in exploring your loan options, you can use Lendio to quickly compare loan offers from multiple lenders.
Your small business has limited or no financial history, and you find yourself needing a business loan. With no tax returns on-hand and limited paperwork, what are your options?
As you might imagine, this is a very common question for entrepreneurs and new small business owners. The good news is that there are options.
Here, we’ll walk you through no-doc business loans, as well as some other alternative options that don’t require tax returns, and what you do need to qualify for them.
First off, can I get a business loan without tax returns?
Yes, you can. Many lenders offer business loans without requiring tax returns, typically referred to as no-doc business loans or low-doc business loans (meaning no or low documentation).
Traditional banks often require extensive documentation and financial history. Online and alternative lenders are making it easier to secure funding with minimal paperwork.
If you’re looking for a no-doc business loan, you’re probably in one of the following categories:
Startup without tax history
Small business owner with no/fluctuating income
Entrepreneur prioritizing fast access to funds (regardless of tax history)
What are no-doc business loans?
A no-doc business loan is a type of financing that doesn’t require traditional financial statements like tax returns, profit and loss statements, or detailed revenue reports.
Instead, lenders evaluate eligibility with more day-to-day items, like bank statements, credit scores, merchant transactions, and invoices (both incoming and outgoing).
How do no-doc loans work?
Unlike traditional business loans, no-doc loans prioritize speed and accessibility. They’re typically offered by online or alternative lenders, and less so from traditional banks.
Instead of tax returns, lenders assess:
Business bank statements (typically 3–12 months)
Personal or business credit score
Merchant processing statements (for businesses with credit card sales)
As is the case for any alternative or fast loan options, no-doc business loans typically come with higher interest rates, lower funding amounts, and less favorable repayment terms.
Personal and business credit scores, the steadiness of your business (revenue and spending), and collateral will typically be the biggest determinants of the terms you qualify for.
No-doc business loan options
As discussed above, no-doc loan options don’t require the same level of paperwork as traditional loans.
Most no-doc lenders still require business bank statements, credit scores, outstanding invoices, and proof of ownership (business info like EIN, entity type) and a voided check.
Outside of specific no-doc loans, you still have a selection of options that won’t require a tax return. A business cash advance, for example, is an advance based on the future sales of your business.
How does it work?
A lender provides a lump sum upfront. For business cash advances, daily or weekly repayments are determined based on your cash flow. With MCAs, repayment is based on a percentage of your daily credit card transactions. Because repayment is based on sales, it’s a good option for business with strong, steady revenue.
Best For
Documentation Required
Businesses with high credit card sales (e.g. restaurants, retail)
Entrepreneurs who need fast access to cash
Companies with service-based or seasonal pay out gaps (e.g. construction companies with lags between jobs and payment)
Fleet/ equipment operators with high upfront costs
If you have tight profit margins. Repayments come daily/weekly, which can drain cash fast.
If you’re not as familiar with factor rates - these rates are expressed differently than typical interest rates and require some additional calculation to understand the total cost of your loan.
If you’re looking for long-term growth capital. Cash advances are for short-term growth, not strategic scaling.
2. Business lines of credit
A business line of credit works like a personal credit card, allowing small businesses to draw funds as needed up to a set limit. Unlike traditional loans, a line of credit is not delivered as a lump sum, but can be accessed as needed at any time (so long as the amount stays within the credit limit).
A business line of credit serves as a great safety net for different types of small businesses.
Best For
Documentation Required
Businesses with inconsistent revenue or payment schedules
Seasonal e-commerce and retail
Inventory-heavy businesses
Bank statements (last 3-12 months)
Business revenue records
Personal or business credit score
When you shouldn’t use a business line of credit:
If your startup is brand new. Lenders typically want 6–12+ months in business.
If you need a lump sum of cash upfront.
If you need money yesterday. LOC approvals can take a few days.
3. Invoice financing & factoring
Invoice factoring allows businesses to get an advance on unpaid invoices.
Lenders front a percentage of the invoice amount, giving small businesses access to immediate capital, instead of having to wait for customers to pay in-full. Repayment happens when the customer pays their invoice.
