Loan Comparison Calculator 2026 | Break-Even & True APR Analyzer

Compare two Loan Estimates (LE) beyond the face-value interest rate. This underwriting engine calculates your exact amortized P&I payment, fee-adjusted True APR, and total cost of borrowing. It models prepayment penalties for an early cash-out refinance, your exact break-even horizon on origination fees, DSCR impact, and Cash-to-Close liquidity pressure so retail and commercial borrowers can secure the most mathematically optimal term sheet.

Monthly payment + total cost Early exit and refinance timing Prepayment penalty handling Fee financed vs upfront Business cash-flow + DSCR PDF + WhatsApp sharing
1Loan Offer Inputs
Loan A
Loan B
2Early-Exit & Flexibility Layer
3Business Cash-Flow Layer
This analyzer compares fee-adjusted cost, early-exit economics, and affordability. It is a decision-support model and does not replace lender disclosures or legal review.
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Enter two loan offers and your payoff, refinance, or business cash-flow assumptions to identify the best loan for monthly cash flow, lifetime cost, and early-exit flexibility.

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How Our Underwriting Engine Calculates Your True Cost of Debt

The analyzer runs five independent calculations simultaneously — monthly payment, lifetime cost, early-exit cost with penalty, business DSCR affordability, and working-capital pressure — then produces a single weighted verdict based on your selected Decision Focus.

1
Loan Estimate (LE) Data & Origination Fees
Input each loan’s amount, interest rate, APR, term, payment frequency, upfront fees, financed fees, and prepayment penalty percentage. The analyzer treats Loan A and Loan B as completely independent structures — different amounts, terms, and fee stacks are all handled.
2
Prepayment Penalties & Refinance Horizon
Enter the month you expect to pay off or refinance — and any extra monthly payment you plan to make. The analyzer calculates the true cost of exiting each loan at that month, including outstanding principal, accrued interest, and the prepayment penalty applied to remaining balance.
3
Optimization Goal: True APR vs. Capital Liquidity
Select whether your priority is the lowest monthly payment, lowest lifetime cost, or the best outcome if exiting early — or let Balanced mode weigh all three equally. The verdict banner updates to reflect your chosen priority, not just the lowest APR.
4
Commercial Metrics: DSCR & Net Operating Income (NOI)
Business borrowers enter monthly cash flow available for debt service, a minimum target DSCR (typically 1.20–1.35 for most lenders), and a working-capital reserve. The analyzer flags which loan leaves your DSCR intact and which loan creates dangerous cash-flow pressure.
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The Term Sheet: Break-Even Horizon & Lifetime Cost Verdict/div>
The analyzer returns a color-coded Decision Verdict, five KPI winners, the exact month when Loan A and Loan B cumulative costs cross (the break-even month), a strategy alert, a payment-vs-cost bar chart, and a full comparison table covering 10 metrics.
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Side-by-Side Loan Metrics: Reading Your Loan Estimate (LE)

The analyzer outputs 10 distinct metrics per loan. Here is exactly what each one measures, why it matters, and how to interpret a “winner” in each category.

Metric What It Measures Why It Matters Winner = Lower Unless Noted
Monthly PaymentPrincipal + interest per periodDrives monthly budget impact and DSCR calculationLower payment wins on cash flow
APR (True)Annualized cost including all financed feesStandardized comparison required by TILA; more accurate than rate aloneLower APR wins
Total Interest PaidSum of all interest over full termReveals the real cost of a longer term at a lower rateLower total interest wins
Fee-Adjusted Lifetime CostTotal payments + upfront fees + financed fee interestThe most accurate “true cost” comparison — includes all-in fee burdenLower all-in cost wins
Early-Exit Total CostTotal paid to exit month + outstanding balance + prepayment penaltyCritical for borrowers planning to refinance or sell before maturityLower exit cost wins
Break-Even MonthMonth when cumulative costs of both loans are equalIf you exit before break-even, the higher-fee loan may actually cost lessInterpret direction, not just value
Prepayment Penalty Cost% of remaining balance applied at exit monthCan eliminate the apparent savings of a lower rate entirelyLower penalty cost wins
DSCR (Debt Service Coverage)Monthly cash flow ÷ monthly debt paymentLenders require ≥1.20–1.25 DSCR; below 1.0 means negative cash flowHigher DSCR wins
Working Capital PressureMonthly payment as % of working capital reserveSignals how quickly the loan drains your cash cushion under stressLower % wins
Extra Payment Payoff ImpactMonths saved and interest saved from extra monthly paymentsShows the compounding value of accelerated payoff under each loan structureMore months saved wins

⚡ The “fee-adjusted lifetime cost” row is the single most important metric for borrowers who plan to hold the loan to maturity. The “early-exit total cost” row is most important for borrowers who expect to refinance or sell within 2–5 years.

