Model NOI, cap rate, and SBA 504 financing for real-estate-anchored acquisitions — self-storage, car washes, laundromats, and more. Or switch to Business + Real Estate if the property comes bundled with an operating company.
No real estate in this deal? Try the standard acquisition calculator →
For deals where the real estate is the business — self-storage, car washes, laundromats, RV/boat storage, and similar property-driven operations.
Fill in the numbers on the left and click Calculate to see your DSCR, debt service, cash flow, and EBITDA multiple.
The Searcher's Guide
Cap rate (capitalization rate) tells you the unlevered return a property generates relative to its price — before financing enters the picture. It's the quickest way to sanity-check whether the asking price reflects the income the property actually produces.
SBA 7(a) is the standard acquisition loan: one lender, one note, typically a 10-year term for business acquisitions. SBA 504 is purpose-built for owner-occupied commercial real estate — a bank originates a first mortgage (50%), a Certified Development Company issues a second mortgage backed by the SBA (40%), and you put down as little as 10% equity. The 504 program's fixed-rate second mortgage and lower down payment make it attractive when the real estate is the primary asset — but it adds moving parts (two lenders, two closings) and generally requires the property to be owner-occupied.
For real-estate-primary deals, coverage ratio plays the same role DSCR plays for an operating business: it tells you whether the income the asset throws off is enough to service the debt against it, with margin to spare.
Many Main Street acquisitions bundle the building with the business. That's often simpler — one closing, one seller — but it changes the math: the real estate now competes with the operating business for the same debt capacity. If the real estate makes up more than half the purchase price, or its standalone cap rate is thin, it's worth asking whether a separate lease (or a sale-leaseback) would let the business carry less debt and the real estate stand on its own financing.
This free tool models a single base scenario. It doesn't account for working capital needs, capital improvement reserves, environmental or appraisal contingencies, multi-tenant lease structures, or lender-specific underwriting overlays — all of which matter more, not less, when real estate is involved. For a complete lender-grade analysis across three scenarios — including what your SBA lender will actually see — use DealEconomics.
Three scenarios, NOI/cap rate and SBA 504 modeling, lender-grade coverage analysis, CIM PDF analysis, risk flags, and contextual AI deal analysis — all in one place.
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