Commercial Loan Calculator.
Size the loan the way underwriting does: the DSCR constraint and the LTV constraint, side by side - and which one actually binds your deal.
Your deal
Enter your figures - the sizing updates as you type.
Sized the way most commercial underwriting works: the loan is the lesser of what the property's NOI supports at the target DSCR and what the value supports at the maximum LTV. Rates, target DSCR and LTV are your estimates - actual constraints vary by lender, asset class and market. Estimates are illustrative and educational, not an approval, commitment, rate quote or guarantee. See how these figures are calculated. Want to understand the mechanics? Read how lenders size a commercial loan.
Get this sized against real market color.
Send the basics and a capital specialist replies personally within 48 hours: where leverage actually sits for your asset class right now, and what structure the deal supports.
Before you run the numbers
What is NOI, exactly?
Net operating income: the property's effective gross income (rents plus other income, minus vacancy) less operating expenses - taxes, insurance, management, repairs, utilities, reserves. It excludes debt service and capital expenditures. Underwriting will rebuild this number from your rent roll and operating statements, so the closer your input is to a real trailing figure, the more useful the output.
Why does the binding constraint matter?
Because it tells you what to negotiate. If DSCR binds, more proceeds come from income - higher rents, lower expenses, a longer amortization, or a lower rate. If LTV binds, more proceeds come from value - the appraisal, the purchase price, or simply more equity. Working on the wrong lever wastes weeks.
What DSCR and LTV should I target?
It varies by asset class, market and lender - many stabilized deals are underwritten around 1.20x–1.30x coverage and moderate leverage, but the honest answer for your deal comes from current conversations with capital providers. Send the basics and a specialist will read it against live market color.