Loan Request for Commercial loan in San Antonio, TX, 78238

1/9/2026 3:18:18 PM

San Antonio, TX, 78238, USA Show Map Hide Map

Commercial

$4,500,000

$3,150,000

70 %

740-749

Over $10,000,000

Property Purchase

San Antonio Retail Pad Acquisition – Debt Summary & Refinance Opportunity

The borrower is seeking acquisition financing for a ±3.4-acre retail redevelopment site located at the SWC of Northwest Loop 410 and Ingram Rd in San Antonio, TX. The site is commercially zoned (C-3) and located in a high-traffic retail corridor adjacent to Ingram Park Mall, with strong surrounding demographics and significant vehicular counts.

This is a purchase-only bridge loan request. The property is currently unleased by design, with leasing to national credit QSR and coffee tenants to occur post-closing. Construction will be handled under separate build-to-suit financing once leases are executed.

Purchase Price: $4,315,000
Asset Type: Retail pad / redevelopment site
Current Income: $0 (pre-leasing by design)

Current Loan Terms (Executed LOI – For Reference)
The borrower currently has an executed LOI with Artemis Realty Capital Advisors with the following key terms:

Loan Amount: ~$3.10MM

Leverage: ~70–72% of purchase price

Interest Rate: 9.95% (floating with floor)

Origination Fee: 2.0%

Term: 12 months, interest-only

Interest Reserve required

Full recourse transitioning to carve-outs post-lease execution

Closing deadline: late January

While the borrower is comfortable with this execution, they are actively seeking improved leverage and pricing if possible.

New Debt Request / Target Terms

The borrower is looking to place senior acquisition debt with the following objectives:

Target Leverage: 75%–85% of purchase price (subject to structure and appraisal)

Loan Type: Acquisition / bridge (no construction in this phase)

Use of Proceeds: Purchase only (no cash-out)

Term: 12–24 months to allow lease execution

Pricing Goal: Competitive with or better than current 9.95% + 2 points

Recourse: Open to standard bridge structures; preference for burn-off or carve-outs upon lease execution

The borrower is flexible on structure and open to creative solutions, prioritizing leverage over rate.

Business Plan & Exit

The strategy is to acquire the site, secure leases with national credit tenants (QSR and drive-thru coffee), and execute ground leases or build-to-suit development under separate financing. Once leases are executed and the project is stabilized, the planned exit is either:

refinance into permanent debt, or

sale of individual stabilized pads to institutional or private buyers.

Sponsor & Platform

The sponsor specializes in tenant-driven retail developments and maintains active relationships with national brands including Dutch Bros, Raising Cane’s, Starbucks, Chipotle, and others. They are executing multiple similar projects and expect to complete approximately 25–35 deals per year, with average project sizes around $2MM and typical development cycles of 12–15 months.

The borrower’s goal is to establish a long-term lending relationship with a capital partner that can support this transaction and future pipeline deals, rather than placing one-off loans.