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Bank statement loan

A mortgage for self-employed borrowers that documents income with 12 or 24 months of bank statements instead of tax returns. It is a non-QM product, so rates and down payment requirements are often higher than on conventional loans. This calculator estimates qualifying income from deposits and the housing ratio it supports.

Qualifying income

The monthly income a lender uses to underwrite the loan: average monthly deposits minus the expense factor. With $18,000 in deposits and a 50% factor, qualifying income is $9,000. Lenders may exclude transfers, loan proceeds and other non-business deposits before averaging.

Expense factor

The percentage of deposits a lender assumes goes to business expenses, subtracted to estimate income. Lenders set it by business type and may accept a lower figure with a letter from a CPA or a profit-and-loss statement. A lower expense factor raises qualifying income in this calculator.

Average monthly deposits

Total eligible deposits over the statement period divided by the number of months. Using 12 or 24 months smooths out seasonal or irregular income. Large one-time deposits usually need a paper trail, and the lender may leave them out of the average.

Debt-to-income ratio (DTI)

Monthly debt payments divided by gross monthly income. This calculator shows the housing ratio: the PITI payment divided by qualifying income. Lenders also check the total ratio including other debts. A 43% total ratio is a common guideline (CFPB) for qualified mortgages, and non-QM lenders set their own limits.

PITI

Principal, interest, taxes and insurance: the four parts of a typical monthly mortgage payment. Here it is principal and interest plus the monthly taxes, insurance and HOA figure you enter. It is the housing payment lenders divide by qualifying income to get the housing DTI.

Non-QM loan

A mortgage that does not meet the federal qualified mortgage standards, often because income is documented in nontraditional ways. It is legal and regulated, but it is not eligible for sale to Fannie Mae or Freddie Mac, so terms vary more between lenders. Bank statement loans are a common type.

Down payment

The cash paid toward the purchase price at closing; the loan covers the rest. In this calculator the loan amount is the home price minus the down payment. Non-QM lenders often require a larger down payment than conventional programs, and a bigger one lowers both the payment and the housing DTI.

Interest rate

The annual percentage the lender charges on the unpaid balance, before fees. This calculator divides it by 12 to get the principal-and-interest payment. Non-QM rates are usually higher than conventional rates for the same borrower, which raises the payment and the housing DTI.