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Bridge Loans for Commercial Real Estate $500K to $50MM
Watermarq is a direct private lender offering market rate, non-bank capital for semi-stabilized, value-added and transitional real estate projects. We we also provide capital for property owners with special-circumstance capital needs of all kinds:
- Foreclosure Bailout
- Bankruptcy Debtor in Possession
- Environmental Issues
- High Vacancy
- Bad Credit
- Litigation Funding
In addition to loan secured by commercial property, we also lend against fractional interests in real estate Limited Partnerships and LLCs.
We do not lend on land or ground-up construction projects.
Property Geographic Area Details
Nationwide
Loan Amounts
$500,000 to $50,000,000
Interest Rates
8.99% to 12%
Max Loan-To-Value
75.00%
Max Loan-To-Cost
85.00%
Origination Fees
1% to 2%
Loan Terms
6 months to 24 months
Lien Position
- 1st
- 2nd
- 3rd
Loan Purpose
- Investment Acquisition
- Investment Refinance
- Improve Subject Property
- Value Add Project
Property Occupancy
- Vacant
- Tenant Occupied 100%
Property Types and Loan Types
Collateral Types
- Residential Property
- Commercial Property
Property Types
- 2-4 Units Residential
- Auto Repair
- Club
- Hotel
- Industrial
- Marina
- Mixed-Use
- Mobile Home Park
- Motel
- Multifamily
- Night Club
- Office
- Place of Worship
- Portfolio of Commercial Properties
- Portfolio of Residential Properties
- Retail
- Single Family Residence
- Storage Facility
Loan Types
- Commercial Bridge
- Commercial Property Value Add
- Mezzanine
Specialty Loan Types
- 2nd Mortgage Equity Cash Out
- 3rd Mortgage Equity Cash Out
- Partner Buyout
- Bankruptcy Resolution
- Foreclosure Bailout
- Debtor in Possession
Junior Liens
Junior Lien Loan Amounts
$500,000 to $25,000,000
Junior Lien Interest Rates
12% to 18%
Junior Lien Loan-to-Value
75.00%
Junior Lien Loan-to-Cost
85.00%
Junior Lien Origination Fees
1.00% to 2.00%
We Fund Junior Position Loans
Often
Junior Lien Types
- Purchase
- Refinance
- Equity Cash Out
- Mezzanine
Purchase Loan
Max Loan-To-Purchase Price
85.00%Borrower Must Have Property Under Contract
yesWill Provide Proof of Funds Letter
noWill Consider Lending on Purchase from Auction
yesAllowed Source of Borrower’s Equity
- Own Cash
- Partner
- Equity in Another Investment Property
- Seller Financing
Rehab Value Add Loan
Experience Required
yesMinimum Number of Value-Add Projects Completed by Borrower
0Will Provide Funds for Renovation Costs
noMax LTC for Renovation Costs
85.00%Maximum After Repair Value
75.00%Details and Requirements
Typical Closing Time (Days)
10Fastest Closing Time (Days)
10Works With
- Brokers
- Borrowers
Payment Structure
- Interest Only
- Interest Reserve
- No Monthly Payments Required
Pre Payment Penalty
yes
Will lend to a foreign national
yes
Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage
noWill Consider Collateralizing Multiple Properties in One Loan
yesWill Consider Equity Joint Venture
no
Borrower Entity Types Considered
- Individual(s)
- LLC
- Limited Partnership
- Trust
- Corporation
- Non-Profit Corporation
Documentation Required
- Loan Application
Personal Guaranty (Recourse) Required
SometimesIf LTV is low enough, we will consider non-recourse.
Credit Check Required
noAppraisal Required for Residential Property
SometimesAppraisal Required for Commercial Property
SometimesBroker Price Opinion (BPO) Accepted for Residential Property
SometimesBroker Price Opinion (BPO) Accepted for Commercial Property
SometimesFees
Deposit Required
$10,000.00 to $50,000.00
We require 1% of the loan amount upon signing the LOI. We use the funds to pay for our site visit, appraisal, legal and all other third party expenses. Unused funds are credited at closing. If we don't move forward with closing, unused funds are refunded.
Fees which are mandatory for all new borrower clients
- Deposit
Fees which are charged upfront prior to loan closing
- Deposit
Watermarq Capital Partners is a real estate investment firm focused on providing private capital to the middle market real estate industry.
The principals at Watermarq have combined decades of experience in real estate finance and management. Their hands-on experience in financing and executing successful turnaround plans for properties, gives them a keen understanding unique in the industry. They have the deep experience necessary to discern a project’s potential or dangers, quantify unusual risk or anticipate market trends. Their real estate expertise backs every decision relating to investment commitments throughout the full real estate capital structure — including debt, preferred equity and common equity.
Watermarq is both an active originator and secondary market buyer of real estate debt and equity. Watermarq’s investment approach maintains an absolute focus on preservation of investor’s capital and risk management. At the same time, Watermarq stands out among other capital providers as a unique resource to real estate owners. By taking an organic and fluid approach to risk assessment and underwriting that goes beyond just analytical metrics, and a willingness to understand the “story” behind a deal, Watermarq is able to provide capital for unique opportunities, and structure specified deal terms compatible with borrowers’ needs.
Company Size (Number of Employees)
9
Year Established
2009
Office Locations
1770 W County Line Road, Suite 205, Lakewood, New Jersey 08701Primary Capital Source
- Own Funds
- Family Offices
- Bank Credit Line
Loan Structure for Majority of Loans
- Own Balance Sheet
Percentage of company’s lending business focused on private mortgage
55%
Company’s Other Business Activities Besides Private Mortgage Lending
- Note Investing
Percentage of Loans Secured by Commercial Property
75%
Percentage of Loans Secured by Residential Property
10%
Percentage of Residential Property Loans Which are Buy and Hold
10%
Percentage of Residential Property Loans Which are Owner-Occupied
5%
Total Number of Loans Funded to Date
74
Total Loan Volume Funded to Date
$100,000,000

Josh Koperwas
Vice President
Jash Koperwas is responsible for sourcing investment opportunities and maintaining relationships with borrowers, brokers, and note sellers.

David Stanger
Partner
David Stanger is involved with strategic investment decisions, risk assessment and directing strategic decision making on current investment positions. His multiyear extensive hands-on investment experience with complex real estate transactions, and implementation of successful repositioning strategies for properties, allows him to take a unique view on opportunities and envision the potential of a particular strategy. David holds a Bachelors of Talmudic Law from BMG and has studied Real Estate Finance and Investment in NYU.

Mendy Pollack
Partner
Mendy Pollack has been in the commercial real estate business since 2002. He has been involved in the financing and acquisition of over a billion dollars’ worth of real estate. He began his career as a successful mortgage broker for a large New York based firm and transitioned into distressed debt acquisition in 2008. Utilizing his strong underwriting skills and relationships with lenders and commercial real estate brokers, Mr. Pollack drives and administers all acquisition, underwriting, deal modeling and disposition activities.

Shmuel Fromovitz
Asset Management
Mr. Fromovitz is responsible for managing existing investment positions and executing management strategy.