The Secret Strategy Foreign Investors Are Using to Buy U.S. Commercial Property Without U.S. Credit

U.S. commercial real estate has long been seen as a stable and attractive asset class. In recent years, it has become increasingly popular among international investors looking to diversify their portfolios, generate predictable income, and build long-term equity.

What many investors don’t realize is just how accessible U.S. commercial property is—even if you don’t live in the United States, hold U.S. credit, or have a U.S. entity.

Foreign nationals and U.S. expats can now finance commercial real estate across the United States with loan programs specifically designed for overseas borrowers. These loans focus on the strength of the deal itself, not the borrower’s U.S. profile.

Commercial Real Estate Lending That Prioritizes the Asset, Not the Borrower

Financing U.S. commercial real estate as a foreign investor can be more straightforward than many assume. There are loan programs specifically structured for non-resident borrowers that consider a comprehensive view of both the property and the borrower.

Rather than relying solely on U.S. credit scores or domestic income, these programs assess a combination of factors, including the property’s income potential, the borrower’s global financial profile, and the overall structure of the deal.

This approach creates opportunities for international investors who may not have U.S. residency or credit but possess strong financials, a solid asset base, and a clear investment strategy.

Investing from Abroad Without U.S. Credit or Income

Foreign nationals can secure U.S. commercial property financing without needing U.S. income documentation or credit scores. These loans can be structured to accommodate overseas tax returns and non-resident income.

Interest rates for foreign borrowers are competitive, and they remain attractive for investors seeking dollar-denominated cash flow and capital appreciation.

Down payments typically range from 30 to 35 percent, although in some cases—particularly for strong multifamily properties with high occupancy—this may drop to 20%.

Why Commercial Real Estate Appeals to Global Investors

For many overseas investors, commercial real estate presents fewer management hassles and more scalable opportunities. Unlike residential properties, commercial tenants are businesses, not individuals. Lease terms are longer, turnover is lower, and responsibilities such as repairs and property taxes are often built into the lease structure.

Many international investors favor property types like:

  • Multifamily apartment buildings
  • Retail shopping centers
  • Self-storage facilities
  • Medical offices
  • RV and boat storage
  • Warehouses and light industrial parks

These assets provide consistent income streams and can be managed remotely with the help of local property management companies.

Our Recent Webinar with Lance Langenhoven

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Accessing U.S. Commercial Loans Without Stepping Foot in the Country

One of the biggest shifts in recent years is how seamless it has become to invest and finance from overseas. From sourcing the deal to structuring the loan and completing the closing, every step of the process can be done remotely.

Documentation requirements are tailored for international borrowers. While U.S. citizens may use W-2s and domestic tax filings, foreign nationals can qualify using overseas financial statements, international bank references, and global asset portfolios.

It’s no longer necessary to establish a U.S. entity, fly in for a closing, or navigate the process through trial and error. There are lending partners who specialize exclusively in foreign national and expat financing, removing the guesswork and opening the door to serious investment opportunities.

The Bottom Line

U.S. commercial real estate offers foreign investors a combination of stability, scalability, and strong income potential. With tailored loan programs now available for non-resident borrowers, it’s easier than ever to secure funding for a commercial property in the United States.

Whether you’re looking to acquire your first CRE asset or expand an existing portfolio, the right financing partner can guide you through the process with a strategy that fits your investment goals.

U.S. real estate is no longer out of reach—it’s wide open.

Frequently Asked Questions

Should I get pre-approved before finding a property?

In commercial real estate, lenders need to evaluate the property itself. It’s best to identify the asset first, then structure the financing based on that deal.

Can I use a CPA letter instead of tax returns?

Some lenders may accept a CPA letter as supplemental documentation, but most will require at least three years of tax returns to assess income and financial consistency.

How long does the loan process take?

Pre-approval typically takes one to two weeks once documents and a property contract are submitted. Closing generally takes 30 to 45 days, depending on the complexity of the deal.

What’s the required down payment?

Most lenders require 30 to 35 percent down. In some cases, such as strong-performing multifamily assets, this may be reduced to 20%.

Is there a limit to how many U.S. commercial properties I can finance?

There is no set limit. You can finance as many properties as you qualify for based on your financial profile and the property’s performance.

Do I need U.S. credit to qualify?

No. U.S. credit is not required. Loans can be structured around your international financial history and documentation.

Where can I find commercial properties to invest in?

Platforms like CREXI and LoopNet are excellent starting points. A local commercial broker can also help you identify high-potential opportunities in your target market.

Read the full Q&A here.

Ready to Start Your Commercial Investment Journey?

Whether you’re acquiring your first U.S. commercial asset or expanding a global portfolio, we can help you find the right financing strategy tailored to your goals.

Contact us today:

Lance Langenhoven
Head of Commercial Lending
📧 [email protected]

America Mortgages
📍 Call us 24/7: +1 (845) 583-0830
📧 General Inquiries: [email protected]
🌐 Visit: www.americamortgages.com

La estrategia secreta que los inversionistas extranjeros están utilizando para comprar propiedades comerciales en EE. UU. sin crédito estadounidense

Los bienes raíces comerciales en Estados Unidos han sido considerados durante mucho tiempo una clase de activo estable y atractiva. En los últimos años, se han vuelto cada vez más populares entre inversionistas internacionales que buscan diversificar sus carteras, generar ingresos predecibles y construir patrimonio a largo plazo.

Lo que muchos inversionistas no se dan cuenta es cuán accesibles son las propiedades comerciales en EE. UU., incluso si no vives en Estados Unidos, no tienes crédito estadounidense o no posees una entidad en el país.

