Asset-Based Underwriting. No Personal Tax Returns. Competitive Terms. Close in 21–30 Days.

Industrial real estate is quietly one of the strongest performing commercial asset classes in the country — driven by e-commerce growth, supply chain reshoring, and chronic undersupply in major metros. Warehouses, distribution centers, flex space, and manufacturing facilities are generating some of the most consistent NOI in commercial real estate right now. Onyx Capital Lending finances these assets directly — no middlemen, no bank bureaucracy, no 90-day wait.

What Is an Industrial Real Estate Loan?

An industrial real estate loan is commercial financing secured by income-producing industrial properties — including warehouses, distribution centers, manufacturing facilities, flex space, cold storage, and self-storage. These properties are evaluated based on their net operating income (NOI), tenant quality, lease terms, and location — not the borrower's personal tax returns.

Industrial Property Types We Finance

✅ Warehouses — bulk storage, single-tenant, multi-tenant

✅ Distribution Centers — logistics, last-mile delivery, e-commerce fulfillment

✅ Manufacturing Facilities — light, medium, and heavy manufacturing

✅ Flex Space — combination office/warehouse, R&D facilities

✅ Cold Storage / Food Processing — temperature-controlled distribution

✅ Truck Terminals — cross-dock facilities, freight terminals

✅ Business Parks — multi-tenant industrial campuses

✅ Owner-User — business owners purchasing their own facility

Onyx Capital Lending Industrial Loan Highlights

FeatureDetailsLoan Amounts$500K – $20M+Loan TypesDSCR, Bridge, Hard MoneyLTVUp to 70–75%Loan Terms5, 10, 25-year optionsInterest-OnlyAvailableMinimum DSCR1.20No Tax Returns✅ DSCR-based qualifyingNo W-2 or Pay Stubs✅ Never requiredOccupancyInvestor or owner-userLLCs & Entities✅ AcceptedForeign Nationals✅ WelcomeAvailable In48 StatesClose In21–30 days

Why Industrial Real Estate Is One of the Smartest Investments Right Now

E-Commerce Demand — Online retail requires 3x more warehouse space than traditional brick-and-mortar retail. Demand for last-mile distribution facilities is at an all-time high.

Supply Chain Reshoring — Companies are moving manufacturing back to the US, creating surging demand for domestic industrial space.

Low Vacancy Rates — Industrial vacancy rates in most major metros are at historic lows, putting upward pressure on rents.

Long-Term Leases — Industrial tenants typically sign 5–10 year leases, providing stable, predictable cash flow with minimal management burden.

Triple Net (NNN) Leases — Many industrial properties operate on NNN leases where the tenant pays taxes, insurance, and maintenance — your NOI stays clean.

How We Underwrite Industrial Deals

For Stabilized Properties (DSCR Loan)
We analyze the current rent roll, lease terms, tenant credit quality, and NOI. If the property cash flows at 1.20 DSCR or better, you qualify — no personal income documentation required.

For Value-Add Properties (Bridge Loan)
We analyze current income plus the upside scenario — market rents, occupancy potential, and lease-up timeline. We fund the acquisition and any improvements, then you refinance into permanent debt once stabilized.

For Owner-User Properties
Business owners purchasing their own facility are evaluated on both the real estate's value and the business's ability to service the debt.

The Industrial Loan Process

Step 1 — Submit the Deal
Property address, purchase price, current occupancy, rent roll, and your exit or hold strategy.

Step 2 — Deal Analysis
We analyze NOI, DSCR, lease quality, and market conditions. Most industrial loan decisions are made within 48 hours.

Step 3 — Term Sheet
We issue a clear term sheet — rate, LTV, term, and any conditions. No surprises.

Step 4 — Appraisal + Due Diligence
Commercial appraisal, Phase I environmental report (required), and title review.

Step 5 — Close
Fund and close in 21–30 days for stabilized assets. Bridge closings can move faster.

Industrial Loan FAQ

Do you require a Phase I environmental report?
Yes — for all commercial/industrial properties, a Phase I Environmental Site Assessment is standard. If contamination is flagged, a Phase II may be required before lending.

What if the building is partially vacant?
We can work with partial occupancy on bridge loans, underwriting to stabilized occupancy using market lease rates. For DSCR loans, we typically need the property to be at least 80–85% occupied.

Do you lend to owner-users (businesses buying their own building)?
Yes — owner-occupied industrial is eligible. We evaluate both the real estate and the business's debt service capacity.

What lease structures do you prefer?
Triple net (NNN) and modified gross leases are both fine. Long-term leases with creditworthy tenants strengthen the deal significantly.

What's the minimum loan amount for industrial?
Typically $500,000. Smaller industrial properties may qualify under our hard money program.

Can I do a cash-out refinance on industrial property I already own?
Yes — cash-out refi is available on stabilized industrial. It's one of the most effective ways to recycle equity into new acquisitions.

Do you lend on cold storage or specialized facilities?
Yes, on a case-by-case basis. Specialized properties require extra diligence on market comparables and alternative use scenarios.

Why Onyx Capital Lending for Industrial Real Estate

Industrial deals require a lender who understands commercial real estate — not just residential mortgages. Richard Morency and the Onyx Capital Lending team have been funding complex commercial deals since 2016. We've seen single-tenant warehouses, multi-tenant flex parks, and everything in between.

We are the lender. When you call us, you're talking to the decision-maker — not a broker, not a processor, not a committee. We move at the speed of commercial real estate.

$300M+ funded since 2016

Licensed in 48 states

Direct commercial lender

DSCR, bridge, and hard money programs

Industrial, multifamily, mixed-use, and more

Finance Your Industrial Property Today

Strong asset. Right lender. Fast close.