Current market rates
LiveAs of
- Prime
- 7.00 %
- SOFR
- 3.95 %
- 3-Yr UST
- 4.64 %
- 5-Yr UST
- 4.69 %
- 10-Yr UST
- 4.88 %
Prime Rate (WSJ)
Base rate banks charge their most creditworthy customers; reference for LOCs + many small-balance commercial loans.
Source →SOFR
Secured Overnight Financing Rate — replaces LIBOR; reference for most floating-rate commercial real estate debt.
Source →3-Year Treasury Yield
Benchmark for short-term fixed-rate CRE bridge & mini-perm financing.
Source →5-Year Treasury Yield
Benchmark for 5-year fixed-rate CRE term loans; common SBA 504 pricing reference.
Source →10-Year Treasury Yield
Benchmark for 10-year CRE fixed-rate loans, CMBS, and most permanent commercial debt.
Source →What's it worth — and how much can you borrow?
Estimate value from NOI + cap rate (property) or earnings + industry multiple (business). Then see the loan you can support.
The same math your appraiser and your lender both use.
This calculator uses the income approach — the method commercial appraisers actually rely on for income-producing property and going-concern businesses. Comp-based valuation (recent sales at your address) requires paid data feeds; we skip that in favor of transparent inputs you can override.
Property valuation
Value = NOI ÷ Cap rate
Net Operating Income is the property's income after operating expenses (before debt service, depreciation, and capex). Cap rate is what a buyer would pay per dollar of NOI in the current market.
Example: $300K NOI ÷ 6.5% cap rate = $4.6M value.
Business valuation
Value = Earnings × Industry multiple
SDE (Seller's Discretionary Earnings) or EBITDA — annual — times the industry-typical multiple. Larger, more predictable businesses get higher multiples.
Example: $500K SDE × 3.25× multiple = $1.6M value.
Then: loan sizing
Value doesn't matter if you can't finance the loan against it.
The calculator turns your value into a loan capacity — max loan at 55%/65%/70%/75%/80% LTV, monthly payment at a rate and amortization you choose, and DSCR against your income to check that the loan actually cash-flows.
Valuation — the questions we get most.
How accurate is this valuation?
It's directional — a starting number, not a formal appraisal. Real appraisals use recent comparable sales, property condition, lease structure, and market timing that we can't see from raw inputs. The calc is 80-90% accurate for stabilized properties at the mid-market cap rate; less accurate for value-add, distressed, or transitional assets where the appraiser's judgment on future NOI matters more.
Where do the cap rates come from?
Quarterly public market reports — CBRE Cap Rate Survey, JLL Investor Outlook, Marcus & Millichap. We track ranges by property type (multifamily / retail / office / industrial / hotel / mixed-use / self-storage / SFR) and by MSA tier (top-25 / secondary / tertiary). We refresh the tables once per quarter as those reports publish.
Where do the business multiples come from?
IBBA Market Pulse Report (quarterly) and BizBuySell Insight Report — both aggregate thousands of actual small-business transactions. SDE multiples are for Main-Street businesses under ~$1M in earnings; EBITDA multiples for lower-middle-market ($1M+). Real transactions vary based on customer concentration, growth rate, recurring revenue mix, and regional demand.
What is DSCR and why does the calculator show it?
DSCR = Debt Service Coverage Ratio = property NOI ÷ annual debt service. Most commercial lenders require 1.20-1.30× minimum before they'll fund. Showing DSCR next to the loan payment tells you whether the property actually cash-flows the loan you'd need — the same math a lender's underwriter will run.
Should I use SDE or EBITDA for my business?
SDE if you're a hands-on owner with earnings under ~$1M — SDE adds back your salary, benefits, and personal expenses. EBITDA if you have a management team in place and earnings above $1M — the multiple applies to the number a professional buyer would see. SBA 7(a) acquisition loans typically use SDE. Private equity and lower-middle-market deals use EBITDA.
Can I use this for a business acquisition loan (SBA 7a)?
Yes. Enter the business's SDE, use the industry multiple to estimate value, then use the loan sizing panel — set LTV to 90% (SBA max for owner-operator acquisitions), plug in Prime + 2.75% rate, 10-year amortization. If the DSCR clears 1.20-1.25× the deal is likely SBA-fundable. Talk to us — we work with SBA Preferred Lenders that can close in 45-60 days.
Four steps, start to funded
When you're ready to turn a number into real terms, this is what happens.
- 1
Apply online
~5 minA brief application — property, sponsor, capital request. About five minutes.
- 2
Due diligence
2–4 daysA consultant calls you, then we build the financial profile from your documents — DSCR, LTV and cash flow verified and packaged into an underwriting-ready file.
- 3
Smart matching
ParallelYour deal goes to the lenders with active appetite for it. We negotiate, then bring you offers to compare side by side.
- 4
Get funded
You chooseYou pick the term sheet. Bridge closes in 5–15 days; CRE and SBA in 30–90.
Have a real deal to place?
Skip the estimate — submit your file and we'll pull competing term sheets from lenders with active appetite. Typically 5–10 business days to indications.