NYC Apartment Loans
Loans from $1 Million to $25 Million+
|NYC Apartment Loan Rates Over $6,000,000||Rates (start as low as)||LTV|
|Apartment 5 Year Fixed Loan Rates||5.37%||Up to 80%||Get Free Quote|
|Apartment 7 Year Fixed Loan Rates||5.12%||Up to 80%||Get Free Quote|
|Apartment 10 Year Fixed Loan Rates||5.08%||Up to 80%||Get Free Quote|
|NYC Apartment Loan Rates Under $6,000,000||Rates (start as low as)||LTV|
|Apartment 5 Year Fixed Loan Rates||5.47%||Up to 80%||Get Free Quote|
|Apartment 7 Year Fixed Loan Rates||5.22%||Up to 80%||Get Free Quote|
|Apartment 10 Year Fixed Loan Rates||5.18%||Up to 80%||Get Free Quote|
Select Commercial has excellent NYC Apartment loan products and options available for owners and purchasers of multifamily properties throughout the city of NYC. Whether you are looking to finance a small apartment building, a complex with hundreds of units, or a co-operative, we can help you find the optimal financing solution to meet your Apartment mortgage loan needs. While we lend across the entire continental US, we are able to give our best rates and loan programs to certain areas that we feel are strong markets. NYC is one of the cities that we consider to be a premium market and we actively look to originate good quality loans here for our clients. We have a diverse array of many available loan products to help qualified NYC NY borrowers looking to purchase or refinance an apartment property. We offer apartment loans with terms and amortizations up to 30 years, recourse and non-recourse, and many options for prepayment. We typically approve Apartment building loans within 1 day and usually close within 45 days of application. Our clients love our simplified application process, 24-hour pre-approvals with no-cost and no-obligation, great rates and terms, fast closings and personalized service. If you are looking to purchase or refinance an apartment building, don't hesitate to contact us. For more information on multifamily loans, check out how to get the best rate on a multifamily loan and how to get the best rates on an apartment refinance.
NYC Apartment Loan Benefits
NYC Apartment Loan rates start as low as 5.08% (as of September 25th, 2022)
• A commercial mortgage broker with over 30 years of lending experience
• No upfront application or processing fees
• Simplified application process
• Up to 80% LTV on multifamily financing
• Terms and amortizations up to 30 years
• Multifamily loans for purchase and refinance, including cash-out
• 24 hour written pre-approvals with no cost and no obligation
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A three year journey
"Thanks Stephen for all of your hard work in getting our deal closed! I appreciate your professionalism and patience throughout a complicated process. You always were there for my partner and I whenever we had questions and needed answers quick. It was a pleasure to have worked with you and Select Commercial!"
NYC Apartment Loan Types We Serve
If you are looking to purchase or refinance a NYC apartment building, don't hesitate to contact us. We arrange financing in the city of NYC for the following:
- Large urban high-rise multifamily buildings
- Suburban garden multifamilycomplexes
- Small multifamily buildings containing 5+ units
- Underlying cooperative multifamily building loans
- Portfolios of small multifamily properties and/or single-family rental properties
- Other multi-family and mixed-use properties
NYC Apartment Loan Helpful ArticlesHow to Get the Best Rate on a Multifamily Loan
Fannie Mae and Freddie Mac 2022 Update
How To Get The Best Rates On An Apartment Refinance
What Do Underwriters Look for When Evaluating Apartment Loans?
What You Need to Know About Freddie Mac SBL Multifamily Loans
How to Calculate Debt Service Coverage Ratio for Apartment Loans
Apartment Occupancy Levels – Concern in Some Major US Markets
How to Invest in an Apartment Building
Are You Shopping for an Apartment Building Loan?
How to Buy an Apartment Building
What Are Commercial Mortgage Lenders Looking for These Days
How to Qualify for a Great Rate When Refinancing Your Apartment Building
2022 NYC Apartment Loan Outlook
Reopening Market Creates Demand for Rentals - Capital Investment Causes Market Activity
Multifamily fundamentals return to pre-Covid levels. While the area’s job recovery remains above the national rate, employment totals have not yet reached the levels seen prior to the pre-Covid peak. Despite NYC’s slower employment recovery, apartment fundamentals had already reached pre-Covid levels by the end of 2021. A gradual reopening of downtown and urban amenities brought back the appeal of living in New York City and created more in-person jobs, helping lower vacancy rates in every class of apartment property to levels similar to levels seen before the pandemic. The average apartment rent is also now above the level reported before the Covid pandemic. During 2022, new apartment expansion will gradually slow, keeping demand and rent growth high. A large number of new apartments in Brooklyn and Manhattan could affect vacancy rates if employers do not require employees to return to their offices and extend work from home policies. A larger number of permanent remote workers may slow renter demand for apartments with short commutes to offices.
