purchased receivables was $69.4 million at March 31, 2023, compared to $61.2 million at March 31, 2022, and $79.3 million at December 31, 2022.
The commercial loan portfolio, excluding PPP loans, decreased ($62.0) million, or (11%), to $506.0 million at March 31, 2023, from $568.1 million at March 31, 2022, and decreased ($26.7) million, or (5%), from $532.7 million at December 31, 2022. Commercial and industrial (“C&I”) line usage was 31% at both March 31, 2023 and March 31, 2022, compared to 29% at December 31, 2022. In addition, the Company had $565,000 in PPP loans at March 31, 2023, compared to $37.4 million at March 31, 2022, and $1.2 million at December 31, 2022.
The Company’s CRE loans consist primarily of loans based on the borrower’s cash flow and are secured by deeds of trust on commercial property to provide a secondary source of repayment. The Company generally restricts real estate term loans to no more than 75% of the property’s appraised value or the purchase price of the property depending on the type of property and its utilization. The Company offers both fixed and floating rate loans. Maturities for CRE loans are generally between five and ten years (with amortization ranging from fifteen to twenty five years and a balloon payment due at maturity), however, SBA and certain other real estate loans that can be sold in the secondary market may be granted for longer maturities.
The CRE owner-occupied loan portfolio increased $5.8 million, or 1%, to $603.3 million at March 31, 2023, from $597.5 million at March 31, 2022, and decreased ($11.4) million, or (2%), from $614.7 million at December 31, 2022. CRE non-owner occupied loans increased $155.6 million, or 17%, to $1.084 billion at March 31, 2023, compared to $928.2 million at March 31, 2022, and increased $17.5 million, or 2%, from $1.066 billion at December 31, 2022. At March 31, 2023, 36% of the CRE loan portfolio was secured by owner-occupied real estate, compared to 39% at March 31, 2022, and 37% at December 31, 2022.
The average loan size for all CRE loans was $1.6 million, and the average loan size for office CRE loans was also $1.6 million. The Company has personal guaranties on 90% of its CRE portfolio, while 10% are unguaranteed. A substantial portion of the unguaranteed CRE loans were made to credit-worthy non-profit organizations. Office exposure in the CRE portfolio totaled $383 million, including 30 loans totaling approximately $70 million, in San Jose, 19 loans totaling approximately $28 million, in San Francisco, and 5 loans totaling approximately $10 million, in Oakland, at March 31, 2023. Of the $383 million of CRE loans with office exposure, approximately $29 million, or 8%, are situated in the Bay Area downtown business districts of San Jose and San Francisco, with an average loan size of $2.2 million.
At March 31, 2023, the weighted average loan-to-value and debt-service coverage for the entire non-owner occupied office portfolio were 43.2% and 2.09 times, respectively. For the ten non-owner occupied office loans in the City of San Francisco at March 31, 2023, the weighted average loan-to-value and debt-service coverage were 28.5% and 3.41 times, respectively. The average vacancy level for the San Francisco CRE loans was 5.8%, of which the vast majority are single-tenant small spaces in office buildings situated outside of downtown.
The Company’s land and construction loans are primarily to finance the development and construction of commercial and single family residential properties. The Company utilizes underwriting guidelines to assess the likelihood of repayment from sources such as sale of the property or availability of permanent mortgage financing prior to making the construction loan. Construction loans are provided only in our market area, and the Company has extensive controls for the disbursement process. Land and construction loans increased $13.1 million, or 9%, to $166.4 million at March 31, 2023, compared to $153.3 million at March 31, 2022, and increased $2.8 million, or 2%, from $163.6 million at December 31, 2022.
The Company makes home equity lines of credit available to its existing customers. Home equity lines of credit are underwritten initially with a maximum 75% loan to value ratio. Home equity lines of credit increased $12.9 million, or 12%, to $124.5 million at March 31, 2023, compared to $111.6 million at March 31, 2022, and increased $3.8 million, or 3%, from $120.7 million at December 31, 2022.
Multifamily loans increased $9.5 million, or 4%, to $231.2 million, at March 31, 2023, compared to $221.7 million at March 31, 2022, and decreased ($13.7) million, or (6%), from $244.9 million at December 31, 2022.
From time to time the Company has purchased single family residential mortgage loans. Purchases of residential loans have been an attractive alternative for replacing mortgage-backed security paydowns in the investment securities