Commercial CRE Calculator
Model a commercial real estate loan with NOI-based DSCR analysis, cap rate, debt yield, and full amortization — for refinances, acquisitions, and cash-out scenarios from $500K to $30M+.
Get Started in 3 Steps
How to Use the Commercial CRE Calculator
Enter Property & Loan Details
Input the purchase price, down payment, interest rate, amortization period, and balloon term for your commercial property acquisition.
Add Income & Expenses
Enter gross rental income, vacancy rate, and operating expense ratio. The calculator computes NOI, DSCR, and cash-on-cash return.
Review Balloon & Cash Flow
See your monthly payment, DSCR qualification status, balloon balance at maturity, and annual cash flow projection.
Commercial Loan Calculator
CRE Debt Service & NOI Analyzer
Loan Details
Loan-to-Value
57.1%
Equity
$1,500,000
Interest-Only
This property's NOI provides strong debt service coverage. Expect favorable pricing, terms, and LTV flexibility.
Cap Rate
7.25%
Debt Yield
12.70%
Monthly Cash Flow
+$8,517
Annual
+$102,204
| Year | Principal | Interest | Balance |
|---|---|---|---|
| 1 | $22,355 | $129,342 | $1,977,645 |
| 2 | $23,852 | $127,845 | $1,953,794 |
| 3 | $25,449 | $126,247 | $1,928,345 |
| 4 | $27,153 | $124,543 | $1,901,191 |
| 5 | $28,972 | $122,724 | $1,872,220 |
| 6 | $30,912 | $120,784 | $1,841,307 |
| 7 | $32,982 | $118,714 | $1,808,325 |
| 8 | $35,191 | $116,505 | $1,773,134 |
| 9 | $37,548 | $114,148 | $1,735,585 |
| 10 | $40,063 | $111,633 | $1,695,523 |
| 11 | $42,746 | $108,950 | $1,652,777 |
| 12 | $45,609 | $106,088 | $1,607,168 |
| 13 | $48,663 | $103,033 | $1,558,505 |
| 14 | $51,922 | $99,774 | $1,506,582 |
| 15 | $55,400 | $96,297 | $1,451,183 |
| 16 | $59,110 | $92,587 | $1,392,073 |
| 17 | $63,069 | $88,628 | $1,329,005 |
| 18 | $67,292 | $84,404 | $1,261,712 |
| 19 | $71,799 | $79,897 | $1,189,913 |
| 20 | $76,608 | $75,089 | $1,113,306 |
| 21 | $81,738 | $69,958 | $1,031,568 |
| 22 | $87,212 | $64,484 | $944,355 |
| 23 | $93,053 | $58,643 | $851,302 |
| 24 | $99,285 | $52,411 | $752,017 |
| 25 | $105,934 | $45,762 | $646,083 |
| 26 | $113,029 | $38,668 | $533,054 |
| 27 | $120,599 | $31,098 | $412,456 |
| 28 | $128,675 | $23,021 | $283,781 |
| 29 | $137,293 | $14,403 | $146,488 |
| 30 | $146,488 | $5,209 | Paid off |
| Total | $2,000,000 | $2,550,890 | paid off |
For illustrative purposes only — not a loan commitment or term sheet. Commercial underwriting varies by property type, market, and borrower profile. Contact a Lumen Mortgage commercial specialist for a formal analysis. NMLS #1498678.
How are commercial real estate loans different from residential?
Commercial loans are underwritten primarily on property income (NOI and DSCR) rather than personal income. They typically require 25-35% down, carry 5-10 year balloon terms with 25-30 year amortization, and price based on property type, cash flow stability, and borrower experience.
Best for: Investors purchasing office, retail, industrial, or mixed-use commercial properties
How It Works
Understanding the Commercial CRE Calculator
Commercial real estate loans differ fundamentally from residential mortgages in structure, underwriting, and term. This calculator models the unique characteristics of commercial financing — including balloon terms, interest-only periods, and income-based qualification.
Worked example: You're purchasing a 10,000 sq ft retail strip center for $2,200,000 with 30% down ($660,000). Loan: $1,540,000 at 7.25%, 25-year amortization with a 10-year balloon. Monthly P&I: $11,126. The property generates $22,000/month in gross rental income. After 35% operating expenses ($7,700), NOI is $14,300/month. DSCR = $14,300 / $11,126 = 1.29 — above the 1.25 threshold. At the 10-year balloon, remaining balance is approximately $1,225,000.
