Blanket Mortgage Calculator — Real Estate Investor
A blanket mortgage covers multiple properties under one loan — common for investors with 5-20 rental properties. Allows release of individual properties at sale without paying off entire loan. This tool models payment, DSCR, and partial release economics.
How Blanket Mortgages Work
Single mortgage covers multiple properties — typically 5-20. Each property cross-collateralized: lender can foreclose on entire portfolio for default on one. Partial release clauses allow individual property sale with payment of release premium (typically 110-150% of allocated balance). DSCR + LTV calculated on portfolio basis.
When To Use a Blanket Mortgage
Best for: (1) Investors with 5+ rental properties scaling rapidly. (2) Portfolio refinances where many small loans add origination cost. (3) Estate planning consolidation. Avoid for: (1) Newer investors with <5 properties — separate loans give more flexibility. (2) Cash-out refis on appreciating assets — release premiums add cost. (3) Mixed asset classes (residential + commercial).
Lender Considerations
Most blanket mortgages priced 50-100bps above conventional 30-year fixed. Lenders: regional banks, credit unions, private lenders, and some DSCR loan programs. Underwriting focuses on combined DSCR (1.20+ floor), combined LTV (75%+ rare), and sponsor net worth. Reserves typically 6-12 months of debt service.
Source: MBA Commercial/Multifamily Origination Survey 2025, NAR Investor Loan Trends 2026. Last updated: May 2026.