Commercial Loan Calculator

Connect cash flow to financing capacity.

Compare investment property or owner-occupied business coverage, estimate payments and size a loan using your DSCR and LTV limits.

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Commercial financing

Build your commercial scenario.

Your financing scenario

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Commercial property typeAnnual net operating income divided by annual loan payments. Operating expenses are already deducted from NOI.

01 Property & financing

Purchase price / property value ($)

Set financing by

Your proposed LTV (%)

Annual interest rate (%)

Payment structure

Amortization (years)

02 Net operating income

Calculate net operating income (NOI)

Enter annual operating costs. Leave unused categories blank. Include reimbursed expenses here and the matching reimbursements in income. Exclude loan payments, depreciation, income taxes and major capital replacements.

Annual property income ($)Rent after vacancy and unpaid rent, plus tenant reimbursements and other property income.

Property taxes ($/year)

Insurance ($/year)

Maintenance & repairs ($/year)

Utilities & common-area costs ($/year)

Property management ($/year)

Other operating expenses ($/year)

03 Loan sizing limits

Set the minimum DSCR and maximum LTV. The stricter limit determines the loan amount supported by your inputs.

Minimum DSCRFor example, 1.25 means income must cover 125% of the modeled payment.

Maximum LTV (%)

Coverage & financing

Edit inputs ↑

Property-only DSCR: 1.70×Meets minimum · minimum 1.25×
Annual NOI: $45,000
Annual debt service: $26,416
Proposed loan amount: $300,000Within your loan sizing limit
Loan-to-value: 75.00%Within limit · maximum 75%

Income & payment breakdown

Annual operating expenses: $15,000
Monthly NOI less debt service: $1,549

Loan amount supported by your inputs

Supported loan amount: $300,000
Loan limited by: Property value (LTV)
Coverage-based limit: $408,850
LTV-based limit: $300,000
Property value less this loan: $100,000

Property value less your proposed loan: $100,000. For a purchase, this is the price contribution before costs and reserves. For a refinance, it is remaining equity, not cash required or cash out.

Stress-test the coverage

NOI deteriorates by 10%1.53×

Interest rate 1 point higher1.55×

NOI must already deduct vacancy and operating costs, including maintenance. Monthly NOI less debt service is before any additional replacement reserves and income taxes. Estimates are not loan approval or offered terms.

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Choose the right income basis.

Investment property coverage uses annual net operating income divided by annual property debt service. Optional personal support shows combined coverage separately; property NOI still determines loan sizing. Owner-occupied coverage uses business and any included guarantor cash flow against continuing debt plus the proposed property loan.

For owner-occupied properties, calculate from annual revenue and expenses, enter adjusted global cash flow directly, or estimate from eligible bank deposits and an expense allowance. These planning methods do not establish lender eligibility or offered terms.

Your next step

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Start with a question, or send the full financing details.

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