Stackup: Fannie, Freddie and HUD multifamily loan sizing

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Size an apartment loan under Fannie Mae, Freddie Mac and HUD published limits, side by side.

Finance & Payments

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https://multifamily.online/mcp

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compare_programs Read-only

Runs the multifamily.online comparison app on one 5+ unit building: for Fannie Mae DUS and Small Loans, Freddie Mac Optigo Conventional and Conventional Small, and HUD 223(f), 221(d)(4) and 223(a)(7), returns whether it fits the published limits (or why not), max loan by LTV/LTC and by DSCR, the binding limit, estimated monthly payment incl. HUD MIP, term, and warnings, ranked by max loan. SBA, bank, CMBS, bridge and DSCR loans are listed as ineligible or unpublished.

unitsinteger, required

Number of residential units (5 or more).

valuenumber, required

Purchase price (purchase), current value (refinance or cash-out) or total development cost (construction), in dollars.

purposestring, required

What the loan is for. construction = new construction or substantial rehab.

noinumber

Net operating income in dollars per year (projected stabilized NOI for construction). Omit and give gross_rent + operating_expenses instead to compute it.

closingstring

When you need to close.

rate_pctnumber

Optional all-in interest rate in percent. Replaces Treasury + spread when given.

recoursestring

Whether you need a non-recourse loan.

gross_rentnumber

Gross scheduled rent per year, used only when noi is omitted.

hold_yearsinteger

How long you plan to keep the loan or property, in years. Drives Freddie Mac term choice and prepayment warnings. Default 10.

spread_pctnumber

Spread over the Treasury, in percent. Default 1.75 is the site's example, not a quote; lenders do not publish spreads.

stabilizedboolean

Whether the property is at stabilized occupancy now.

fha_insuredboolean

Whether the current loan is already FHA-insured (needed for HUD 223(a)(7)).

vacancy_pctnumber

Vacancy and credit loss as a percent of rent plus other income, used only when noi is omitted. Default 5.

assisted_pctnumber

Percent of units under project-based rental assistance (HAP/Section 8). 90+ gets HUD's assisted limits.

desired_loannumber

Loan amount you want, in dollars. 0 or omitted = the most each program allows.

other_incomenumber

Other income per year (parking, laundry), used only when noi is omitted.

property_typestring

market_rate, or affordable (rent-restricted, e.g. LIHTC).

fha_years_leftinteger

Years left on the FHA-insured loan, for 223(a)(7). Default 25.

rent_advantageboolean

Affordable only: restricted rents sit below market rents (HUD calls this a rent advantage; it gets HUD's affordable limits). Default true.

treasury_tenorinteger

Treasury tenor the rate is built on: 5, 7 or 10 years. Default 10.

current_balancenumber

Current loan balance in dollars (refinance and cash-out).

amortization_yearsinteger

0 = each program's maximum amortization (the default), or 25, 30 or 35 years for every program.

operating_expensesnumber

Operating expenses per year, used only when noi is omitted.

Try it

Call this server's tools from your browser. Nothing to install.

https://multifamily.online/mcp

Requests go through mcptry because browsers can't call most MCP servers directly. Header values are sent to the server for that request only and are never stored or logged.

Tool list from our last check. Connect live to refresh it.

compare_programs Read-only

unitsinteger, required

Number of residential units (5 or more).

valuenumber, required

Purchase price (purchase), current value (refinance or cash-out) or total development cost (construction), in dollars.

purposestring, required

What the loan is for. construction = new construction or substantial rehab.

noinumber

Net operating income in dollars per year (projected stabilized NOI for construction). Omit and give gross_rent + operating_expenses instead to compute it.

closingstring

When you need to close.

rate_pctnumber

Optional all-in interest rate in percent. Replaces Treasury + spread when given.

recoursestring

Whether you need a non-recourse loan.

gross_rentnumber

Gross scheduled rent per year, used only when noi is omitted.

hold_yearsinteger

How long you plan to keep the loan or property, in years. Drives Freddie Mac term choice and prepayment warnings. Default 10.

spread_pctnumber

Spread over the Treasury, in percent. Default 1.75 is the site's example, not a quote; lenders do not publish spreads.

stabilizedboolean

Whether the property is at stabilized occupancy now.

fha_insuredboolean

Whether the current loan is already FHA-insured (needed for HUD 223(a)(7)).

vacancy_pctnumber

Vacancy and credit loss as a percent of rent plus other income, used only when noi is omitted. Default 5.

assisted_pctnumber

Percent of units under project-based rental assistance (HAP/Section 8). 90+ gets HUD's assisted limits.

desired_loannumber

Loan amount you want, in dollars. 0 or omitted = the most each program allows.

other_incomenumber

Other income per year (parking, laundry), used only when noi is omitted.

property_typestring

market_rate, or affordable (rent-restricted, e.g. LIHTC).

fha_years_leftinteger

Years left on the FHA-insured loan, for 223(a)(7). Default 25.

rent_advantageboolean

Affordable only: restricted rents sit below market rents (HUD calls this a rent advantage; it gets HUD's affordable limits). Default true.

treasury_tenorinteger

Treasury tenor the rate is built on: 5, 7 or 10 years. Default 10.

current_balancenumber

Current loan balance in dollars (refinance and cash-out).

amortization_yearsinteger

0 = each program's maximum amortization (the default), or 25, 30 or 35 years for every program.

operating_expensesnumber

Operating expenses per year, used only when noi is omitted.

