Tools · Brokers

Deal summary builder

Type the facts of a deal and get one clean page you can copy into an email or print. It has no field for a name, an ID number, a credit score, income or an address, and nothing you type leaves the page.

By Research desk, The Lender Report ·Sources reviewed November 9, 2026

Try your numbers

Runs in your browser. Nothing is sent, saved or stored: no cookie, no local storage, no file. Close the page and it is gone.

The request

Loan amount

Loan type

Purpose

The property and the place

Property

Units

State

Market

A city, county or metro name. Letters only: no street address.

Leverage

Value or price

Total cost

If building or renovating.

Existing loan to be repaid

Coverage and occupancy, as you would state them

Debt service coverage, x

Debt yield, %

Occupancy, %

Terms sought

Term, years

Amortization, years

Rate

Recourse

Prepayment

Time to close

Sponsor

Years of experience with this kind of asset

No field takes a name, a Social Security or tax ID number, a credit score, income or revenue, a bank account or an address, and none ever will. Add your own details when you send the summary.

JavaScript is off, so the form cannot calculate. The worked example below shows the same arithmetic for sample numbers, and the formula is written out under it.

A worked example

What the builder prints for a sample deal. The numbers are an example.

DEAL SUMMARY
Prepared November 9, 2026. Figures are as typed by the preparer and have not been verified.

REQUEST
Loan amount: $3,500,000
Loan type: Investor commercial real estate
Purpose: Refinance

PROPERTY AND PLACE
Property: Multifamily, 24 units
Location: Columbus area, Ohio

LEVERAGE
Value or price: $5,000,000
Loan to value: 70.0%

COVERAGE AND OCCUPANCY (as stated by the preparer)
Debt service coverage: 1.35x
Occupancy: 94%

TERMS SOUGHT
Term: 10 years
Amortization: 25 years
Rate: Fixed
Recourse: Limited recourse
Prepayment: Step-down
Time to close: 30 to 60 days

SPONSOR
Experience with this kind of asset: 12 years

This summary is a working document for a conversation with a lender. It is not an offer, a quote or a request for credit.

What it is for

A lender decides in the first minute whether to read on. A good first page says what the loan is, what secures it, how much equity is in it, and what the borrower wants, in the order a credit officer looks for them. This builder puts your facts in that order. It adds nothing you did not type. It computes only loan to value and loan to cost, from the amounts you give.

What it leaves out on purpose

Names and addresses. A lender needs them later, and you decide when to send them. The market box takes letters only, so a street address cannot go in it.
Income and revenue, credit scores, ID numbers and account numbers. There is no field for any of them. If a lender asks for them, send them through the lender's own secure channel, not in an open email.
Judgments. The summary has no strengths box and no score. Coverage, yield and occupancy are the numbers you state, and the page says they are as typed and not verified.

Using it well

Run the sizing first. Use the maximum loan calculator so the request is a loan the numbers support.
Copy it into the body of the email. A summary in the text of the message is read sooner than one in an attachment.
Print it for a meeting. The print view is the summary alone, on one page.

Where it fits

The summary is the cover of a package. The rest of a package, and what each kind of loan needs, is in the guide to a lender-ready package and the package checklists in the guides.

Terms used here

Loan-to-value ratio (LTV): The loan amount divided by the value of the property securing it. A $700,000 loan on a property valued at $1,000,000 is 70 percent loan to value.
Debt service coverage ratio (DSCR): Net operating income, or business cash flow, divided by the loan payments due in a year. It shows how many dollars come in for each dollar of debt service.
Recourse: A lender's right to collect a loan from the borrower or guarantor personally, beyond the property or other collateral pledged for it.

Next step: check the record

Loan CompsDescribe the same deal and see which lenders have made loans like it, then send the summary to the ones you choose.
The screenerFilter every bank and credit union by size, state and the kinds of loans it holds.

Keep reading

What a lender-ready loan package looks like: A lender decides in minutes whether to keep reading. A package that answers the first five questions on one page, and backs each answer with a document, gets read.
How to find the right person at a bank for a loan: The main number reaches a branch. A commercial loan is handled by a commercial lender, and at many banks there are only a few. Finding that person is half the work of a first contact.

Estimate from your inputs. Not a quote or advice about which loan to take. Another tool: all calculators.