Los ciudadanos extranjeros y los expatriados estadounidenses ahora pueden financiar bienes raíces comerciales en todo Estados Unidos con programas de préstamos diseñados específicamente para prestatarios en el extranjero. Estos préstamos se enfocan en la solidez del negocio en sí, no en el perfil crediticio del prestatario en EE. UU.

Préstamos para bienes raíces comerciales que priorizan el activo, no al prestatario

Financiar bienes raíces comerciales en EE. UU. como inversionista extranjero puede ser más sencillo de lo que muchos suponen. Existen programas de préstamos estructurados específicamente para prestatarios no residentes que consideran una visión integral tanto de la propiedad como del prestatario.

En lugar de depender únicamente de puntajes de crédito estadounidenses o ingresos domésticos, estos programas evalúan una combinación de factores, incluyendo el potencial de ingresos de la propiedad, el perfil financiero global del prestatario y la estructura general del negocio.

Este enfoque crea oportunidades para inversionistas internacionales que pueden no tener residencia o crédito en EE. UU., pero poseen finanzas sólidas, una base de activos sólida y una estrategia de inversión clara.

Invertir desde el extranjero sin crédito o ingresos en EE. UU.

Los ciudadanos extranjeros pueden obtener financiamiento para propiedades comerciales en EE. UU. sin necesidad de documentación de ingresos o puntajes de crédito estadounidenses. Estos préstamos pueden estructurarse para adaptarse a declaraciones de impuestos en el extranjero e ingresos de no residentes.

Las tasas de interés para prestatarios extranjeros son competitivas y siguen siendo atractivas para inversionistas que buscan flujos de efectivo en dólares y apreciación de capital.

Los pagos iniciales suelen oscilar entre el 30 y el 35 por ciento, aunque en algunos casos, particularmente para propiedades multifamiliares sólidas con alta ocupación, esto puede reducirse al 20 %.

Por qué los bienes raíces comerciales atraen a inversionistas globales

Para muchos inversionistas en el extranjero, los bienes raíces comerciales presentan menos complicaciones de gestión y más oportunidades escalables. A diferencia de las propiedades residenciales, los inquilinos comerciales son negocios, no individuos. Los términos de arrendamiento son más largos, la rotación es menor y responsabilidades como reparaciones e impuestos a la propiedad a menudo están incorporadas en la estructura del arrendamiento.

Muchos inversionistas internacionales prefieren tipos de propiedades como:

  • Edificios de apartamentos multifamiliares
  • Centros comerciales minoristas
  • Instalaciones de autoalmacenamiento
  • Consultorios médicos
  • Almacenamiento para vehículos recreativos y embarcaciones
  • Almacenes y parques industriales ligeros

Estos activos proporcionan flujos de ingresos consistentes y pueden ser gestionados de forma remota con la ayuda de empresas locales de gestión de propiedades.

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Acceder a préstamos comerciales en EE. UU. sin pisar el país

Uno de los mayores cambios en los últimos años es lo sencillo que se ha vuelto invertir y financiar desde el extranjero. Desde la búsqueda del negocio hasta la estructuración del préstamo y la finalización del cierre, cada paso del proceso puede realizarse de forma remota.

Los requisitos de documentación están adaptados para prestatarios internacionales. Mientras que los ciudadanos estadounidenses pueden usar formularios W-2 y declaraciones de impuestos nacionales, los ciudadanos extranjeros pueden calificar utilizando estados financieros en el extranjero, referencias bancarias internacionales y carteras de activos globales.

Ya no es necesario establecer una entidad en EE. UU., viajar para un cierre o navegar el proceso por ensayo y error. Hay socios prestamistas que se especializan exclusivamente en financiamiento para ciudadanos extranjeros y expatriados, eliminando las conjeturas y abriendo la puerta a oportunidades de inversión serias.

Conclusión

Los bienes raíces comerciales en EE. UU. ofrecen a los inversionistas extranjeros una combinación de estabilidad, escalabilidad y fuerte potencial de ingresos. Con programas de préstamos adaptados ahora disponibles para prestatarios no residentes, es más fácil que nunca asegurar financiamiento para una propiedad comercial en Estados Unidos.

Ya sea que estés buscando adquirir tu primer activo de bienes raíces comerciales o expandir una cartera existente, el socio financiero adecuado puede guiarte a través del proceso con una estrategia que se ajuste a tus objetivos de inversión.

Los bienes raíces en EE. UU. ya no están fuera de alcance; están ampliamente disponibles.

¿Listo para comenzar tu inversión en bienes raíces comerciales en EE. UU.?

Ya sea que estés adquiriendo tu primer activo comercial en Estados Unidos o ampliando tu portafolio global, podemos ayudarte a encontrar la estrategia de financiamiento adecuada para alcanzar tus objetivos.

Contáctanos:

Lance Langenhoven
Director de Préstamos Comerciales
📧 [email protected]

America Mortgages
📍 Llámanos 24/7: +1 (845) 583-0830
📧 Correo general: [email protected]
🌐 Sitio web: www.americamortgages.com

外国投资者无需美国信用即可购买美国商业房地产的秘密策略

长期以来，美国的商业房地产一直被视为一种稳定且具有吸引力的资产类别。近年来，随着越来越多的国际投资者希望实现投资组合多元化、创造可预期收入并建立长期资产，美国商业房地产日益受到青睐。

