How our investor calculators work
How does the Calculator Methodology calculator work?
Data sources, formulas, assumptions, update cadence, and limitations behind our DSCR, HELOC, cap rate, cash-on-cash, BRRRR, and ARV calculators. Final eligibility, pricing, and terms are subject to a complete application, credit and property review, and full underwriting.
- Data sources, formulas, assumptions, update cadence, and limitations behind our DSCR, HELOC, cap rate, cash-on-cash, BRRRR, and ARV calculators.
- Every figure shown is an estimate for business-purpose investment property financing only — not an offer or commitment to lend.
- Simply Approved Mortgages is a licensed mortgage broker (NMLS #2620881), licensed for residential lending in Florida and Colorado and arranging business-purpose investor loans across our approved 37-jurisdiction footprint.
Last updated: September 28, 2026
What these tools estimate
Our calculators model debt-service coverage, payment and cash-flow outcomes, available equity, returns, and renovation-exit math so you can compare scenarios before you talk to a loan officer. Every result is a planning illustration — not a quote, approval, appraisal, APR, rent certification, or commitment to lend.
Core formulas
- DSCR = qualifying monthly rent ÷ monthly PITIA (principal, interest, taxes, insurance, and HOA/association dues). Interest-only scenarios use the interest-only payment where the program allows it.
- Cap rate = net operating income ÷ property value. NOI excludes debt service, capital expenditures, and income taxes.
- Cash-on-cash return = annual pre-tax cash flow after debt service ÷ total cash invested (down payment, closing costs, and rehab).
- ARV = after-repair value from comparable sales you supply; maximum offer models apply your chosen ARV percentage and subtract rehab and costs.
- CLTV = (first-lien balance + requested line or loan) ÷ property value, used for HELOC and second-lien equity scenarios.
- Payments use the standard fixed-rate amortization formula; where a program is interest-only, the interest-only payment is shown and labeled.
Rate and pricing inputs
DSCR pricing scenarios come from our audited wholesale pricing pipeline, refreshed on a published schedule (11:30 AM and 5:00 PM ET each business day) and shown with the exact timestamp of the snapshot. HELOC pricing uses a versioned wholesale matrix with a stated effective date. Wholesale lender identities are not disclosed. Pricing depends on credit, property type, occupancy and lease status, leverage, reserves, entity structure, state, and lender guidelines, and is subject to change without notice.
Rent, value, and market data
Market rent, Fair Market Rent, income limit, and census-tract data are sourced from HUD and other public datasets, with the data vintage shown on the page. These are statistical estimates, not appraisals, lease verifications, or rent certifications. Underwriting uses an appraiser's rent schedule or executed leases, which can differ materially.
Assumptions and defaults
Where you do not supply a value, the tools apply conservative planning defaults for taxes, insurance, vacancy, management, and maintenance. Defaults are visible and editable — your own numbers always produce a more accurate result. Payment figures shown as "P&I" exclude taxes, insurance, HOA dues, and other property-level costs.
Limitations
- Results reflect the inputs you enter; garbage in, garbage out.
- Models do not evaluate title, condition, zoning, permits, rent control, or short-term-rental legality.
- Program eligibility varies by state; excluded states are blocked in the tools.
- No calculator on this site displays or implies an APR for business-purpose loans.
- Nothing shown is a credit decision.
Review and update cadence
Formulas, defaults, and data vintages are reviewed when an underlying source publishes an update and on a recurring internal schedule. Pricing matrices are versioned; a new upload creates a new version rather than overwriting history.
No warranty; use of these tools is at your own risk
Every calculator, estimate, chart, report, and AI-assisted explanation on this site is provided "as is" and "as available," for illustration and planning only, without warranties of any kind. Formulas, defaults, and third-party data are reviewed by people, but human review does not guarantee that a result is accurate, complete, current, or appropriate for your property, entity, state, or lender. Results are not a quote, a rate lock, an approval, a commitment to lend, an appraisal, a rent survey, or professional advice. Do not make a purchase, refinance, offer, contract, or investment decision based on output from this site without independently verifying the numbers with a licensed loan officer and your own legal, tax, and financial advisers.
To the maximum extent permitted by law, Simply Approved Mortgages and its owners, officers, employees, agents, and affiliates are not liable for any direct, indirect, incidental, special, consequential, or punitive damages — including lost profits, lost opportunity, transaction costs, or investment losses — arising from your use of, or reliance on, any calculator, model assumption, data source, or AI-assisted output on this site, whether or not it was human-reviewed. Your use of these tools is governed by our terms of use and disclaimers.
