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Service Business Property Loans in Texas

What these have in common is demand that cannot be shipped. A wash, a kennel, a weekly grocery run all require someone to turn up, which has made service-led property the most resilient end of small commercial real estate.

What this page covers

  • Laundromat Financing
  • Pet Boarding & Doggy Daycare Facility Loans
  • Grocery-Anchored Shopping Center Loans

What these files have in common

The underwriting is ordinary and that is the point: trailing revenue, equipment condition and the lease or ownership position. The upside is that lender appetite here has stayed consistent while merchandise retail has not.

Our minimum loan is $200,000. We are a direct commercial lender working across the 43 states we serve, in business since 1998. Rates are quoted on the file rather than published — call and we will price the deal in front of us.

Retail & strip centers · Gym & fitness loans · SBA loans · Investment property financing · All property types

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Common Questions: Credit Score Required | How Long to Close | Hard Money vs DSCR | Bad Credit OK | DSCR Requirements | No Income Verification | Minimum Down Payment | Documents Required
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Grocery-Anchored Shopping Center Financing

Grocery-Anchored Shopping Center Loans:
Financing Texas's Most Resilient Retail Asset Class

Grocery-anchored centers are widely considered the most recession-resistant retail investment — daily-needs traffic drives consistent foot traffic to in-line tenants regardless of the broader economy. We finance acquisition, refinance, and repositioning of these centers against the real anchor lease strength and in-line tenant mix, with underwriting built around this specific retail subtype.

65-75%
Max LTV
Quoted on your deal
Rate Range
20-25 yr
Amortization
3-5 wks
Typical Close

A grocery-anchored center's value is driven overwhelmingly by the anchor's lease strength and sales performance — a strong regional or national grocer with years remaining on its lease and healthy in-store sales anchors reliable in-line tenant demand, while a struggling or short-term anchor lease can undermine the whole property's value. We evaluate anchor tenant credit, remaining lease term, co-tenancy clauses, and the in-line tenant roster together, not a generic retail cap-rate approach that misses what actually drives performance in this subtype.

What We Finance

Stabilized Acquisitions

Purchase financing for centers with a strong anchor and healthy in-line occupancy

Value-Add Repositioning

Capital to re-tenant vacant in-line space or replace a weak/dark anchor

Refinance & Cash-Out

Rate/term or cash-out refinance against a stabilized, income-producing center

Anchor Renewal Bridge

Bridge financing through an anchor lease renewal or replacement process

Strong Underwriting Profile

Established grocery anchor (regional or national) with 5+ years remaining on lease
Healthy in-line tenant occupancy with a diversified, daily-needs tenant mix
Documented anchor sales performance supporting continued occupancy
Strong trade-area demographics and limited nearby grocery competition

Harder to Finance

Dark or vacant anchor space with no confirmed replacement tenant
Anchor lease expiring within 12-18 months with no renewal indication
High in-line vacancy signaling weak trade-area demand
Co-tenancy clauses that could trigger in-line rent reductions or lease terminations

Acquisition, Repositioning, or Refinance

Whether you're acquiring a stable, fully-leased grocery-anchored center, repositioning one with in-line vacancy to fill, or refinancing to fund capital improvements, we structure financing around the real anchor and tenant mix — the numbers that actually drive value in this retail subtype.

Financing a Texas Grocery-Anchored Shopping Center?

Send us the anchor tenant, lease term, and in-line occupancy. We'll tell you what it qualifies for — usually within 48 hours.

Submit Your Shopping Center Loan Request →
Laundromat & Coin-Op Financing

Laundromat Financing:
Loans for Texas Coin-Op & Card Laundry Facilities

Laundromats are a proven cash-flow asset — mostly cash or card-based revenue, low staffing overhead, and equipment that lasts 10-15+ years — but most banks won't touch them because the real estate and the business are hard to separate on paper. We underwrite the actual location, equipment, and revenue history, whether you're buying an existing store or refinancing one you already own.

65-75%
Max LTV
Quoted on your deal
Rate Range
10-20 yr
Amortization
3-4 wks
Typical Close

Conventional lenders often lump laundromats in with other "special purpose" properties and decline them outright, regardless of how the specific business actually performs. That leaves owner-operators and investors stuck financing acquisitions with high-rate business loans, seller notes, or all cash — even when the laundromat itself has years of consistent, verifiable revenue. We look at collections data, equipment condition, and lease terms, not a blanket industry rule.