Best For
Documentation Required
Businesses with outstanding invoices
Businesses that need immediate cash flow
Businesses in industries with long payment cycles or slow paying clients
Outstanding invoices
Business bank statements
Proof of ownership and operation (EIN, licenses, etc.)
When you shouldn’t use invoice factoring:
If you don’t have invoices to factor (i.e. consumer retail, restaurants, etc.)
If you have low-margin invoices. Factoring fees can eat into profits.
If you don’t want clients to know you’re factoring (some lenders notify your customers during the process).
4. Short-term business loans
Short-term small business loans give you access to a lump sum upfront, with fixed repayment over a short period (usually 3 to 24 months, though sometimes up to 36).
Payments are daily, weekly, or monthly, depending on your terms. Like no-doc business loans, short-term loans require little documentation, but come with higher interest rates compared to traditional loans.
Best For
Documentation Required
Growing businesses with near-term ROI
Businesses with minor credit issues
Businesses needing fast cash for emergencies or growth
Business owners who have been previously denied by banks
Business bank statements (last 3-6 months)
Business credit score
Proof of revenue
When you shouldn’t look for a short-term business loan:
If you have tight cash flow. Daily or weekly repayments can get rough fast
If you’re looking for long-term, low-cost funding. You’ll get a better deal with SBA or term loans.
If you don’t have revenue. You likely won’t qualify.
Feature comparison of small business loans that don't require tax returns
Feature
No-Doc Loan
BCA/ MCA
Line of Credit
Invoice Factoring
Short-Term Loan
Speed
✅ Same day to 72 hours
✅ Same day to 48 hours
⚠️ 2-5 days
✅ 24-48 hours
✅ 1-3 days
Docs Required
✅ None or bank statements only
✅ Minimal (bank statements only)
⚠️ Moderate (Bank statements, ID, sometimes P&L statements)
⚠️ Moderate (Invoices, basic business information)
⚠️ Moderate (Bank statements, ID)
Cost
⚠️ Moderate to High
❌ Very High
✅ Low to Moderate
⚠️ Moderate (varies, typically between 1-5% per invoice)
⚠️ Moderate to high APR
Repayment Style
✅ Fixed daily/ weekly
❌ Daily percentage of revenue
✅ Flexible as needed
✅ No repayments
✅ Fixed daily/ weekly
Credit Requirements
✅ Credit often not required
✅ Low or no personal credit OK
⚠️ 600+ preferred
✅ Based on customer credit
⚠️ 580+
Best Use Case
Fast cash with little paperwork
Emergency cash flow
Managing cash flow, a buffer
Waiting on slow-paying invoices
Growth projects, inventory
Qualifying for a no-doc business loan
Even without tax returns, lenders still need to evaluate the financial health of your business. So, even if you’re looking for a no-doc or low-doc business loan option, you should still be prepared with:
A Strong Credit Score: No-doc lenders often rely heavily on personal or business credit scores.
Bank Statements: Demonstrating steady cash flow helps prove repayment ability.
Proof of Revenue: Alternative documentation, like merchant account statements or invoices, can replace tax returns.
Collateral (Optional): Some lenders offer secured no-doc loans if you can provide business assets as collateral, which will help you qualify for more favorable terms.
Explore your options
Not having tax returns shouldn’t stop you from securing the funding your business needs. By exploring alternative financing options like no-doc loans, BCAs, and short-term loans, you can find something that works for you, and works for you now.
If you’re ready to explore your options, Lendio can connect you with lenders offering business loans without tax returns. Get started today!
Disclaimer:The information provided is for general informational purposes only and should not be construed as financial, tax, or legal advice. Lendio is not a financial institution, lender, or tax advisory firm, and we do not provide tax preparation or professional financial guidance.Our products may help individuals and businesses access financing solutions that can assist with tax-related obligations; however, it is the responsibility of each individual or business to consult with a qualified tax professional or financial advisor to assess their specific tax liabilities and financial needs.Lendio makes no representations, warranties, or guarantees regarding eligibility for financing, tax benefits, or compliance with any tax laws. Loan approvals and terms are subject to lender qualifications, underwriting, and applicable laws. Always seek independent advice before making financial or tax-related decisions.California loans made pursuant to the California Financing Law, Division 9 (commencing with Section 22000) of the Finance Code. All such loans are made through Lendio Partners, LLC, a wholly-owned subsidiary of Lendio, Inc. and a licensed finance lender/broker, California Finance Lenders License No. 60DBO-44694.
