Property Subtype

Definition of Property Subtype

In the context of commercial mortgages, a Property Subtype is a specific classification used by lenders and appraisers to further categorize a primary commercial real estate asset class. While broad asset classes—such as Office, Retail, Industrial, and Multifamily—provide a general framework, the subtype identifies the specific use, physical characteristics, and tenant profile of the property. This granular level of classification is critical because different subtypes within the same category carry vastly different risk profiles, valuation metrics, and financing requirements.

Detailed Description

Property subtypes allow lenders to apply precise underwriting standards to a loan application. Because commercial mortgages are primarily underwritten based on the income-generating potential of the property, the subtype tells the lender how that income is derived and how sustainable it is likely to be.

For example, within the Industrial asset class, a "Cold Storage" facility and a "Flex Space" building have different capital expenditure needs, tenant pools, and market demands. A lender may view a cold storage facility as a specialized asset that is harder to re-lease, whereas flex space might be seen as more versatile. Consequently, the mortgage terms—such as the interest rate, Loan-to-Value (LTV) ratio, and amortization period—will be adjusted based on the specific risks associated with that subtype.

Why Property Subtypes Matter in Commercial Mortgages

• Risk Mitigation: Lenders use subtypes to diversify their portfolios. They may limit exposure to a specific subtype (like High-Rise Office) while actively seeking another (like Medical Office).
• Valuation Accuracy: Appraisers use "comparables" from the same subtype to determine market value. Comparing a luxury Class A Multifamily complex to a Student Housing facility would result in an inaccurate valuation.
• Underwriting Criteria: Different subtypes have different Debt Service Coverage Ratio (DSCR) requirements. A Limited-Service Hotel may require a higher DSCR than a Stabilized Anchored Retail Center due to the volatility of daily room rates versus long-term leases.
• Lease Structures: Subtypes often dictate the type of lease used, such as Triple Net (NNN) leases common in Single-Tenant Retail, which shifts operating expenses to the tenant and reduces risk for the lender.

Common Examples of Property Subtypes

To better understand the relationship between primary classes and subtypes, consider the following examples:

• Multifamily: Subtypes include Garden-style apartments, Mid-rise/High-rise, Student Housing, Senior Living, and Manufactured Housing Communities.
• Office: Subtypes include Central Business District (CBD), Suburban Office, Medical Office, and Creative Loft Space.
• Retail: Subtypes include Regional Malls, Power Centers, Neighborhood Strip Centers, and Single-Tenant Net Lease (STNL).
• Industrial: Subtypes include Heavy Manufacturing, Bulk Distribution, Cold Storage, and Multi-tenant Flex Space.
• Hospitality: Subtypes include Full-Service Hotels, Limited-Service Hotels, Extended Stay, and Boutique Resorts.

Ultimately, identifying the Property Subtype is one of the first steps in the commercial mortgage process, as it dictates which loan programs the property qualifies for and which lenders will be most competitive in offering terms.