• Fixed rate financing

    Low down payment, as low as 10%
    Long terms, 20 years, no balloon payment
  • You pay us NOTHING!

    SBA fees financed within the loan
    We understand that "life happens"
    We advocate for you throughout the process
    We're here for YOU!
  • Over 200 Million Dollars Funded

    Creating over 200 California Jobs
    in just 5 years!
  • We Get To The Yes!

    For promising, growing businesses
    Make AMPAC your FIRST CALL!

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Start a New Business
Buy Commercial Real Estate
Acquire An Existing Business
Buy New Equipment
Tenant Improvements
Get Working Capital
  • The Real 504 Loan +

    A Real Estate Advantage Loan (also known as a REAL or 504 Loan) is a 10-percent down, fixed-rate, long-term loan designed to expand capital access - filling a market gap in long-term financing for America's small businesses.  Since it is fixed-cost and long-term as well as SBA-backed, the 504 is one of the best financing options available for small business owners today.

    Why Get a Real 504?


    An entrepreneur paying down a REAL loan rather than throwing that same money away on rent means investing in his or her personal and business’s financial future. Once the building or machinery is paid off, a business can enjoy the same revenue without paying a monthly property expense or may even rent the space out to other businesses for a profit.

    2.  VALUE

    With a REAL loan, an entrepreneur can purchase his or her business’s real estate or machinery. He or she then gets the tax benefits and appreciation on the real estate while locking in occupancy costs for 20 years.


    As an entrepreneur, you know the importance of liquidity. With financing available for up to 90 percent of project cost, the REAL loan offers a 10 percent down payment (compared to 25 or 30 percent through a traditional bank), enabling the entrepreneur to conserve working capital.


    The SBA (Small Business Administration) created this program to increase the accessibility of business property loans to entrepreneurs, helping enhance the economic health of local communities.

    5.  LOW FEES

    AMPAC encourages interested small businesses to compare REAL loan fees to fees of other loan options on the market, including other SBA-backed loans such as the popular 7(a). What you will find is that 504-loan fees are the lowest on the market, and may be reduced further if the interested entrepreneur is a female, veteran or franchise unit owner. Find out more about these strategic initiatives to further reduce fees.


    The REAL loan means 20-year, fully amortized financing. This enables a small business owner to pay for a facility over the long term while avoiding risky loan call provisions typical of traditional lenders.


    The 504-loan boasts low interest rates that vary based on market forces. The actual interest rate the borrower pays is calculated based on the debenture rate for the month the loan is funded. REAL loans are funded by monthly bond (debenture) sales to investors on Wall Street.

    8.  FIXED RATE

    REAL loan financing allows an entrepreneur to fix his or her business occupancy costs rather than worry about market instability or fluctuating rates.


    An entrepreneur can purchase and hold title to a building personally, in the name of the business or even set up a holding company for the real estate. This gives the small business owner the flexibility to maximize tax benefits of ownership and minimize liability in the manner best suited for the entrepreneur and his company. In some circumstances, two or more small businesses will receive a single REAL loan if it suits them to combine to create a real estate holding company. This option works especially well for professionals in the medical, veterinary, legal and accounting fields.


    Unbelievably given the advantages, most businesses worth under $15 million are eligible for a REAL loan for their property and machinery needs. This includes projects as costly as $5,500,000 of REAL financing depending on the nature of said project.


    Financing for a typical 504 loan is broken into three parts, with only the 10 percent put down by the borrower. An additional 40 percent is provided by a Certified Development Company (CDC). CDCs are non-profit corporations that provide loans to encourage small business growth in their local communities and are unique to the 504 Loan program. The remaining 50 percent is provided by a banking partner.




    •  Acquisition of vacant land

    •  Building construction

    •  Acquisition of existing buildings

    •  Major renovations and/or additions to exisiting building

    •  Marine facility acquisition, including fishing vessels and commercial boats

    •  Purchases of capital equipment, including heavy machinery

    •  Associated costs such as title and insurance, legal fees, appraisals, environmental reports, architects fees, surveys, equipment installation, points on bridge loans, furniture and fixtures, etc.



    Companies consistent with the following criteria are eligible:

    •  Franchise businesses are eligible and, if listed in the franchise industry, may qualify for expedited loan approval

    • Legal entity - corporation, partnership, sole proprietor, limited liability company

    •  Located in the United States

    •  Net worth under $15 million and net profits under $5 million

    •  Participation by another lender who finances up to 50 percent of project costs

    • Economic development goals must be achieved through the project financing

    •  Owner-user of the project being financed must occupy at least 51 percent of the property for an existing building or 60 percent of a newly constructed building. Two or more unrelated small businesses can receive an SBA 504 loan if they combine to meet occupancy requirements.



    Companies consistent with the following criteria are NOT eligible:

    •  A not-for-profit (exception for sheltered workshops)

    •  Engaged in lending; a passive holder of real estate and/or personal property; a life insurance company – however an insurance agency is eligible)

    •  Located in a foreign country or owned by aliens who do not have legal permanent resident status

    •  Has restriction on patronage

    •  Is a government-owned entity (exception for Native American tribes)

    •  Engaged in promoting religion

    •  Consumer and marketing cooperatives (producer cooperatives are eligible)

    •  Engaged in loan packaging

    •  Owned by persons of poor character

    •  Equity interest by lender, CDC or associates in applicant concern

    •  Provides prurient sexual material

    •  Has previously defaulted on a federal loan

    •  Engaged in political or lobbying activities

    •  Speculative businesses


    Project Size

    Most growing businesses are adding staff as they expand and look for larger facilities.

    This is when an REAL loan is the perfect choice for financing the new facility!