Investment market returns to life, but plenty of room for growth continues. Following expanding sales volume throughout 2021, investor appetites may slow this year but will stay well above the lows seen during the pandemic. As pent-up buyer demand slows, potential regulatory reforms could create sudden changes to market behavior. Similar to regulations passed in other cities across the state, New York City is looking at a “good cause eviction” policy, introducing among other changes an effective rental increase limit of 5%. In 2019, previous rent-control modifications caused many investors to quickly sell rent-regulated apartments ahead of the changes, while other investors chose to move from value-add strategies to holding long term investments. Regardless, possible changes to rent control regulations has done little to slow investment capital. New York City saw a large increase in out-of-state purchasers buying apartments in the area this past year, especially in Queens, where private buyers compete with institutions for Class B and C apartment properties.
2022 Apartment Market Forecast and New York City Apartment Loan EconomicsNew York City has a National Multifamily Index ranking of 34. New York City is looking at a longer employment recovery timeline after a significant hit during the pandemic, causing a bottom half ranking.
Employment is up 3.5%. Employers will expand employment levels by 150,000 positions in 2022, ahead of the national average of 2.5%. New construction will add 17,000 new apartments. Builders will finalize 1,000 fewer units in 2022 than the 18,000 new apartments completed in 2021. Total apartment levels are scheduled to expand by 0.8%, the lowest margin in six years.
Vacancy rates are down 10 basis points. High rental demand keeps net absorption rates above the trailing 5-year average as vacancy rates decline to 2% as a result of a combination of returning and new renters entering the market.
Rental rates are up 2.2%. Slower deliveries and strong housing demand keep rent growth higher than the historical market average as average rent climbs to $2,815 per month in 2022.
Investment in New York City apartments. Class B cap rates could drop lower as investor interest increases, while possible regulatory changes may cause some private investors to consider deals outside of New York City.
New York City apartment loan rates will start to increase in 2022 as the Federal Reserve starts raising rates to slow the rate of inflation. We will be watching to see if the New York City apartment loan rate increases will affect market activity in 2022.
All data provided by Marcus and Millichap
2021 NYC Apartment Market and Trends
The COVID-19 pandemic rocked the New York City multifamily market. The city lost almost 900,000 jobs which led to a ton of apartment renters leaving the city for the suburbs. As vaccines continue to be rolled out in 2021, many businesses are reopening and hiring new employees. This has poised New York City’s multifamily market to recoup a lot of losses in 2021. As people once again become attracted to the New York City lifestyle, the traditional demand drivers that made New York one of the most desirable residential locations before the pandemic will resurface, driving apartment leasing up in 2021. Absorption will also be helped out by lower rents, as effective rates took about a two year step back in 2020.
With the continued vaccine rollouts, experts believe that around 180,000 jobs will be added to the New York City market in 2021. The city’s employment rate will grow by about 4.4 percent and should end 2021 within 9 percent of the pre- Covid-19 levels. Fewer units are set to be constructed in 2021. There will be about 15,000 new units in 2021. The majority of these units will be delivered to the Brooklyn and Queens markets. Vacancy is set to increase about 60 basis points to 4.3 percent in 2021. Rents will be driven down in 2021. They should come down about 1.2 percent to an average effective rent of $2,636.
- Data provided by Marcus and Millichap
2021 Multifamily Outlook
The COVID-19 pandemic affected the ability of young graduates to find jobs and move into apartments of their own. The demand for apartment rentals is usually fueled by young graduates entering the workforce and moving into rental apartments. Many young adults lived with their parents or friends during the pandemic and into early 2021. As 2021 progressed, many companies reopened their offices and began hiring again which generated record levels of new apartment rentals. This trend should continue through late 2021 as more new workers are able find jobs and move into their own apartments. Many of these new multifamily units are in metro areas of the sunbelt states as workers have been moving out of colder urban areas in favor of more suburban warmer climates.
The tight market in 2021 for new home purchases has caused many would be homebuyers to continue renting. Prices for existing homes have risen due to lack of inventory and the cost of construction has skyrocketed due to increased costs for raw materials. The high cost of purchasing a new or existing home is keeping the demand for rental units very strong in 2021.
During the pandemic, when workers were either out of work or working from home, many people moved out of densely populated urban areas in favor of suburban locations. In 2021, as more employees are returning to their offices, we are seeing demand pick up once again for rental apartments in urban locations. In addition, as more and more retail and dining locations reopen in downtown areas, we expect to see a return of employees to these areas.