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Real-World Scenarios: When to Pay Higher Upfront Fees

Three common borrower situations that illustrate how the analyzer’s five calculation layers produce different winners than a simple APR or payment comparison would suggest.

📖The Situation

A homeowner needs $75,000 for a kitchen renovation. Offer A is a fixed-rate home equity loan at 8.5% for 10 years with $2,000 in closing costs. Offer B is a HELOC structured as a fixed draw at 7.9% with a 5-year draw period, $500 in fees, but a 2% prepayment penalty on outstanding balance. The homeowner plans to sell the house in 4 years.

The trap: Offer B’s lower rate looks better in a standard comparison — but the 2% prepayment penalty at a large remaining balance at month 48 erases the savings entirely. The early-exit layer catches this; a rate comparison alone does not.
Loan A Monthly
$928
Fixed 10-yr
Loan B Monthly
$878
Lower rate
Break-Even Month
Month 67
After planned exit
Exit Cost — Loan A
$47,200
At month 48
Exit Cost — Loan B
$49,600
Penalty adds $1,950
Verdict
Loan A Wins
For early-exit focus
Lesson: When you plan to exit before the break-even month, the loan with the lower prepayment penalty wins — even at a higher rate. The analyzer’s early-exit layer makes this visible in one click.
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Pro Borrower Tips: Beating the Lender’s Math

Eight decision-making principles that borrowers and business owners routinely miss when comparing loan offers — and how to model each one in this analyzer.

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Always Compare Loans on the Same Timeline
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APR standardizes the annual cost of a loan, but it can be gamed. A lender can charge high financed fees that inflate your principal — depressing the rate while raising the actual dollar cost. The fee-adjusted lifetime cost column in the results table shows the true all-in dollars you pay regardless of how fees are structured.

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Prepayment Penalties Create a Hidden Rate Floor
Warning

A 2% prepayment penalty on a $200,000 balance at month 24 is $4,000 in exit cost — equivalent to approximately 0.3–0.5 percentage points of additional rate over the period. If you plan to sell, refinance, or pay off early, always model the penalty explicitly. This analyzer includes it in the early-exit cost and flags it as a warning tag in the results.

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The Break-Even Month Tells You When to Switch Loyalties
Pro

Before the break-even month, the loan with higher upfront fees but lower rate may actually cost more in total dollars paid. After the break-even month, the lower-rate loan starts winning. The break-even month KPI tells you exactly which side of that line your planned payoff date falls on — a critical input for refinancing decisions.

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DSCR Below 1.0 Means Negative Cash Flow — Not Just Risk
Risk

A DSCR of 0.95 doesn’t mean “tight” — it means the loan payment exceeds available cash flow by 5% every single month. You will either drain reserves, delay payments, or inject personal capital. Most lenders require DSCR ≥ 1.20–1.25 at origination with a stress buffer. If either loan breaks DSCR, the analyzer flags it in the business cash-flow results row.

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Extra Payments Compound Faster on Higher-Rate Loans
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If you are disciplined about making extra monthly payments, the interest savings compound faster on the higher-rate loan. Enter your realistic extra payment amount in the Early-Exit Layer and compare the payoff acceleration (months saved) across both loans. In some cases, a $200/month extra payment on Loan A saves more interest than switching to Loan B entirely.

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Payment Frequency Changes True Interest Cost
Warning

Biweekly payments (26 per year) effectively add one extra monthly payment annually — reducing principal faster and saving a meaningful amount of interest on long-term loans. The analyzer handles both monthly and biweekly frequency. If a lender offers a biweekly option at no additional cost, always model it — the interest savings are real and compounding.

