Commercial Mortgage Calculator Canada
Model principal & interest, loan amount, LTV, and debt service coverage ratio (DSCR) for commercial investment properties. Pair with our live rate hub for current CMHC and conventional ranges.
Monthly P&I
Canadian semi-annual compounding
LTV
From your down payment
DSCR
NOI ÷ annual debt service
AI upload
T12, rent roll, or appraisal
Property cash flow, not personal income
How this commercial calculator works
Enter value, down payment, rate, amortization, and annual NOI — or upload a T12 / rent roll and let AI fill the fields. Results are a screen, not a term sheet.
Set the loan
Property value and down payment set loan amount and LTV.
Set the debt
Rate and amortization produce Canadian semi-annual P&I.
Test DSCR
Annual NOI divided by annual P&I. Most A-lenders want 1.20x+.
Commercial Property Inputs
25.0% of value
Monthly P&I payment
$9,156
Loan amount
$1,500,000
LTV
75.0%
Annual debt service
$109,870
DSCR
1.64x
Meets typical 1.20x DSCR minimum
Commercial lenders qualify on property cash flow, not personal income.
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Which box are you in?
Conventional commercial versus CMHC MLI
This tool models a conventional commercial first mortgage on property cash flow. Five-plus unit rentals may also have an insured CMHC path with different LTV, amortization, and min DCR.
Conventional commercial
Banks, credit unions, and alternative lenders. Qualification is NOI versus debt service, plus sponsor net worth and experience.
Typical min DSCR 1.20x–1.30x. Some alternatives will look at 1.10x with more equity.
LTV often 65–75% on office, retail, and industrial; multifamily can sit higher.
Amortization commonly 20–25 years; 30 is possible at some shops.
CMHC MLI (5+ residential units)
Insured multifamily. MLI Select min DCR is 1.10. MLI Standard is 1.30 on a 5-year term and 1.20 on a 10-year term. Size those files on the MLI calculators.
MLI Select can reach 95% LTC on construction at 100 points; existing buildings cap lower.
Premiums follow the July 14, 2025 LTV grid — run the premium calculator after you size the loan.
Do not enter 4.5% as a default on an assumption file. Use the in-place note rate.
The four outputs
Loan, payment, LTV, and DSCR
NOI must be net of vacancy and operating expenses. If you only have gross rent, upload a T12 so taxes and insurance are not guessed.
Loan amount
Value × (1 − down payment %).
Value − down payment
Monthly P&I
Canadian mortgages compound semi-annually, not monthly like a US loan.
Semi-annual compounding P&I
LTV
Loan divided by value. Lenders may use the lesser of price and appraisal.
Loan / value
DSCR
NOI / annual P&I. Below 1.20x usually needs more equity, a longer amort, or a CMHC path.
NOI / annual debt service
Worked example (illustrative)
$2,000,000 value, 25% down, 5.50% / 25 years, $180,000 NOI. Teaching case only.
| Loan / LTV | $1,500,000 · 75% |
|---|---|
| What to test | Does $180,000 NOI clear 1.20x on that P&I? |
| If DSCR fails | More down, lower price, or size on the MLI calculator if 5+ units |
Rates move. Pair this page with the commercial mortgage rates hub before you treat the payment as current.
Related tools & guides
Live CMHC and conventional ranges
Insured 5+ unit sizing
1–4 unit and small commercial DCR
July 2025 insurance grid
Bond benchmark behind many commercial prices
Get a lender-ready quote
Commercial mortgage calculator
Commercial mortgage calculator
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