许多投资者并不了解的是，美国商业物业其实非常容易获取——即使你不居住在美国、没有美国信用记录，甚至没有美国注册公司。

外国公民和美国侨民现在可以通过专为海外借款人设计的商业贷款计划，在美国各地融资购买商业房地产。这些贷款侧重于交易本身的实力，而不是借款人在美国的信用状况。

以资产为核心的商业房地产贷款

对于外国投资者来说，融资美国商业房地产的过程可能比预期更简单。这些贷款计划专为非美国居民设计，不仅考虑物业本身，也综合评估投资者的整体财务状况。

与传统贷款高度依赖美国信用评分和本地收入不同，这些贷款项目评估的是多方面因素，包括房产的收益潜力、借款人的全球财务状况及整体交易结构。

这种方式为没有美国居留身份或信用记录、但拥有雄厚财务基础、优质资产组合和清晰投资策略的国际投资者提供了进入美国市场的机会。

无需美国信用或收入也可投资

外国投资者在无需美国本地收入文件或信用评分的情况下，也能获得美国商业地产融资。这些贷款可以根据海外纳税申报表和非居民收入灵活设计。

尽管利率可能略高于本地借款人，但对于寻求美元计价现金流和资产升值的投资者来说，仍具有高度吸引力。

通常首付比例在30%到35%之间，但在某些情况下，例如高入住率的优质多户型住宅项目，首付最低可降至20%。

为什么全球投资者青睐商业地产

对于许多海外投资者来说，相较于住宅地产，商业房地产具有更少的管理负担和更大的可扩展性。商业租户是企业而非个人，租约期限更长，租户流动性更低，而且维护与地税等责任通常已纳入租约结构中。

国际投资者偏好的商业物业类型包括：

  • 多户型住宅公寓
  • 零售购物中心
  • 自助仓储设施
  • 医疗办公楼
  • 房车与船只停车仓库
  • 仓储与轻工业园区

这些资产通常能提供稳定的现金流，并且可以通过当地物业管理公司远程管理。

我们最近与 Lance Langenhoven 的网络研讨会

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足不出户也能申请美国商业贷款

近年来最大的变化之一，是从海外投资和融资美国商业地产变得前所未有的顺畅。从寻找物业、结构贷款方案到完成交易，每一步都可以远程完成。

贷款所需的文件也已针对国际借款人进行调整。美国本地借款人通常需提供W-2表格或美国税单，而国际投资者则可使用海外资产报表、国际银行推荐信和全球资产组合来申请。

不再需要成立美国公司、不需要亲赴美国签约，也不必通过试错摸索流程。有专门为外国人和侨民提供服务的贷款机构，能够帮助投资者顺利完成融资并把握投资机会。

总结

美国商业房地产为全球投资者提供了稳定性、可扩展性和强劲的收益潜力。如今，专为非居民设计的贷款项目已经让融资过程更加便捷。

无论你是首次购入美国商业物业，还是希望扩大现有资产组合，选择合适的贷款合作伙伴都能为你提供符合投资目标的融资策略。

美国房地产不再遥不可及，它正向你敞开大门。

准备好开启您的美国商业房地产投资之旅了吗？

无论您是首次购入美国商业地产，还是正在扩展全球投资组合，我们都可以为您量身定制最合适的融资方案，助您实现投资目标。

欢迎联系：

Lance Langenhoven
商业贷款主管
📧 [email protected]

America Mortgages（美国按揭）
📍 全天候电话咨询： +1 (845) 583-0830
📧 一般咨询邮箱： [email protected]
🌐 官网： www.americamortgages.com

Q&A: Investing & Financing U.S. Commercial Real Estate While Living Overseas

In the exclusive webinar, “Investing & Financing U.S. Commercial Real Estate While Living Overseas,” Lance Langenhoven, Head of Commercial Lending at America Mortgages, shared expert insights on how non-U.S. residents can successfully invest in and finance U.S. commercial properties from anywhere in the world.

From understanding different loan structures to learning how to work with U.S. lenders, this session covered everything a foreign national needs to know to make informed investment decisions and secure the right financing.

For those who missed it, the recording is available here.

Remarks have been edited for clarity and brevity.


Should I first get pre-approved for a loan or get the property under contract?

LL:  In commercial real estate, it’s tricky to get pre-approved without knowing what kind of property you want to buy. Since there are so many categories, the best approach is to first identify a property you’re interested in and send a link or contract for that property. Once the property is identified, a deal package can be prepared for banks. While you may not receive a formal pre-approval, you will get a guideline of what’s possible based on that specific property and your profile.

Can I just send a letter from my CPA stating my income instead of tax returns?

LL: It might work with some banks, and it’s worth trying, but most banks typically require at least three years of tax returns. A CPA letter might be considered supplementary, but it won’t replace the standard documentation requirements for most lenders.

If I find a commercial property I like, should I deal with the listing agent directly?

LL: No. In the U.S., it’s best to have your own buyer’s agent. The listing agent represents the seller and is ethically required to act impartially, meaning you may not get the best deal or full insights if you’re not represented. A buyer’s agent won’t cost you extra since the seller usually pays their commission.

How long does the loan approval process typically take for non-residents?

LL: Pre-approval can take as little as a week or two, if all documentation and the contract are in place. Closing the deal usually takes at least 30 days, potentially more depending on the appraisal and due diligence process. If you haven’t identified a property yet, pre-approval isn’t really possible.

Do I need a down payment for commercial real estate loans?

LL: Yes. 100% financing is not available. Most foreign investors need at least a 30–35% down payment. For some multifamily deals, it could be as low as 20%, depending on the loan program. If you don’t have all the capital, you could partner with friends or family for the down payment, though it’s best to have some of your own funds in the deal.

Is there a limit to how many U.S. commercial properties I can finance as a foreign investor?

LL: No. There is no limit—you can buy and finance as many properties as you can afford.

Is Zillow a good place to find commercial real estate deals?

