This is not a rate sheet and we are not the lender. It is how we sort a file before we take it to lenders. If your building is outside one to eight residential units, we are the wrong brokerage.
1–4 units
Investor DSCR
Lenders in this lane start with gross rent divided by PITIA.
Best fit
Single-family, townhome, condo, duplex, triplex, fourplex. Purchase, rate-and-term, or cash-out.
Borrower
Individual or entity. Experience helps. A first property is still a scenario we will read.
Rent
In-place leases are cleaner. Market rent on a vacant property is a different, tighter conversation.
What we usually ask next
Address, leases or a rent opinion, insurance quote, taxes, and entity documents if you are vesting in an LLC.
What this is not
A promise of 80% leverage, a no-ratio program, or a fix-and-flip loan.
5–8 units
Small-balance commercial
Lenders in this lane start with NOI divided by annual debt service.
Best fit
Five- to eight-unit residential, or mixed-use that is still mostly apartments.
Rent roll
Unit mix, in-place rent, and which units are vacant. A trailing expense picture if you have one.
Leverage
The illustration flags loans above 75% of value. Many of these files live at or under that.
What we usually ask next
Rent roll, commercial insurance, taxes, and a short story on who manages the building.
What this is not
A 50-unit agency loan, a hotel, or an office building.
Vacancy is not removed. Taxes and insurance are inside the payment, not subtracted from rent first. This is the figure most one-to-four DSCR programs quote.
NOI DSCR
(Annual rent × (1 − vacancy) − taxes − insurance − HOA − other expenses) ÷ annual principal and interest.
Taxes and insurance are in expenses, so they are not also added to the debt service. Using both ratios without double-counting is the whole point of the calculator.
A fourplex, on purpose
Savannah sample: $640,000 price, $480,000 loan, $6,200 gross rent, $7,800 taxes, $3,100 insurance, no HOA, 7.25% illustration, 30-year pay. Load it below and move the rate. The DSCR will move with it. None of those inputs is a lender offer.
Across both programs
Purchase, rate-and-term refinance, and cash-out.
Credit is a band on the scenario, not a hard pull from this website.
Interest-only can be requested. The calculator will show that payment if you choose it.
Prepayment flexibility is a preference, not a term a lender has locked.
We reply from inquiries@LaststopFunding.com. Call (949) 408-1069.
If the numbers are thin, send them anyway. A smaller loan is often the structure.