During the pandemic, the CDC and local governments instituted a moratorium of evictions. This caused many landlords to suffer economic losses and depressed the value of apartment properties. In 2021, as these moratoriums start to expire, we expect to see strong demand from investors for these properties.
Nationwide, the first half of 2021 saw more than 175,000 new apartments completed and a total of 363,000 for the previous 12 months. A high percentage of these new units were in Texas and other sunbelt states, as more and more people are relocating to warmer climates. Occupancy rates and asking rents have been lower in larger urban markets in the Northeast and other colder climates, while occupancy rates and asking rents have been increasing in these warmer sunbelt climates. These 2021 trends have definitely been driven by the COVID-19 pandemic and we are watching these trends closely to see if these trends persist after the pandemic is over. Check out our low commercial real estate loan rates and use our commercial mortgage calculator to calculate monthly principal and interest.
What Happened with Apartment Loans in 2020
Amazon, Google Expansions Highlight Increasing Tech Presence, Driving Apartment Demand in BoroughsAnnouncements by tech giants set stage for next phase of growth in New York City. Following the recent announcements by Google and Amazon to undertake vast expansions of their office footprint and workforce, the New York City metro has set the stage for robust growth stemming from the tech sector. While Google will be expanding in Lower Manhattan, Amazon has opted for Long Island City in Queens, bolstering demand for housing throughout the city. Developers have taken note, swelling the pipeline for new rentals in core neighborhoods of Manhattan, as well as several prominent locations in Brooklyn and Queens. Additionally, the size and scope of projects remains exceptional, highlighted by the redevelopment of the Domino Sugar factory in Williamsburg into a mixed-use structure and 5Pointz in Long Island City, a two-building, 1,115-unit undertaking. While construction remains elevated, supply growth has rolled over from the cycle high reached in 2016, allowing rent growth to reaccelerate, particularly in Manhattan and western Brooklyn along the East River. Vacancy remains extremely tight as well, and it is set to stay below 2 percent through this year.
Global appeal encourages broad investor interest, deep pool of liquidity. As a combination of local, national and global capital sources vie for assets in New York City, dollar volume routinely soars past $8 billion, providing significant market liquidity. While institutional investors have primarily focused their efforts in Manhattan and the western edges of Brooklyn and Queens, private investors have ventured inland toward Crown Heights, Bushwick and Ridgewood, where cap rates remain above the metro average and competition is much less intense. Broadly, cap rates in the metro will begin in the high-3 percent range, while extending to the mid-4 percent area depending on asset quality and location. As the impact of Amazon’s and Google’s expansion becomes more fully understood, investors will likely benefit greatly from positioning near office developments.
Data provided by Marcus & Millichap
2020 NYC Apartment Market Forecast
NYC’s National Multifamily Index Rank is at 10, down 7 places. Caution regarding New York’s new rental public policy reduces NYC’s place in the 2020 Index ranking.
Employment in NYC is up 1.4%. Education, healthcare, and technology hiring form the basis for a 65,000-person payroll expansion this year following the creation of 75,000 jobs in 2019.
Construction in New York City is expected to exceed 15,200 apartment units. Construction activity continues to trend down as about 3,700 fewer apartments will open this year compared with 2019. Development remains most active in Brooklyn and NYC.
Vacancy in NYC will remain unchanged at 1.5 percent as supply and demand maintain virtual parity.
Rent in NYC is up 2.4%. The average effective rent will climb to $2,833 per month, dipping from last year’s 3.1 percent growth rate.
Investment opportunities in NYC remain strong for those looking to finance their next purchase with an apartment loan. Institutions remain active in NYC and the western edges of Brooklyn and Queens, while private investors are moving farther east to neighborhoods such as Bushwick. We highly recommend any investors looking to buy in the NYC market to reach out to us regarding a multifamily loan.
Data provided by Marcus & Millichap.
