Stack the capital. Close the gap.

Layer senior debt, tax-credit equity, grants, soft loans, deferred fee, and sponsor equity against your total development cost — see the financing gap, the blended cost of capital, the stacking conflicts, and the order to chase each source.

Describe the dealTotal development cost + stabilized NOI — the height the stack must reach.

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Layer the sourcesDebt, tax-credit equity, grants, soft loans, deferred fee — tap to add, override any amount.

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Read the verdictGap covered or not, stacking conflicts flagged, blended cost — then print the lender exhibit.

Mill Street Lofts — a 64-unit 4% LIHTC rehab: $14.2M cost, bonds + credits + a city grant. Edit anything; the stack updates live. Your own numbers replace it the moment you type.

Total development cost (TDC, $) ?Every dollar it takes to build the deal — land, hard costs, soft costs, and reserves. This is the height your stack has to reach. Stabilized NOI (optional — sizes the senior loan, $/yr) ?Net operating income: annual rent minus operating expenses. It sets how much senior debt the deal can safely carry. Deal profile

Capital sources (tap to layer in · override any amount)

⚙ Assumptions (editable)

Planning math with editable assumptions — not underwriting, and never tax, legal, or investment advice. Credit pricing and program rules vary by market and year.