LL: Zillow is great for residential real estate, but not for commercial. Use platforms like CREXI or LoopNet instead.

What documentation is required if I’m self-employed or own a business overseas?

LL:  You’ll need at least three years of tax returns, a list of your assets and information about your business (likely including financials or proof of ownership)

What is the average interest rate and down payment for foreign nationals?

LL: Down payment: Typically 30–35%, sometimes as low as 20% for certain multifamily deals. Interest rates: Around 7% to 7.5% is considered good in the current market. Rates may vary depending on the type of deal and lender.

Do commercial loans qualify based on property cash flow or personal income?

LL: Primarily on the property’s cash flow. In fact, lenders prefer not to use personal income when evaluating a commercial loan. The stronger the cash flow, the easier it is to qualify.

Do I need U.S. credit to qualify for a commercial loan?

LL: No. Foreign nationals do not need U.S. credit to qualify. America Mortgages works specifically with non-residents, and U.S. credit history is not required.

Tariffs Just Made U.S. Real Estate More Valuable—Here’s Why Canadians Should Pay Attention

When tariffs make global headlines, most people think of trade wars, inflation, or higher prices on imported goods. But for Canadian investors, tariffs are quietly reshaping the U.S. real estate market—and opening doors to wealth-building opportunities just south of the border.

Whether you’re a seasoned investor expanding your portfolio or a first-time buyer exploring cross-border opportunities, understanding how tariffs affect U.S. property markets can give you a strategic edge. Here’s how—and how America Mortgages makes it possible for Canadians to act quickly and confidently.

How Tariffs Are Driving U.S. Property Values Up

While tariffs are primarily trade policy tools, their ripple effects go far beyond economics. In fact, they’re playing a growing role in increasing U.S. property values—especially in fast-growing regions where supply is constrained and demand is rising.

1. Tariffs Bring Jobs Back to the U.S.—and Growth Follows

Tariffs are intended to reduce reliance on foreign imports and stimulate local production. As a result, more companies are reshoring manufacturing to the U.S., with CBRE estimating up to $250 billion in new investment in industrial sectors—particularly in emerging or secondary cities.

This means more jobs, population growth, and infrastructure development, all of which tend to push up local real estate prices. For Canadians, this presents a unique chance to invest in high-potential U.S. markets before prices catch up.

2. Commercial Property Demand Is Surging

As companies scramble to rebuild domestic supply chains, demand for logistics hubs and warehouse space is skyrocketing. CBRE reports that U.S. industrial leasing hit record highs, especially near ports and distribution corridors.

Canadian investors looking for income-generating commercial real estate have a golden window to enter the market—before large institutions fully crowd in.

3. Higher Tariffs = Higher Construction Costs = More Value for Existing Homes

Tariffs are also driving up the cost of construction materials—steel, aluminum, lumber—making it more expensive to build new homes. In fact, the 2018 steel and aluminum tariffs alone increased material costs by up to 15% in one year, according to the Hispanic Construction Council.

That slows down new developments, shrinks supply, and supports higher resale values for existing homes—perfect for investors aiming for long-term appreciation and stronger rental yields.

4. Existing Homeowners Could See Market Value Rise

As construction costs climb, the value of existing homes rises—especially in supply-constrained markets. For Canadian buyers, this creates a compelling reason to enter the market now, before price increases accelerate.

Buyers who act early can lock in lower entry prices and benefit from value appreciation fueled by tariff-driven supply shortages.

5. Strategic Buyers Are Locking In Rates Early

Tariffs don’t just affect supply and demand—they also create upward pressure on inflation and interest rates. Many experts suggest accelerating purchase timelines to secure fixed-rate U.S. mortgages before both home prices and borrowing costs rise further.

That’s where America Mortgages comes in.

How Canada-Based Buyers Can Act Now

At America Mortgages, we specialize in helping Canadian citizens invest in U.S. real estate—with:

✅ No U.S. credit history required
✅ No U.S. income verification needed
✅ Fast pre-approvals and expert cross-border guidance
✅ Residential and commercial property financing available
✅ 100% remote process—from Canada to closing

Whether you’re eyeing a Miami rental condo, a Dallas warehouse, or a vacation home in Arizona, we help Canadians navigate the U.S. mortgage system with ease.

Navigating a High-Value Market with Confidence

Tariffs are just one of many global forces reshaping the U.S. economy—but for smart investors, they signal a rare chance to enter a rising real estate market early.

As Canadian interest in U.S. property climbs, so does the urgency to act before higher tariffs, higher costs, and higher rates make it harder to enter.

Let America Mortgages guide your next move.

📞 Ready to Explore U.S. Real Estate from Canada?

📍 Call us 24/7: +1 (845) 583-0830
📧 Email: [email protected]
🌐 Visit: www.americamortgages.com

We’re here to help Canadian investors buy smarter, faster, and with confidence.

What Do NNN, NOI, and Cap Rate Actually Mean?

If you’re new to commercial real estate investing in the USA, you’re probably running into a lot of unfamiliar terms and acronyms. It can feel like learning a new language—but don’t worry, it’s simpler than it seems.

Three of the most common terms you’ll see in listings are NNN, NOI, and Cap Rate. Here’s what they really mean—and why they matter.

Let’s start with NNN.

This stands for Triple Net Lease, and it refers to a lease structure where the tenant, not the landlord, pays for three key property expenses: property taxes, building insurance, and maintenance / management costs. These are often referred to as the “three nets.” So, when you see “NNN lease,” it means the tenant is covering those costs, which leaves the landlord (you) with fewer ongoing expenses.

It’s also worth noting that these three costs are listed in order of priority. You can sometimes delay maintenance (not recommended), but you can’t delay paying property taxes. If you do, the county could take and sell your property to recover what’s owed.