The calculator supports purchase prices up to $25 million and lets you model amortization periods from 15-30 years and balloon terms from 3-10 years. Pair with our DSCR Calculator for a deeper income analysis.
Ready to apply?
Numbers look right? Explore our Commercial Loans page for eligibility details, rates, and next steps.
About This Calculator
What the Commercial CRE Calculator is For
Commercial real estate underwriting is driven by property-level income, not borrower W-2s. This calculator puts the core CRE metrics in one place: enter your property value, loan amount, rate, and amortization to see your monthly debt service and LTV instantly. Open the NOI panel to input gross income, vacancy, management fees, taxes, insurance, and maintenance — the calculator derives NOI, DSCR, cap rate, and debt yield in real time. Toggle between refinance and purchase modes, compare 15- through 30-year amortization schedules, and model interest-only structures for bridge and transitional deals. The built-in amortization table shows principal paydown year by year.
Common Use Cases
- Analyzing a CRE acquisition or refinance before submitting a loan request
- Calculating DSCR, cap rate, and debt yield on an income-producing commercial property
- Comparing amortization terms (15, 20, 25, 30 yr) and interest-only structures
- Modeling how rate changes or NOI improvements affect commercial deal qualification
- Stress-testing different LTV scenarios for conventional CRE, bridge, or construction loans
Ready to turn numbers into a loan?
Common Questions
Commercial CRE Calculator — Frequently Asked Questions
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From the Blog
Further Reading
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A real-world walkthrough of how to finance a representative 80-acre legacy ranch in Grass Valley, Nevada County — three to four residences across two APNs, a 16-stall barn with office, a 6-stall mare motel, covered and outdoor arenas, a covered round pen, hot walker, cutting arena, cattle squeeze, irrigated cross-fenced pastures, two ponds, an orchard, and a 4-bay metal shop. At a $3.95M price point this property sits above the Ranch Home Loans loan-amount ceiling and squarely in true Ag-loan territory. We compare what each product can actually fund: standard residential jumbo (functionally unworkable on multi-residence, multi-APN, dual-livestock-operation properties), Ranch Home Loans at its $2M ceiling (a layered piece, not a complete solution), and our in-house true Ag loan options at up to 70% LTV (the primary product on commercial-scale equestrian and cattle operations).
VineyardFinancing a 30-Acre Vineyard Estate in Grass Valley, California: Conventional vs. Ranch Home Loans vs. Ag Loans on a $2.29M Nevada County Wine Property
A real-world walkthrough of how to finance a 30-acre established vineyard estate in Grass Valley, Nevada County — 18 acres of producing vines planted in 2002, a Craftsman home, a six-suite office building, a 1,500 sq ft barn, a separately-metered tent building generating rental income, a 20,000-gallon Gunite pool with studio pool house, NID irrigation water, and AG zoning across three parcels. We compare the three viable loan products on the same property: Conforming Conventional vs. standard residential Jumbo, our Ranch Home Loans jumbo, and our true Ag loan options. The decision depends on whether the buyer is occupying the residence and farming at hobby scale, scaling commercial wine production under a use-permit-driven venue plan, or buying the property as an investment to rent out — each path leads to a different product.
EquestrianFinancing a 19-Acre Equestrian Estate in Lincoln, California: Conventional vs. Ranch Home Loans vs. Ag Loans on a $1.5M Sierra Foothills Horse Property
A real-world walkthrough of how to finance a 19.34-acre luxury equestrian estate in Lincoln, Placer County — five-stall barn, arena, round pen, NID-irrigated hay production, two wells, two septics, and barn-loft ADU potential. We compare the viable loan products on the same property: Conforming Conventional vs. standard residential Jumbo, our Ranch Home Loans jumbo, and our true Ag loan options. The 'right' answer isn't the cheapest rate — it's the structure that respects the acreage, the hay income, the improvements, and the buyer's plans for the loft above the barn. Here's how Sierra Foothills equestrian buyers actually navigate the financing decision.
All calculator results are estimates for informational purposes only and do not constitute a loan commitment or guarantee of any specific rate or terms. Actual loan terms will depend on creditworthiness, property type, and market conditions. Lumen Mortgage Corporation · NMLS #1498678 · Licensed in Oregon & California · 920 SW 6th Ave, Suite 1200, Portland, OR 97204.