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MLO Professional Calculator
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Payment · Cash to Close · APR
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📋 Loan Details

🏠 Pull from MLS (optional)
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Unable to locate property
Active
Price auto-filled into calculator ↓
Current market ~6.5–7% for 30yr fixed
e.g. 30, 20, 15, 10, 7, 22...

📊 Your Numbers

Type county limit
to override & recalc
🏠

Enter price, down payment, and rate to calculate your payment and cash to close.

🎚️ Structure Levers

Adjust credits, taxes, prepaids & more

Cars, cards, loans (min pmts)
💰 Credits & Cash
%
$
Max IPC: varies by loan type
%
$
Trade ~0.25% higher rate for credit
For buydown, SPMI, or debt payoff
🏠 Monthly Add-ons
Flood, fire, etc.
⚙️ Tax & Insurance
📉 Temporary Buydown

📋 Existing Loan

From Loan Type
Max loan = 97.75% of appraised value
<12 mo → LTV cap 85%
Original purchase only

✨ New FHA Loan

💰 Closing Costs
📅 Prepaids

📊 Results

📋

FHA Rate & Term — Conv→FHA or FHA→FHA. Full appraisal. Max LTV 97.75%. Credit qualifying required.

📐 Existing FHA Loan

FHA→FHA Only Appraisal Required Costs Financeable Max 97.75% LTV
Leave blank to auto-calc
💚 Original FHA — MIP Refund

✨ New Streamline Terms

Closing costs can be financed up to 97.75% of this
Credit qualifying required if pmt increases >20% or co-borrower removed
💰 Closing Costs (Financeable to 97.75%)

📊 Results

📐

FHA Streamline WITH Appraisal — closing costs CAN be financed up to 97.75% LTV. NTB: combined rate+MIP drop ≥0.50%.

⚡ Existing FHA Loan

FHA→FHA Only No Appraisal NO Cost Roll-In No LTV Limit
⚠️ HUD: Closing costs CANNOT be added to the loan. Must be paid outside closing or covered by lender credit (premium pricing).
This IS the new base loan — nothing can be added
⏱️ Seasoning
Must be 210+ days ago & 6+ consecutive payments
💚 Original FHA — MIP Refund

✨ New Streamline Terms

💰 Closing Costs — Paid Outside (POC)
Cannot be rolled in. Use lender credit to cover if needed.
Premium pricing covers costs
📊 Monthly (for comparison)

📊 Results

⚡

FHA Streamline NO Appraisal — no LTV limit, works underwater. Closing costs CANNOT be financed. New loan = payoff only.

⭐ Existing VA Loan

VA Loan Only 0.5% Funding Fee 36-Mo Recoupment No Cash-Out
Leave blank to auto-calc
⏱️ Seasoning
Must be 210+ days ago & 6+ consecutive payments

✨ New VA IRRRL

Optional override — leave blank to auto-calculate
⚠️ Fixed→Fixed: must drop ≥0.50%. 36-mo recoupment required. Max 2 discount points. No cash-out.
💰 Closing Costs
Max 2 points may be financed into IRRRL

📊 Results

⭐

VA IRRRL — 0.5% funding fee financeable. 0.5% rate drop required (fixed→fixed). 36-month recoupment test on statutory fees.

🏠 Current Loan Info

Conv Refi Rate & Term or Cash-Out Full Qualifying

✨ New Loan Terms

Optional override — leave blank to auto-calculate
Used to calculate LTV and PMI requirement

📊 Results

🏠

Conventional Refinance — Rate & Term (max 97% LTV) or Cash-Out (max 80% LTV primary). Full credit qualifying. Min 620 FICO. Seasoning: 6 months from purchase close.

Search for a property below
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⚙️ Configure 3 Financing Scenarios
1
Scenario 1
Down Payment Assistance
Credits / Concessions
%
$
%
$
🔨 HomeStyle Renovation (Conv only)
2
Scenario 2
Down Payment Assistance
Credits / Concessions
%
$
%
$
🔨 HomeStyle Renovation (Conv only)
3
Scenario 3
Down Payment Assistance
Credits / Concessions
%
$
%
$
🔨 HomeStyle Renovation (Conv only)
Configure scenario 1 and calculate
Configure scenario 2 and calculate
Configure scenario 3 and calculate
Enter up to 4 offers below. Costs (loan payoff, title, escrow, prorations) are pulled from your Listing Estimate inputs — set those first. Each offer can have its own buyer agent comp and seller credit.
Offer 1 1
Offer 2 2
Offer 3 3
Offer 4 4
🔍 Property Address Lookup (optional — auto-fills address & photo)
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No listings found. You can still enter details manually below.
Property & Sale Details
Property Address
City / State
Prepared For
List / Ask Price$
Expected Offer Price$
Conservative Floor Price$% below ask
🏷️ Commission Structure
Listing Side (%) —
Buyer Agent Comp (%) —
Total Commission — —
Buyer agent compensation is a separately negotiated item per the buyer’s purchase agreement. This figure reflects what the seller has agreed to pay or contribute toward buyer agent fees and may vary by offer.
Existing Debts Against Property
1st Loan Balance$
Interest Due (1st) Rate% Days —
2nd Loan Balance$
Interest Due (2nd)—
Prepay Penalty$
Property Tax Due$
HOA Dues Owed$
Liens on Property$
Subtotal—
Property Expenses & Prorations
Pest Inspection$
Property Inspection$
Roof / Pool / Other$
Cost of Work / Repairs$
Home Warranty$
Prorations
Property Tax (annual $) Days —
HOA Dues (monthly $) Days —
Subtotal—
Title Fees & Costs
Doc Preparation$
Notary Fee$
Recording Fee$
Courier / Fax$
Title Insurance$
Escrow / Settlement$
Subtotal—
Additional Seller Costs
Transfer / Excise Tax—(auto: $1.10/$1K)
Transfer Tax Override$
Reconveyance Fee$
Staging / Photography$
Seller Closing Credit$
Miscellaneous$
Subtotal—
All figures are estimates for illustration purposes only and do not constitute a final settlement statement or guarantee of net proceeds. Actual proceeds will vary based on final sales price, payoff statements, closing date, prorations, and transaction-specific terms. Prepared by · DRE # · NMLS # · Co. NMLS #. Equal Housing Lender.

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⚙️ Admin Settings
STRUCTR.PRO · CONFIGURATION
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👤 MLO Identity
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🤝 Agent Co-Brand
💰 Lender Fees
🏠 Third Party & Title Fees
🏦 Tax & Insurance Defaults
📈 Interest Rate Defaults (%)
Auto-filled when MLO selects a loan type. Update daily as rates change. Polly integration coming soon.
🏠 Loan Limits by Units
Pre-filled for Tulare / Kings / Kern / Fresno counties (2026). Update for your market. Override per-scenario in the calc when a limit is exceeded.
FHA Limits
Conventional Limits
📅 Prepaid & Escrow Defaults
📊 PMI Rate Table (≤$650K loans, %/yr)
Annual PMI rate as %. Rows = FICO tier, Columns = max LTV.
FICO≤85%≤90%≤95%≤97%
🔑 Approved LO Access (Master Only)
One NMLS number per line. LOs must enter their NMLS number at the gate. Only visible to master login.
Enter each NMLS number on its own line. Save Settings to update the approved list.
RESET LO ADMIN PASSWORD
Enter an LO's NMLS and set a new password. Their existing cloud config will be updated — takes effect immediately on any device.
🔐 Change Admin Password
Leave blank to keep current password. Min 6 characters.
✓ Settings saved — calculations updated.