Run the numbers before you submit.
Estimate payments, DSCR, maximum loan size, equity and Florida closing costs for a commercial deal. Start with today's index, add a spread, and see how the deal pencils.
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- 01Pick an indexSOFR, Prime or Treasury from today's market.
- 02Add a spread3.00% is a common planning benchmark.
- 03Enter the dealValue, leverage, NOI and amortization.
- 04Read the resultsPayment, DSCR, max loan and cash to close.
Four quick checks on a commercial loan.
Loan payment and DSCR
Estimate the monthly payment and compare net operating income with annual debt service.
DSCR = annual NOI ÷ annual debt service. Debt yield = NOI ÷ loan amount. Lenders apply their own income, expense and vacancy adjustments.
Maximum loan size
Lenders size to the lowest of several tests. See which one limits your loan.
DSCR test: the loan whose amortizing payment keeps NOI ÷ debt service at the minimum. Requirements vary by lender, program and asset class.
Equity and cash needed
See how leverage, a closing-cost allowance and reserves change the cash needed at closing.
Planning estimate only. Actual equity, reserves, escrows and closing costs depend on the lender, the transaction and the closing agent.
Florida closing-cost estimate
A transparent preliminary estimate using editable assumptions and Florida's statutory tax rates.
Taxes: note doc stamps 0.35% and intangible tax 0.20% of the loan; deed doc stamps 0.70% of price (Miami-Dade 0.60% plus 0.45% surtax on commercial property). Title premium uses Florida promulgated rates. Confirm all figures with the closing agent.
Numbers look right? Let's build the file.
Share the deal basics. UW-Flow reviews the request and identifies the next underwriting step.
These calculators are educational planning tools, not a credit decision, loan commitment, closing quote, legal advice or tax advice. Results depend entirely on the assumptions entered. Index rates come from FRED and may lag the market. UW-Flow provides independent underwriting and processing support and is not a lender; lenders and closing professionals determine final requirements, terms and costs.