30-year fixed
A fixed interest rate helps you plan for a long-term hold. With the default repayment assumption, the balance is paid off within 30 years, including any interest-only period.
U.S. commercial mortgages & rental property loans
A clearer picture of your property payments.
Buying or refinancing a property? Compare commercial mortgage payments below, or explore separate rental programs for a single investment property or a portfolio.
U.S. properties · USD estimates · Acquisition and refinance
Plan your cash flow
Commercial mortgage payment calculator.
Adjust the numbers. See the monthly payment and the amount due at maturity for the commercial structures shown here.
Estimated monthly loan payment
- After interest-only ends
- Balance due at maturity
- Interest paid during the term
Check the property ratios and cash needed
Review your details before submitting. Calculating alone sends no inquiry.
Estimates use monthly payments and the entered annual interest rate divided by 12. They exclude taxes, insurance, reserves, closing costs, fees and prepayment charges. Variable-rate projections hold the entered rate constant; actual payments follow the loan’s benchmark, floor and reset terms. This is a planning estimate, not an offer or approval.
What if your starting rate is higher or lower?
Compare alternative starting rates on the same amount and interest-only schedule. These are separate constant-rate scenarios, not a forecast of future resets.
| Starting rate | Initial payment | After interest-only | Due at maturity |
|---|
View your annual repayment breakdown
| Year | Loan payments | Principal paid | Interest paid | Balance |
|---|
Look beyond the payment
Check leverage, coverage and cash to close.
Compare the proposed loan with property value and income. Then estimate the cash needed for a purchase or refinance. These calculations organize a review; they do not determine eligibility.
Illustrative inputs. Replace the examples with your figures. Closing costs start blank, so the estimate excludes them until entered. No qualifying LTV or DSCR is assumed.
Use your estimated value; the lender may use a different appraised or underwriting value.
Include any financed closing costs in this amount. The LTV shown excludes other retained liens.
Only cash already paid toward the purchase price. Leave at zero if none.
Use the estimated payoff amount. Include payoff charges here or in costs, once.
Net operating income after property operating expenses, before debt payments, income taxes and depreciation. Not gross rent or business revenue.
Principal and interest for a full year, including other property debt if applicable. Excludes a maturity balloon, which needs its own repayment plan.
Include fees, taxes, reserves and other closing uses once, whether paid in cash or from the loan. Financed costs are already part of the gross new loan above. Blank means excluded, not waived.
Your property snapshot
- New-loan LTV
- Property DSCR
- Property value less the new loan
- Annual NOI after scheduled debt service
- Estimated remaining cash needed
Your estimates will be included for you to review and edit. Calculating alone sends no inquiry.
Lender-adjusted NOI, vacancy, capital expenditure allowances, required reserves, occupancy and other liens can change the assessment. A lender may assess coverage using fully amortizing payments even during an interest-only period. Owner-occupied properties may also require business or global cash-flow analysis. Residential rental programs may use a different coverage method. This snapshot does not apply the rental-program thresholds below to commercial properties, predict refinancing or replace a closing statement.
Reference: OCC Commercial Real Estate Lending handbook, definitions and underwriting discussion. Reviewed October 22, 2026.
Choose the structure
Match the payment to your hold period.
5-year variable
Use a 30-year amortization to calculate payments, with a balance due at year five. Plan for that maturity; refinancing or an extension is subject to approval.
Optional interest-only
Preserve cash flow initially while the principal stays unchanged. Payments rise when principal repayment starts, or the full balance becomes due if interest-only lasts to maturity.
Residential investment properties
Rental financing for one property or a portfolio.
Purchase, rate-term refinance or cash-out financing for non-owner-occupied rentals. These programs focus on property cash flow and have their own quoted rates and loan terms.
Single-property rental
Finance your next rental property.
Single-family homes, 2–4-unit properties, townhomes, planned unit developments and warrantable condos.
- Loan amount
- USD 75,000–2 million
- Purchase / rate-term refinance
- Up to 80% loan-to-cost / loan-to-value
- Cash-out refinance
- Up to 75% loan-to-value
- Loan structure
- 30-year terms with fixed, ARM and interest-only options
- Credit guideline
- Minimum 660 FICO
- Rental-income coverage
- Minimum 1.05× DSCR
Rental portfolio
Review several rental properties together.
