A lender who can trace your NOI asks fewer questions
Coverage computed from the leases rather than asserted, with the model and the abstracts behind it ready to send, so the obvious follow-up is answered before it is asked.
Coverage, and then where it came from
Every credit process starts in the same place and moves to the same second question. The first is arithmetic. The second is whether the income underneath the arithmetic is real.
- The four tests, on one screenDSCR, debt yield, break-even occupancy and LTV, computed from the rent roll's NOI rather than from a figure entered beside it.
- Each income line traces to a clauseThe rent roll was built from the leases, so the answer to “where does this rent come from” is a page reference rather than a follow-up email.
DSCR
1.46x
Lender floor 1.25x
Debt yield
11.11%
Lender floor 10%
Break-even occupancy
67.4%
20.5 pts of cushion
LTV
65.0%
$10,890,000 loan
- Monthly debt service
- $68,832
- Annual debt service
- $825,987
- Rate / amortization
- 6.50% / 30 yr
- Balance at year 5
- $10,194,235
Debt yield usually binds before DSCR does, and a longer amortization cannot improve it.
Send the abstracts too, not just the model
This is the part most borrowers skip and it is the one that changes how the conversation goes. The credit analyst's job is to verify the income; handing them the evidence removes a round trip.
- Working files, not a PDF of a screenThe cash flow exports month by month with every line its NOI is built from, as numbers a credit analyst can sum and check against the rent roll rather than take on trust.
- Rent roll and abstracts togetherThe numbers and their evidence travel in the same email. The follow-up you avoid is the one that costs three days.
- Cash flow modelXLSX · 84 monthly rows, every line of the arithmeticDownload
- Rent rollXLSX · 4 suites, 9 rent periodsDownload
- Lease abstractsXLSX · 3 leases, 2 amendmentsDownload
- Deal inputsCSV · every assumption, as enteredDownload
The working file, not a picture of one. The person who asks for your model gets your model.
What we do not do, so you know what to expect
The lender package is the working files, not a brochure. There is no designed document with your logo on it, and that is deliberate: anything going out under your name has to be checked anyway.
What you get is the substance (the coverage figures, the working model, the rent roll, the abstracts and the documents behind them) in one zip, and you send whatever your lender actually asked for.
The exports are spreadsheets. They are not ARGUS files, and if your lender requires one, that is a real constraint worth knowing early; it is written up on the ARGUS comparison.
Questions people ask
What should I send a lender?
The coverage figures, the cash flow model they rest on, the rent roll, and the lease abstracts behind the rent roll. The last one is what most borrowers leave out and it is the one that shortens the process, because it answers the questions the credit analyst was going to ask next.
Does DealWise generate a lender package?
Yes, as a download: one zip with the deal summary PDF, the cash flow month by month, the rent roll, the lease abstracts, your inputs, a loan sizing sheet, and the source documents the figures were read from (plus title, survey and appraisal on file). A manifest lists every file with a fingerprint so the lender can check nothing changed. You can also send it as a link that expires. It is not a branded document: it is the working files, ready to check.
Why does it matter where the NOI came from?
Because the lender is going to test it. A coverage ratio computed on an NOI somebody typed into a box cannot be defended when they ask how it was derived, and the answer arriving three days later by email is how a credit process slows down.
What format are the exports?
Spreadsheets and CSV. The cash flow exports month by month with every line its NOI is built from, as real numbers rather than a picture of a screen, so the arithmetic can be checked. The files carry values, not formulas. They are not ARGUS files and we do not claim they are.
Can I send a lender something before I have all the leases?
You can, and the model will tell you what it is missing rather than filling the gap silently. Sending an incomplete package with the gaps marked is a much better position than sending a complete-looking one built on assumptions you did not flag.
Where this goes next
Size the loan
Work out the number before you go asking for it.
Exports
Exactly what downloads, and in what format.
Lease abstraction
The evidence layer under the rent roll.
DSCR calculator
The headline number they will check first. Free tool.
Break-even occupancy
The question that follows coverage.
CRE loan terms
The vocabulary of the conversation.
Have the second question answered before it is asked.
Build the deal from the leases, so every income line traces to a clause, then download the model and the abstracts together. Free plan, no credit card.