John Wagner

About John Wagner

My name is John Wagner and I am a commercial real estate (CRE) professional in the Greater Philadelphia area with a background in debt asset management across a variety of asset classes including construction, multifamily, data centers, industrial, retail, self storage, and office.After graduating from Gwynedd Mercy University with a B.S. in Finance as a student athlete, I entered the commercial real estate finance industry with Pelium, and later finished my MBA in Strategic Management. In my current role, I assist asset managers in the management of ~18 personally assigned CRE loans and manage ~4 CRE loans independently for more than $7.4 billion in committed capital for Apollo Global Management. Through my time in the commercial real estate industry, I’ve gained a competency in debt asset management, commercial real estate lending, interpreting construction consultant reports, escrow reserve releases, pro forma underwriting, excel financial modeling, lease analysis, loan document interpretation, waterfall management, market research, financial reporting, return metric calculation (IRR, MOIC, etc.) and more.

Experience

1. Associate - Asset Management

   Pelium

   Dec 2025 — Present · Plymouth Meeting, PA, US

   Assisting asset managers in the management of ~18 personally assigned CRE loans and personally managing ~4 assigned CRE loans independently across a variety of asset classes (construction, data centers, multifamily, hotel, retail, self storage, industrial, and office) for a total of ~$7.4 billion for Apollo Global Management’s US CRE debt portfolio as part of their dedicated asset management platform, Pelium- Supporting asset managers in the calculation of key metrics and financial covenants for the given loan agreement (DY, DSCR, guarantor covenants, cost contingencies, etc.) and calculating those same metrics for deals managed independently- Reviewing borrower construction draw requests and budgets, calculating investor splits, reviewing construction consultant reports, reviewing title endorsements, and preparing funding memos for each of the ~8 assigned construction deals to provide recommendations to Pelium portfolio managers for over $4 billion in principal advances- Conducting monthly pro forma underwriting for each of the deals to predict future performance and gauge potential risk- Calculating return metrics (MOIC, IRR, etc.) and creating projections to predict when the loan will meet return thresholds- Coordinating with our primary servicing team to monitor cash sweep events, escrow reserve draws, principal advances (construction, interest, operating expenses, etc.), and waterfalls- Producing quarterly financial reporting and commentary for each of the ~22 assigned deals through RealInsight to provide in updates on the status of each deal for partners and investors- Reviewing documents associated with legal requests/consents from the borrower, coordinating with legal counsel, and providing recommendations to portfolio managers to approve or deny the request- Engaging in internal asset class surveys and creating PowerPoints to provide portfolio level performance updates to partners and other stakeholders.

Education

• Gwynedd Mercy University

  Masters in Business Administration - Strategic Management and Leadership, Buisness

• Gwynedd Mercy University

  Bachelor's degree, Finance, General

  2019 — 2023