Most subject-to specialists focus exclusively on residential real estate. Sell My House Pro also purchases commercial properties subject-to the existing loan — making us uniquely positioned to help business owners and investors who need to exit commercial real estate quickly.
Commercial Properties We Purchase
- Office buildings (Class B and C)
- Retail spaces and strip centers
- Warehouses and light industrial
- Mixed-use properties
- Vacant commercial land
- Self-storage facilities
When Commercial Subject-To Makes Sense
Commercial subject-to works in many of the same scenarios as residential: underwater loan, foreclosure risk, partnership dissolution, owner relocating, or simply the desire to exit quickly without the 6–18 month timeline of a commercial listing.
Commercial Loan Complexity
Commercial loans often have more complex terms than residential mortgages — balloon payments, cross-collateralization, personal guarantees, call provisions. We have experience navigating commercial loan structures and work with commercial real estate attorneys to ensure proper documentation.
How to Get Started
Share the property address, loan details (balance, payment, lender, loan type), and your situation. We’ll evaluate within 48 hours and tell you honestly whether a commercial subject-to or cash purchase is feasible. Call (877) 800-3187.
Questions Owners Raise Before a Commercial Subject-To Sale
Existing Tenant Leases and Security Deposits
Leases generally stay in force when a commercial building changes hands, and tenant security deposits need to be accounted for at closing. Expect us to ask for every current lease, any amendments, and estoppel certificates where they are practical to obtain. Clear lease records help both sides understand the rent roll and avoid surprises after the deed transfers.
Due-on-Sale and Transfer Language in Commercial Notes
Commercial loans often contain transfer restrictions that are stricter than residential ones. Some lenders will consent to a transfer; others won't. We review the note with you and our attorneys, and you should have your own counsel read it too. Our due-on-sale clause explainer covers the residential basics that carry over.
Personal Guarantees After the Deed Transfers
If you signed a personal guarantee, a transfer of the property does not automatically release it. Whether and how a guarantee can be addressed depends on the loan documents and the lender's willingness. That is a legal question for your attorney, and we would rather you get a clear answer before closing than learn about it later.
Documents to Gather for Our Review
A complete package usually includes the latest loan statement, the promissory note and deed of trust, the rent roll, all leases, a profit-and-loss statement, recent utility costs and any service contracts. The more complete the file, the faster we can tell you whether a subject-to, a cash purchase or something else is realistic.
Zoning and Environmental Questions on Industrial Sites
Warehouses and light industrial buildings may carry zoning conditions or past uses that call for an environmental review. We don't skip that step on commercial deals. If you already have prior reports or permits, share them early. For alternative structures, see how subject-to compares with seller financing and wraparound deals.