Understanding how small business financing impacts tax strategy and preparation is essential for business owners and financial managers seeking to optimize their tax strategy and improve financial planning. Business loans play a critical role in supporting small businesses by providing the necessary capital, but the associated tax implications can be complex.
Some of that complexity comes from different loan product types that a small business may obtain, and whether interest or payments can be deducted from taxes. In this article, we'll cover common business loan types and their tax implications, the criteria for claiming interest tax deductions, business loan payment deductions, and common mistakes to avoid when filing your taxes.
Are business loans taxable?
Business loans are not considered taxable income, because they represent borrowed funds that the business is obligated to repay. When a business receives a loan, the principal of the loan does not count as income for tax purposes, since the amount received isn't earned -- it's borrowed.
However, while the principal is not taxable, the interest paid on the loan might be eligible for tax deductions. Small businesses often deduct interest paid on a loan as a business expense, as long as criteria are met, which we will cover in section 2. By deducting interest payments, businesses can reduce their taxable income, lowering the tax burden.
What types of business financing are considered taxable?
There are situations where business financing becomes taxable income. For example, if a lender forgives or cancels a loan, the amount forgiven could be considered taxable income for the business. A recent example is Paycheck Protection Program (PPP) loans issued during the COVID-19 pandemic.
Many businesses applied for and received loan forgiveness for their PPP loans, becoming eligible to exclude the amount forgiven from taxable income. However, the IRS found recurrent instances where PPP loans were improperly forgiven, because the applicant did not meet the criteria for forgiveness through misrepresentation or omission. Businesses that were found to have improperly forgiven PPP loans were instructed to include the amount forgiven in their income and pay any additional income tax assessed.
Another situation where financing might be considered taxable is if it is used for non-business purposes. In this case, any interest paid on the loan would not be tax deductible and could be subject to taxes. These situations underscore why it is important for businesses to carefully consider tax implications when seeking financing, and ensure they are using funds appropriately, and in line with requirements set by lenders or government programs.
When in doubt, a professional tax filing service can be a big help. Lendio is proud to partner with Taxfyle, a real-time tax filing app that helps small businesses file taxes with the help of a dedicated CPA or EA professional.
Common business loan types and their taxability
Small businesses can find a wealth of loan types to increase their working capital and invest in growing their business. That's why it's essential to understand how each can impact your taxes and overall financial strategy. Below are some common types of small business financing, and considerations for their tax implications.
Business term loans are a lump-sum financing payment for small businesses that usually come with a fixed interest rate and repayment schedule over an agreed term. The interest paid on these loans is usually deductible as a business expense, reducing taxable income.
Business lines of credit provide flexible access to capital. Small businesses can borrow as needed, up to a negotiated limit, and interest is paid only on what amount is used. The interest on the amount withdrawn is often deductible, provided it is used for legitimate business purposes.
Equipment financing is tied specifically to purchasing or leasing equipment, and the tax implications are two-fold. Both interest paid on the financing and depreciation of the asset may offer tax deductions to the business.
Revenue-based financing, or cash advance, is a more unique form of financing, in that repayment is linked to future sales. Because of this model, these are not technically loans, and the associated fees may not qualify for interest deductions on taxes.
Small Business Administration (SBA) loans provide favorable terms and low interest rates to borrowers, and these interest payments are generally deductible.
Deducting business loan interest: what's eligible?
An interest tax deduction is a valuable tool for small businesses looking to reduce taxable income. To claim these deductions, it is essential to first understand the criteria set by the IRS.
Conditions for interest payment deductibility
Small businesses can generally deduct some or all of the interest paid or accrued during a tax year on loans. However, you can only deduct the interest if you meet the following criteria:
You are legally liable for the debt
Both you and the lender intend the debt to be repaid
You and the lender have a true debtor-creditor relationship
If you have received business financing and are using it for business-related expenses or purposes, this is fairly straightforward. There are some exceptions where deductibility is concerned to be aware of.
