Run your numbers
Loan calculator
A free calculator for residential and commercial investment loans. Enter your deal and see the maximum loan it supports, the cash you would need to bring, your monthly interest, and — the part most calculators miss — which limit is actually capping your loan. No signup, no email required to see your numbers.
What these numbers are, and what they are not
This calculator applies our lending sources' published advance rates to the figures you enter. It is a sizing tool, not an offer. Every deal is unique, and the lending source may apply additional stipulations or flexibilities in their formal term sheet — which is the only document that sets your actual terms, and which you would sign to move forward.
Results assume an independent appraisal supports the values you entered. They exclude points, closing costs, third-party reports, insurance and taxes. Nothing here is a commitment to lend.
Using this calculator for residential and commercial loans
The calculator covers both sides of our book. For residential investment loans — single family, condo, townhouse and small multifamily — pick Fix and Flip, DSCR, the 2-Year No Ratio Bridge or Ground Up Construction. For commercial loans on retail, office, light industrial, mixed-use or larger multifamily, start with the Credit Line or Fix and Flip model and we will size the specific structure with you.
What the numbers mean
- Maximum loan — the largest amount the program supports on your figures, after every cap is applied.
- Your cash required — total project cost less the loan. It excludes points, closing costs and third-party reports.
- Loan to cost (LTC) — the loan as a percentage of what the project costs you in total.
- Loan to after-repair value (ARV LTV) — the loan as a percentage of what the finished property is worth.
- Limiting factor — which of the three caps actually bound your loan. This is the number to attack if you want more leverage.
Why the limiting factor matters
Every deal is sized against three separate ceilings: the lender's advance rates, a total loan-to-cost cap, and a cap based on the finished value. The smallest one wins. Knowing which one bound your deal tells you what to change — a lower purchase price, a tighter renovation budget, or a more defensible valuation. Most calculators give you a number; this one tells you where the number came from.
Using your own interest rate
Leave the rate field blank and the calculator uses the tier rate for your experience and credit band. Enter your own figure — a quote you already hold, or a rate you want to stress test — and it recalculates the monthly interest and the total cost over your chosen term. That makes it straightforward to compare an offer you have been given against the programs here.
What it does not include
Points, closing costs, appraisal and third-party reports, insurance, property taxes, and any prepayment or extension provisions. It assumes an independent appraisal supports the values you entered. It is a sizing tool, not an application, a pre-approval, or a commitment to lend.
Next step
Ready to take it further?
The pre-loan application captures everything a lending source needs to tell you whether your deal fits their terms.