Investors searching warehouse financing, industrial property loans, and flex space loans benefit from strong logistics demand — industrial bridge often prices better than office or retail in 2026.
Jaken Finance Group finances industrial and warehouse bridge nationwide — all 50 states. Rates: 8.99%–13.5% interest-only.
Hub: commercial property loans by asset class · Compare: bridge loans
Industrial subtypes
| Type | Typical use | Bridge fit |
|---|---|---|
| Warehouse / distribution | Last-mile, 3PL | Strong — lease-up or NNN stabilized |
| Flex / R&D | Office + warehouse mix | Moderate — tenant credit matters |
| Manufacturing | Production | Environmental Phase I required |
| Cold storage | Food, pharma | Specialized — higher spread |
| Last-mile urban | E-commerce fulfillment | Premium basis — strong rents |
Purchase vs. value-add underwriting
| Scenario | Underwriting basis | Typical LTV |
|---|---|---|
| Stabilized NNN | In-place rent, credit tenant | 70%–75% |
| Vacancy lease-up | Pro forma rent + TI budget | 65%–70% |
| Light rehab | Dock, roof, HVAC scope | LTC-based |
| Office-to-industrial conversion | Business plan + permits | 60%–65% |
NNN vs. gross lease — NOI impact
| Lease type | Owner opex | Lender preference |
|---|---|---|
| NNN (triple net) | Minimal — tenant pays tax, ins, CAM | Preferred on stabilized |
| Modified gross | Owner pays some CAM | Model carefully |
| Full gross | Owner pays all opex | Higher haircut on NOI |
Worked example — vacancy lease-up, Chicagoland flex
28,000 sf flex — DuPage County exurban
| Line | Detail |
|---|---|
| Acquisition | $1,400,000 — 40% occupied |
| TI budget | $120,000 — demising walls, dock leveler, office build-out |
| Bridge | 68% LTC — acquisition + TI holdback |
| Lease-up | 3 new tenants over 10 months → 88% occupied |
| In-place NOI at refi | $118K annual |
| Exit | Community bank at 70% LTV, 7.25%, 25-year am |
| DSCR at refi | 1.29x |
Environmental and physical diligence
| Item | Why it matters |
|---|---|
| Phase I ESA | Prior industrial use — dry cleaner, auto repair |
| Clear height | Modern logistics needs 24’–32’+ |
| Dock count / drive-in doors | Tenant requirement mismatch kills lease-up |
| Roof age | CapEx reserve in pro forma — $4–$8/sf replacement |
| Zoning | Industrial permitted — verify no residential adjacency conflict |
| Remaining WALT | Weighted average lease term — short WALT = refi risk |
2026 industrial market context
E-commerce fulfillment and reshoring continue to support last-mile and infill industrial demand. Obsolete 1980s–1990s office-flex in suburban markets offers value-add basis when repositioned to modern logistics specs — but clear-height and dock retrofit costs must appear in the bridge scope before close.
Jaken Finance Group bridge terms (industrial)
| Parameter | Range |
|---|---|
| Rates | 8.99%–13.5% IO |
| LTV / LTC | 65%–75% |
| Term | 12–24 months |
| Close | 14–30 business days |
Warehouse bridge — worked example
$1.4M acquisition · NNN tenant at 85% occupancy · value-add to 95%
| Phase | Financing | Amount |
|---|---|---|
| Close | Bridge 8.99%–13.5% IO at 68% LTV | ~$952K |
| TI / rollover reserve | Holdback draws | $180K |
| Stabilize month 14 | Bank or SBA refi at 70% on $1.85M | ~$1.30M |
Underwrite tenant credit, remaining term, and market rent vs. in-place — not residential ARV. Owner-occupied warehouse · commercial CRE hub · SBA 504 vs 7(a).
Related programs
- Retail strip center loans
- Hotel & motel financing
- Office building bridge loans
- Special-use commercial property loans
- Commercial rehab loans guide
Get approved · Commercial property calculator
Industrial diligence checklist
- Clear height and column spacing vs tenant requirement
- Dock doors — count, levelers, apron condition
- Roof age and warranty transferability
- Environmental Phase I — prior industrial use
- Truck court circulation and zoning for logistics
- Single-tenant lease — remaining term, options, guarantor
Light industrial vs bulk warehouse
| Light industrial / flex | Bulk warehouse | |
|---|---|---|
| Tenant | SMB, contractor | Logistics, 3PL |
| CapEx | Office buildout, HVAC | Dock, floor load |
| Lease term | 3–5 years | 5–10+ years |
| Bridge thesis | Re-tenant, TI | Often stabilized |
Underwriting mistakes sponsors make
- Underwriting office % of flex without separate TI budget
- Ignoring roof near end of life on 10+ year NNN
- Environmental skipped on former manufacturing
E-commerce tailwind for industrial bridge
Last-mile and 3PL demand supports industrial bridge pricing relative to office and retail in 2026. Stabilized NNN warehouse at 70%–75% LTV on bridge transitions to bank or CMBS permanent at lower rates once lease term and tenant credit are documented.
Pre-qualify industrial bridge · bridge loans for investors · (833) 264-7776
NNN vs. gross lease — underwriting difference
| Lease type | Investor opex | Lender view |
|---|---|---|
| NNN | Tenant pays tax/ins/CAM | Preferred — stable NOI |
| Modified gross | Shared | Haircut 5%–10% on NOI |
| Gross | Landlord pays all | Higher reserve requirement |
Bridge 8.99%–13.5% on value-add shell · retail strip loans · owner-occupied warehouse · commercial calculator.
Rates, terms and conditions offered only to qualified borrowers and are subject to change at any time without notice. All loans are subject to full underwriting for loan approvals. Jaken Finance Group only finances non-owner occupied investment properties.