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Rental portfolio calculator.
Multiple doors, one instrument. Coverage is tested across the portfolio rather than property by property, which changes what the weak ones can do.
Underwritten on net operating income rather than gross rent, which is the right test at portfolio scale and stricter than the single-property tool above. Vacancy, management and repairs are inside the operating expense figure. The loan is the lower of the LTV ceiling and the largest loan that holds 1.25 coverage. Rate and term here are yours to set.
Cash out
Income sizes this loan, not value. The 75% ceiling would allow $862,500, but holding 1.25 coverage caps it at $826,766. After the payoff that returns $346,766, about $57,794 a door.
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How to read it
What the number means.
Refinancing five doors as five loans means five closings, five sets of costs and five separate coverage tests, each of which a single weak property can fail. Refinancing them as one instrument tests the portfolio as a whole, which is a materially different question.
That blending is the advantage and also the thing to watch. A strong property carries a weak one, which is useful right up to the point where you want to sell the strong one, because it is now collateral for a loan that depends on it.
What this works out is the total equity a portfolio releases and the coverage the combined debt has to hold, so the tradeoff is visible before the paperwork rather than after.
Questions
About the arithmetic.
How many doors do I need?
Five or more is where a portfolio instrument starts to make sense. Below that the arithmetic rarely beats individual loans.
Is coverage tested per property or across the portfolio?
Across the portfolio, which is the main structural difference from financing each door separately. A property that would fail on its own can be carried by the others.
Can I sell one property out of the portfolio later?
Usually, through a release provision, and the terms of that provision matter more than most borrowers expect at closing. Read it before you sign rather than when you want to sell.
Does this replace a DSCR loan?
It is the same idea applied to several properties at once. One door is a DSCR loan; five is a portfolio instrument.
Method
Where these numbers come from.
Blanket loans: refinancing five or more doors in one closing
One loan, one closing, one payment across a portfolio. What it solves, what it costs, and the release clause that decides whether you can sell one property.
DSCR loan requirements: how the ratio works and what it has to hit
A DSCR loan qualifies the property, not you. Here is how the ratio is calculated, the number it needs to clear, and how to fix a file that misses.
BRRRR seasoning: how long before you can refinance at the new value
Seasoning is the rule that decides whether you get your capital back in month four or month twelve. Confirm it before you buy, not after the rehab is done.
Other tools
The rest of them.
Hard money loan calculator, Fix and flip calculator, ARV calculator, BRRRR calculator, DSCR calculator, Rehab cost calculator, Construction loan calculator, Transactional funding calculator.
This is an estimating tool. It runs arithmetic on the figures you enter using the assumptions stated above, and changing an assumption changes the answer. The result is not a quote, an approval, an appraisal, a valuation, or a prediction of what a property will sell for, and it does not commit anyone to lend. Costs, taxes and market conditions vary by location and change over time. Check the numbers that matter against your own contractor, agent and professional advisers before you commit to a deal.
When the numbers work
Get it priced.
A calculator cannot see your property. Send the deal and you get written terms in 24 to 48 hours, with no credit pull to get a number.