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SBA 504 loan calculator

Estimate the bank/CDC structure, your down payment, the combined monthly payment, and a year-by-year amortization schedule for an SBA 504 loan.

Bank loan: 50% (first lien)
CDC / SBA debenture: 40% (fixed)

A 504 stacks two loans: a bank first mortgage (≈50% of the project, its own rate and term) and a fixed-rate CDC/SBA debenture (up to 40%). Your down payment is 10% for an established business buying general-use property, and 15% or 20% if the business is new or the property is special-purpose. The debenture rate is set when the bond sells, so treat it as an estimate.

Total monthly payment
$6,569
$3,942 bank + $2,626 debenture
Down payment
$100,000
10% of project
Total interest
$1,070,574
over the life of both loans
Bank first lien
$500,000
CDC / SBA debenture
$400,000
Your down payment
$100,000

Amortization schedule (combined)

YearPrincipalInterestBalance
1$13,201$65,621$886,799
2$14,181$64,642$872,617
3$15,236$63,587$857,381
4$16,370$62,453$841,011
5$17,591$61,232$823,421
6$18,904$59,919$804,517
7$20,318$58,505$784,199
8$21,840$56,983$762,359
9$23,478$55,345$738,881
10$25,242$53,581$713,639
11$27,141$51,682$686,499
12$29,185$49,637$657,313
13$31,388$47,435$625,926
14$33,759$45,063$592,166
15$36,314$42,509$555,852
16$39,066$39,756$516,785
17$42,032$36,791$474,754
18$45,226$33,597$429,528
19$48,669$30,154$380,859
20$52,379$26,444$328,480
21$56,377$22,446$272,103
22$60,687$18,136$211,416
23$65,333$13,490$146,083
24$70,341$8,481$75,742
25$75,742$3,081$0

How a 504 deal is structured

The calculator models the same 50/40/10 split every 504 project uses: a bank first mortgage, the fixed-rate CDC/SBA debenture, and your down payment.

The 504 loan 50/40/10 structure Bank first mortgage ~50% Negotiated with the bank (often prime + 1 to 2.75) CDC / SBA debenture ~40% Fixed rate, locked when the debenture bond sells Your down payment ~10% 15% if startup or special-use property; 20% if both
A standard 504 project is funded 50% by a bank, 40% by the CDC/SBA debenture, and 10% by the borrower. Only the debenture carries the quoted, fixed 504 rate; the bank rate is negotiated separately, so your real cost is a blend of the two.
This is an estimate, not an offer. A 504 combines a third-party (bank) first mortgage with a fixed-rate CDC/SBA debenture. The bank's rate and term are negotiated; the debenture rate is fixed when the bond sells, so the figure here is an approximation. It excludes the SBA guaranty and CDC fees (often financed into the debenture), closing costs, and any balloon on the bank loan. The bank rate is pre-filled from today's prime rate (6.75%) plus a typical spread; see the SBA 504 loan rates and the 504 explainer. SBA Loan Index is not a lender or financial advisor.
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