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The Lender Report built this page from public records. Pivotal Business Partners has not reviewed it. Every lender's page starts this way, and it says nothing about Pivotal Business Partners itself. Each figure shows its source and date. Work at Pivotal Business Partners? You can claim this page for free.
SBA 504 CDC record
Pivotal Business Partners: SBA 504 projects as the CDC
Pivotal Business Partners, based in Des Moines, IA, is named in the SBA file as the Certified Development Company on 12 SBA 504 projects with an approval in the 36 months ending September 30, 2026, leaving out approvals the file marks cancelled or not funded. The first liens on those projects, made by other lenders, total $9.2M. Most of the projects were in Iowa.
- Evidence
- SBA 504 projects that name it as the CDC, 36 months ending September 30, 2026, SBA
- Data as of
- SBA, September 30, 2026
- Page last changed
- November 12, 2026
- Projects as the CDC, 36 months
- 12
- SBA FOIA,
- Cancelled and not funded approvals left out
- First-lien dollars
- $9.23M
- SBA FOIA,
- Lent by the first-lien lenders, not by the CDC
- SBA debenture dollars
- $13.2M
- SBA FOIA,
- On its approvals net of cancelled, funded or not
- Typical first lien
- $620K
- SBA FOIA,
- Last 12 months
- 3
- SBA FOIA,
Cite this
Source: The Lender Report, Pivotal Business Partners: SBA 504 projects as the CDC, https://lender.report/lender/pivotal-business-partners-ia/sba-504-cdc/, data as of September 30, 2026.
The projects, newest first
Banks report no loan-level data for office, retail, industrial or construction loans. This list shows only multifamily and SBA loans.
| Period | Place | Loan | Amount | Rate | Term | LTV | Source |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Iowa | SBA 504, Full-Service Restaurants | $600K | 25 yr | SBA FOIA | ||
| Jun 2025 | Iowa | SBA 504, Professional, Scientific, and Technical Services | $180K | 20 yr | SBA FOIA | ||
| May 2025 | Iowa | SBA 504, Retail Trade | $840K | 25 yr | SBA FOIA | ||
| May 2025 | Iowa | SBA 504, Construction | $620K | 25 yr | SBA FOIA | ||
| Apr 2025 | Iowa | SBA 504, Construction | $450K | 20 yr | SBA FOIA | ||
| Mar 2025 | Iowa | SBA 504, Full-Service Restaurants | $580K | 25 yr | SBA FOIA | ||
| Feb 2025 | Iowa | SBA 504, Child Care Services | $1.2M | 25 yr | SBA FOIA | ||
| Feb 2025 | Iowa | SBA 504, Construction | $1.1M | 25 yr | SBA FOIA | ||
| Aug 2024 | Iowa | SBA 504, Transportation and Warehousing | $1.6M | 25 yr | SBA FOIA | ||
| Mar 2024 | Iowa | SBA 504, Construction | $1.7M | 25 yr | SBA FOIA | ||
| Jan 2024 | Iowa | SBA 504, Retail Trade | $220K | 25 yr | SBA FOIA | ||
| Jan 2024 | Iowa | SBA 504, Wholesale Trade | $140K | 25 yr | SBA FOIA | ||
| 12 SBA 504 projects in the 36 months ending September 30, 2026 | $9.23M | First-lien dollars, SBA FOIA | |||||
A blank means the source did not report it.
| State | Projects | First-lien dollars |
|---|---|---|
| Iowa | 12 | $9.23M |
SBA loans are on record by state only. The dollars are the first liens other lenders made on these projects.
| First-lien size | Projects | First-lien dollars |
|---|---|---|
| Under $150K | 1 | $140K |
| $150K to $350K | 2 | $400K |
| $350K to $1M | 5 | $3.09M |
| $1M to $2.5M | 4 | $5.60M |
| $2.5M or more | 0 | $0 |
| Quarter | Projects | First-lien dollars |
|---|---|---|
| 2024 Q1 | 3 | $2.06M |
| 2024 Q3 | 1 | $1.60M |
| 2025 Q1 | 3 | $2.88M |
| 2025 Q2 | 4 | $2.09M |
| 2026 Q2 | 1 | $600K |
Calendar quarters of the SBA approval date. The first and last may cover part of a quarter: the window is the 36 months ending September 30, 2026.
