Tools and Resources
Two calculators, each answering a different question about the same deal.
The DSCR calculator asks whether the property can carry the debt. The payment calculator asks what that debt costs each month and over the life of the loan. Between them you can test a commercial scenario in a few minutes and find out whether the loan amount you have in mind is realistic before anyone underwrites anything.
Both produce estimates. Neither produces an approval, and neither produces a quote.
Run the numbers
These calculators are educational tools, not quotes. They exist so you can test a deal before ordering an appraisal or submitting a scenario.
- Payment and balloonCommercial Mortgage CalculatorEstimate monthly principal and interest, annual debt service, and balloon balance on a commercial loan. Understand amortization term versus loan term.
- Coverage and sizingDSCR and NOI CalculatorCalculate NOI, DSCR, cap rate, LTV, and debt yield with the formulas shown in full. See how commercial lenders read each number before you submit a deal.
Want a second read on the output?
Send the scenario and we will compare your assumptions to how a lender is likely to see it.
DSCR calculator — can the property carry the debt?
DSCR is net operating income divided by annual debt service. The calculator uses gross scheduled income, vacancy, other income, operating expenses and annual debt service. Enter purchase price or value and the requested loan amount to calculate cap rate, loan-to-value and debt yield.
Enter income and expenses as annual amounts. The vacancy percentage is applied to gross scheduled income; other income is added afterward. Include realistic taxes, insurance, utilities, maintenance and management costs. A lender may use different assumptions.
For a proposed loan, use the payment calculator to estimate annual debt service, then enter that figure in the DSCR calculator. Changing the requested loan amount in the DSCR calculator changes LTV and debt yield; it does not change DSCR unless you also update annual debt service.
Payment calculator — what does the debt service look like?
The payment calculator estimates the cost of the loan itself. Enter the loan amount, an annual interest rate assumption and amortization period. You can also enter the loan term and an interest-only period in months.
The results show monthly interest-only and post-interest-only payments separately when applicable, along with annualized debt service and total interest through the entered term. A balloon balance appears when applicable. Annualized debt service assumes 12 months at the stated payment; a year in which payments change may differ. Compare assumptions to understand how payments and the balance may change. Results are estimates, not lender terms.
How to read the output
The DSCR reading. Below 1.00, net operating income is less than annual debt service. Between 1.00 and 1.25, coverage is marginal. At 1.25 and above, the calculator labels it strong coverage. These are general descriptions, not lender requirements; standards vary by transaction.
Check the inputs. Underwriters may adjust vacancy, management fees, reserves and other expenses. Use realistic assumptions and compare them with verified operating records.
Test a different loan structure. To see how a smaller loan, a different rate or amortization affects DSCR, recalculate annual debt service in the payment calculator and enter the new annual figure in the DSCR calculator. Changing the requested loan amount alone does not change DSCR.
What these tools are not
A calculator result is an estimate produced from figures you supplied. It is not an approval, not a pre-approval, not a commitment, and not a quote.
Nothing here has been reviewed by a lender. No underwriter has looked at the property, verified the income, ordered an appraisal, or examined the borrower. The calculators do not know your credit, your liquidity, your entity structure, the property's condition, its lease expirations, or its market — all of which affect whether a loan is available and on what terms.
The practical use is directional. These tools tell you whether a deal is roughly in range, which structures are worth exploring, and what your loan amount would need to look like for the income to work. That is genuinely valuable early on. What they cannot do is tell you that a lender will say yes.
Q Commercial Capital is a mortgage brokerage and does not lend its own funds. All financing is subject to lender approval, and terms vary by lender, property, borrower, and transaction.
Where to go next
If the numbers look workable, the next step is a scenario review, where the figures get tested against what lenders are actually doing for your asset type and structure rather than against a formula.
If you have questions about terminology, documentation, or how commercial underwriting differs from residential, the commercial loan FAQ covers those in more depth. If you want to understand the full sequence from first contact through closing, the commercial loan process page walks through every stage.
You can also call (903) 402-5626 or email info@qmortgage.ai.
Frequently asked questions
Is a calculator result an approval or a rate quote?
No, on both counts. The calculators perform arithmetic on numbers you enter. Nothing has been verified, no lender has reviewed anything, and the interest rate in the result is the assumption you typed in, not a rate available to you. A real set of terms comes from a lender after it has reviewed the specific property, the income, the structure, and the borrower — and even then, a term sheet is subject to underwriting and conditions. Treat the calculator output as a way to test whether a deal is worth pursuing, not as anything you can rely on financially.
What interest rate should I enter?
Commercial pricing depends on the property, leverage, borrower, term and market conditions. If you have a term sheet, use its rate as an assumption; otherwise, compare a range of assumptions. The payment calculator estimates annual debt service for each rate. Enter each annual figure in the DSCR calculator to compare coverage. None of these assumptions is a rate quote.
My DSCR came out lower than I expected. What should I do?
Check annual income, vacancy, operating expenses and annual debt service for accuracy. To test a smaller loan or a different amortization, calculate the revised annual debt service in the payment calculator and enter that amount in the DSCR calculator. Changing the requested loan amount alone changes LTV and debt yield, not DSCR. Lender requirements vary by property, borrower and transaction.
Information provided is for general educational purposes and does not constitute a commitment to lend. Programs, terms, rates, loan amounts, documentation requirements, and eligibility vary by lender, property, borrower, and transaction. All financing is subject to underwriting, appraisal, title review, due diligence, and lender approval.