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Never Compare Loans of Different Amounts Without Adjusting
Pro

A lender may offer Loan B with $2,500 in financed fees, effectively increasing the loan amount. When comparing two loans of nominally the same amount but with different financed fees, Loan B has a larger principal and accrues more interest from day one. The analyzer separates financed fees from upfront fees precisely to avoid this distortion in the results table.

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Working Capital Pressure Is a Stress Test, Not a Ratio
Risk

The working-capital pressure metric shows how many months of reserve the loan payment consumes if cash flow drops to zero. A payment that is 25% of working capital means a 4-month zero-revenue event depletes your entire reserve — a common test for restaurant, retail, or seasonal businesses. Enter your realistic reserve and set a pressure threshold of 15–20% for a conservative stress test.

Loan Comparison FAQs: Variable Rates, Refinancing & Credit Pulls

Answers to the most common questions from borrowers and business owners comparing loan offers on payment, lifetime cost, early-exit economics, and business cash-flow impact.

What is the difference between interest rate and APR on a loan offer?
The interest rate is the annual cost of borrowing the principal — used to calculate your monthly payment. APR (Annual Percentage Rate) is the interest rate plus the annualized cost of fees — making it the standardized “true” cost comparison required by the Truth in Lending Act (TILA) for consumer loans. A loan with a 7% rate and $5,000 in fees has a higher APR than the stated rate. The key insight: APR is most accurate when comparing loans of the same term. When comparing a 60-month loan to a 72-month loan, APR is less reliable than the fee-adjusted lifetime cost calculation this analyzer produces.
What is the break-even month and how do I use it to decide?
The break-even month is the exact month at which the cumulative total cost of both loans is equal. Before that month, one loan has paid more in total (usually the one with higher upfront fees but a lower rate — it takes time to recoup those fees through interest savings). After that month, the other loan becomes more expensive in cumulative terms. Decision rule: If you plan to pay off or refinance before the break-even month, choose the loan with lower upfront costs. If you plan to hold the loan past the break-even month, choose the loan with the lower rate — it will have saved you more by that point. Always check your planned exit month against the break-even month output before deciding.
How is the fee-adjusted lifetime cost calculated?
The fee-adjusted lifetime cost adds three components: (1) Total payments over the full loan term — every principal + interest payment from month 1 to maturity. (2) Upfront fees paid at closing — cash paid directly out of pocket that increases your real cost but doesn’t appear in the payment schedule. (3) The interest cost on financed fees — fees added to your loan balance generate interest for the life of the loan. A $3,000 financed fee on a 6% loan over 60 months adds approximately $480 in additional interest. Summing these three components gives the true all-in cost of the loan — the most reliable number for a held-to-maturity comparison.
Should I choose a shorter term (higher payment) or a longer term (lower payment)?
The answer depends entirely on your cash flow situation and discipline around extra payments. A shorter term forces faster principal reduction, eliminates the loan sooner, and minimizes total interest paid — but the higher payment creates less flexibility if cash flow tightens. A longer term preserves monthly cash flow (important for business DSCR), but the lower required payment means most borrowers pay more total interest over time. The hybrid strategy — taking the longer term but making voluntary extra payments to match the shorter-term pace — captures the cash-flow flexibility of the longer term while accelerating payoff. Enter extra monthly payments in the Early-Exit Layer to model this strategy in the analyzer.
What is DSCR and what ratio does a lender require?
DSCR (Debt Service Coverage Ratio) is calculated as: Monthly Cash Flow Available for Debt Service ÷ Total Monthly Loan Payment. A DSCR of 1.0 means every dollar of available cash flow goes to loan payments — nothing left for reserves or unexpected expenses. Lender minimums vary by loan type: SBA loans typically require ≥ 1.25. Commercial real estate lenders typically require ≥ 1.20–1.35. Equipment and vehicle lenders may accept 1.10–1.15 if the asset secures the loan. A DSCR below 1.0 means the loan payment exceeds available cash flow — a structural deficit, not just financial stress. Enter your cash flow and a minimum DSCR target in the Business Cash-Flow Layer to see which loan offer keeps you within your lender’s threshold.
Why is amortization front-loaded with interest and what does it mean for early payoff?