Exceptions to interest deductibility
Gross Receipts over $29 million
The IRS provides a small business exemption for businesses with average annual gross receipts of $29 million or less over the past three years. If a business has more than $29 million in gross receipts, they may be limited on how many interest deductions they can claim. Form 8990 will help you determine if you must limit your business interest expense deductions and whether your business qualifies to elect out.
Part-Business, Part-Personal Loans
In some cases, a loan may be for both business and personal reasons. A common example is a car loan. If you use the car for business purposes and personal purposes, you can only deduct the interest on the percentage of business use for the car, not on the entire interest of the loan for the year.
Tracking and documenting business financing for taxes
Accurate tracking and documentation of business financing is important for small businesses to maintain, in order to optimize tax deductions and ensure compliance with the IRS. Record-keeping involves maintaining detailed accounts of all loan-related transactions, including:
Original loan agreement
Interest payment records
Correspondence with lenders
Repayment schedules
Use of borrowed funds
By keeping these records organized and frequently updated, small businesses work toward managing business taxes well, and substantiate any deduction claims when filing their taxes. It also allows financial planning to maximize the potential for interest and payment deductions, as well as mitigate risks.
Expert tips for optimizing tax efficiency
Tax efficiency should be a goal of small businesses, especially during seasons when margins can be tight. Here are some tips to help you navigate some common financing-related tax mistakes that can affect your financial statements, and make tax season a real headache.
Common Mistakes to Avoid
1. Misclassifying Expenses
A common mistake small businesses make when filing their taxes is mislabelling expenses, or categorizing them incorrectly. This can cause inaccurate financial records, and potentially disallow tax deductions that could reduce tax burden. The most common misclassification is classifying a personal expense as a business expense. Doing this can cause issues and potential penalties during an IRS audit.
Tip: Keep careful records with clear classification of expenses using accounting software or a dedicated financial professional. This will make reducing tax errors easier, and also give you more accurate insights into your operational costs and overall financial health.
2. Not reconciling loan interest correctly
As a practice, small businesses should keep careful records of each interest payment associated with a loan. When records aren’t properly updated or kept, discrepancies may appear on financial statements and in your tax filing, resulting in missing out on eligible deductions or even overpayment. Mismatched records may also be flagged during an IRS audit.
Tip: Regularly update and review your financial records, particularly where loan interest payments are concerned. This provides clear visibility both for your business, and the IRS.
3. Reporting loan forgiveness incorrectly
If your business receives loan forgiveness, it is important to assess whether it needs to be reported as taxable income. Failing to do this can lead to serious tax implications, including penalties and interest owed. The PPP loan example above is a cautionary tale. Most cases of debt forgiveness or cancellation require you to include the cancelled amount in income, with some exceptions like bankruptcy or insolvency. IRS Publication 4681 offers guidance on canceled debts and exceptions.
Tip: Maintain accurate financial records and any correspondence or documents provided by the lender forgiving or cancelling the debt. Consult with a tax professional to determine if your forgiven loan should be reported as taxable income, and ensure compliance with IRS regulations.
Should you work with a tax professional?
Navigating business loan tax implications can be daunting for even the most experienced business owner. A tax professional can be an invaluable resource in optimizing your financial strategies, while ensuring you remain in compliance with IRS regulations.
But keeping a dedicated finance professional on the payroll can be a tough order for small businesses. That’s why services like Taxfyle, Lendio’s trusted partner, can help small business owners immensely navigate tax filing, especially where business financing comes into play.
Taxfyle connects you to a licensed CPA or EA who will prepare and file your business tax return for you, looking for maximum eligible deductions, qualifying credits and filing with accuracy.
If you’re concerned about the state of your books, Taxfyle’s cleanup bookkeeping will organize your records, fix errors, and get your finances tax-ready before it’s time to file.
Want to learn more about Taxfyle? Visit www.taxfyle.com for more information. Lendio customers can get a discount on business tax filing services. Click here to get your code for 10% off!
