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Michael Linton   |   FL Broker License BK703722   |   39 Years Experience   |  (312) 612-1031

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Free CRE Tool · Florida Broker #BK703722

LTV Calculator

Calculate loan-to-value ratio and instantly see which loan programs your leverage qualifies for.

LTV Calculator

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Loan-to-Value Ratio

74.1%
65–75% — Mainstream CMBS / agency territory

LTV = Loan ÷ Property Value. The single most important sizing constraint in commercial real estate lending. Higher LTV programs (HUD, mezzanine) come with longer process or higher cost.

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Other Real Estate Calculators

Every Linton Global Solutions calculator is built to institutional underwriting standards — use them together to stress-test any Florida CRE acquisition, hold, or disposition.

Cap Rate Calculator

Capitalization rate from NOI and purchase price — the standard yield metric in CRE.

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DSCR Calculator

Debt service coverage by asset class — 1.20x multifamily to 1.55x hospitality.

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Mortgage + Amortization

Monthly P&I, annual debt service, balloon, and full amortization schedule.

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NOI Calculator

Net Operating Income from rent roll and operating expenses.

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Cash-on-Cash Return

Levered yield: annual pre-tax cash flow divided by equity invested.

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IRR + Equity Multiple

Multi-year hold pro forma with exit cap — the institutional return metrics.

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Loan Sizer (DSCR)

Solve maximum loan amount from NOI, DSCR minimum, rate, and amortization.

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Yield-on-Cost Calculator

Stabilized NOI divided by total project cost — the value-add and ground-up benchmark.

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Break-Even Occupancy

The minimum occupancy required to cover debt service plus operating expenses.

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GRM (Gross Rent Multiplier)

Quick price-to-gross-rent ratio — the multifamily rule of thumb.

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Refinance Cash-Out Analyzer

Model current vs new debt, cash out at refi, and post-refi DSCR.

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Waterfall / Promote

Preferred return plus promoted-interest tiers for JV and syndication splits.

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Debt Yield Calculator

NOI ÷ Loan — the cap-rate-independent leverage test every CMBS lender runs.

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Loan-to-Cost (LTC)

Construction and value-add leverage sizing across land, hard, soft, and reserves.

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Sources & Uses

Balance the capital stack — senior, mezz, pref, sponsor, LP — to the dollar.

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Net Effective Rent (NER)

Normalize face rent for free rent, TI dollars, and annual escalators.

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SBA 504 & 7(a) Calculator

Owner-occupied CRE financing — bank/CDC splits, monthly P&I, true cost.

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Bridge Loan True Cost

All-in annualized rate including origination, exit fee, and legal — not just the coupon.

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Construction Loan + Reserve

Interest reserve sizing, net usable proceeds, and total financing cost.

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Price Per SF / Per Unit

Benchmark against submarket comps — flag undervaluation discounts of 20%+.

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CMBS Loan Sizer

3-constraint conduit underwriting: DSCR, LTV, and debt yield tested simultaneously.

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Mezzanine & Pref Equity

Bridge senior debt to sponsor equity — model the blended cost of capital.

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Cost Seg + Bonus Depreciation

Reclassify 20–35% of basis to 5/7/15-year — year-1 tax savings ROI 8–10x.

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Lease vs Buy

Compare total lease cost vs net buy cost — including principal paydown and appreciation.

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5–10 Year Pro Forma

NOI growth, debt service, exit value, and equity multiple in one institutional projection.

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NPV Calculator

Net Present Value at your hurdle rate — the accept/reject test institutional investors run.

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Operating Expense Ratio

OpEx ÷ EGI by asset class — the fastest red-flag check on operating statements.

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TI Allowance ROI

Quantify tenant improvement dollars as % of PV rent and required rent bump to recover.

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Hold Period Sensitivity

IRR matrix across hold period and exit cap shifts — the institutional stress test.

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Yield Maintenance / Defeasance

CMBS prepayment penalty estimator — PV of lost yield to the lender.

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Hard Money + ARV

Fix-and-flip math — purchase, rehab, carry cost, selling costs, annualized ROI.

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Wholesale & Flip Calculator

Full wholesale or fix-and-flip pro forma — purchase, repairs, carrying costs, financing (LTV/LTC), and annualized ROI.

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Rent Escalation + CAM

Fixed, CPI, or stepped escalations alongside CAM reconciliation and pro-rata share.

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Risk-Adjusted Return

Sharpe & Sortino vs strategy-bucket benchmarks (core, core-plus, value-add, opportunistic).

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FL Property Tax Estimator

County millage rates with post-sale reassessment for every Florida county.

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FL Insurance Estimator

Wind, flood, and general liability $/SF by asset class and Florida zone.

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1031 Boot Calculator

Identify taxable boot in your 1031 exchange before closing the replacement.

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Capital Gains Tax Calculator

Depreciation recapture, federal LTCG, NIIT, and 1031 deferral modeling.

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FL Doc Stamp Tax

Florida documentary stamp tax on the deed and the mortgage note.

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FL Closing Cost Calculator

Buyer and seller closing-cost itemization with FL-promulgated title rates.

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What Is LTV?

Loan-to-Value (LTV) is the ratio of a loan amount to the underlying property's appraised value or purchase price. It is the single most important sizing constraint in commercial real estate lending — every loan program has a maximum LTV beyond which it will not lend.

Maximum LTV by Program

  • HUD 223(f): Up to 85%
  • SBA 504: Up to 90% (owner-occupied only)
  • Agency Multifamily (Fannie/Freddie): Up to 75% (up to 80% on affordable)
  • CMBS Conduit: Up to 75%
  • Bridge Loans: Up to 80% LTV / 75% LTC
  • Life Company: 55–65%
  • Hard Money: Up to 70%
  • With Mezzanine Stack: Up to 85%

For details on each program, see our complete financing guide and the Loan Sizer to solve max supportable loan from DSCR + LTV.

Want Maximum Leverage?

Mike will structure your capital stack — senior + mezzanine + preferred equity — across our 500+ lender network.

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