Next is NOI, which stands for Net Operating Income.

This is one of the most important numbers in real estate. It’s calculated by taking your total rental income and subtracting all of your operating expenses—including those NNN costs if you’re responsible for them. What’s left is your NOI. It tells you how much money the property is actually making before debt payments and taxes.

Finally, we have Cap Rate, or Capitalization Rate.

This is a quick way to estimate the return on a property. Once you’ve calculated your NOI, you can figure out the Cap Rate by dividing that number by the purchase price of the property. For example, if a property produces $100,000 a year in NOI and the purchase price is $1 million, the Cap Rate is 10%.

Cap Rate = NOI ÷ Purchase Price

This gives you a snapshot of how profitable a property is right now. It doesn’t take future changes into account, like increased rents or renovation costs. For long-term planning and forecasting, you’d use a different metric called IRR (Internal Rate of Return)—but we’ll save that for another post.

If you’re just starting out, understanding these three terms—NNN, NOI, and Cap Rate—can give you a major head start when evaluating commercial real estate opportunities.

We specialize in helping foreign nationals invest in U.S. commercial real estate, and we’re here to help you understand the financing process, the numbers, and the strategy behind each deal. We’re not just lenders—we’re active investors and developers ourselves.

So, give us a call and let’s talk about your next deal.

Lance Langenhoven

Head of Commercial Lending

[email protected]

The Difference Between Cap Rate and IRR

Some investors won’t move forward on a deal if the cap rate is too low. In some cases, they can’t even calculate a cap rate because there’s no income yet. A good example of that is buying vacant land for a future development.

Personally, I prefer to invest in deals where the IRR, or Internal Rate of Return, shows a potential return of at least 20% on an all-cash basis. If it’s a development project, I’m aiming for 30%. Even though I usually use financing, I always start with the all-cash IRR. It’s a reality check.

It’s really easy to get pulled into a deal just because the IRR looks great when financing is included. But the risk can be much higher than it seems, and if things don’t go as planned, you could end up dealing with a foreclosure.

So here’s how I approach it. If the all-cash IRR looks solid, I’ll then run a second IRR analysis using financing. That version will naturally show a higher return, but I already know the deal works without needing debt to make it pencil out.

Now you might be thinking: how is a strong IRR possible if the cap rate is super low, or even zero, on day one?

Here’s the thing. Cap rate is just a snapshot of the property’s income at the time you buy it. It can’t see into the future. It doesn’t know what you plan to do with the property. Think of it like a still photo taken on closing day.

IRR, on the other hand, is like a video. It starts the day you close and continues through the full hold period, typically five years. It sees everything you’re planning to do.

For example, maybe you’re buying an apartment building that’s only 50% occupied. The IRR sees your renovation plan. It sees you increasing rents by 25% once the upgrades are done. It sees your improved management pushing occupancy to 95% within a year. And it sees continued rent growth year after year.

Eventually, the video gets to the point where you sell the property, now in excellent condition and in a highly desirable location—say, near the beach in California. Thanks to all the improvements, you’re able to sell at a strong price with a final cap rate of 5%. That’s why the IRR looks attractive, even though the cap rate at purchase didn’t.

Another thing to remember is that an IRR calculation always includes an exit event to complete the picture, even if you’re not planning to sell. A lot of investors refinance instead, pull some equity out, and roll it into the next deal.

So next time you’re evaluating a commercial property, don’t get discouraged if the cap rate looks weak. Focus on your business plan. Understand the upside. And work with someone who can help you run the IRR numbers correctly.

By the way, we love working with foreign nationals investing in U.S. commercial real estate. Not only can we help with financing, we’re active investors and developers ourselves.

Contact me today and let’s talk about your next deal.

Lance Langenhoven

Head of Commercial Lending

[email protected]

Commercial Real Estate News: Stay Informed, Stay Ahead

Commercial Real Estate | US Expat Mortgage

If you’re planning to invest in commercial real estate in the USA, keeping a close eye on the news is absolutely essential.

Market dynamics change quickly—whether it’s interest rate shifts, zoning changes, new developments, or large acquisitions in your target area. Being plugged into the right news sources can give you an edge and help you make smarter, faster decisions.

Here Are Some Top Commercial Real Estate News Sources:

A mix of free and paid options, so you can choose what fits best:

Some of these platforms cover national trends, while others allow you to zoom in on specific cities or regions, which is especially valuable if you’re targeting a particular market.

Why This Matters (Especially for Foreign Investors)

If you’re a foreign national investing in U.S. commercial real estate, staying on top of local market news is even more critical. These platforms help you stay informed about:

  • Local developments
  • Investment opportunities
  • Legal and regulatory changes
  • Major tenant or landlord activity
  • Shifts in cap rates, rents, and valuations

Knowing what’s happening in the market—before others do—can help you move quickly on a great deal or avoid a potential pitfall.

We love working with foreign nationals investing in U.S. commercial real estate, helping them secure the financing they need to succeed. We’re not just lenders—we’re active investors and developers too, so we understand what it takes to navigate the U.S. market.

Contact us and let’s discuss your next deal.

Lance Langenhoven

Head of Commercial Lending

[email protected]

Tariffs Just Made U.S. Real Estate More Valuable—Here’s Why

International Mortgage USA | U.S. Real Estate

When tariffs make headlines, most people think of trade wars, higher prices on imported goods, and economic uncertainty. But for those looking to invest in U.S. real estate, particularly foreign nationals and U.S. expats living overseas, tariffs could open unexpected doors.