Apartment Loan Trends in 2020
At the start of 2020 the market outlook did not indicate any significant factors that would cause major trouble in the multifamily market. Market indicators suggested that demand for housing, especially for apartment rentals, would remain healthy, thus continuing to generate new construction of multifamily buildings. Both the high number of permits and starts over the past couple of years led experts to believe that developer confidence is very high in the multifamily market. Market experts predicted an annual completion of 340,000 apartment units over 2020, way above the 300,000-annual average for the past five years. Over the last couple of years, the multifamily market has seen absorptions outperform expectations due to both changes in lifestyle and demographic preferences and new supply has consistently taken longer to be built. These two factors have helped the market to perform stronger than expected in the past and should continue throughout this year. Market data indicated that rent growth would remain strong in 2020, growing 3.6% (which is above the historical average). In terms of mortgage origination, low interest rates and strong multifamily performance were expected to help loan volumes grow. Experts predicted that the origination volume in 2020 will increase by 5.7% to $390 billion. Market data indicated that cap rates have more room to decline, which would lead to increasing property values and should drive up origination volume. However, with the current outbreak of Covid-19, the overall economy has been in flux. The stock market has crashed and commercial mortgage interest rates have been severely impacted. Huge metros such as New York have all but shut down much economic activity and entertainment. In this unsteady climate, many investors are scared to purchase commercial real estate and to take out commercial mortgages and apartment loans. Additionally, the oil industry has taken a big hit. Not only are people traveling less due to the pandemic, foreign countries like China and Russia are involved in a huge price war which is driving the price of oil way down. Experts are hopeful that as the weather warms up and public health policy learns how to handle this pandemic, the economy should revert back to its pre-virus strength.
NYC Apartment Loan Options
NYC Freddie Mac Apartment loans
NYC Freddie Mac Multifamily Loans provide mortgage capital in the secondary market for apartment building loans. Together, Fannie Mae and Freddie Mac control a very large portion of the multifamily loan market. Freddie Mac has a very aggressive program for small balance apartment loans (from $1,000,000 to $7,500,000). Some features of this program include:
- Market size driven. Freddie Mac classifies loans by the size of the overall market: Top, Standard, Small, and Very Small. Rates are best in top market locations (major metropolitan areas).
- Capped costs. Freddie Mac lenders often cap the closing costs at a fixed dollar amount, thereby lowering the overall cost to borrow money.
- Flexible pre-pay penalties. Freddie Mac offers many options for pre-payment penalties, from yield maintenance to step-down to “soft” step-down.
- Interest-Only (I/O) loans. Freddie Mac will allow payments consisting of only interest and no amortization of principal.
- Fixed rate terms. Freddie Mac offers fixed rates of 5, 7, and 10 years, followed by an adjustable period. These loans are called Hybrid/Adjustables. Loans have a 20 year term and a 30 year amortization schedule.
NYC Fannie Mae Apartment loans
The NYC Fannie Mae multifamily loan platform is one the leading sources of capital for NYC apartment building loans in the US. Fannie Mae is a leader in the secondary market – meaning they purchase qualifying apartment loans from leading lenders who originate these loans for their borrowers. Fannie Mae purchases loans secured by conventional apartments, affordable housing properties, underlying cooperative apartment loans, senior housing, student housing, manufactured housing communities and mobile home parks on a nationwide basis. The Fannie Mae platform has many benefits, including:
- Long term fixed rates and amortizations. Fannie Mae allows terms and amortizations of up to 30 years. Most banks offer only 5 or 10 year fixed rates and 25 year amortizations.
- Non-recourse options. Most banks will require the borrower to sign personally for the loan. Fannie Mae offers non-recourse apartment loans.
- Lending in smaller markets. Many national lenders do not like to lend in rural or tertiary markets. Fannie Mae is a good option for these loans.
- Assumability and Supplemental Financing. Fannie Mae allows their loans to be assumed by a qualified borrower. They also have a program which allows borrowers the ability to come back and borrow additional funds during the life of the loan (subordinate financing).
NYC FHA HUD Multifamily Loans
HUD (Department of Housing and Urban Development) and FHA (Federal Housing Administration) insured multifamily loans are some of the best financing options for real estate investors and developers. While HUD does not directly make these loans, they do insure multifamily loans made by third party lenders to real estate investors. The third party lender will process the loan in accordance with the FHA HUD guidelines and HUD will underwrite the loan in order to provide the insurance. There are two primary types of HUD insured loans that multifamily investors can take advantage of.
NYC Apartment Lending with Banks and Other Programs
While the agencies (Fannie Mae, Freddie Mac and HUD) offer some excellent programs, not every apartment loan applicant qualifies for these programs. We have many excellent choices for these loans with our correspondent banks, credit unions, insurance companies and private lenders. Some examples of these loans include:
- NYC Multifamily loans that require flexible underwriting or those that don’t meet standardized criteria.
- Properties in less than desirable markets, or those that require repairs or updating.
- Properties that don’t cash flow according to industry guidelines or lack stabilized cash flow.
- Borrowers with past credit issues, including foreclosures, short sales, or judgements.
- Borrowers who are not US citizens.
Whether you are purchasing or refinancing, we have the right solutions available for your multifamily mortgage loans. We will entertain apartment loan requests of all sizes, beginning at $1,000,000. Get started with a Free Commercial Mortgage Loan Quote.
NYC Apartment Building Loans
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