Commercial calculator

Commercial / Deal workspace

Commercial deal analyzer

Compare financing, cash flow and funding for one property.

New commercial acquisition

Add a property or try an example to explore the dashboard.

—/100
Scenario scoreAwaiting inputsBased on entered assumptions, not an investment recommendation.
Cash needed$0After identified funding
Monthly loan payment$0Principal & interest only
Annual NOI$0Cap rate —
Debt coverage—NOI ÷ annual debt service
Annual cash flow$0After property debt service
Loan to value—Loan amount —

Start with a property, or try the illustrative example.

Assumptions & definitions

Planning estimates only. Acquisition closing costs assume 1% of purchase price. Rates and thresholds are editable assumptions, not quotes or approval criteria. NOI is operating income after expenses; cash flow also subtracts property debt service. Taxes on income and payments on additional funding are not modeled.

Stress test

Deal inputs

Change an assumption. Every result updates.

Property
Title & acquisition details
Source-of-record reminder: Verify recorded liens via title work — credit-line max ≠ outstanding balance. Pull a prelim from your title rep.
Annual debt service$0
LTV—
Balloon balance at term end$0
Monthly P&I$0
Operating expenses (annual)
NNN reimbursements (tenant pays back)
If lease is NNN, tenant reimburses property tax. Adds to your effective income.
Common Area Maintenance — prorated to each tenant by sqft.
Set aside for roof, HVAC, parking lot replacement — counts as opex.
Effective gross income (incl. NNN reimbursements)$0
Total operating expenses (incl. reserves)$0
Operating expense ratio (OER)—
Break-even / month$0
NOI · annual$0
DSCR (NOI ÷ DS)—
Break-even reduction—
DSCR delta vs no-tenant—
One-time buildout
Monthly operating cost
Revenue model
Total one-time buildout$0
Monthly operating cost$0
Projected monthly revenue$0
Projected annual NOI$0
Projected monthly NOI$0
Payback period—
Max new loan amount$0
Gross cash-out (before costs)$0
Closing costs$0
New monthly payment$0
Net cash available$0
Gross proceeds$0
Selling costs$0
Tax reserve$0
Net proceeds (sell)$0
Annual yield if reinvested$0
Annual NOI if kept$0
Recommendation—
Used for liquidity estimates and the scenario score. Enter cash remaining after acquisition.
Risk-score weighting: DSCR 30% · LTV 20% · Liquidity 20% · Buildout exposure 15% · Permit 15%. The scenario score summarizes these assumptions. It is not an appraisal, investment recommendation, or lending decision.

Build the funding plan

Sources, uses & funding mix

Sources & Uses

capital plan
USES
Total uses$0
SOURCES
Total sources$0
Funding gap$0

Funding Stack

visual
CAPITAL MIX
Home cash-out$0
Partner cash$0
SBA / commercial debt$0
Tenant prepay$0
Other funding$0
Additional funding

Enter funds available at closing. Collateral value alone is not cash; additional debt payments are not included in property debt service.

Quick-add:
Risk indicators
DSCR
—
Target ≥ 1.25×
Leverage (LTV)
—
Lender max ≈ 75%
Liquidity meter
— mo
Reserves ÷ monthly burn
03 mo6 mo12 mo+
Permit risk
—
CUP / change of use
Buildout exposure
—
% of purchase price
Property milestones
1
Acquire
price · APN
2
Finance
loan + cash-out
3
Permit
CUP / change of use
4
Buildout
ADA · fire · FF&E
5
Lease-up
tenant + license
6
Stabilize
positive DSCR
Loan sizing & required equity

Loan Sizing & Equity Required

editable assumptions
Max loan by LTV
$0
—
Max loan by DSCR
$0
—
Max loan by Debt Yield
$0
—
Max loan by LTC
$0
—
Estimated maximum loan
$0
Enter inputs to see binding constraint
Total project cost$0
Required equity$0
Current identified sources$0
Additional equity needed$0
Supported monthly P&I$0
Supported annual debt service$0

Calculations stay in this browser tab and are not saved. Closing the tab or resetting clears your scenario.

Bottom line
Deal Score
—
Cash needed
$0
Monthly P&I
$0
DSCR
—
Funding gap
$0
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