Questions
Want a scenario checked by a person? Call (877) 813-7219 or use our contact form. See also our disclaimers and editorial standards.
Simply Approved Mortgages LLC | NMLS #2620881
Florida Branch Office (Miami, FL) | Branch NMLS #2688012
Florida Mortgage Broker License #MBR7685 | Colorado Mortgage Company Registration
Business Phone: (877) 813-7219
Broker identification. Simply Approved Mortgages LLC is a mortgage broker and is not a direct lender. We arrange loans with third-party wholesale lenders; we do not make the lender's final credit decision or fund the loan. We arrange residential mortgage loans in Florida and Colorado. Business-purpose loan products may be arranged in additional states only where permitted by applicable law and pursuant to applicable licensing requirements or exemptions.
Business-purpose use. DSCR and other investment-property loan products described on this site are intended for business-purpose, non-owner-occupied real estate transactions and are not intended for the purchase or refinance of a borrower's primary residence. Borrowers are responsible for accurately disclosing occupancy and intended use. Business-purpose loans may not receive all disclosures or protections that apply to consumer-purpose residential mortgage loans; documents and disclosures applicable to a particular transaction will be provided as required by law.
Credit and program terms. All loans are subject to lender credit approval, underwriting, acceptable appraisal or valuation, title review, insurance, and supporting documentation. Eligibility, programs, rates, points, fees, payments, terms, loan amounts, leverage, and availability may vary by borrower, guarantor, property, occupancy, credit profile, loan-to-value ratio, debt-service coverage ratio, lender, and state, and may change without notice. Not all applicants, properties, products, or programs will qualify or be available in every state. No information on this site constitutes a loan approval, rate lock, offer, commitment to lend, or guarantee of terms or closing.
Illustrations and calculators. Rates, payments, property values, rents, cash flow, loan amounts, closing costs, and other calculator or scenario results are estimates for educational and illustrative purposes only. Actual results may differ. Taxes, insurance, association dues, reserves, lender charges, broker compensation, third-party costs, prepayment provisions, and other transaction terms may apply. Complete terms and applicable compensation will be disclosed in the transaction documents required for the specific loan. Nothing on this site constitutes an appraisal or a guarantee of value, rent, occupancy, income, savings, investment performance, or future results.
No professional advice. Site content is general information and is not legal, tax, accounting, financial, or investment advice. Borrowers and investors should conduct their own due diligence and consult qualified professionals regarding their circumstances and the legal, tax, financial, and investment consequences of a transaction.
Fair lending. Equal Housing Opportunity. Simply Approved Mortgages LLC conducts business in accordance with applicable federal and state fair-housing and equal-credit-opportunity laws and does not discriminate on any prohibited basis.
Government and third-party content. Simply Approved Mortgages LLC is not affiliated with or endorsed by HUD, FHA, VA, USDA, or any other government agency. References and links to government data, agencies, third-party websites, lenders, products, or services are provided for information or convenience and do not imply approval, sponsorship, or endorsement. We do not control and are not responsible for third-party content, availability, accuracy, or privacy practices.
NMLS Consumer Access: Verify Simply Approved Mortgages LLC, NMLS #2620881.
How We Evaluate This Scenario
A DSCR file is judged on the property, not your tax returns: qualifying rent divided by PITIA — principal, interest, taxes, insurance, plus HOA and flood where they apply. Most programs use the lesser of the in-place lease rent and the appraiser's market rent, so a lease signed below market usually caps the ratio no matter how strong the comps look.
Three inputs move the outcome more than anything else: rent support on the appraiser's rent schedule (Form 1007 or 1025), the LTV tier, and the credit tier. Dropping leverage by five points or moving up a FICO band frequently changes pricing more than shopping a different lender does.
Before you write an offer, price taxes and insurance at post-sale levels rather than the seller's current bill. In reassess-on-transfer states and in coastal insurance markets, that single adjustment is the most common reason a deal that penciled at contract fails the ratio at underwriting.
Reviewed by Simply Approved Mortgages · NMLS #2620881. Business-purpose investor lending only.
Get your personalized investor loan quote
Pick the loan type that fits your deal and complete a short, tailored pre-qualification. A licensed loan officer follows up with an initial scenario review once we have your credit authorization and supporting documents — usually the same business day. Formal pricing and terms follow underwriting.
Pick a loan type
You can change this any time.Tell us about your scenario
The form below is tailored to DSCR rental loan — only the questions your program needs.