Whether you’re expanding your property portfolio or purchasing your first U.S. investment home from abroad, understanding how tariffs impact the real estate market can help you make informed, strategic decisions.

How Tariffs Influence U.S. Real Estate

While tariffs are generally viewed as trade policy tools, their ripple effects reach the real estate market. In certain scenarios, they can create opportunities – especially for informed and sophisticated investors who understand where and how to look.

1. Tariffs Bring Jobs Back to the U.S. And Real Estate Follows

Tariffs are often designed to reduce dependency on imports and bring manufacturing back to the U.S. According to CBRE, reshoring trends could lead to $250 billion in new U.S. manufacturing investment, particularly in secondary and emerging markets.

These investments can trigger job growth, population inflows, and infrastructure development. These factors often push up residential and commercial property values. For foreign investors, this offers early access to markets that are still affordable but poised for long-term appreciation.

2. Commercial Property Demand Is Rising

CBRE reports that U.S. industrial leasing activity hit record highs, largely driven by the need to localize supply chains in response to tariffs. Ports, inland hubs, and logistics corridors have seen strong growth as companies seek out warehouse and distribution space closer to consumers.

This creates opportunities for investors interested in income-generating commercial properties in high-demand zones.

3. Tariffs Could Strengthen Existing Property Values

A recent Yahoo Finance article states that tariffs could significantly raise the cost of construction materials. The 2018 tariffs on steel and aluminium alone drove material prices up 10% to 15%, adding $1 billion in construction costs in just one year, according to the Hispanic Construction Council (HCC).

This rise in costs often leads to a slowdown in new builds, reducing housing supply in competitive markets. For buyers focused on existing properties, this tight inventory could support stronger rental yields and capital appreciation.

4. Existing Homeowners Could See Market Value Rise

While higher construction costs challenge developers, existing homeowners may benefit from rising property values due to the higher cost of rebuilding. As highlighted in a recent Yahoo Finance article, experts note that increased construction costs could boost the market value of existing homes, particularly in supply-constrained markets.

This makes purchasing now before tariffs take full effect an appealing strategy for foreign investors looking for long-term appreciation.

5. Strategic Buyers Can Lock in Value Now

Tariffs also raise the potential for inflation and upward pressure on interest rates. According to a recent Yahoo Finance article, experts suggest that buyers may want to consider accelerating their purchasing decisions to avoid anticipated price hikes and lock in fixed-rate mortgage terms before rates climb.

For non-resident investors, especially those working with America Mortgages, this presents an opportunity to finance U.S. property while rates remain relatively competitive before material-driven price increases are passed on to consumers.

Navigating the Market with Confidence

Tariffs are just one piece of the global economic puzzle, but for international investors, they can open up unique real estate opportunities. From regional growth and industrial expansion to supply constraints that push up values, there’s more to the story than just trade politics.

At America Mortgages, we work exclusively with foreign nationals and U.S. expats to provide tailored U.S. mortgage solutions with no U.S. credit history or income required.

Let our team of international mortgage specialists guide you through the process.

Explore your U.S. real estate opportunities today.

Call us directly 24 hours a day, 7 days a week, at +1 (845) 583-0830 for immediate assistance.

Email us at [email protected] 

Visit us online at www.americamortgages.com

Los Aranceles Acaban de Aumentar el Valor del Mercado Inmobiliario en EE. UU.—Aquí Te Explicamos Por Qué

Cuando los aranceles aparecen en los titulares, la mayoría de la gente piensa en guerras comerciales, precios más altos en productos importados e incertidumbre económica. Pero para quienes buscan invertir en bienes raíces en EE. UU., especialmente ciudadanos extranjeros y estadounidenses expatriados que viven en el extranjero, los aranceles podrían abrir puertas inesperadas.

Ya sea que estés ampliando tu portafolio de propiedades o comprando tu primera vivienda de inversión en EE. UU. desde el exterior, entender cómo los aranceles afectan el mercado inmobiliario puede ayudarte a tomar decisiones estratégicas e informadas.

Cómo los Aranceles Afectan el Mercado Inmobiliario de EE. UU.

Aunque los aranceles suelen verse como herramientas de política comercial, sus efectos indirectos alcanzan al sector inmobiliario. En ciertos escenarios, pueden generar oportunidades, especialmente para inversores informados y sofisticados que saben dónde y cómo buscar.

1. Los Aranceles Traen Empleos de Vuelta a EE. UU. y el Mercado Inmobiliario lo Acompaña

Los aranceles suelen estar diseñados para reducir la dependencia de las importaciones y fomentar el regreso de la manufactura a EE. UU. Según CBRE, las tendencias de relocalización industrial podrían generar 250 mil millones de dólares en nuevas inversiones manufactureras en EE. UU., particularmente en mercados emergentes o secundarios.

Estas inversiones pueden impulsar el crecimiento del empleo, la llegada de nuevos residentes y el desarrollo de infraestructura. Estos factores a menudo elevan el valor de las propiedades residenciales y comerciales. Para los inversores extranjeros, esto representa acceso anticipado a mercados que aún son asequibles pero con gran potencial de apreciación a largo plazo.

2. Aumenta la Demanda de Propiedades Comerciales

CBRE informa que la actividad de arrendamiento industrial en EE. UU. alcanzó niveles récord, impulsada en gran parte por la necesidad de localizar cadenas de suministro en respuesta a los aranceles. Puertos, centros logísticos interiores y corredores de distribución han visto un fuerte crecimiento, ya que las empresas buscan almacenes y centros de distribución más cercanos al consumidor.

Esto genera oportunidades para inversores interesados en propiedades comerciales que generen ingresos en zonas de alta demanda.