Disclaimer:The information provided is for general informational purposes only and should not be construed as financial, tax, or legal advice. Lendio is not a financial institution, lender, or tax advisory firm, and we do not provide tax preparation or professional financial guidance.Our products may help individuals and businesses access financing solutions that can assist with tax-related obligations; however, it is the responsibility of each individual or business to consult with a qualified tax professional or financial advisor to assess their specific tax liabilities and financial needs.Lendio makes no representations, warranties, or guarantees regarding eligibility for financing, tax benefits, or compliance with any tax laws. Loan approvals and terms are subject to lender qualifications, underwriting, and applicable laws. Always seek independent advice before making financial or tax-related decisions.California loans made pursuant to the California Financing Law, Division 9 (commencing with Section 22000) of the Finance Code. All such loans are made through Lendio Partners, LLC, a wholly-owned subsidiary of Lendio, Inc. and a licensed finance lender/broker, California Finance Lenders License No. 60DBO-44694.
You might be worried your small business may face a huge tax bill, or perhaps you’ve received one already. Either way, if you feel you’re unable to pay your tax bill in full, there are options available to help you manage your tax debt and avoid high-interest penalties. Whether you explore an IRS payment plan, or seek a business loan to cover your tax debt, we’ll discuss your options in this article.
The tax dilemma for small business owners
Approaching tax debt can cause a dilemma for small business finances. On one hand, business owners want to keep their tax bill payments as low as possible to maximize profits, maintain cash flow, and keep growing their business. On the other hand, SMBs also need to ensure they pay off their tax debt quickly to avoid potential penalties from the IRS.
Tax payment options for small businesses
There are a few options to keep in mind when deciding how to pay your tax debt to the IRS. You can opt for an Installment Payment Agreement (IPA) with the IRS. Another option is an Offer in Compromise (OIC) with the IRS, if your business qualifies for the program. A third option is seeking a business loan to cover your tax debt.
IRS payment plan
Most business taxpayers can obtain a long-term payment plan (or installment agreement) from the IRS, as long as they have a total balance less than $25,000 in combined tax, penalties and interest from the current and preceding tax year. With a payment plan, business owners can make monthly payments for up to 24 months on their tax debt.
Even if you have a payment plan, The IRS assesses interest every day that your payment is overdue. The 2025 rate for underpayment is 7 percent. Since interest compounds daily on IRS payment plans, you could pay much more than you originally owed.
Pros and cons of an IRS payment plan
Pros of an IRS payment plan
Cons of an IRS payment plan
Choose your monthly payment amount
Interest and penalties continue to accumulate
72-84 months to repay your balance
You must pay enrollment fees
Smaller penalties assessed
Does not stop the IRS from filing a federal tax lien on your assets
Offer in compromise
An offer in compromise is a program offered by the IRS to allow eligible individuals to settle their tax debt for less than the full amount owed. An offer in compromise is most often used when businesses cannot pay their full tax debt, or paying the full debt creates financial hardship.
Eligibility requirements for an offer in compromise include:
You’ve filed all required tax returns and made all required estimated payments.
You aren’t in an open bankruptcy proceeding.
You have a valid extension for a current year return, if you’re applying for the current year.
You are an employer and made tax deposits for the current and past 2 quarters.
An offer in compromise application is more likely to be approved when small business owners offer the most the IRS can expect to collect within a reasonable period of time.
Obtaining a business loan for tax payment
A business loan can be a good choice for small business owners facing significant tax payments. While IRS payment plans have pre-set terms, business loans can offer greater flexibility in terms of a repayment schedule. For industries with irregular income streams, a business loan could also allow owners to align the repayment schedule with their cash flow cycles.
When is a business loan better than an IRS payment plan for paying tax debt?
For business owners with strong credit scores, a business loan might offer more favorable terms, such as lower interest rates compared to IRS underpayment penalties and interest rates. Many business loans can also provide immediate access to capital with a lump-sum payment, allowing businesses to take care of their tax obligations promptly, and potentially use additional funds for working capital and other business needs.
Best business loans to pay taxes
When business owners face the burden of paying taxes, assessing the best business loans for the task and their business profile is important. Factors to consider when borrowing are favorable interest rates and flexible repayment schedules, so that businesses can pay off their liability without straining cash flow.
The length of the application process and approval process with each lender may be especially important too, especially with tax deadlines looming. Before applying for a loan, assess your financing needs, your businesses’ financial health, and IRS requirements for your repayment to determine the right loan option for you.
Here are some loan options and financing structures that can help you tackle IRS debt repayment while freeing up working capital for your business. The terms and repayment options vary for each type of loan or financing.
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