Multiple non-owner-occupied rental properties, with the same listed residential property types. Portfolio sizing and structure require review.
- Listed program loan maximum
- USD 2 million
- Property value guideline
- USD 100,000 minimum; exceptions considered
- Purchase / rate-term refinance
- Up to 80% loan-to-cost / loan-to-value
- Cash-out refinance
- Up to 75% loan-to-value
- Loan structure
- 30-year fixed, ARM and interest-only options; non-recourse options subject to review
- Credit and rental-income coverage
- 660 FICO midscore; minimum 1.10× DSCR
Start with: property location, requested amount, estimated value, monthly rent, annual property taxes and insurance, estimated credit score, and number of properties owned.
Understand the quote: DSCR is the lender’s measure of rental-income coverage. Its calculation and approval requirements must be confirmed. ARM reset terms, interest-only duration, prepayment provisions and recourse depend on the selected program. Rental pricing is quoted separately from the commercial mortgage examples above.
State availability: the supplied investment-property guide excludes Minnesota, North Dakota, Oregon, South Dakota, Utah and Vermont. Confirm availability for the property’s location.
Program guidelines are based on supplied April 2025 materials; current terms and availability must be confirmed for your project. Financing limits depend on underwriting and are not an approval.
Planning a renovation or build? Explore fix-and-flip financing, stabilized bridge loans, or ground-up construction financing.
Start with the property
A useful review starts with a few details.
- Property type, state, purchase price or estimated value.
- Loan amount, available equity and current debt.
- Occupancy, rent roll and property income or operating statements.
- Acquisition or refinance timeline, and how long you plan to hold.
Property quality, leverage, debt coverage and sponsor strength determine the fit. I’ll help compare the structure and the next steps.
Questions before you apply
Commercial mortgage and rental financing questions.
Can I choose a 30-year fixed commercial mortgage?
Yes. Qualifying U.S. properties can be reviewed for a 30-year fixed structure. Fixed pricing is quoted separately. The calculator uses an editable example rate, not an approved offer.
How does a five-year variable loan with 30-year amortization work?
Payments are calculated using a 30-year amortization schedule, but the loan matures after five years. The remaining balance is due at maturity. The rate and payments can change with the agreed SOFR benchmark and reset terms.
Can I make interest-only payments for one to ten years?
Interest-only periods from one to ten years can be considered depending on the loan structure and underwriting. This calculator limits interest-only to five years on the five-year loan because that loan matures at year five. Interest-only payments do not reduce principal.
What happens when interest-only ends?
Principal-and-interest payments begin if time remains before maturity. By default, this estimate includes interest-only within the total 30-year repayment schedule. You can also model a new 30-year amortization after interest-only in the assumptions; that can leave a balloon balance at maturity. The loan documents control the actual schedule.
Is SOFR plus 2.00% a guaranteed mortgage rate?
No. SOFR plus 2.00 percentage points is a calculator scenario assumption, not an available rate or a lender quote. The benchmark, margin, rate floor, reset frequency, fixed-rate pricing and fees depend on the property and lender quote.
Is mortgage financing the same as refinance?
No. Refinance is one use case. Acquisition, bridge takeout, construction, recapitalization and repositioning can require different structures.
What should I send first?
Start with the property type and state, purchase price or estimated value, loan amount, current debt if any, occupancy, rental income or operating statements, and your acquisition or refinance timeline.
What is the difference between single-property and portfolio rental financing?
The single-property guideline lists USD 75,000 to 2 million, a minimum 660 FICO and minimum 1.05 times DSCR. The portfolio guideline lists a USD 2 million program loan maximum, 660 FICO midscore and minimum 1.10 times DSCR. These are separate program guidelines requiring current lender confirmation.
Do rental loans use the commercial calculator’s SOFR pricing?
Rental programs have their own quoted rates, ARM reset provisions and interest-only periods. The commercial mortgage calculator models the commercial structures displayed above. Confirm the rental quote before estimating that loan’s payments.
Where are these rental programs available?
The supplied U.S. investment-property guide excludes Minnesota, North Dakota, Oregon, South Dakota, Utah and Vermont. The program guidelines come from April 2025 materials, and current availability must be confirmed for the property’s location.
Your next step
Let’s review your property financing.
Share the property, amount and timing. I’ll help you assess the fit.