Stabilized income property refinanced with a DSCR loan

Hard-Money Exit Planner

Know the numbers behind your rental exit.

Compare your short-term loan payoff with a modeled DSCR refinance. See potential cash needed at closing, payment changes, and questions to resolve before maturity.

Interactive rental planning

Plan the move from bridge to rental.

Start with a hypothetical example, then replace the numbers. The 7% rate, LTV, and DSCR assumptions are not offers or lender guidelines. No borrower documents are needed, and this calculator does not automatically submit your figures to Pillar.

Property & existing loan

Estimated property value ($)

Monthly gross rent ($)

Existing loan payoff ($)

Current monthly principal & interest ($)

Use a current payoff estimate including accrued interest, but enter exit fees separately below. For an interest-only loan, enter the interest payment. Do not include taxes or insurance in principal & interest.

Refinance assumptions

Assumed new interest rate (%)

New amortization (years)

Assumed LTV ceiling (%)

Assumed minimum DSCR

These are editable planning assumptions, not Pillar rates or lender eligibility thresholds.

Property expenses

Annual property taxes ($)

Annual insurance ($)

Monthly HOA ($)

Other monthly operating costs ($)

Vacancy allowance (%)

Other operating costs can include maintenance, management, and repairs. Exclude the taxes, insurance, HOA, and debt payment already entered.

Costs & cash cushion

New loan fees (% of loan)

Other closing costs & prepaids ($)

Existing loan exit / prepayment fees ($)

Cash you plan to set aside after closing ($)

Avoid counting fees twice. Include estimated title, appraisal, escrows, and prepaids in other closing costs. The cash cushion is your planned set-aside, not a lender reserve requirement.

Timing & readiness — for your advisor conversation

Existing loan maturity (optional)

Target refinance closing (optional)

Enter both dates to compare your target closing date with loan maturity. These dates do not establish a closing timeline or extension.

What is ready? Optional self-check, not an eligibility decision.

Renovation completeLease and rent details availablePayoff statement availablePurchase date and rehab costs documented

Your modeled refinance comparison

Higher-leverage modeled loan

$293,100

Limited by: rental coverage

Estimated cash received at closing

$938

After payoff and entered costs; before your planned cash set-aside.

Loan needed just to cover payoff & costs

$292,143

Includes entered percentage fees. This is a funding need, not an available loan offer.

Illustrative comparisons. Smaller and larger scenarios can match when rental coverage limits both. Amounts are rounded for display.
Measure	Current loan*	Lower leverage 70% assumed ceiling	Higher leverage 75% assumed ceiling
New loan amount	No new loan	$280,000	$293,100
Modeled LTV	—	70.0%	73.3%
Estimated closing & exit costs	No refinance	$11,900	$12,162
Net cash at closing (+ received / − needed)	$0	-$11,900	$938
Cash available after planned set-aside	No new proceeds	$0	$0
Monthly payment incl. taxes, insurance & HOA	$3,350	$2,413	$2,500
Monthly payment change	Baseline	-$937	-$850
Gross-rent / PITIA DSCR	—	1.24x	1.20x
Monthly cash flow after entered expenses	-$750	$187	$100
Remaining property equity	—	$120,000	$106,900
What limits this modeled loan?	Not sized	LTV ceiling	Rental coverage

*Current loan is a payment baseline only; it may mature or require an extension. If net cash is negative, you need additional funds at closing. Your planned set-aside of $10,000 is not a closing fee or proof that lender reserves are met. If proceeds are smaller than that set-aside, the refinance does not fully fund your planned cushion.

How the model works & what still needs review

The new loan is the smaller of your assumed LTV ceiling × property value and the amount supported by your assumed minimum DSCR. New payments are fixed-rate and fully amortizing. Interest-only and balloon structures are not modeled.

DSCR here is gross monthly rent ÷ principal, interest, taxes, insurance, and HOA (PITIA). Cash flow also subtracts the vacancy allowance and other operating costs. Other lender methodologies may differ. Calculations use unrounded numbers; displayed amounts are rounded.

Net proceeds = new loan − existing payoff − percentage loan fees − other closing costs − existing loan exit fees. Cash available after the set-aside cannot fall below zero; a closing shortage is shown separately. No reserve funds are assumed to come from elsewhere.

Ownership seasoning, valuation basis, property condition, lease documentation, credit, title, reserves, permitted uses of proceeds, and actual lender pricing require review. A refinance that pays off hard money is not automatically classified as rate-and-term; cash-out treatment depends on the transaction and lender.

More cash out can mean more debt, less remaining equity, and lower monthly cash flow. Compare those tradeoffs against keeping the existing financing and your plans for the property.

Bring the numbers to an advisor.

Download your assumptions and results for review. Checking loan options starts a separate inquiry; your calculator figures are not automatically transferred or submitted.

Check Loan Options