CRE Bridge in Arnold

No county flip rate, vacancy figure or cap rate has a primary source, so we won't invent one. What is sourced: Jefferson County functions as a bedroom and light-industrial county on the I-55 corridor with no dominant private employer, anchored by Mercy Hospital Jefferson, a 251-bed facility in Festus, and Jefferson College in Hillsboro. On the residential side, 2-4 unit properties are only 1.1% of 1-4 family lending here, so this is not a small-multifamily county the way St. Louis city is. A bridge here typically funds repositioning, lease-up or a partner buyout on a single-tenant industrial, medical-adjacent or owner-user commercial building along that corridor, not a value-add apartment play.

No, and using the residential number will make the underwrite wrong. Missouri assesses residential property at 19% of market value and commercial (subclass 3) property at 32%, and Jefferson County's clerk-sheet levy stack also adds a 0.2400 commercial surtax under RSMo 139.600 that residential rentals do not pay. On the Arnold city, Fox C-6 school, Rock Fire and Rock Township ambulance stack (7.0854 per $100 assessed), that is roughly 1.35% of market value on a residential assumption versus about 2.27% once a parcel is coded commercial. A $1,000,000 building assesses at $320,000 rather than $190,000 before the surtax is even added. Verify the tax code on the specific parcel before sizing debt service.

Fast to sale, with one counterweight worth planning around. Missouri forecloses a deed of trust through a non-judicial trustee's sale on not less than twenty days' notice, and no statewide pre-sale mediation or cure statute was located. The counterweight is RSMo 443.410: if the lender (or its nominee) buys in the property at the sale on a credit bid, and the borrower gave written notice before the sale and posted a court-approved bond within twenty days, the borrower keeps a one-year right to redeem by paying the full payoff. That right is not limited to owner-occupied property or to natural-person borrowers, so an LLC borrower on a commercial building is not automatically excluded. A third-party sale at the trustee's auction avoids the redemption right entirely; a lender that expects to credit bid and hold the asset should plan the REO exit around it.

Yes: the entire county sits inside one Superfund site. EPA Region 7 states directly that "the Southwest Jefferson County Mining NPL Superfund Site covers all of Jefferson County, Missouri," with lead as the principal contaminant of concern. EPA's fact-sheet series put the count of residential properties cleaned up since work began in 2007 at over 946 as of its June 2023 sheet, and Operable Unit 5 covers private drinking-water wells. That does not mean a specific parcel is contaminated, and we won't say it is. It does mean a commercial acquisition or rehab anywhere in the county, including Arnold, sits inside that NPL boundary, and EPA offers free soil and private-well testing that is worth using before a bridge closes, particularly on an older industrial parcel.

Yes, because the districts overlap by parcel, not by property type. Arnold itself is split between the Rock Community and Saline Valley fire districts, whose 2025 levies run 1.2073 and 1.3780 per $100 assessed, and seven of the county's fire and ambulance districts went to voters for sales-tax increases in April 2026 with only one passing. A commercial parcel picks up whichever fire and ambulance district it sits in on top of the 32% assessment ratio and the county surtax, so two otherwise similar buildings on the same street can carry different total tax stacks. Underwrite the parcel's district assignment, not a county average, and do not assume these district levies hold flat over a multi-year bridge-to-permanent hold.

Lighter than most states on transfer costs, and certified funds are mandatory above a small threshold. Missouri's constitution prevents the state, counties and other political subdivisions from imposing any new tax on the sale or transfer of real estate, and none existed before that provision took effect, so a Jefferson County closing statement carries no transfer-tax line on either the purchase or, later, the refinance into permanent debt. Missouri is also a good-funds state: a settlement agent must receive certified funds for more than $2,500 from a buyer, seller or non-institutional lender, so a personal or business check will not fund the closing and a wire is the norm. Once the asset is stabilized, we place the permanent refinance in house, so the bridge-to-permanent exit runs through the same lender rather than a new one.

Bridge capital is for repositioning or stabilizing a commercial property before permanent financing: value-add, lease-up, a partner buyout, or pulling equity out through a cash-out. We lend across property types on terms up to 24 to 36 months, with loans up to $10M.

Our commercial bridge pricing starts around 9%, interest-only, up to roughly 75% loan-to-value, on terms up to 24 to 36 months. Published bridge pricing generally runs 8% to 12% with 1 to 3 points. Final terms depend on the asset, the business plan, and sponsor strength.

Commercial deals usually close in 2 to 4 weeks. They take a little longer than residential because of the appraisal, the rent roll and operating-statement review, and any third-party reports. We move as fast as the diligence allows and keep one point of contact on your file.

Not necessarily at closing. Bridge loans are often underwritten interest-only to the as-stabilized business plan rather than a minimum in-place DSCR, since the property is being repositioned. We do want to see a credible path to stabilization and enough in-place income or reserves to carry the loan.

Typically the purchase contract or current debt, a rent roll and trailing-12-month operating statement, your business plan and renovation budget, and sponsor financials. Larger assets may also need a property condition report and an environmental review. We will give you a clear checklist up front.

Most bridge loans are recourse with a personal guarantee, while lower-leverage non-recourse can be possible on stronger assets. Cash-out is available when there is equity to support it. We structure recourse and leverage around the specific deal.