Calculators

Commercial maths, not residential maths with bigger numbers.

There is no PMI here and no thirty-year term. There is coverage, debt yield, an interest-only window, an amortisation clock that does not match the maturity clock, and a balloon on a date. Nine calculators, each on its own page, each result a shareable link.

Calculators9

Charts drawn11

Library kilobytes0

Quotes given0

Start here
01
Loan sizing
How large a loan does this property actually support — and which test is stopping it?
Runs the loan-to-value, coverage and debt-yield tests side by side and names the one that binds. Every other calculator on this site is downstream of this answer.
Inputs
Value or price
Net operating income
Rate
Amortisation
LTV cap
DSCR floor
Debt yield floor
Outputs
Three constraint amounts
The binding constraint
Resulting LTV, DSCR and debt yield
Equity required
Open the calculator
Coverage
02
DSCR & debt yield
Does the income cover the debt, and by how much?
Builds net operating income from the rent roll down — gross potential rent, vacancy, operating expenses, reserves — then tests coverage, debt yield and break-even occupancy against it.
Inputs
Gross potential rent
Vacancy
Other income
Operating expenses
Reserves
Loan terms
Outputs
Net operating income
DSCR
Debt yield
Break-even occupancy
Coverage headroom
Open the calculator
Schedule
03
Amortisation & balloon
What is the payment, and what is still owed on the maturity date?
A full commercial schedule with three clocks: an interest-only period, the amortisation the payment is calculated on, and the term at which the balloon comes due. Month and year views, with a running total.
Inputs
Loan amount
Rate
Amortisation
Term
Interest-only years
Extra principal
Outputs
Interest-only and amortising payments
Balloon at maturity
Interest paid to maturity
Full schedule, month or year
Open the calculator
Valuation
04
Cap rate & value
What is this income worth, and what does the price imply?
Solves any one of net operating income, capitalisation rate and value from the other two, then expresses the result per unit and per square foot and shows how sensitive it is to a shift in the cap rate.
Inputs
Net operating income
Cap rate
Value or price
Units
Square feet
Outputs
The missing variable
Price per unit and per SF
Cap-rate sensitivity band
Implied gross rent multiplier
Open the calculator
Transitional
05
Bridge to permanent
Does the exit retire the bridge?
Sizes a bridge loan on cost including the capital budget, funds the interest reserve for the full term, then tests the stabilised exit at both loan-to-value and coverage to see whether it pays the bridge off.
Inputs
Purchase price
Capital budget
Loan-to-cost
Bridge rate and term
Stabilised NOI
Exit cap, rate and floors
Outputs
Bridge loan and equity
Interest reserve
Stabilised value
Exit loan at each test
Surplus or shortfall
Open the calculator
Development
06
Construction draw
What does the money actually cost while the building goes up?
Balances a development budget, sizes the loan against both loan-to-cost and loan-to-stabilised-value, then runs an S-curve draw schedule so the capitalised interest is calculated on funds drawn rather than on the face amount.
Inputs
Land
Hard cost
Soft cost
Contingency
Months
Rate
LTC and LTV caps
Stabilised NOI and exit cap
Outputs
Total cost and equity
Binding constraint
Draw curve by month
Capitalised interest
Peak outstanding
Open the calculator
Owner-occupied
07
SBA 504 blended rate
What does a two-note structure really cost against one conventional loan?
Splits a project across a conventional first mortgage, a CDC/SBA debenture and the borrower’s injection, computes each payment and the blended rate, and sets the whole thing beside a conventional alternative.
Inputs
Project cost
First mortgage share and rate
Debenture share, rate and term
Conventional comparison terms
Outputs
Payment on each note
Total monthly
Blended rate
Injection required
Difference against conventional
Open the calculator
Refinance
08
Refinance break-even
Including the prepayment penalty, what month does this pay back?
Compares the existing payment with a new one, adds closing costs and a prepayment charge — step-down, yield maintenance or defeasance — and plots cumulative saving against the month it turns positive.
Inputs
Current balance, rate and remaining amortisation
New rate and amortisation
Costs
Cash-out
Prepayment structure
Outputs
Monthly change
Prepayment penalty
Total cost to refinance
Break-even month
Cumulative saving curve
Open the calculator
Owner-occupied
09
Lease vs own
Over the years you will actually be there, is owning cheaper?
Runs the rent you would pay, escalating, against the cost of owning the same space — debt service, operating expense and the equity you hold at the end — and reports the year the two cross.
Inputs
Purchase price
Down payment
Rate and amortisation
Hold period
Rent and escalation
Opex
Appreciation
Selling cost
Outputs
Annual cash cost, both ways
Equity at exit
Net cost of each
Crossover year
Open the calculator

What these will and will not do

They will

Do the arithmetic correctly, including the parts residential calculators skip.
Show which of the three sizing tests is binding, and by how much.
Separate the amortisation clock from the maturity clock and name the balloon.
Encode everything you typed into the URL so a link restores it exactly.
Work at 320 pixels, at the largest text step, and with a keyboard alone.

They will not

Quote you. Every default rate and floor here is an illustrative figure.
Know your market, your sponsor history or your rent roll.
Replace an appraisal, a Phase I, or a credit committee.
Send anything anywhere. Nothing typed here leaves the browser.
Cite a licence, an NMLS ID or a registration, because none exists.

Commercial maths, not residential maths with bigger numbers.

Loan sizing

DSCR & debt yield

Amortisation & balloon

Cap rate & value

Bridge to permanent

Construction draw

SBA 504 blended rate

Refinance break-even

Lease vs own

What these will and will not do

They will

They will not