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
Self-EmployedHow to Qualify for a Mortgage in Retirement — Without Taking Taxable Distributions (Oregon & California, 2026)
You can qualify for a mortgage in retirement using your savings, investments, and retirement accounts — without starting a single taxable distribution. Here's how Oregon and California lenders actually convert assets, Social Security, and pensions into qualifying income, why the widely repeated numbers (the 70% "discount" and the 25% Social Security gross-up) are wrong, and why the timing of your application relative to your retirement date matters more than almost anything else.
Self-EmployedAsset Depletion Loans in Oregon and California: How to Turn Savings, Investments, and Retirement Into Mortgage-Qualifying Income (2026)
Asset-rich but income-light? An asset depletion loan converts your savings, investments, and retirement accounts into qualifying income — no job, paycheck, or tax returns required. Here's how the three calculation methods work, and why the same borrower can qualify for wildly different loan amounts depending on which one a lender uses.
Self-EmployedJumbo Loans for Self-Employed Borrowers in Oregon and California — How to Qualify for a $1M+ Mortgage Without Two Years of Clean Tax Returns
High income, a low-looking tax return, and a $1.2M home in your sights? Self-employed borrowers can finance jumbo purchases in Oregon and California using bank statements, a P&L, 1099s, or assets — no two years of clean returns required. Here's exactly how it works.
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.