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Program 04

CRE Bridge in Tri-Cities

CRE bridge loans for Tri-Cities port and industrial deals.

CRE Bridge gives you capital to reposition an asset, buy out a partner, or stabilize a property before permanent financing, up to $10M at up to 75% LTV, interest-only, on terms of 24 to 36 months. In the Tri-Cities, the tenant base splits by county: Franklin County's food-processing and cold-storage demand around Pasco, and Benton County's lab-and-office-adjacent space tied to PNNL and Hanford in Richland. We haven't found reliable local vacancy or cap-rate data for this metro, so we underwrite the deal in front of us rather than a market average. Business-purpose only, and every structure is set in underwriting.

CRE Bridge in Tri-Cities, WA from USA Mortgage
$10M
max loan
24-36 mo
terms
All types
property
Cash-out
available

Typical figures, subject to underwriting and market conditions. Not a commitment to lend.

How it works

Use bridge capital to reposition an asset, buy out a partner, or stabilize before a refinance. We move quickly on commercial deals that banks find too time-sensitive. When the asset is stabilized, we refinance you out of the bridge and into long-term permanent debt, which we also place in house, so you have a clear exit from day one.

Who it's for
Value-add commercial real estate
Repositioning and lease-up
Partner buyouts
Pre-stabilization holds
Typical terms
Loan amountUp to $10M
Max leverageUp to 75% LTV
TermUp to 24 to 36 months
RateFrom 9.00%*
PaymentsInterest-only
StructureBridge or cash-out
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

CRE Bridge in Tri-Cities, answered.

Which commercial property types actually transact in the Tri-Cities, and why would someone use a bridge loan here?
Industrial, cold storage and flex space tied to the ports and food processing, plus lab-and-office-adjacent space around the region's science employers. Three taxing port districts assemble and lease industrial land here: Port of Kennewick, Port of Benton and Port of Pasco, the last of which levies on essentially all of Franklin County and runs a separate tax-increment-financing collection of $1,244,921.21 in 2026. Franklin County's economy carries 4,611 manufacturing jobs and 5,241 agriculture jobs, which is a food-processing and cold-storage tenant base, not an office one. On the Benton County side, Richland's Pacific Northwest National Laboratory reports 6,043 scientists, engineers and professional staff and $847 million in payroll for fiscal year 2024, which supports lab-adjacent and professional-services space. A bridge loan is the fit when an investor is repositioning or leasing up one of those assets, or buying out a partner, ahead of permanent financing.

Sources: pnnl.gov

Is there local CRE vacancy or cap-rate data for the Tri-Cities I can underwrite against?
None that we could source, so we will not quote one. No Kennewick-Richland metro commercial vacancy, rent or cap-rate figure in any asset class turned up in our research for this metro. On a bridge loan that matters less than it would on a permanent quote, because the number that governs is your exit: the refinance or sale you are underwriting to at the end of a 24-to-36-month term. Bring your own broker opinion of value, rent comps and a documented exit for the specific asset, and we underwrite the deal in front of us.
How is Hanford's federal funding relevant to underwriting a Tri-Cities commercial bridge deal?
Mostly through your exit, because Hanford is appropriated one year at a time. The site received a record $3.2 billion for federal fiscal year 2026, and that same year Hanford Mission Integration Solutions cut 40 positions and Battelle, which operates PNNL, laid off 68 employees in November 2025, about 42 of them in Richland. A bridge term of 24 to 36 months spans one to three appropriation cycles, so a lease-up plan that depends on a Hanford-adjacent tenant signing inside that window is carrying appropriation timing as a real risk. Note too that these are private contractor jobs, not federal payroll: federal government employment across the whole metro was 1,200 jobs in July 2026.
Does it matter which county a Tri-Cities commercial property sits in when I'm carrying it through a bridge loan?
Yes, and it's a real underwriting line, not a footnote. Kennewick and Richland are Benton County; Pasco is Franklin County, and every tax, levy, appeal and recording question changes at the Columbia River. Franklin County's certified taxes for collection rose 8.3 percent for 2026, driven by the Pasco school district's levies climbing from 3.92 to 4.24 per $1,000, while Benton County's certified levy rose just 0.56 percent. Local real estate excise tax on the exit is 0.50 percent in every named city in the metro, including Kennewick, Richland, Pasco and West Richland, but only 0.25 percent in unincorporated Benton County against 0.50 percent in unincorporated Franklin County. A Pasco hold should model faster tax growth than a Kennewick hold, and the county line changes the exit REET line too.
How much equity do I need on a Tri-Cities commercial bridge deal?
About 25% of value. We lend up to 75% LTV, interest-only, on terms of up to 24 to 36 months. On a $2,000,000 Tri-Cities property that is $1,500,000 from us and $500,000 from you (2,000,000 x 75% = 1,500,000). Because we could not source metro vacancy or cap-rate data, bring your own broker opinion of value and rent comps so the leverage gets sized off a real number rather than a market average. Subject to underwriting.
How large a bridge loan can you write in the Tri-Cities?
Up to $10 million. That reaches the industrial, cold-storage and flex assets around the ports as well as lab-adjacent and professional-services space on the Richland side, whether you are repositioning, leasing up or buying out a partner. The loan is interest-only for the term, which keeps the carry light while the plan plays out. Subject to underwriting.
Will weak credit stop a Tri-Cities bridge deal?
Rarely on its own. A commercial bridge loan is asset-based, so there is no minimum score and credit carries far less weight than it would at a bank. Weaker credit is normally answered with lower leverage rather than a decline. We qualify off the property and the equity, not W-2s or pay stubs, and there is no hard credit pull to start. Subject to underwriting.

More CRE Bridge questions, answered on the program page

Resources

Guides for CRE Bridge

Rates & Costs · 5 min read
Hard Money Loan Rates and Costs, Explained
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Bridge · 4 min read
What Is a Bridge Loan in Real Estate?
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Getting Funded · 4 min read
LTV vs LTC: What's the Difference?
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Getting Funded · 4 min read
How Fast Can a Hard Money Loan Close?
Read the guide
Browse all guides
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-21.

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