Assets as Income Calculator
Turn savings, investments, and retirement accounts into qualifying income — and compare our 36-month and 60-month portfolio programs against the Fannie Mae employment-related assets calculation side by side.
Get Started in 3 Steps
How to Use the Assets as Income Calculator
Enter Your Assets
Add your liquid, investment, and retirement balances, and flag whether the retirement-account owner is of retirement age (59½+). Add any other monthly income to include it in every result.
Set Fannie Mae Options
Open the Fannie Mae settings to choose the loan term (30- or 15-year), enter the funds needed for down payment, closing, and reserves, and flag whether the asset owner is 62 or older.
Compare the Methods
Review qualifying monthly and annual income for the 36-month program, 60-month program, and Fannie Mae side by side, then request a personalized review to see which program fits your file.
Assets as Income Calculator
Portfolio programs vs. the Fannie Mae calculation
Your assets
The 36-month program counts retirement at 100% if of retirement age, 90% if not. This also removes the Fannie Mae early-withdrawal penalty.
Qualifying income by method
Lumen 36-Month Program
HighestPortfolio · assets ÷ 36
$22,222/mo
Qualifying monthly income
$800,000 eligible ÷ 36 (retirement at 90%)
Lumen 60-Month Program
Portfolio · assets ÷ 60
$14,167/mo
Qualifying monthly income
$850,000 ÷ 60
Fannie Mae
Employment-related assets
$2,083/mo
Qualifying monthly income
($850,000 − $50,000 penalty − $50,000 closing) ÷ 360
This is an estimate, not a commitment to lend or an approval. The Fannie Mae figures follow the Employment-Related Assets as Qualifying Income method: net eligible assets, less any early-distribution penalty and less funds needed for down payment, closing costs, and reserves, divided by the loan term in months. Fannie Mae limits eligible assets (checking and savings generally do not count unless sourced from an eligible employment-related asset; stock options, non-vested stock, inheritance, lawsuit and real-estate-sale proceeds, and virtual currency are excluded) and is available only on purchase and limited cash-out refinances of a primary residence or second home, at 70% LTV (80% if the asset owner is 62+ at closing). Our 36-month and 60-month portfolio programs use their own eligibility rules, and final qualifying income is determined by the underwriter after a full review. Actual results depend on program guidelines, credit, LTV, reserves, property type, and pricing. Lumen Mortgage · NMLS #1498678 · Licensed in Oregon & California. Equal Housing Lender.
How do you calculate income from assets for a mortgage?
Asset-based (asset depletion) lending converts your liquid, investment, and retirement balances into monthly qualifying income by dividing them over a set number of months. Our 36-month portfolio program divides eligible assets by 36 (retirement counted at 100% if you're of retirement age, 90% if not); our 60-month program divides total assets by 60; and the Fannie Mae Employment-Related Assets method divides net eligible assets — after any early-withdrawal penalty and funds needed for down payment, closing, and reserves — by the loan term in months.
Best for: Retirees, high-net-worth borrowers, and business owners between ventures who are asset-rich but income-light
How It Works
Understanding the Assets as Income Calculator
Some borrowers have substantial assets but little documentable monthly income — retirees, business owners between ventures, and high-net-worth clients whose wealth sits in savings and investments. Asset-based lending, sometimes called asset depletion, converts those balances into qualifying income so they can still be counted. This calculator compares three methods on the same assets so you can see the difference instantly.
Our 36-month portfolio program divides eligible assets by 36, counting retirement accounts at 100% if the owner is of retirement age (59½+) and 90% if not — this usually produces the highest figure. Our 60-month portfolio program divides total assets by 60. The Fannie Mae Employment-Related Assets method is more conservative: it subtracts any early-distribution penalty and the funds needed for your down payment, closing costs, and reserves, then divides what's left by the loan term in months (360 for a 30-year loan, 180 for a 15-year). It also caps LTV at 70%, or 80% if the asset owner is 62 or older at closing.
Enter your liquid, investment, and retirement balances, flag whether the retirement-account owner is of retirement age, and optionally add other monthly income. Open the Fannie Mae settings to set the loan term, the funds needed at closing, and the age-62 flag. Because programs differ, pair this with our DTI calculator to see how the income supports a payment, then request a personalized review — final qualifying income is always set by the underwriter.
Ready to apply?
Numbers look right? Explore our Asset Depletion Loans page for eligibility details, rates, and next steps.
About This Calculator
What the Assets as Income Calculator is For
Asset-rich, income-light borrowers — retirees, business owners between ventures, and high-net-worth clients — often can't qualify on paystubs alone, even with substantial savings. Asset-based (asset depletion) lending solves that by converting your liquid, investment, and retirement balances into monthly qualifying income. This calculator compares three methods on the same assets: our 36-month portfolio program (assets ÷ 36, retirement counted at 100% if you're of retirement age, 90% if not), our 60-month portfolio program (total assets ÷ 60), and the Fannie Mae Employment-Related Assets method (net eligible assets, less any early-distribution penalty and funds needed for down payment, closing, and reserves, divided by the loan term). Enter your balances to see qualifying monthly and annual income for each, plus the Fannie Mae max LTV.
Common Use Cases
- Retirees and asset-rich borrowers estimating qualifying income without employment
- Comparing portfolio asset-depletion programs against the Fannie Mae calculation
- Business owners between ventures using savings and investments to qualify
Ready to turn numbers into a loan?
Common Questions
Assets as Income Calculator — Frequently Asked Questions
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Self-EmployedAsset Depletion Loans in Oregon and California: How to Turn Savings, Investments, and Retirement Into Mortgage-Qualifying Income (2026)
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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.
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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.