Tools (3)

compare_programs

read-only

Argument	Type	Description
noi	number	Net operating income in dollars per year (projected stabilized NOI for construction). Omit and give gross_rent + operating_expenses instead to compute it.
units*	integer	Number of residential units (5 or more).
value*	number	Purchase price (purchase), current value (refinance or cash-out) or total development cost (construction), in dollars.
closing	string	When you need to close.
purpose*	string	What the loan is for. construction = new construction or substantial rehab.
rate_pct	number	Optional all-in interest rate in percent. Replaces Treasury + spread when given.
recourse	string	Whether you need a non-recourse loan.
gross_rent	number	Gross scheduled rent per year, used only when noi is omitted.
hold_years	integer	How long you plan to keep the loan or property, in years. Drives Freddie Mac term choice and prepayment warnings. Default 10.
spread_pct	number	Spread over the Treasury, in percent. Default 1.75 is the site's example, not a quote; lenders do not publish spreads.
stabilized	boolean	Whether the property is at stabilized occupancy now.
fha_insured	boolean	Whether the current loan is already FHA-insured (needed for HUD 223(a)(7)).
vacancy_pct	number	Vacancy and credit loss as a percent of rent plus other income, used only when noi is omitted. Default 5.
assisted_pct	number	Percent of units under project-based rental assistance (HAP/Section 8). 90+ gets HUD's assisted limits.
desired_loan	number	Loan amount you want, in dollars. 0 or omitted = the most each program allows.
other_income	number	Other income per year (parking, laundry), used only when noi is omitted.
property_type	string	market_rate, or affordable (rent-restricted, e.g. LIHTC).
fha_years_left	integer	Years left on the FHA-insured loan, for 223(a)(7). Default 25.
rent_advantage	boolean	Affordable only: restricted rents sit below market rents (HUD calls this a rent advantage; it gets HUD's affordable limits). Default true.
treasury_tenor	integer	Treasury tenor the rate is built on: 5, 7 or 10 years. Default 10.
current_balance	number	Current loan balance in dollars (refinance and cash-out).
amortization_years	integer	0 = each program's maximum amortization (the default), or 25, 30 or 35 years for every program.
operating_expenses	number	Operating expenses per year, used only when noi is omitted.

Input schema (JSON)

