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Portfolio Loan Blanket Pricing Calculator
Blanket loans cover multiple rental properties under single note.
Total blanket loan
$3,675,000
Allocated per property
$245,000
Monthly payment
$25,696
How the math works
Total loan = properties × per-property × LTV. Allocated = total ÷ properties.
15 × $350k × 70% = $3.675M blanket loan. $245k per property. $25,698/mo at 7.5% 30-yr.
How to Use
- Enter property count.
- Enter avg per-property value.
- Enter blended DSCR.
- Enter blanket rate %.
- Read blanket pricing.
Frequently Asked Questions
What is a blanket loan?
Single mortgage covering multiple properties (5-150 typically). Blanket lien on all properties. Release clauses allow selling individual properties while blanket remains on others. Common for: rental portfolios (10+ SFRs), small multifamily portfolios, fix-and-flip inventory. Simplifies management: one payment, one lender, one closing vs individual loans.
Pricing benefits?
Volume discount: 25-100 bps below individual loan rates. Origination fee: often 1-2% vs 2-4% individual. Administrative savings. Can close in 30-45 days vs 60+ for individual loans. Allocation: proportional to each property value. Some lenders allow cross-collateralization where strong properties support weaker.
Structural considerations?
Release clause: how properties can exit blanket. Usually requires 125-150% of proportional LTV to release (e.g., property worth $200k with $150k allocated loan requires $187.5k paydown to release). Prepayment penalty considerations. Due-on-sale clauses. Cross-default (default on one = default on all). Complex documentation; experienced counsel essential.
Exit strategies?
(1) Pay off entire blanket at portfolio sale. (2) Refinance into permanent agency loan (Fannie Mae DUS, Freddie Mac SBL). (3) Individual property releases via release clause. (4) Recapitalize with institutional equity partner. Plan exit strategy before entering blanket — structural complexity makes changes expensive later.
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