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HomeFundingSBA 7(a) & 504
SBA 7(a) & 504

The cheapest money a small business can get.

A federal guarantee lets lenders offer terms they otherwise couldn't: 10 to 25 years, 10% down, and rates well under conventional. The trade is time and paperwork — and that part we handle.

Pre-qualify in 4 minutes 612-927-2055
Up to $5MLoan amount
10–25 yrsRepayment term
10%Minimum down
Business partners signing SBA loan paperwork in a newly acquired storefront
Overview

Slower to close, and worth every week of it

The SBA doesn't lend money. It guarantees a portion of a bank's loan, which removes enough risk that the bank can stretch the term and drop the rate. On a $1,000,000 loan, the difference between SBA pricing and a conventional alternative is often six figures over the life of the note.

Two programs cover most needs. 7(a) is the flexible one — working capital, acquisition, refinance, equipment, partner buyouts, owner-occupied real estate, up to $5,000,000. 504 is purpose-built for fixed assets: buildings and heavy equipment, structured as a bank first mortgage plus a CDC second at a long-term fixed rate.

The honest caveat: this is not fast money. Expect 45 to 90 days and a real document package. If you need capital inside a month, look at a term loan or line and revisit SBA for the bigger, planned move.

  • Up to $5,000,000 on 7(a); higher project totals on 504
  • Terms to 25 years on real estate, 10 years on working capital
  • Down payments from 10% — sometimes less on 504
  • No balloon payments and no prepayment penalty on most 7(a) structures
  • Startups are eligible with strong management experience and injection
  • Full packaging support — we build the file, you run the business

Federally backed

A guarantee that buys you better terms.

Prime + 2.75%

Typical 7(a) pricing range.

We package it

Forms, projections, memo — handled.

Every figure here is a typical range across our network, not a quote. Real terms come from your file.
Rates & terms

What this program actually looks like.

Loan amountUp to $5,000,000 (7(a)) · project-based (504)
Term10 years working capital · 25 years real estate
RatePrime + 2.75% to 4.75% (7(a)) · fixed on the 504 second
Down payment10% – 20% depending on use and profile
SBA guaranty fee0% – 3.75% of the guaranteed portion, financeable
PrepaymentNone on most 7(a) under 15 years
Time to close45 – 90 days
CollateralPledged if available; a shortfall alone is not a decline

Ranges reflect typical structures across our lending network. Final terms are set by the funder after underwriting.

Qualifying

What underwriting looks for

  • 2+ years in business (startups considered with experience and injection)
  • 660+ personal FICO, 680+ preferred
  • Profitable or clearly trending profitable
  • Debt service coverage ratio of 1.15x or better
  • US citizen or lawful permanent resident ownership
  • No delinquency on existing federal debt
Check where I land

Documents to have ready

  • Last 2 years business tax returns
  • Last 2 years personal tax returns (all owners 20%+)
  • YTD profit & loss and balance sheet
  • Business debt schedule
  • Personal financial statement (SBA Form 413)
  • Use-of-funds memo and 2-year projections
  • Entity documents, licenses and leases
  • Purchase agreement or LOI, if applicable
Send statements as PDFs straight from online banking. Screenshots and scans slow underwriting by days.
The process

From first call to funded

  • 01

    Fit check

    We confirm SBA is right and pick the program — 7(a) or 504 — before you spend time.

  • 02

    Package

    We assemble financials, forms, projections and the use-of-funds narrative.

  • 03

    Underwrite

    The lender underwrites; the SBA reviews and issues authorization. 30–60 days.

  • 04

    Close

    Satisfy conditions, sign, fund. Typically 60–90 days end to end.

Right fit

When this is the answer

  • Buying the building you currently rent
  • Acquiring a business or a partner's shares
  • Refinancing expensive short-term debt into a 10-year note
  • A large equipment purchase you'll hold for a decade
  • Funding an expansion you've planned for months
Look elsewhere

When it isn't

  • Cash needed inside 30 days
  • Owner distributions or passive investment
  • A business with declining revenue and no explanation
  • Speculative real estate you won't occupy
Questions

SBA 7(a) & 504, answered.

Plan on 45 to 90 days. SBA Express and smaller working-capital requests can close in 30 to 45. A 504 real estate project usually runs 60 to 90. The single biggest variable is how fast you return documents — files that move quickly are almost always the ones where the borrower answers within a day.
660 is a practical floor and 680+ opens more lenders. The SBA itself uses a separate small-business scoring model that weighs business factors alongside personal credit, so a strong operating history can offset a merely decent score.
Yes, and it happens more than people expect. Expect a larger injection — often 15% to 30% — plus direct industry experience, a real business plan and defensible projections. Franchises on the SBA-approved list have a smoother path.
The SBA requires a lender to take available collateral, but a shortfall is not by itself a reason to decline a 7(a) loan. If you have real estate with equity, expect a lien on it. Loans of $50,000 or less are generally exempt.
Working capital, equipment, inventory, owner-occupied commercial real estate, business acquisition, partner buyouts, leasehold improvements and certain debt refinances. Not permitted: owner distributions, passive real estate investment, or repaying delinquent federal taxes.
On anything you'll hold for years, almost always. Over a 10-year term, the spread between SBA pricing and short-term alternatives compounds into a very large number. Where it isn't worth it is a $40,000 need you have this month.
Ask Night Fox a different question
Also worth a look

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Term Loans

Fixed amount, fixed payment, 12–60 months. No surprises.

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Equipment Financing

Up to $2M with $0 down options. The asset is the collateral.

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Real Estate Investor

Bridge, fix & flip, DSCR and construction from $75K to $50M.

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Ready when you are

Ready to move on sba 7(a) & 504?

A four-minute application, a soft review, and no impact on your credit. Travis reads every file personally and calls back with real options — usually the same business day.

Talk to Travis directly612-927-2055
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