Mbanc's actual Non-QM underwriting math, run on inputs you type in. 90% of your 1099 income counts as qualifying income — no W-2s, no tax returns, no uploads. The same income factor, LTV grid, and DTI ceiling your Principal Banker would use on a real file — in under 30 seconds.
Pick the tab that matches how you earn. Get a real estimate in 30 seconds — built on the same Non-QM math our Principal Bankers use when you call. No tax returns, no uploads, no credit pull.
A 1099 mortgage is the cleanest Non-QM math we run. Mbanc takes your gross 1099 income, applies a fixed 10% expense factor, and divides by your documentation period. The result is your monthly qualifying income — the same number the underwriter uses on a real file.
Add up your gross 1099 income across all payers for the documentation period. Multiply by 90%. Divide by 12 (or 24). That's your monthly qualifying income — clean, simple, no expense letter required.
Example: $250,000 annual 1099 × 90% = $225,000 ÷ 12 = $18,750/mo qualifying income.
Mbanc accepts 12 or 24 months of 1099s. You need at least two years in the same line of work (or closely related fields). Multiple 1099 payers are fine — just sum the gross income. The 1099s must come from independent contractor or non-employee compensation, not from passive sources like investments.
Best for: Real-estate agents, sales pros, insurance agents, consultants, locum-tenens physicians, traveling nurses, financial advisors, and any contractor paid as a 1099.
A 1099 mortgage is designed for borrowers whose primary income shows up on IRS Form 1099 instead of a W-2. If that's you, you're our borrower.
Commission income on 1099-NEC. Two years in the field, both years counted.
See your loan path SP1099 commission, draw plus commission, or pure commission structures.
See your loan path INCaptive or independent. Renewals and new business 1099s both count.
See your loan path COIndependent management, IT, marketing, strategy, technical consultants.
See your loan path MDLocum-tenens MDs, traveling nurses, contracted clinical staff.
See your loan path FAIndependent RIAs, IARs, registered reps on 1099 compensation.
See your loan path GEDriving, delivery, freelance creative, platform-based contractor work.
See your loan path +If your income comes on Form 1099-NEC or 1099-MISC, we can underwrite it.
See your loan pathA 1099 mortgage is a self-employed mortgage that qualifies you on the gross income reported on your 1099 forms — not the taxable income left on your 1040 after write-offs. For real-estate agents, sales professionals, consultants, and any contractor paid as a 1099, this is often the difference between qualifying for the home you want and being told "no" by a bank that can't read how you actually earn.
The mechanics are simple. Mbanc reviews 12 or 24 months of 1099 forms, sums the gross income across all payers, applies a fixed 10% expense factor, and divides by the number of months. The result is your qualifying monthly income. That income then has to clear a debt-to-income (DTI) ceiling of 50%, and the loan size has to fit within Mbanc's LTV grid based on your credit score and the property value.
Why the 90% factor exists. A 1099 contractor has real business expenses — vehicle, home office, equipment, professional fees, marketing — and the IRS rewards those write-offs by reducing your taxable income. Smart tax strategy lowers your tax bill but obliterates your conventional mortgage qualification. The 90% factor (a fixed 10% deduction) is Mbanc's standardized estimate of typical contractor overhead — much closer to your actual cash flow than your tax return shows.
The three things that determine your maximum loan amount:
The calculator's headline number is your income capacity — what you qualify for based on your 1099s, capped at $3M. The "Your scenario" panel below the headline does the property/LTV check for the specific transaction you're modeling. That separation matters: a 1099 borrower with strong income can be income-capable of a $3M loan but constrained by the property they're buying. The calculator surfaces both so a Principal Banker can talk through both levers.
About the 8% rate this calculator uses. The Non-QM market moves with broader rate conditions, and recent weeks have been particularly volatile. Rather than anchor to a specific rate that may be stale in a week, this calculator uses a flat 8% assumption — conservative enough that your real rate, determined at full underwriting, is typically lower. If you qualify at 8%, you qualify at the rate you'll actually get. If the math tightens at 8%, your Principal Banker can re-run the file at today's actual rate and often finds the headroom.
A Principal Banker will translate this into a real approval — in 60 seconds.
1099 Income questions answered without jargon — the way a Principal Banker would walk you through them on a call.
Sixty seconds. No credit pull. A real number from the people who underwrite the loan.