3. Los Aranceles Podrían Fortalecer el Valor de Propiedades Existentes

Un reciente artículo de Yahoo Finance indica que los aranceles podrían aumentar significativamente el costo de los materiales de construcción. Los aranceles impuestos en 2018 sobre el acero y el aluminio elevaron los precios de materiales entre un 10% y un 15%, sumando 1.000 millones de dólares en costos de construcción en tan solo un año, según el Hispanic Construction Council (HCC).

Este aumento suele ralentizar el desarrollo de nuevas construcciones, lo que reduce la oferta de viviendas en mercados competitivos. Para quienes compran propiedades existentes, esta escasez puede traducirse en mayores rendimientos por alquiler y apreciación del capital.

4. Los Propietarios Actuales Podrían Ver un Aumento en el Valor de sus Viviendas

Aunque los altos costos de construcción representan un reto para los desarrolladores, los propietarios actuales pueden beneficiarse del aumento en el valor de sus viviendas debido al costo más elevado de reconstrucción. Como se destaca en el artículo de Yahoo Finance, expertos señalan que el incremento en los costos de construcción podría elevar el valor de mercado de las viviendas existentes, especialmente en mercados con oferta limitada.

Esto convierte al momento actual en una oportunidad estratégica para inversores extranjeros que buscan apreciar su inversión a largo plazo, antes de que los aranceles surtan todo su efecto.

5. Los Compradores Estratégicos Pueden Asegurar Valor Ahora

Los aranceles también aumentan el riesgo de inflación y ejercen presión sobre las tasas de interés. Según el mismo artículo de Yahoo Finance, expertos recomiendan que los compradores consideren adelantar sus decisiones de compra para evitar posibles aumentos de precios y asegurar condiciones de hipoteca con tasa fija antes de que suban los intereses.

Para los inversores no residentes, especialmente quienes trabajan con America Mortgages, esto representa una oportunidad para financiar propiedades en EE. UU. mientras las tasas aún se mantienen relativamente competitivas, y antes de que los aumentos de costos de materiales se reflejen en los precios.

Navegando el Mercado con Confianza

Los aranceles son solo una pieza del complejo rompecabezas económico global, pero para los inversores internacionales pueden abrir oportunidades únicas en el mercado inmobiliario. Desde el crecimiento regional y la expansión industrial hasta la escasez de oferta que impulsa los valores, hay mucho más detrás de la historia que la simple política comercial.

En America Mortgages, trabajamos exclusivamente con ciudadanos extranjeros y estadounidenses expatriados para ofrecer soluciones hipotecarias diseñadas específicamente para financiar propiedades en EE. UU., sin necesidad de historial crediticio o ingresos en Estados Unidos.

Permite que nuestro equipo de especialistas en hipotecas internacionales te guíe en el proceso.

Explora hoy tus oportunidades en el mercado inmobiliario estadounidense.

📞 Llámanos las 24 horas, los 7 días de la semana, al +1 (845) 583-0830
✉️ Escríbenos a [email protected]
🌐 Visítanos en www.americamortgages.com

关税正在提升美国房地产价值——原因在这里

当“关税”登上新闻头条时，大多数人首先想到的是贸易战、进口商品价格上涨和经济不确定性。但对于希望投资美国房地产的海外人士来说，尤其是非美国居民和旅居海外的美国公民，关税实际上可能带来意想不到的投资机会。

无论你是计划扩大房地产投资组合，还是打算从海外购买你的第一套美国投资房产，了解关税如何影响美国房地产市场，将有助于你做出更明智、更具战略性的投资决策。

关税如何影响美国房地产市场

尽管关税通常被视为贸易政策工具，但其连锁反应也波及房地产行业。在某些情况下，它们甚至可能为海外投资者创造有利的投资窗口，前提是你知道从哪里以及如何着手。

1. 关税推动制造业回流，美国房地产随之受益

关税的一个核心目的，是减少对进口的依赖，鼓励企业将制造业迁回美国。根据CBRE世邦魏理仕的研究，制造业回流趋势可能在未来几年带来2500亿美元的新制造投资，尤其集中在二线和新兴城市。

这些投资往往会带动就业增长、人口流入和基础设施建设，从而推高当地的住宅和商业房地产价值。对于海外投资者来说，这意味着有机会早期进入这些仍处于价值洼地、但未来增长潜力巨大的地区市场。

2. 商业地产需求持续上升

CBRE 报告指出，美国工业地产租赁活动达到了历史新高，其中一个主要推动力正是企业为应对关税而调整供应链。港口、内陆物流中心以及配送走廊成为企业布局的热点。

这为关注高租金回报的海外投资者提供了商业地产的切入点，尤其是在需求旺盛的物流枢纽区域。

3. 关税可能提升现有房产价值

据Yahoo财经报道，关税将显著推高建筑材料成本。以2018年为例，钢铁和铝的关税使材料成本上升了10%到15%，根据HCC西语建筑协会的数据，仅一年时间就增加了10亿美元的建筑成本。

更高的建造成本常常导致新建项目减缓甚至停滞，使得住房供应在热门市场趋紧。对于关注现有房产的投资者而言，这种供需紧张的局面将有助于租金收益和资产增值。

4. 现有房主的房产可能升值

尽管高建造成本对开发商形成压力，但对现有房主来说，却可能带来资产增值的利好。Yahoo财经文章指出，专家认为随着重建成本上涨，现有房产的市场价值可能随之提升，尤其在那些供应紧缺、需求稳定的市场更为明显。

