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Mixed-use blended loan sizing

Blend residential and commercial income to see how a mixed-use loan sizes on coverage and value, and which one binds. Then talk to us about your real options.

Your numbers

Sized on blended income, debt service coverage and loan-to-value, with Canadian semi-annual compounding.

A rate to estimate with. We will confirm your actual options.
Maximum blended loan
$0
Total NOI$0
DSCR-limited loan$0
LTV-limited loan$0
Binding constraint--
Implied debt yield--
Implied LTV--
This blends at one rate and amortization. In practice lenders often amortize the residential share longer than the commercial share and apply different debt-coverage to each. We model both for your deal.
Talk to us

For illustration only and not an offer of financing or a rate quote. Mixed-use is sized on blended income, and each lender weights residential and commercial income and amortization differently, where the residential share qualifies, CMHC MLI Select may apply. Estimates use Canadian semi-annual compounding and assume a fixed rate held for the full amortization shown. Speak with us for figures specific to you. TMG HarbourTown Mortgage Inc., Licence #3000145.

What these numbers mean

Plain-language definitions and the typical ranges, so you can play with the inputs with confidence.

Residential units NOI, per year
Income from the residential portion (apartments above or beside the commercial space) after operating costs, before financing. Lenders often treat this share more favourably and may amortize it longer.
Typical: residential income can support longer amortization than commercial
Commercial space NOI, per year
Income from the retail, office, or other commercial portion after operating costs. Lenders usually apply a higher debt-coverage requirement and shorter amortization to this share.
Typical: commercial leases carry more vacancy and renewal risk than residential
Property value
The lesser of price and appraised value sets the loan-to-value cap. On mixed-use, the income mix can affect how the appraiser and lender view the asset.
Typical: a higher residential share can improve financing terms
Interest rate
The annual rate used to size the blended loan. This tool blends at one rate and amortization, while lenders often split the two shares.
Typical: commercial rates run above comparable residential rates
Amortization and minimum DSCR
Amortization is the repayment period; a longer one lowers the payment and supports a larger income-tested loan. DSCR is total NOI divided by annual debt service, and the minimum is the cushion the lender wants.
Typical: DSCR around 1.20, with amortization 25 to 40 years on conventional
Maximum LTV (loan-to-value)
The largest loan a lender will advance against value, as a percentage. It is a separate cap from the income test.
Typical: up to 75 percent conventional; higher where CMHC MLI Select applies to the residential share
Binding constraint and the blend
Your real maximum is the lower of the DSCR-limited and LTV-limited loans. The blended single-rate model is a simplification: in practice lenders weight residential and commercial income and amortization separately, so the true number can differ in either direction.
Typical: where the residential share qualifies, CMHC MLI Select can size it higher
These are general ranges, not your numbers. The right figure depends on your situation, the property, and the lender. Talk to us and we will pin it down.

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