{
  "type": "object",
  "required": [
    "purpose",
    "value",
    "units"
  ],
  "properties": {
    "noi": {
      "type": "number",
      "maximum": 1000000000,
      "minimum": 0,
      "description": "Net operating income in dollars per year (projected stabilized NOI for construction). Omit and give gross_rent + operating_expenses instead to compute it."
    },
    "units": {
      "type": "integer",
      "maximum": 5000,
      "minimum": 5,
      "description": "Number of residential units (5 or more)."
    },
    "value": {
      "type": "number",
      "maximum": 5000000000,
      "minimum": 100000,
      "description": "Purchase price (purchase), current value (refinance or cash-out) or total development cost (construction), in dollars."
    },
    "closing": {
      "enum": [
        "within_60_days",
        "60_to_120_days",
        "flexible"
      ],
      "type": "string",
      "default": "60_to_120_days",
      "description": "When you need to close."
    },
    "purpose": {
      "enum": [
        "purchase",
        "refinance",
        "cash_out_refinance",
        "construction"
      ],
      "type": "string",
      "description": "What the loan is for. construction = new construction or substantial rehab."
    },
    "rate_pct": {
      "type": "number",
      "maximum": 20,
      "minimum": 0.5,
      "description": "Optional all-in interest rate in percent. Replaces Treasury + spread when given."
    },
    "recourse": {
      "enum": [
        "need_non_recourse",
        "recourse_ok"
      ],
      "type": "string",
      "default": "need_non_recourse",
      "description": "Whether you need a non-recourse loan."
    },
    "gross_rent": {
      "type": "number",
      "maximum": 2000000000,
      "minimum": 0,
      "description": "Gross scheduled rent per year, used only when noi is omitted."
    },
    "hold_years": {
      "type": "integer",
      "default": 10,
      "maximum": 40,
      "minimum": 1,
      "description": "How long you plan to keep the loan or property, in years. Drives Freddie Mac term choice and prepayment warnings. Default 10."
    },
    "spread_pct": {
      "type": "number",
      "default": 1.75,
      "maximum": 10,
      "minimum": 0,
      "description": "Spread over the Treasury, in percent. Default 1.75 is the site's example, not a quote; lenders do not publish spreads."
    },
    "stabilized": {
      "type": "boolean",
      "default": true,
      "description": "Whether the property is at stabilized occupancy now."
    },
    "fha_insured": {
      "type": "boolean",
      "default": false,
      "description": "Whether the current loan is already FHA-insured (needed for HUD 223(a)(7))."
    },
    "vacancy_pct": {
      "type": "number",
      "default": 5,
      "maximum": 100,
      "minimum": 0,
      "description": "Vacancy and credit loss as a percent of rent plus other income, used only when noi is omitted. Default 5."
    },
    "assisted_pct": {
      "type": "number",
      "default": 0,
      "maximum": 100,
      "minimum": 0,
      "description": "Percent of units under project-based rental assistance (HAP/Section 8). 90+ gets HUD's assisted limits."
    },
    "desired_loan": {
      "type": "number",
      "default": 0,
      "maximum": 5000000000,
      "minimum": 0,
      "description": "Loan amount you want, in dollars. 0 or omitted = the most each program allows."
    },
    "other_income": {
      "type": "number",
      "default": 0,
      "maximum": 1000000000,
      "minimum": 0,
      "description": "Other income per year (parking, laundry), used only when noi is omitted."
    },
    "property_type": {
      "enum": [
        "market_rate",
        "affordable"
      ],
      "type": "string",
      "default": "market_rate",
      "description": "market_rate, or affordable (rent-restricted, e.g. LIHTC)."
    },
    "fha_years_left": {
      "type": "integer",
      "default": 25,
      "maximum": 40,
      "minimum": 0,
      "description": "Years left on the FHA-insured loan, for 223(a)(7). Default 25."
    },
    "rent_advantage": {
      "type": "boolean",
      "default": true,
      "description": "Affordable only: restricted rents sit below market rents (HUD calls this a rent advantage; it gets HUD's affordable limits). Default true."
    },
    "treasury_tenor": {
      "enum": [
        5,
        7,
        10
      ],
      "type": "integer",
      "default": 10,
      "description": "Treasury tenor the rate is built on: 5, 7 or 10 years. Default 10."
    },
    "current_balance": {
      "type": "number",
      "default": 0,
      "maximum": 5000000000,
      "minimum": 0,
      "description": "Current loan balance in dollars (refinance and cash-out)."
    },
    "amortization_years": {
      "enum": [
        0,
        25,
        30,
        35
      ],
      "type": "integer",
      "default": 0,
      "description": "0 = each program's maximum amortization (the default), or 25, 30 or 35 years for every program."
    },
    "operating_expenses": {
      "type": "number",
      "maximum": 1000000000,
      "minimum": 0,
      "description": "Operating expenses per year, used only when noi is omitted."
    }
  },
  "additionalProperties": false
}

get_program_terms

Published limits for one multifamily loan program or all of them, as multifamily.online lists them: max LTV or LTC, minimum DSCR, term and amortization, prepayment, recourse, structure, HUD mortgage insurance where it applies, and the agency source document with its date and URL. Covers Fannie Mae DUS and Small Loans, Freddie Mac Optigo Conventional and Conventional Small, HUD 223(f), 221(d)(4), 223(a)(7), SBA, bank, CMBS, bridge and DSCR loans.

read-only

Argument	Type	Description
program	string	Which program. Omit or "all" for every program.

Input schema (JSON)

{
  "type": "object",
  "properties": {
    "program": {
      "enum": [
        "fannie_dus",
        "fannie_small",
        "freddie_conventional",
        "freddie_conventional_small",
        "hud_223f",
        "hud_221d4",
        "hud_223a7",
        "sba",
        "bank",
        "cmbs",
        "bridge",
        "dscr",
        "all"
      ],
      "type": "string",
      "default": "all",
      "description": "Which program. Omit or \"all\" for every program."
    }
  },
  "additionalProperties": false
}

get_treasury_yields

The latest 5-, 7- and 10-year U.S. Treasury par yields and overnight SOFR that the multifamily.online app builds its example rate on, each with its as-of date, the reading a week and a month earlier when available, freshness status and the publisher link (U.S. Treasury, New York Fed).

read-only

No arguments.

Input schema (JSON)

{
  "type": "object",
  "properties": {},
  "additionalProperties": false
}

Stackup: Fannie, Freddie and HUD multifamily loan sizing

Try it

compare_programs Read-only

Stackup: Fannie, Freddie and HUD multifamily loan sizing

Try it

compare_programs Read-only

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Tools (3)

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