    REAL loan size is linked to job creation . A small business owner must create and/or retain jobs to qualify for an SBA 504 loan. In general, an entrepreneur can borrow $65,000 in REAL loan funding for each job created and/or retained within two years.

    There is no limit to the total project cost, however, a CDC can lend you up to 40 percent of the project cost with a dollar cap of $5,000,000 depending on the type of project.

    CDCs can exceed $5,000,000 and go as high as $5,500,000 of REAL financing for eligible manufacturing projects and for projects that incorporate energy saving technologies for sustainable design.

    Manufacturing & Energy Efficient Projects

    •  Eligible manufacturing projects

    •  Projects Incorporating energy saving technologies for sustainable design

    •  Projects that generate renewable energy like solar, wind or geothermal

    • Small businesses wishing to purchase, construct or retro-fit facilities incorporating energy saving technologies that result in a 10 percent decrease in energy consumption.

    Read More
  • Community Advantage Loans +

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    The Lowest-cost Working Capital Loans under $250,000


    The Community Advantage Loan Program is a loan program that allows businesses to build success in underserved markets, such as businesses who:

    •  have limited financial resources;

    •  are located in an underserved community;

    •  need management and technical assistance;

    •  are start-ups and in business less than three years; and

    •  are interested in opportunities for growth.

    Community Advantage is an excellent loan choice for new and existing businesses that need between $50,000 and $250,000 in business capital. The loan can be used to start or expand your business. The SBA guarantees a portion of each loan. This makes it possible to extend financing that may not be available through banks. Applicants must show their ability to repay the full loan amount and meet other guidelines to be eligible for a Community Advantage loan.


    Terms and Conditions

    Maximum Loan Amount $250,000
    Maximum Interest Rate Prime + 2.75 to 6%, variable
    Terms 25 years for Real Estate

    7-10 years for working capital, inventory, business acquisitions, tenant improvements, and start-up expenses

    Percent of Guaranty 85% guaranty for loans of $150,000 or less
    75% guaranty for loans of $150,000 or more
    Maturity Generally depends on borrower repayment ability. Maximum 10 years for working capital; and up to 25 years/or life of the asset for fixed asset purchase or refinance.
    Use of Proceeds Loans may not be used for revolving lines of credit, otherwise funds may be used for any normal business purpose, except those specifically prohibited by Small Business Administration (SBA).

    Much of above content borrowed from SBA resources. More information available on the SBA website.



  • Compare Loans +


    REAL Loan (504)

    7(a) Loan

    Community Advantage


    Down Payment Usually 10% Usually 10-30% 10% - 30% 25% for real estate
    Interest rate Fixed for 20 yrs with effective rate at approx. (currently ~5%) All in Typically variable, Max. Prime Rate (3.25%) + 2.25-2.75% based on term; + fees; 0.55% ongoing guaranty fee + 0.25%-3.75% on guaranteed portion of loan, based on loan amount; some fixed-rate options available Typically variable, some fixed-rate options available Typically 25-year amortizing fixed for 5 years in the mid 6% range
    Length of Term
    • 20-year for real estate
    • 10-year for equipment
    • 10-year for lease hold improvements
    • Determined by industry type
    • Annual sales not to exceed range of $750,000 to $33.5 million for retail, service and agriculture
    • Number of employees not to exceed range of 100 to 1,000 for wholesale and manufacturing
    • Determined by industry type
    • Annual sales not to exceed range of $750,000 to $33.5 million for retail, service and agriculture
    • Number of employees not to exceed range of 100 to 1,000 for wholesale and manufacturing
    Determined by lender
    Loan Size $125,000-$5.5 million (Total project loan may be up to $13 million) Up to $5 million Up to $250,000 Determined by lender
    • Generally, project assets being financed are used as collateral
    • Personal guarantees of the principal owners of 20% or more ownership are required, business guarantee
    • Subject assets acquired by loan proceeds
    • Pledge of personal residence unless bank can justify why unnecessary
    • Personal guaranties of the principal owners of 20% or more ownership are required
    • Subject assets acquired by loan proceeds
    • Pledge of personal residence unless bank can justify why not
    • Personal guaranties of the principal owners of 20% or more ownership are required
    • Generally, project assets being financed are used as collateral
    • Personal guaranties of the principal owners of 20% or more and business guarantee
    Best Use Owner-occupied (at least 51%) real estate. Equipment finance. Short-term or long-term working capital and to purchase an existing business, refinance existing business debt, or purchase furniture, fixtures and supplies. Short-term or long-term working capital and to purchase an existing business, refinance existing business debt, or purchase furniture, fixtures and supplies. Real estate
    1. 10% down!
    2. Lowest rates of any government guaranteed business loan
    3. Stretch debt over a long term to free up cash and working capital in the business
    4. Long-term debt improves credit picture to facilitate credit lines and other short-term loans if needed
    5. Diversify your business investment – real estate provides stability during economic instability
    6. Fees and closing costs can be financed in the package
    1. Short-term working capital
    2. Popular product with banks
    1. Product specifically designed for smaller businesses in underserved communities
    2. Can be paired with (REAL/504) loan
    1. Higher fees, rates may incent banks to lend
    Disadvantages Limitations on use: owner occupied real estate, equipment and leasehold improvements
    1. Higher rates than REAL (504)
    2. Variable rates can rise
    3. Balloon payments can cause instability
    4. More expensive debt can impede the business long-term
    Size limitation Much higher down payment reduces business liquidity
    Extra Tip Ask the bank about the Real Estate Advantage (REAL or 504) Loan – otherwise they may not tell you about it. Visit www.nadco.org to find an SBA Certified Development Company (CDC) Expect rates to rise from recent historically low levels Only available through SBA Certified Development Companies like AMPAC!  Make US your first call!
    Do thorough price compari
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