Every standard amortizing loan — auto, mortgage, personal, SBA — applies your monthly payment to interest first, then principal. In the early months, almost all of your payment is interest because the outstanding balance is at its peak. On a 72-month loan at 8%, roughly 60–65% of your first 12 payments is pure interest. This is not a lender conspiracy — it is standard simple-interest math. What it means for early payoff: Paying off a loan in month 36 of a 72-month term does NOT mean you’ve paid 50% of the interest — you’ve paid significantly more. And extra payments made in months 1–12 save far more interest (compounding effect) than the same extra payments made in months 48–60. The analyzer’s extra-payment row shows months saved and interest saved so you can see the compounding impact of accelerating payoff early rather than late.
What is the difference between discount points and origination fees?
Both are expressed as a percentage of the loan amount — 1 point = 1% of the loan — but they serve completely different purposes. Origination points (origination fees) are a lender’s processing and underwriting charge. They compensate the lender for creating the loan and do not reduce your interest rate. Discount points are prepaid interest — each point purchased typically reduces your rate by approximately 0.125%–0.25% depending on market conditions and the lender. Discount points are generally tax-deductible for mortgage loans (IRS Topic 504); origination points are not. Why it matters in this analyzer: Origination fees belong in the “Upfront Fees” field — they increase your true cost with no rate benefit. Discount points, if they actually reduce the rate you entered, are already reflected in your lower payment and should also be entered as upfront fees to capture their full cost-vs-savings trade-off.
How does refinancing mid-loan affect my total interest cost?
Refinancing resets your amortization clock. Because early payments are overwhelmingly interest (see front-loaded amortization above), restarting a new loan means paying the front-loaded interest phase all over again. Example: You are 4 years into a 30-year mortgage. The first 4 years were mostly interest. Refinancing into a new 30-year loan at a lower rate restarts the interest-heavy front end on your remaining balance — you may save monthly but pay more total interest over 34 years than the original 30. The break-even rule: Divide your total refinance closing costs by your monthly payment savings to find the break-even month. Only refinance if you plan to hold the loan past that month. This analyzer models that exact calculation in the Early-Exit Layer — enter your expected refinance month and compare early-exit costs to determine if refinancing at any point is actually cheaper.
What is a balloon loan and how do I analyze it against a fully amortizing loan?
A balloon loan has lower monthly payments based on a long amortization schedule (e.g., 30 years), but the full remaining balance is due as a lump sum at a specified maturity date — typically 5, 7, or 10 years. Monthly payments appear cheap because they are calculated against the full 30-year schedule. But the balloon payment (remaining principal balance) can be $150,000–$400,000 due all at once. Compare this to a fully amortizing loan where every payment reduces the balance — at maturity, the balance is exactly $0. How to model it here: Enter the balloon loan’s amortization-based monthly payment and its actual term. Set the Exit Month to the balloon due date. The early-exit cost output will show the outstanding balloon balance — the amount you must refinance, sell, or pay in cash at maturity — so you can compare it directly to the fully amortizing loan’s zero-balance exit.
Can business loan interest be deducted as a tax expense?
Yes — under IRS rules, interest paid on business loans used for legitimate business purposes is generally deductible as an ordinary business expense on Schedule C (sole proprietors), Form 1065 (partnerships), or Form 1120/1120-S (corporations). This makes the effective after-tax interest cost lower than the stated rate. A business paying 8% interest in the 25% tax bracket has an effective after-tax interest cost of 6% (8% × [1 − 0.25]). Important limitations: The Tax Cuts and Jobs Act introduced a business interest expense limitation under IRC §163(j) — for larger businesses, interest deductions may be capped at 30% of adjusted taxable income. Personal loans used for personal expenses are not deductible even if the borrower happens to be self-employed. The analyzer does not apply a tax deduction to the cost — enter your after-tax rate directly if you want to model the net tax benefit in your comparison.
How does a prepayment penalty affect my real cost of a loan?
