Helping you navigate the Commerical Real Estate financing landscape

The Speritas Compass

Assess the probability of getting financing for your commercial real estate project. Model the cash, the loan, and the numbers a lender will review for three distinct real estate investment scenarios — buy-and-hold rentals, flips, rehabs/repurposing, and owner-occupied purchases. Rates and spreads reflect current market rates; expense fields show market-typical ranges; and your target value gets checked against a market cap rate estimate.

Buyer scenario

Deal type

01

Acquisition & Rehab

Purchase price*

$

Closing costs (excl. orig/broker fees) Typically 2–5% of price for investor purchases

%

Rehab / conversion budget*

$

Hard costs (construction budget)*

$

Contingency Typically 10–20% of rehab budget

%

Permits & fees Building permits, plus zoning/entitlement costs if the project involves a change of use

$

Soft costs Architecture, engineering, permits, impact fees, and other pre-construction costs

$

Hold period before rent-ready / sale

mo

Average % of loan drawn during construction Real draws ramp up gradually, not all at once — this approximates the average outstanding balance for interest-carry purposes. 50% is a reasonable default for a fairly linear build.

%

Roll rehab costs into the loan instead of paying cash

Purchase + closing cost (before holding costs) —

Are you seeking an SBA loan?

Which SBA program? 7(a) prices off Prime; 504 typically pairs a low-rate CDC debenture with a bank first mortgage

02

Income & Expense

Monthly rent (gross)*

$

Other monthly income - gross Parking, laundry, storage, fees

$

Owner-occupied % SBA requires ≥51% for an existing building (60% for new construction)

%

Business monthly cash flow (for debt service) Current EBITDA or owner-addback cash flow, as currently reported — still including rent expense

$

Rent being replaced (monthly) Current rent this purchase eliminates — added back to available cash flow

$

Monthly rent from leased space Third-party rent for the portion the business doesn't occupy

$

Other business debt payments (monthly) Included in total debt service for a global DSCR check

$

Est. market rent, if held Used only for the ARV cross-check below — not part of the flip P&L

$

Selling costs at exit Typically 8–10% — agent commission + closing costs

%

Carrying costs & operating assumptions

Annual property tax*

$

Annual insurance*

$

Monthly HOA / condo fee

$

Other expenses (annual) Utilities, landscaping, pest control, legal/admin — anything not captured above

$

Vacancy & credit loss National average ≈ 5–8%

%

≈ $0/yr in lost rent

Property management Typically 5–10% of collected rent

%

≈ $0/yr

Maintenance & capex reserve Typically 5–10% of rent, or ~1% of value/yr

%

≈ $0/yr

Net Revenue / yr Rent (or est. market rent) after vacancy loss, plus other income —

Expenses / yr Tax, insurance, HOA, management, and maintenance —

Estimated NOI / yr —

03

Value & Exit Check

Market * Pick your metro if it's listed — otherwise pick the closest generic tier

Asset class

Assumed market cap rate —

%

Market-implied value From pro-forma NOI ÷ assumed cap rate above —

Your ARV estimate Defaults to purchase price if left at 0 — set this if the property's worth differs from the price, or once rehab is done

$

Value to use for LTV / cap rate calcs

04

Financing

Rate index

SOFR 3.57% Prime 6.75%

Index levels as published for late July 2026 — SOFR moves daily, Prime moves with Fed policy. Confirm current levels with your lender before locking.

Spread over index —

%

Down payment Typically 20–25% investor loans, 10–20% owner-occupied

%

All-in interest rate

—

Loan term*

yrs

Points / origination fee Typically 1–3 pts conventional/DSCR, 1–4 pts hard money

%

This is a simplified planning estimate, not a loan commitment, appraisal, or financial/legal advice. SOFR (3.57%) and Prime (6.75%) reflect published index levels as of July 20–21, 2026 and move over time — confirm today's levels and your actual quoted spread with a lender. Suggested spreads are general national reference points by loan category, not a quote for your specific deal or credit profile. Named-metro cap rates are informed estimates as of mid-2026, based on published industry surveys and broker market reporting — not a live feed, not specific to your submarket or asset quality, and not an appraisal. Markets not listed fall back to a generic primary/secondary/tertiary benchmark. Verify all assumptions with a lender, appraiser, or attorney before committing capital.

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Financeable

Project & Financing

Total project cost—

Total cash needed—

Loan amount—

Loan-to-cost—

Loan-to-value (of ARV)—

Monthly principal & interest—

Monthly PITI—

Rental Performance

Net operating income / yr—

Cap rate (on ARV)—

Cash flow / mo—

Cash-on-cash return—

DSCR—

Business Debt Service Coverage

Total funds available / mo—

Total debt service / mo—

Business DSCR—

Flip Economics

Net sale proceeds—

Total profit—

Return on cash invested—

Annualized return—

Risk Notes

Ready to talk financing?

These numbers are a starting point — our team can help you structure the actual loan. Speritas Capital arranges financing $2MM and up, working with 100+ national lenders and never charges upfront fees.

Schedule a Call

203-247-4358 · info@speritascapital.com