What We Finance

Owner-Occupied Purchase

Buying the real estate and business together as a single acquisition

Investor Refinance

Cash-out or rate/term refinance on a stabilized, income-producing laundromat

Equipment & Renovation

Capital to modernize machines, add card/app payment systems, or expand square footage

Multi-Location Portfolios

Financing for operators consolidating or acquiring several stores at once

Strong Underwriting Profile

12-24 months of collections/revenue records (route sheets, card processor statements, or POS data)
Machines under 10 years old or a documented equipment replacement plan
Lease term of 10+ years remaining (or fee-simple ownership of the real estate)
Stable or growing rooftop density in the surrounding trade area
Clean utility history — no unresolved water/sewer disputes tied to high-volume usage

Harder to Finance

Cash-only operations with no verifiable revenue trail
Aging, unmaintained equipment with no capex plan
Short remaining lease term with no renewal option
Start-up laundromats with no operating history
Declining rooftop counts or new competing stores nearby

Buying an Existing Store or Refinancing One You Already Run

Most laundromat deals fall into two buckets: an operator buying an established store from a retiring owner, or an existing owner refinancing a maturing note or pulling cash out for expansion. We structure both against the store's real collections and equipment value, not a generic small-business rate that ignores how stable this asset class actually is when it's run well.

Buying or Refinancing a Texas Laundromat?

Send us the location, equipment count, and revenue history. We'll tell you what it qualifies for — usually within 48 hours.

Submit Your Laundromat Loan Request →
Pet Boarding & Doggy Daycare Financing

Pet Boarding & Doggy Daycare Facility Loans:
Financing Texas Pet Care Real Estate

Pet boarding, doggy daycare, and grooming facilities are a fast-growing commercial category riding rising pet ownership and spending — but the specialized buildout (kennels, play yards, ventilation, sound mitigation) and licensing requirements make most banks treat it as a generic, hard-to-value special-purpose property. We finance against real occupancy, membership, and revenue data.

60-70%
Max LTV
Quoted on your deal
Rate Range
15-20 yr
Amortization
3-5 wks
Typical Close

Pet care real estate requires a buildout most conventional lenders don't know how to value — indoor/outdoor play yards, climate-controlled kennel runs, sound and odor mitigation, and sometimes on-site grooming or veterinary space. That specialized investment doesn't translate cleanly to a generic retail or industrial appraisal, and lenders unfamiliar with the pet-care industry's strong growth trend often decline these deals on asset-class policy rather than evaluating the specific facility's numbers.

What We Finance

Boarding & Kennel Facilities

Purchase or refinance of overnight pet boarding facilities with existing occupancy history

Doggy Daycare Centers

Acquisition or refinance of daytime dog daycare and play facilities

Combined Pet Care Buildings

Facilities combining boarding, daycare, grooming, and training under one roof

Buildout & Expansion Capital

Capital to expand capacity, add climate control, or upgrade play/kennel areas

Strong Underwriting Profile

12-24 months of occupancy, membership, and revenue history documented
Current local licensing/permits with no violations, and appropriate liability insurance
Location in a growing residential/pet-density trade area with limited direct competition
Experienced operator with a track record running similar pet-care facilities

Harder to Finance

Pre-opening/ground-up buildouts with no operating history
Licensing lapses or unresolved animal welfare complaints
Declining occupancy or heavy reliance on holiday-season boarding only
Zoning restrictions on animal-related commercial use not yet confirmed

Acquisition, Buildout, or Refinance

Whether you're buying an established boarding or daycare facility, building out a new location to capture growing local pet-care demand, or refinancing to fund expansion, we structure financing against the real occupancy and revenue numbers — not a generic special-purpose-property rate that ignores how well this specific industry is actually performing.

Financing a Texas Pet Boarding or Daycare Facility?

Send us the facility type, occupancy, and revenue history. We'll tell you what it qualifies for — usually within 48 hours.

Submit Your Pet Care Facility Loan Request →
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