A prepayment penalty is a fee charged for paying off a loan before its maturity date — expressed as a percentage of the outstanding principal balance at the time of payoff. A 2% penalty on a $180,000 balance at month 24 is $3,600 in additional cost — cash you pay on top of the principal and interest already paid. This penalty is frequently overlooked in standard rate comparisons. Hard prepayment penalties apply to any extra payment or early payoff. Soft prepayment penalties apply only to refinancing — not to sale proceeds paying off the loan. Always confirm which type applies before closing. In this analyzer, enter the penalty percentage in the loan inputs — the early-exit cost calculation automatically applies it to the outstanding balance at your specified exit month.
What is working capital pressure and why does it matter?
Working capital pressure measures how much of your cash reserve a single loan payment consumes. It is calculated as: Monthly Loan Payment ÷ Working Capital Reserve × 100. A working capital pressure of 10% means each payment uses 10% of your reserve — your reserve would last 10 months at zero revenue. At 25%, your reserve is depleted in 4 months of zero revenue. This matters because unexpected revenue drops — a slow quarter, a lost client, equipment failure — are a normal business risk. A loan that creates 20%+ working capital pressure significantly reduces your runway to survive a temporary cash-flow shock. The analyzer flags pressure above your specified threshold as a warning in the business cash-flow results.
Can I compare loans of different amounts in this analyzer?
Yes — the analyzer handles Loan A and Loan B as fully independent structures. Different amounts, different terms, and different fee stacks are all valid comparisons. However, when the loan amounts differ, the “best lifetime cost” winner should be interpreted carefully — a $150,000 loan will always have a lower total interest dollar amount than a $200,000 loan at the same rate, but that’s not a meaningful comparison if you need $200,000. In practice, different-amount comparisons are most useful when evaluating a lender’s offer versus a revised offer (such as reducing the loan amount by making a larger down payment) or when comparing a financed-fee structure against an upfront-fee structure that reduces the principal drawn.
How does biweekly payment frequency save money?
Biweekly payments (26 payments per year) produce the equivalent of 13 monthly payments per year instead of 12 — one extra full payment annually applied directly to principal. On a $200,000 loan at 7% over 30 years, biweekly payments can save approximately $40,000–$50,000 in interest and shorten the loan term by 4–5 years. Two important caveats: (1) Only a true biweekly payment plan works — a “biweekly” plan where your lender holds the first payment and combines it with the second before applying it doesn’t provide the same benefit. (2) Prepayment penalties may offset the savings if applying extra principal triggers a penalty. Always confirm the plan structure with your servicer. This analyzer computes biweekly payments accurately in the monthly payment and lifetime cost calculations.
When does it make sense to take the higher-APR loan?
Taking the higher-APR loan makes sense in several documented scenarios. DSCR preservation: The higher-APR loan has a longer term and lower monthly payment, keeping DSCR above the lender’s threshold — while the lower-APR, shorter-term loan pushes DSCR below 1.25 and creates cash-flow risk. Early-exit optimization: The higher-APR loan has a lower prepayment penalty — and since you plan to exit in 24 months, the early-exit cost calculation shows it’s actually cheaper at your exit month. Cash-flow emergency buffer: The lower monthly payment provides meaningful working-capital flexibility for a business facing seasonal volatility. Relationship lender terms: A higher-rate lender offers no prepayment penalty, a more flexible amortization schedule, and revolving credit access alongside the term loan — package value that doesn’t appear in APR. Always run the full 10-metric comparison before making the decision based on rate alone.
What is debt-to-income ratio (DTI) and how do lenders use it to qualify me?
DTI (Debt-to-Income Ratio) is your total monthly debt payments divided by your gross monthly income — expressed as a percentage. Lenders use two versions: Front-end DTI covers only housing-related payments (mortgage principal, interest, taxes, insurance). Back-end DTI covers all monthly debt obligations — housing plus auto loans, student loans, credit cards, and any new loan you are applying for. Standard lender thresholds in 2026: Conventional mortgages typically cap back-end DTI at 43–45%. FHA loans allow up to 57% with strong compensating factors. Business lenders focus on DSCR rather than personal DTI. How the new loan affects your DTI: Add the new monthly payment from either Loan A or Loan B to your existing monthly obligations and divide by gross income. If the new payment pushes back-end DTI above the lender’s threshold, you may not qualify — even if the loan is affordable by DSCR standards.
What is a stepped or tiered interest rate loan and can I model it here?