因此，对于希望实现长期资本增值的海外投资者来说，趁关税全面生效之前进行购买，是一个具吸引力的时机。

5. 有远见的买家现在可以锁定价值

关税也带来了通胀风险和利率上升的压力。据Yahoo财经报道，专家建议买家应考虑提前购房，以避免未来潜在的价格上涨，并尽早锁定固定利率贷款。

对于非美国居民来说，尤其是通过America Mortgages进行融资的投资者，这是一段理想的时间窗口，可以在利率仍具竞争力的情况下完成融资，避免未来建材价格上涨被转嫁至房价中。

信心把握市场机会

关税只是全球经济格局中的一个因素，但对海外投资者来说，它可能创造出独特的房地产机会。从地区发展、工业扩张到供应紧缩带来的资产升值——远比表面上的贸易话题更具投资意义。

在 America Mortgages，我们专注于为海外投资者与美国侨民提供定制化的美国房贷解决方案。无需美国信用记录或美国本地收入，也可以成功获得贷款。

让我们的国际贷款专家为你量身定制解决方案。
立即开始你的美国房地产投资之旅！

📞 24小时全年无休电话：+1 (845) 583-0830
✉️ 邮箱：[email protected]
🌐 官网：www.americamortgages.com

America Mortgages – 专注为全球投资者和美国海外人士提供美国房贷解决方案。

Don’t Miss Out — Great Deals Don’t Wait Around!

US Mortgage Overseas | Loan For Foreign Property

Ever hear about someone else landing an incredible deal and think, “Why wasn’t that me?”

Well, I’m here to tell you—it can be you. You just need to be the one who’s ready.

The secret? Always be looking. Great deals don’t come with flashing neon signs or friendly heads-up calls. No one’s going to politely wait for you to clear your schedule and then let you know, “Hey, the best deal of the year just hit the market… take your time getting to it!”

Yeah… that’s not how it works.

So what is a “great” deal?

A great deal:

  • Offers the potential for significant profit in a short period
  • Is rarely on the market for more than a few days
  • Will be locked up fast—sometimes within hours

What’s not a great deal:

  • It’s been sitting on the market for months
  • It’s been seen by hundreds (or thousands) of potential buyers
  • It’s still available because everyone else has already passed on it

Timing is everything.

The best deals are often scooped up the same day they hit the market. You need to spot them fast, analyze quickly, and get your offer in. I’ve personally put deals under contract on day one—without even stepping foot on the property—because I knew my numbers and had confidence in the market.

Sure, this isn’t for beginners. But if you know your stuff, this is exactly how you land a winner.

So why would someone list an incredible deal?

It happens more often than you think. Here are a few of the usual suspects:

  • Death – The heirs want quick cash and have no idea what the asset is worth.
  • Divorce – Quick sale, fast cash, less hassle.
  • Debt – The owner is drowning in payments and just wants out.
  • Disaster – A major life event forces a sudden relocation or sale.

The point is, life happens—and sometimes that creates opportunity for the prepared investor.

Want to catch a great deal?

You’ve got to be scanning the market daily. Set alerts. Use platforms like CREXi.com to filter the types of deals you want. And be ready when opportunity knocks.

We love working with foreign nationals investing in U.S. commercial real estate, helping them secure the financing they need to close fast and with confidence. We’re not just lenders—we’re investors and developers too, and we understand what makes a deal work.

Contact me today and let’s talk about your next deal.

Lance Langenhoven
Head of Commercial Lending

Bridge Financing: Fast, Flexible Funding for Commercial Real Estate

Bridge financing, as the name suggests, is designed to get you from where you are now to where you need to be.

This type of financing helps investors close commercial real estate deals quickly—especially when traditional bank loans are too slow or simply unavailable. You’ll also hear it referred to as hard money lending.

Why Use Bridge Financing?

Bridge loans are ideal for deals that need speed or flexibility—like value-add or turnaround projects. Because banks tend to be conservative, they often won’t lend on properties that are underperforming or need major improvements. That’s where bridge lenders step in.

These lenders are willing to take on more risk in exchange for a higher return. In other words, they’ll fund deals that banks won’t touch—because they know the investor is planning to improve the asset and boost its value.

What’s the Catch?

Since bridge loans come with higher risk, they also come with higher interest rates—typically 4 to 5 basis points (or more) above a conventional bank loan. But the upside? Most bridge lenders offer interest-only payments, which can help keep your monthly cash flow under control during the renovation or lease-up period.

Real-World Example

Let’s say you’re trying to buy a commercial property that’s only 60% occupied. You approach a traditional bank for a loan, but they reject the deal—it’s too risky, and they’re not confident in your experience as a sponsor.

But a bridge lender sees the opportunity. They’re able to close fast, helping you beat out competing offers. You lock in a 24-month bridge loan with interest-only payments.

You move quickly to renovate the property. Once it’s upgraded, you raise rents and boost occupancy. Now the property looks much more attractive on paper—and traditional lenders take notice.

After 12 to 24 months, you refinance into a long-term conventional loan with a much lower interest rate and 20-year amortization.

If the property’s value has increased significantly, you may even be able to pull cash out during the refinance—giving you capital to invest in your next deal.

The Bottom Line

Bridge financing is a powerful tool for investors who:

  • Need to close fast
  • Are acquiring properties that require repositioning
  • Can’t qualify for bank financing—yet
  • Plan to refinance once the property stabilizes

Used wisely, it can be the launchpad to your next big project. Just be sure to factor in the higher interest rates and have a clear exit strategy in place.

We love working with foreign nationals investing in U.S. commercial real estate, helping them secure the financing they need to make deals happen. And since we’re not just lenders—we’re investors and developers too—we understand the challenges you’re facing.

Give us a call and let’s discuss your next deal.

Lance Langenhoven

Head of Commercial Lending

[email protected]