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Asset Depletion Income Calculator

Turn liquid assets into an illustrative monthly qualifying-income figure, and see exactly how much the divisor changes the answer. Real underwriting confirms the actual number after we review your accounts.

By Mike Certo, NMLS #260555 —

Program figures verified July 2026 — details change; confirm your scenario with us.

READ FIRST — This is not a quote, pre-approval, or commitment to lend.
This calculator is for illustrative and informational purposes only. It never shows an interest rate. Two things drive your real number more than anything else:
  • The divisor is lender-specific. Conventional/agency asset depletion (Fannie Mae, 30-year term) uses 360 months. Non-QM asset-depletion programs, the type most self-employed and retired borrowers on this site use, commonly use a shorter divisor, industry sources cite figures anywhere from 60 to 120 months. There is no single fixed Non-QM number: ask which divisor a specific pre-approval used.
  • Eligible-asset percentages vary by lender. The 70% brokerage and 70%/60% retirement figures below reflect common 2026 industry practice, not a universal rule.
The only way to know your real qualifying income is to submit actual account statements to a specific lender for a specific program. Use this tool as a directional starting point, then call Mike.
1. Liquid assets
2. Down payment and closing costs
3. Divisor — this is the number that changes the most

The Non-QM options are illustrative ranges pulled from industry surveys, not a specific lender's quoted number. Ask which divisor a specific pre-approval used.

4. Other monthly income (optional)

How the divisor changes your number

Run the same $810,000 in remaining eligible assets through each divisor and the gap is dramatic: at 360 months, that's $2,250/month. At 120 months, the identical asset pool produces $6,750/month, three times more. At 60 months, it's $13,500/month, six times more. None of these numbers is "the" asset-depletion answer. The divisor is a lender decision, not a fixed industry constant, which is exactly why this calculator makes you choose it instead of hiding it behind one formula.

Which divisor applies to me?

If your file is going through a conventional or agency (Fannie Mae) asset-depletion path, 360 months is the correct convention. If you're working with Cornerstone's Non-QM asset-depletion or asset-utilization programs, the specific investor sets a shorter divisor, and it varies by program. Mike confirms the exact number for your file before you rely on any figure from this page for a purchase decision.

  • Arizona asset depletion mortgage — the full program guide, eligible-asset table, and a worked Scottsdale example.
  • Asset utilization loans — for borrowers who also have some ongoing income to blend with an asset-based structure.
  • Asset qualifier (ATR in full) — assets cover the entire loan cost rather than converting to a monthly income figure.
  • DSCR loans — for a rental property, where the property's own rent covers the payment instead of your personal assets or income.

Common questions

How is asset depletion monthly income calculated?

Add your eligible liquid assets (checking and savings at 100%, brokerage at 70%, retirement accounts at 70% if you're 59.5 or older or 60% if you're under 59.5), subtract your down payment and closing costs, then divide what's left by a divisor set by the specific lender. The result is your monthly asset-depletion qualifying income, which you can add to any other income you have.

Why does the divisor matter so much?

Conventional and agency asset depletion (Fannie Mae's employment-related-assets rule) uses a 360-month divisor for a 30-year term. Non-QM asset-depletion programs commonly use a much shorter divisor, industry sources cite figures anywhere from 60 to 120 months, which produces 3 to 6 times more monthly qualifying income from the identical asset pool. The specific divisor is set by the individual lender, not a fixed industry rule, which is why this calculator lets you toggle between them instead of assuming one number.

What percentage of my assets actually counts?

Common 2026 industry practice: 100% of checking and savings, roughly 70% of brokerage or investment balances, roughly 70% of retirement balances for borrowers 59.5 and older, and a larger haircut (60% or less) on retirement balances under 59.5 to account for early-withdrawal penalties. These percentages are set by the individual lender, not a single universal standard.

Is this calculator a loan quote or pre-approval?

No. This tool is for illustrative and informational purposes only. It is not a quote, pre-approval, or commitment to lend, and it never shows an interest rate. Your actual qualifying income depends on the specific lender's eligible-asset rules, seasoning requirements, and divisor.

Can cryptocurrency or real estate equity count as eligible assets?

Not on most programs as of 2026. Cryptocurrency is not accepted by most Non-QM investors, and real estate equity doesn't count unless the property has been sold and the proceeds are sitting in a liquid account.