An SBA 504 loan is a two-lien structure for owner-occupied commercial real estate: a bank or credit union holds a conventional first mortgage of roughly 50% of project cost, a Certified Development Company (CDC) funds a second lien of up to 40% backed by an SBA-guaranteed debenture, and the borrower contributes about 10%. The “SBA loan” is only the second; the first mortgage is ordinary bank paper.
In a default the positions diverge: the bank works out or sells its first lien like any commercial mortgage, while the CDC second follows SBA liquidation rules. Because the first began at ~50% loan-to-value, it is usually well-secured — which shapes pricing; see how buyers price a CRE loan.
Why credits like this reach a workout desk: bank noncurrent commercial real-estate loans have risen while reserve coverage slips at community banks (FDIC Quarterly Banking Profile), and roughly $957 billion of commercial and multifamily mortgage debt was scheduled to mature in 2025 — against a total market of about $4.8–5.0 trillion, ~38% of it held by banks and thrifts (Mortgage Bankers Association). See the CRE distress statistics hub for the full figures and sources.
Primary sources: FDIC Quarterly Banking Profile, Mortgage Bankers Association, and interagency (FDIC / OCC / Federal Reserve) guidance on CRE loan accommodations and workouts. Figures are directional and updated periodically; confirm the latest release before relying on a specific number.
Yes — the first lien is conventional bank paper and transfers by ordinary note sale and assignment; SBA consent applies to the CDC second, not the bank first.
The CDC services and, if needed, liquidates the second under SBA oversight; the SBA typically repurchases the guaranteed debenture — see guaranty repurchase.
Standing Bid Capital buys bank and credit-union 504 first mortgages directly, all-cash. Request a confidential review.