Capital Stack 101: Understanding How Commercial Deals Are Actually Financed
When I talk to business owners who are new to commercial real
estate or business acquisition financing, there’s often a moment where I
mention the “capital stack” and get a blank stare. It’s financial
jargon that sounds more complicated than it is.
Once you understand it, the capital stack concept is one of the
most practically useful frameworks in commercial finance. It explains
how deals get done when a single financing source isn’t enough, and it’s
the basis for creative deal structuring that makes the difference
between a transaction that closes and one that falls apart.
The Capital Stack: The Basic Concept
Every commercial real estate deal — and most significant business
transactions — is financed through some combination of debt and equity.
The capital stack is the organization of those financing sources in
order of their priority: who gets paid first, who bears the most risk,
and who has the potential for the greatest return.
The stack, from bottom to top in terms of risk:
Senior Debt (First Mortgage): The
first lien on the property. The most secure position — this lender gets
paid first in a liquidation event. Because of this security, senior
lenders accept the lowest return. For commercial real estate, senior
debt is typically 55-75% of the property’s value.
Mezzanine Debt / Subordinate Debt: Second
lien or unsecured subordinate debt. Gets paid after the senior lender
but before equity in a liquidation. Higher risk than senior debt, so it
carries a higher rate. Mezzanine typically occupies the 65-85% LTV
range.
Preferred Equity: Equity
investment that has preferential rights over common equity — it gets
paid before common equity investors, typically at a defined preferred
return. Risk is higher than debt but lower than common equity.
Common Equity: The
owner’s equity. Gets paid last in a liquidation — after all debt is
repaid. Has the highest risk in the deal and the greatest upside
potential if the deal performs well.
Why Multi-Layer Stacks Are Used
A single senior lender provides, say, 65% of value. The buyer has 15% in equity. There’s a 20% gap.
That gap is where the middle layers of the capital stack —
mezzanine, preferred equity, seller financing, or subordinate debt —
come in. By filling that gap with a second tier of capital at a higher
cost, the buyer can close the deal without needing to come up with 35%
in equity.
The result: the buyer gets more leverage (more deal with less
personal capital). The senior lender gets their standard LTV protection.
The mezzanine or preferred equity provider gets a higher return in
exchange for taking more risk. Everyone gets what they need.
A Practical Example
Let’s build a capital stack for a $5 million commercial property acquisition:
Senior first mortgage at 65% LTV: $3,250,000 at 7% interest, 25-year amortization.
Mezzanine loan at 80% LTV (covering from 65% to 80%): $750,000 at 11% interest, interest only.
Buyer equity: $1,000,000 (20% of purchase price).
Total: $3,250,000 + $750,000 + $1,000,000 = $5,000,000.
The blended cost of capital on the debt portion: (3,250,000/4,000,000) × 7% + (750,000/4,000,000) × 11% = 7.75% blended rate.
The buyer’s equity represents 20% of the deal but controls 100% of
the upside. If the property appreciates to $7 million, the buyer’s $1
million equity investment has turned into $3 million in value (after
repaying $4 million in total debt). That’s a 3x return on equity from a
40% increase in property value — leverage in action.
The Intercreditor Agreement
When multiple lenders are in a capital stack, the relationship
between them is governed by an intercreditor agreement. This document
defines:
– What the mezzanine lender can and cannot do if the borrower defaults
– Whether the mezzanine lender can “cure” a senior loan default (by making payments to prevent foreclosure)
– Who controls the workout process if the deal goes bad
– How any sale or refinancing proceeds are allocated between the lenders
Intercreditor agreements protect each lender’s position and are a
necessary component of any multi-layer capital stack. Not all senior
lenders will accept subordinate financing from arbitrary sources — they
need to be comfortable with the intercreditor terms.
Through W. Reynolds Commercial Capital, Inc., I work with lenders
who regularly participate in multi-layer stacks and understand
intercreditor dynamics. This is a non-trivial part of structuring more
complex deals.
Seller Financing as a Stack Layer
Seller financing — where the seller takes back a note for part of
the purchase price rather than receiving all cash — can serve as a layer
of the capital stack.
In a seller financing structure:
– Senior lender provides 65-70% of value
– Seller takes back a note for 10-20% of the price (typically subordinate to the senior)
– Buyer provides 10-20% in equity
The seller’s note is subordinate debt in the stack — it gets
repaid after the senior lender in a liquidation scenario. Because of
this subordination, senior lenders are often willing to accommodate
seller financing as a component of the total deal structure.
For buyers who want to minimize equity requirements, negotiating
seller participation in the capital stack is one of the most effective
levers available.
The Access > Cost Application to Capital Stacks
Each layer of a capital stack has different pricing. Senior debt
is cheapest. Mezzanine is more expensive. Preferred equity is more
expensive still. Seller financing is often more expensive than senior
debt but less than mezzanine.
The blended cost of a multi-layer stack is higher than the cost of
a single senior loan. But consider the alternative: if you can’t close
the deal without the mezzanine because you don’t have the equity, then
the “cheaper” single-loan option doesn’t exist. The choice is a
multi-layer stack at a higher blended rate, or no deal.
The additional cost of the mezzanine or preferred equity is the
price of leverage — the price of controlling a $5 million asset with $1
million in equity instead of needing $1.75 million. For the right deal
at the right price, that leverage creates returns that make the
incremental cost look like nothing.
This is why sophisticated commercial real estate investors embrace
capital stack complexity rather than avoiding it. The stack is a tool.
The cost of the stack is an investment in access to deals and leverage
that simple, single-source financing doesn’t provide.
Let me show you what a capital stack looks like for your specific
deal. The structure is where deals get made or fall apart — and getting
it right from the beginning matters.
For a current-market deep dive on the mezzanine and preferred equity layers of the stack, Mezzanine Financing and Preferred Equity in 2026 on the Blogspot covers exactly what that middle tier looks like in today’s lending environment.
John Reynolds Weaver, CEO — W. Reynolds Commercial Capital, Inc.
(325) 440-5820 | john@reynoldscomcap.com | [reynoldscomcap.com
Disclaimer
While this article accurately reflects the combined
capabilities of all lenders and technology partners with whom W.
Reynolds Commercial Capital, LLC has a relationship, not every lender
will have all of these capabilities. Not all lenders will have the same
services, technology platforms, pricing structures, or program features,
and this article in no way guarantees the availability of any specific
feature, advance rate, same-day funding, 24/7 portal access, proprietary
early-pay software, insurance-backed protection, fuel card integration,
or any other service for any individual borrower or transaction.
All financial solutions are subject to credit review,
underwriting, due diligence, and final approval by the respective
funding partner. Actual terms, conditions, and availability may vary
based on the client, invoice quality, industry, collateral, and the
policies of the selected lender.
This article is provided for informational and educational
purposes only and does not constitute a commitment, offer, or guarantee
of funding or any particular terms.
For a no-obligation review of your business financing needs
and the options currently available through our network, please contact
us directly.
