Seller Mortgage Capital · Seller planning tool

Structure My Sale™

Your sale price. Your cash goal. Potential ways to carry the balance.

Your property & goals

Desired sale price

Property type

Your state

Debt to pay off at closing

Minimum cash in your pocket

After debt payoff, estimated taxes and transaction costs.

Desired holding period

Already have a buyer?

Amortization — Balanced option

yrs

30 years for multifamily, duplex, triplex, fourplex and mobile home parks; 25 for other commercial. Enter 0 for interest-only (max 30).

Illustrative interest rate

Same rate across all options. Actual terms require SMC review.

Estimated transaction costs

Default: 3% of sale price. Adjust the total estimate; SMC’s fixed fee is included, not added on top.

Tax assumptions

Original purchase price

I’m not sure

Total capital improvements

I’m not sure

Include major renovations, tenant improvements and capital expenditures.

Depreciation taken

Month purchased

Year purchased

Land share of purchase price (%)

Land isn’t depreciable. Your county tax assessment usually shows land vs. building value; 20% is a common estimate.

Year improvements were completed (optional)

Uses IRS straight-line depreciation: 27.5 years for residential rental (2–4 units, multifamily) and 39 years for other commercial property, mid-month convention, through today. Assumes depreciation was claimed each year; excludes bonus depreciation and cost segregation.

Federal capital gains rate

I’m not sure

Federal interest income tax rate

I’m not sure

Estimated state income tax rate

I’m not sure

Prefilled from approximate top state rates; adjust to your circumstances. State/local rules vary.

Optional property income

Annual net operating income

I’m not sure

For estimated DSCR only; not a buyer qualification assessment.

Estimated minimum required down payment

$409,817.80

For a $750,000 sale with $200,000 in debt and a $150,000 cash goal.

Estimated depreciation: $130,154. Taxed as recapture up to 25% federal before capital gains rates apply. Estimate uses IRS straight-line rules; your CPA should confirm the actual amount.

Cash Sale Benchmark

Estimated cash to seller today

$443,366

Selling costs · 6%

$45,000

Estimated gain tax

$61,634

Full price at closing. No note, interest income or balloon. Meets estimated seller cash goal

Potential sale structures

5-year hold

All options use your selected 5-year period. Monthly payments are calculated from each note’s amount, rate, amortization and balloon structure—not ranked by note size. No option is an approval or a recommendation to lend.

More Cash Upfront

Higher upfront cash. Fully repaid by term end.

Meets estimated seller cash goal

Estimated cash at closing

$305,683

Down payment: $579,909
Seller note: $170,091
Monthly payment: $3,408.28
Annual payments: $40,899
Balloon due: $0
Rate / amortization: 7.5% / 5 yr
Estimated seller receipts: $488,202

Down payment · 77.32%

Balanced

Principal and interest on a 25-year schedule. Balloon at maturity.

Meets estimated seller cash goal

Estimated cash at closing

$227,842

Down payment: $494,863
Seller note: $255,137
Monthly payment: $1,885.44
Annual payments: $22,625
Balloon due: $234,043
Rate / amortization: 7.5% / 25 yr
Estimated seller receipts: $533,152

Down payment · 65.98%

Income Focused

Interest-only payments. Entire note due at maturity.

Meets estimated seller cash goal

Estimated cash at closing

$150,000

Down payment: $409,818
Seller note: $340,182
Monthly payment: $2,126.14
Annual payments: $25,514
Balloon due: $340,182
Rate / amortization: 7.5% / interest-only
Estimated seller receipts: $560,869

Down payment · 54.64%

Selected · Balanced

Why Doesn’t My Down Payment Equal My Cash?

Down payment: $494,863
Less debt payoff: −$200,000
Less transaction costs (3%): −$22,500
— included SMC fee · 1.5% of note: $3,827
— remaining transaction expenses: $18,673
Less estimated tax at closing: −$44,522
Estimated cash to seller: $227,842

Purchase price collected

Down payment: $494,863
Principal in monthly payments: $21,093
Balloon at maturity: $234,043
Total purchase-price principal: $750,000

Assumes every payment and the balloon are collected. Interest is separate—not extra purchase-price principal.

Estimated seller receipts

Purchase price collected: $750,000
Plus interest income: +$92,033
Less existing debt: −$200,000
Less total transaction costs: −$22,500
Less total gain tax: −$66,134
Less interest income tax: −$20,247
Total estimated take-home: $533,152

Seller carry / estimated LTV

34.02%

Down payment

65.98%

Balloon / initial note

91.7%

Estimated DSCR

Not available

LTV uses desired sale price, not an appraisal. DSCR compares entered annual property NOI with note payments only. No automatic qualification or approval.

At the end of year 5, $234,043 remains due in addition to the final regular payment. The buyer needs another source of funds; refinancing or resale is not guaranteed.

Open these terms in the payment calculator

Review My Scenario With Marlon

Selected: Balanced. Your property details, assumptions and all three scenarios will accompany your request.

Structure My Sale™ is an educational scenario-planning tool. Results are estimates only and do not constitute underwriting, legal, tax, accounting, or investment advice. Seller Mortgage Capital reviews all transactions independently before making recommendations. The seller holds the note. Principal and balloon collection depend on buyer performance; refinancing is not guaranteed. Totals are nominal dollars, not present-value returns. Tax estimates include estimated depreciation recapture (unrecaptured Section 1250 gain, up to 25% federal) when depreciation is entered or estimated, and exclude bonus depreciation, cost segregation, NIIT, local taxes and special installment-sale rules; servicing fees are not included. Confirm with your CPA and SMC.

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