The 3:47 PM Call That Changed Everything

A San Francisco Commercial Real Estate Story

Steve takes an important call from his banker as he overlooks the city skyline at sunset.

The call came at 3:47 PM on a Tuesday afternoon. Steven Davis had been expecting it, but that didn't make it any easier to hear. "Steve, I'm sorry." The voice belonged to James Morrison, his longtime banker at First Capital. "The committee met yesterday. They're passing on the Potrero Hill project."

Steve was frustrated. Six months of work. Six months of due diligence, market analysis, and relationship building with the seller. The 8-unit mixed-use building in Potrero Hill wasn't just another deal—it was the foundation for his family's retirement plan.

"James, we've been through this three times. The property cash flows, the neighborhood is solid, and I've got 35% down. What more do they need?"

"I know, I know. It's not about you or the deal. It's the environment. Our regulators are breathing down our necks about commercial real estate exposure. They want pristine credit profiles and cookie-cutter properties. Yours is... well, it needs work."

Needs work. That was precisely why it was a good deal.

This conversation happens in San Francisco boardrooms, coffee shops, and kitchen tables every single day. And it's costing investors millions.

A bustling corner in the Mission District features a prominent multi-story building, palm-lined sidewalks, and streetcar wires under clear blue skies.

Sarah Martinez learned this the hard way. A successful tech executive turned real estate investor, she'd been courting Wells Fargo for four months to finance a 12-unit multifamily property in the Mission District.

"They kept asking for more documentation," Sarah recalls. "First it was tax returns. Then personal financial statements. Then a business plan. Then they wanted to know about my dog-walking business from 2019. I'm not kidding."

The breaking point came when the bank asked her to provide a letter explaining why she'd switched jobs in 2023. For a $1.2 million loan secured by a property worth $1.8 million.

"I realized they didn't want to do the deal. It seemed like they wanted me to go away."

Three Questions That Change Everything

Before you waste months with traditional lenders, ask yourself:

1. "How much wealth am I losing while my bank 'evaluates' this opportunity?"

2. "What will this property be worth if I can execute my plan quickly?"

3. "Can I afford to let someone else buy this while I wait for committee approval?"

If these questions make you uncomfortable, you're ready for a different conversation.

When "Safe" Banking Becomes Dangerous to Your Wealth

The numbers tell the story banks don't want you to hear. Commercial real estate loan growth slowed to an 11-year low in Q4 2024, with overall dollar value increasing only 0.14% from the third quarter. Meanwhile, the office delinquency rate climbed to 9.37% from 8.36% in just one month - the highest since 2012. Banks have been trying to get rid of bad commercial real estate loans to make room on their balance sheets for new loans that they can show income from. Translation: they're gun-shy about anything that doesn't fit their narrow definition of "safe."

The Lending Decline Reality:

• Commercial real estate loan growth: 11-year low

• Q4 2024 growth rate: 0.14% (lowest since 2013)

• Office sector delinquencies: 9.37% (up from 8.36%)

• Upcoming loan maturities: $957 billion in 2025

But here's what they don't tell you in those letters of rejection: alternative lenders are becoming more prominent in the commercial real estate lending market. They provide private credit and bridge loans, which are attractive to those needing short-term financing or with distinct property types.

While traditional banks retreat behind regulatory walls, smart money is flowing to where the opportunities actually exist.

The San Francisco Opportunity Hidden in Plain Sight

Here's what the headlines won't tell you: while office vacancy rates hit 25-30%, coupled with a sharp decline in property values ranging from 20-40%, smart investors are feasting on opportunities in other sectors.

The Industrial Gold Rush: The San Francisco Bay Area industrial market closed Q2 2025 with an overall vacancy rate of 6.6%. While office buildings sit empty, warehouses and distribution centers are printing money.

Multifamily Resilience: Despite the broader market slowdown, key fundamentals in the San Francisco multifamily market remained resilient. Rents and capitalization rates held steady quarter-over-quarter, signaling continued investor confidence.

