The Speritas Compass

Helping you navigate the financing landscape

Model the cash, the loan, and the numbers a lender will actually check — for buy-and-hold rentals, flips, rehabs/repurposing, and owner-occupied purchases alike. Rates are priced off recent SOFR and Prime; expense fields show market-typical ranges; and your target value gets checked against a market-cap-rate estimate.

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Buyer scenario

Deal type

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

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

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 —

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

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