Construction Financing in Sault Ste. Marie, ON

construction financing in Sault Ste. Marie prices off the Government of Canada 5-year benchmark bond yield plus a 375 bps construction financing spread, landing at 6.90% indicative. Draw-based debt funding hard and soft costs through to occupancy. On the $1,800,000 average Sault Ste. Marie transaction, a 65% advance is $1,170,000, carrying $98,338 of annual debt service on a 0-year amortization and a 2-year term.

Leverage binds before coverage here. The wide 7.5% cap rate produces roughly $135,000 of NOI, enough for $1,606,196 at a 1.00x floor — about $436,196 above what the 65% LTV cap will advance. The deal is sized by value, so the appraisal, not the rent roll, is the document to get right first.

Sault Ste. Marie scores 100 on the Capitalor Lender Density Score — a deep market, with 8 tracked lenders and brokers against 1,900 commercial buildings. Expect competitive tension on well-covenanted paper: quote at least three lenders before accepting a spread.

Stress the file before a lender does. Holding the $1,170,000 loan constant, coverage falls to the 1.00x floor at roughly 10.74% — 3.84% of headroom above today's indicative rate. That headroom, not the headline rate, is what determines whether this Sault Ste. Marie deal survives renewal.