Mixed Use

Definition of Mixed-Use Property

In the context of real estate and commercial lending, a mixed-use property is a single physical structure or a coordinated complex that integrates multiple types of functional space. The most common configuration involves a blend of residential and commercial uses. For example, a building may feature a retail storefront, restaurant, or office space on the ground floor, while the upper floors are dedicated to residential apartments or condominiums.

Mixed-Use in the Context of Commercial Mortgages

From a lending perspective, a property is generally categorized as "mixed-use" when it does not fit the criteria for a standard residential mortgage. While residential loans are typically reserved for properties with one to four units intended solely for living, a commercial mortgage is required for mixed-use assets. Lenders look at the ratio of commercial square footage to residential square footage; if the commercial portion exceeds a specific threshold—often 20% to 50% depending on the institution—the entire property must be financed through a commercial loan.

These properties are attractive to investors because they offer diversified income streams. If the residential market dips, the commercial leases may remain stable, and vice versa. However, because commercial components are viewed as higher risk than residential units, the underwriting process for these mortgages is typically more rigorous.

Key Features of Mixed-Use Commercial Mortgages

When applying for a commercial mortgage on a mixed-use property, lenders evaluate several specific criteria that differ from traditional home loans:

• Debt Service Coverage Ratio (DSCR): Lenders focus heavily on the property’s ability to generate enough rental income (from both residential and commercial tenants) to cover the mortgage payments and operating expenses.
• Loan-to-Value (LTV) Ratios: Mixed-use properties often require higher down payments. While a residential home might be financed with 5% or 10% down, a mixed-use commercial mortgage usually requires 25% to 30% equity.
• Zoning Requirements: The property must be strictly compliant with local zoning ordinances that permit the specific combination of residential and business activities occurring on-site.
• Owner-Occupied vs. Investment: Some lenders offer different rates if the borrower intends to live in one of the units or run their own business from the commercial space, as opposed to a pure investment property where all units are leased to third parties.
• Lease Terms: The strength of the commercial tenant's lease is a major factor. A long-term lease with an established business provides more security to the lender than short-term or month-to-month residential agreements.

Underwriting and Risk Factors

Lenders view mixed-use properties as unique assets. During the appraisal process, they will value the commercial component based on capitalization rates (cap rates) and the residential component based on comparable market rents. Because managing a mixed-use building requires knowledge of both residential habitability laws and commercial lease negotiations, lenders may also investigate the borrower's experience in property management before approving the mortgage.