Retail Renaissance: Forget downtown office towers. Neighborhood retail and mixed-use properties in areas like the Castro, Valencia Corridor, and Richmond District are showing remarkable stability.

The problem? Banks see "San Francisco commercial real estate" and panic. They don't differentiate between a struggling SOMA office building and a thriving Richmond District mixed-use property.

Here's How Acoma Capital Partners Loan Programs Differ from Banks

Here's what we've learned arranging loans for San Francisco commercial properties: banks and real opportunities rarely align.

Banks want:

• Perfect credit scores

• Pristine properties

• 90-day underwriting timelines

• Committee approvals

Real opportunities require:

• Asset-based lending decisions

• Value-add property expertise

• Speed and flexibility

• Experience-based underwriting

  
  

How Our Bridge Loan Programs Work

Step 1: You Find the Deal Unlike banks, we don't limit you to their narrow definition of "acceptable" properties. Value-add opportunities, unique uses, properties needing work – these often make the best investments.

Step 2: Quick Qualification Call One conversation. That's usually all it takes to know if we can help. We'll discuss:

• Property details and purchase price

• Your experience and equity position

• Timeline and exit strategy

• Initial loan structure

Step 3: Property Evaluation We evaluate the property, not just your paperwork. Our underwriting team understands San Francisco micro-markets, from Dogpatch industrial conversions to Sunset District residential buildings.

Step 4: Approval & Documentation Approval typically within 24-48 hours. Documentation focuses on what matters: the property's value, your experience, and a clear exit strategy.

Step 5: Close Fast Average closing time: 5-10 days. No committees, no surprises, no drama.

The Exit Strategy That Makes Banks Jealous

Here's the part banks don't understand: bridge loans aren't just about buying properties. They're about creating the conditions for better permanent financing.

The Acoma Refinance Advantage: After we've helped you acquire and improve the property, you'll be in a much stronger position with traditional lenders:

• Higher property value due to improvements

• Seasoned rental income

• Demonstrated property management success

• Multiple lender options competing for your business

It's like dating. You're much more attractive when you're not desperate.

San Francisco's Commercial Real Estate Crystal Ball

Looking ahead, several trends favor bridge loan strategies:

Lower Interest Rates: Here's the thing about interest rates – they're either staying put but expect lower rates in Q4 2025. This creates refinancing opportunites for overleveraged owners, creating opportunities for prepared buyers.

Market Correction: Distressed properties create the best value-add opportunities. Banks won't touch them. We specialize in them.

Tech Recovery: As tech companies stabilize their real estate needs, industrial and mixed-use properties near transportation hubs will see increased demand.

Residential Conversion: Many office buildings will be converted to residential use. These transitional projects require bridge financing.

Ready to Stop Missing Opportunities?

Every day you wait for traditional bank approval is another day someone else is building wealth with your deal.

The Acoma Capital Partners promise:

• Decision in 24-48 hours (not weeks)

• Closing in 5-10 days (not months)

• Asset-based underwriting (not bureaucratic box-checking)

• Local market expertise (not distant committee decisions)

• $100K to $20M loan range (real solutions for real deals)

 Ready for a different conversation?

 Gino Rodrigues 📞 (720) 724-4185✉️ ginorod@acomacapitalpartners.com

Ashley Rodrigues📞 (303) 881-2578✉️ ashley@acomacapitalpartners.com

The Choice Is Simple

The banks that say "no" today will be calling you tomorrow, wanting to refinance the properties we helped you secure.

When opportunity knocks, don't let your lender be the reason you can't answer the door.

Serving California, Colorado, Texas, Washington, Nevada, Oregon, Arizona, Virginia, Maryland, West Virginia, DC, Massachusetts, New Hampshire, and North Carolina

Acoma Capital Partners, Inc. A Colorado Real Estate Company License # EC.100052724 and commercial mortgage broker, we are not a direct lender. The programs we mention are our commercial lender’s guidelines. We cannot do rural land only loans. Most lenders are not doing opportunities that they consider rural and are now concentrate on metropolitan location opportunities.