Loan Product
Loan Workouts, DPOs & Debt Restructuring for Commercial Real Estate
Negotiated discounted payoffs, forbearance agreements, loan modifications, and rescue capital for defaulted and maturing commercial real estate debt.
Loan Size
$4M – $500M
Resolved Volume
$1.2B defaulted CRE
Typical DPO Range
55% – 85% of balance
Timeline
30 – 120 days
Counterparties
Banks, special servicers, debt funds
Rescue Capital
Bridge, mezz, pref equity
A loan workout is a negotiated restructuring of existing commercial mortgage debt outside of foreclosure. Depending on the lender's position and the asset's cash flow, the outcome may be a discounted payoff, a maturity extension, a rate or amortization modification, a forbearance period, or a note sale to a new holder.
Rad Capital Group has advised on $1.2 billion in defaulted CRE loans across hotels, multifamily, industrial, retail, and mixed-use assets. We negotiate directly with balance-sheet banks, CMBS special servicers, credit unions, SBA lenders, and debt funds — and we pair the negotiation with the replacement capital required to fund the settlement.
A discounted payoff is a settlement in which the lender accepts less than the full outstanding balance to retire the loan. DPOs are most achievable when the collateral value has fallen below the loan balance, the lender faces reserve or regulatory pressure, and the borrower can fund the settlement quickly with committed capital.
Timing drives leverage. Borrowers who engage before a receiver is appointed or a trustee sale is noticed retain materially more negotiating room than those who wait. We build the lender presentation — cash flow reality, collateral valuation, liquidation analysis — that makes a settlement the lender's best alternative.
Frequently Asked Questions
What is a discounted payoff (DPO)?
A discounted payoff is a negotiated settlement in which the lender accepts less than the full loan balance to release the mortgage. DPOs on distressed CRE loans commonly settle between 55% and 85% of the outstanding balance depending on collateral value and the lender's liquidation alternative.
Will my lender agree to a loan modification?
Lenders modify when the modified loan produces a better recovery than foreclosure. That usually requires current financials, a credible business plan, new sponsor equity or reserves, and, for CMBS, a special servicer transfer.
How long does a CRE loan workout take?
Bank and credit union workouts typically resolve in 30 to 90 days. CMBS special servicer negotiations generally take 60 to 120 days because of servicing standard and pooling agreement requirements.
Can I get financing to fund a discounted payoff?
Yes. DPO settlements are usually funded with bridge debt at 60% to 70% of the post-settlement value, sometimes combined with preferred equity. Because the payoff is below the prior balance, the new loan often carries lower leverage against real value.
When should I contact a workout advisor?
Before the default. Borrowers who engage 60 to 90 days ahead of maturity or a covenant breach keep more options — receivership, a noticed trustee sale, or a completed foreclosure sharply reduces negotiating leverage.
Related Financing
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Preferred Equity
Preferred equity fills the gap between senior debt and sponsor equity — priority-return capital placed with institutional pref providers, family offices, and debt funds across all 50 states.
Loan Product
Commercial Refinance
Rate-and-term and cash-out refinancing for stabilized and transitional commercial assets — including maturing CMBS, bank, and bridge debt — placed nationwide.
Asset Class
Hotel Financing
Bridge, SBA, CMBS, and construction financing for limited-service, select-service, full-service, and extended-stay hotels nationwide — flagged and independent.
Asset Class
Retail Property Financing
Bridge, CMBS, bank, and life-co financing for single-tenant net lease (NNN), strip centers, grocery-anchored shopping centers, and mixed-use retail across all 50 states.
Asset Class
Multifamily Financing
Agency, bridge, CMBS, and construction loans for multifamily — conventional apartments, affordable housing, student housing, senior housing, and workforce housing in every U.S. market.
Ready to explore loan workouts & dpos?
Initial term sheets in as little as 2 weeks. Nationwide.