Worked Example: Conventional Bank Marina Acquisition and Dock Expansion Feasibility Study in Kentucky
A worked example of the feasibility study a lender would read for a marina project in Kentucky, financed with a conventional bank loan.
What SBA's own loan files show about lending in the Owensboro, KY Metro Area, every asset class together, and what a feasibility study for a project there has to test.
Project sites in Owensboro drew 123 SBA approvals across the Owensboro, KY metro area from FY2017 through FY2026, for $67.1 million gross. By loan count, Owensboro ranks 426 of 928 against every other statistical area, Owensboro among them. The median ticket in Owensboro is $250,000, with half of all loans between $50,500 and $675,000. The Owensboro median is 1.20x the national median.
117 of the Owensboro approvals were 7(a) loans and 6 were 504 Owensboro loans, which makes 7(a) the program most Owensboro borrowers use. The franchise share of Owensboro loans is 19.5%. Among 7(a) Owensboro holders, U.S. Bank, National Association sits first, at 27 loans and $3.3 million. Second place is Old National Bank: 14 loans, $7.1 million. Further down, Live Oak Banking Company shows 8 loans, then 8 for First Financial Bank, National Association. No 504 holder in Owensboro reaches the five-loan Owensboro line needed to be named. Each Owensboro lender named reflects loans SBA lists as held, now or earlier. U.S. Bank, National Association appears as the Owensboro holder SBA reports; the Owensboro list neither praises nor faults any holder.
Most of the Owensboro total sits outside the tracked asset classes: 76 loans under other industry codes. Class Owensboro figures here cover only part of the Owensboro area. Limited-service restaurant is the largest tracked Owensboro class, at 7 loans, ahead of full-service restaurant at 6.
In Owensboro, at least 9.9% of Owensboro loans approved Owensboro from FY2017 to FY2024 were cancelled after credit approval; Loan Analytics withholds the ceiling beside the 9.9% floor because too few loans stand behind it. The Owensboro charge-off rate is withheld: too few Owensboro loans reached the funded cohort, so Owensboro gets no Owensboro rate, and a blank never means none. FY2024 was the high point: 22 loans worth $8.0 million. Before FY2026, FY2018 had the fewest loans: 7, worth $3.9 million. Owensboro is built from project counties such as Owensboro, KY, counties are assigned under the July 2023 Owensboro delineation, with Owensboro counties matched by name.
In Owensboro, a report has to be prepared for the particular Owensboro county, because area totals mix several markets. With limited-service restaurant first in the Owensboro class table, the study should test franchise fees against thin margins, build-out Owensboro cost for a small box and drive-through and counter throughput. For full-service restaurant, the next Owensboro class in Owensboro, turn on seats against realistic covers, with liquor licence timing and cost close behind. Debt service coverage in Owensboro must hold in a soft year; comparable transactions near the Owensboro site must support the value. Since Owensboro loans skew large, the Owensboro study should tie the amount to the Owensboro project and not to the area.
| Loans approved, FY2017 to FY2026 | 123 |
|---|---|
| Gross dollars approved | $67.1 million |
| Median loan | $250,000 |
| Middle half of loans, from | $50,500 |
| Middle half of loans, to | $675,000 |
| SBA 7(a) loans | 117 |
| SBA 504 loans | 6 |
| Franchise share of loans | 19.5% |
| Rank among metro and micro areas by loans | 426 of 928 |
| Median loan against the national median | 1.20x |
| Cancelled after approval, FY2017 to FY2024 approvals (a floor) | 9.9% |
|---|---|
| The same, counting loans still undisbursed as cancelled (a ceiling) | withheld |
| Charged off to date, FY2017 to FY2021 disbursed loans (a floor) | withheld |
Both rates are floors. SBA withholds the status of open loans, so a loan counts as charged off only once SBA reports it; a rate needs at least 30 loans in its cohort and is otherwise not reported.
SBA loans approved in the Owensboro, KY Metro Area, by fiscal year
| Fiscal year | Loans | Dollars |
|---|---|---|
| FY2017 | 9 | $3.5 million |
| FY2018 | 7 | $3.9 million |
| FY2019 | 16 | $8.9 million |
| FY2020 | 7 | $3.8 million |
| FY2021 | 10 | $4.7 million |
| FY2022 | 15 | $9.8 million |
| FY2023 | 15 | $7.9 million |
| FY2024 | 22 | $8.0 million |
| FY2025 | 9 | $11.3 million |
| FY2026 | 13 | $5.4 million |
| Asset class | Loans |
|---|---|
| Not in any of the 39 asset classes | 76 |
| Limited-service restaurant | 7 |
| Full-service restaurant | 6 |
Classes with 5 or more loans; smaller ones are withheld, and more where a small one could be derived.
| Lender | Loans | Dollars |
|---|---|---|
| U.S. Bank, National Association | 27 | $3.3 million |
| Old National Bank | 14 | $7.1 million |
| Live Oak Banking Company | 8 | $12.6 million |
| First Financial Bank, National Association | 8 | $5.1 million |
| German American Bank | 8 | $4.9 million |
Lenders with 5 or more loans here; a lender with fewer is not listed, and loans SBA or a receiver holds are counted but never listed as a lender.
Metro is the CBSA (metropolitan or micropolitan statistical area) of the loan's project county, July 2023 delineation (OMB Bulletin 23-01). The county is matched by name (manifests/ld2/county-cbsa-map.csv); a loan whose county cannot be placed in a 2023 CBSA is left out of every metro.
All assets: every 7(a) and 504 approval in the metro, including those outside the 39 asset classes.
A value marked withheld rests on fewer than 5 loans, or is withheld so that such a figure cannot be derived from other published figures.
Source: U.S. Small Business Administration, 7(a) and 504 loan-level FOIA files (data.sba.gov), as of 2026-09-30; areas from the U.S. Census Bureau CBSA delineation, July 2023 (OMB Bulletin 23-01); Loan Analytics metro cell MT-36980.
A worked example of the feasibility study a lender would read for a marina project in Kentucky, financed with a conventional bank loan.
Loan Analytics prepares the feasibility study a lender reads before it commits: for a commercial project in the Owensboro, KY Metro Area, financed under SBA 7(a), SBA 504, USDA Business and Industry or a conventional bank loan. Tell us the project and the lender's deadline, and we reply with scope, timeline and fee.
Start with the data.
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