Total Annual Debt Service
$226K
For DSCR calculation
Loan 1 monthly$10,832
Loan 2 monthly$7,724
Loan 3 monthly$2,479
Total monthly$21,035
Why Stack Calculations Matter
The SBA 504 splits commercial real estate into two loans by design (conventional first + CDC debenture). Many SBA deals also include a 7(a) for working capital or equipment, which means borrowers carry three concurrent debt service obligations. Lenders calculate DSCR against the total of all three.
Why It's Easy to Miss
The CDC debenture has different timing than the bank first. The 7(a) may have a different term. Calculating the total without modeling each loan separately leads to bad DSCR projections and surprised borrowers at underwriting.
Using This With DSCR
Take the Total Annual Debt Service from this calculator and divide your NOI by it in the DSCR Calculator. That's the number your lender will use to underwrite the deal.
Tip for refinance planning: stack your current debt structure on the left, then model your proposed structure to see whether the total debt service goes down or up. Many "good rate" refinances actually increase total debt service if amortization shortens.