A stepped or tiered rate loan has an interest rate that changes at predetermined points during the term — for example, 5.9% for months 1–24, then 7.4% from month 25 onward. This structure is common in promotional auto financing, some SBA bridge products, and certain business lines of credit. This analyzer models fixed-rate loans only — it applies a single interest rate to the full amortization schedule. How to approximate a tiered loan: Use the blended average rate weighted by the number of months at each tier. For a loan that is 5.9% for 24 months and 7.4% for the remaining 36 months (out of 60 total), the blended rate is approximately (5.9 × 24 + 7.4 × 36) ÷ 60 = 6.84%. Enter 6.84% as the rate and compare the resulting lifetime cost as a conservative estimate. For a precise stepped-rate calculation, use the early-exit layer at the rate-change month as a breakpoint.
How do financed fees increase my outstanding balance at early payoff?
When fees are financed — added to the loan principal instead of paid upfront — they immediately inflate your starting balance. A $150,000 loan with $4,000 in financed fees actually has a $154,000 opening balance. Because standard amortization pays down principal slowly in early months, that extra $4,000 is still largely intact after 12–18 months. At the planned exit month, your outstanding balance will be measurably higher with financed fees than without — even if both loans have the same stated rate. The analyzer separates financed fees from upfront fees precisely to capture this effect in the early-exit cost row. If you are comparing a lender who wants to finance all fees against one who charges upfront fees, enter both structures accurately — the early-exit balance difference is often the deciding factor for borrowers who don’t hold loans to maturity.
What is the difference between a consumer loan and a business loan for this analysis?
The math of amortization, lifetime cost, and early-exit cost is identical for consumer and business loans — the same formulas apply. The key differences are in regulatory protection and tax treatment. Consumer loans (auto, personal, HELOC, mortgage) are governed by TILA, which requires APR disclosure, a 3-day right of rescission for certain mortgage transactions, and strict fee transparency rules. Business loans are largely exempt from TILA — APR disclosure is not legally required, and some alternative lenders quote rates using methods (factor rates, weekly ACH repayment) that obscure the true cost. The Business toggle in this analyzer activates the DSCR and working-capital pressure calculations, which are the relevant affordability metrics for business borrowers. Consumer mode focuses on monthly payment impact and lifetime cost. Select the toggle that matches your borrower type for the most relevant output format.
How should I use the Decision Focus setting and which one should I choose?
The Decision Focus setting weights the verdict toward the metric that matters most for your situation. Balanced — The default. Weights monthly payment, lifetime cost, and early-exit cost equally. Best for most borrowers who don’t have a single dominant priority. Lowest Payment — Optimizes for cash-flow preservation. The loan with the lower monthly payment wins, even if it costs more over time. Best for borrowers with tight monthly cash flow, businesses protecting DSCR, or those expecting income growth that will make the payment trivial in 2–3 years. Lowest Lifetime Cost — Optimizes for total dollars spent if holding the loan to maturity. Best for borrowers with stable long-term plans and no expected early exit. Best If Exiting Early — Optimizes the early-exit total cost at your specified exit month, including prepayment penalties and outstanding balance. Best for real estate investors, borrowers planning to sell or refinance, or anyone with a defined exit timeline under 48 months.

⚖️ CFPB Compliance, Legal Disclaimer & Editorial Transparency

This Loan Offer Decision & Break-Even Analyzer is provided for educational and informational purposes only. It is not financial advice, lending advice, or a substitute for the official Loan Estimate, Closing Disclosure, or written loan agreement provided by your lender. All outputs are estimates based on inputs you provide and standard amortization math — they do not account for variable-rate adjustments, balloon payments, lender-specific origination requirements, or state-specific consumer protection regulations. Always compare official lender disclosures side by side and consult a licensed financial advisor, CPA, or attorney before making a borrowing decision.

📋 Editorial Transparency
Amortization calculations use standard US monthly amortization (principal + interest) formulas
APR shown is the lender-disclosed APR you enter — not recalculated from inputs
Prepayment penalty applied to outstanding principal balance at exit month only
DSCR uses net monthly operating cash flow ÷ total monthly debt service
No advertising, sponsored lender recommendations, or affiliate revenue influences results
No personal data is stored, transmitted, or shared — all calculations run in your browser