| Industry (NAICS) | Projects |
|---|---|
| Construction | 4 |
| Full-Service Restaurants (722511) | 2 |
| Retail Trade | 2 |
| Child Care Services (624410) | 1 |
| Professional, Scientific, and Technical Services | 1 |
| Transportation and Warehousing | 1 |
| Wholesale Trade | 1 |
A 6-digit code is printed only where the SBA file holds 5 or more loans of the program in that state; the rest show as their 2-digit sector.
| Processing method | Projects |
|---|---|
| 504 Basic | 9 |
| 504 Refinancing Program | 3 |
| First-lien lender | Projects | First-lien dollars |
|---|---|---|
| Fortress Bank | 2 | $2.28M |
| Raccoon Valley Bank | 2 | $1.28M |
| Guthrie County State Bank | 2 | $980K |
| State Savings Bank, West Des Moines, IA | 1 | $1.60M |
| West Bank | 1 | $1.20M |
| Dupaco Community Credit Union | 1 | $620K |
| Bankers Trust Company | 1 | $600K |
| Midwest Heritage Bank, FSB | 1 | $450K |
| Freedom Financial Bank | 1 | $220K |
| Measure | Figure |
|---|---|
| Approvals that name it as the CDC, net of cancelled approvals | 15 |
| Of those, funded by September 30, 2026: the projects on this page | 12 |
| Of those, not funded by September 30, 2026 | 3 |
| SBA debenture dollars on the approvals net of cancelled, funded or not | $13.2M |
The debenture is the part of a 504 project that comes through the CDC. The lender record carries its dollars for the approvals as a whole, not project by project.
- The SBA file names Pivotal Business Partners as the Certified Development Company on 12 SBA 504 projects with an approval in the 36 months ending September 30, 2026, in 1 state. Approvals the file marks cancelled or not funded are left out. SBA FOIA,
- The first liens on those projects, made by other lenders, total $9.2M. That is the first-lien lenders' money, not Pivotal Business Partners's own lending. SBA FOIA,
- The part of a 504 project that comes through the CDC is the SBA debenture. The SBA file shows $13.2M in debentures on 15 approvals that name Pivotal Business Partners in the same 36 months, net of cancelled approvals; 3 of those were not funded by September 30, 2026 and are not among the projects here. SBA FOIA,
- 3 of the projects carry an approval date in the 12 months to September 30, 2026, and 7 in the 12 months before, counting approvals not yet funded in both periods. SBA FOIA,
- The typical first lien was about $620K, with the middle half between $450K and $1.2M. SBA FOIA,
- The largest first lien was about $1.7M. Every amount is rounded to 2 significant figures. SBA FOIA,
- The median term of the first liens was 25 years. SBA FOIA,
- The first liens came from 9 lenders with a record here, most often Fortress Bank (2). SBA FOIA,
- The projects were most often for Construction (4). SBA FOIA,
- The SBA file lists 9 of the projects as processed under 504 Basic. SBA FOIA,
- The projects were most often in Iowa (12). SBA FOIA,
What we don't know
- Whether Pivotal Business Partners is taking new SBA 504 projects today, or how it would treat a business like yours.
- The debenture on each project. The rows here carry the first-lien amount; debenture dollars are on record for the lender as a whole.
- Projects with a cancelled approval, and approvals not funded yet. They are left out of the projects here.
- The borrower, the address and every term beyond the term of the first lien. The public file does not show them.
SBA loans are on record by state only. Amounts are rounded to 2 significant figures and dates to the month. A 6-digit industry code is printed only where the SBA file holds 5 or more loans of the program in that state.
Every project here is an SBA 504 approval that names Pivotal Business Partners as the Certified Development Company. Dollars in the list and the tables are first-lien amounts, lent by the first-lien lender on each project.
SBA does not require you to use an agent or broker for a loan application. SBA has not reviewed or endorsed this site.
Source and date appear beside each figure. Banks report balances, not loans made. Loans made come only from HMDA and SBA files. We do not audit filings and can make errors joining them. Report a problem
Figures come from public records and show the source and date beside them. Public records can be late, incomplete or wrong. A past loan does not mean a lender will make the same kind of loan today. Confirm anything important with the lender.