| Saved | Gross Annual | Net Monthly | DTI | Income Limit | Status |
|---|---|---|---|---|---|
| No saved scenarios yet. Calculate, then click “Add to Comparison Table”. | |||||
| Scenario | Gross Annual | Obligations / Month | DTI | Income Limit | Outcome |
|---|---|---|---|---|---|
| Moderate income, balanced debts | $78,600 | $1,450 | 31.9% | $90,000 | Eligible |
| Higher income, strict cap | $102,000 | $1,850 | 21.8% | $95,000 | Not Eligible |
| Lower income, heavy obligations | $62,400 | $2,250 | 43.3% | $80,000 | Borderline |
1) Eligible monthly gross income
Eligible Gross (Monthly) = Fixed Salaries + (Other Income × Factor) + ((Bonuses × Factor) ÷ 12)
2) Income limit (annual)
Fixed method uses your annual cap directly.
Scaled method uses:
Limit =
Base +
Increment × (Household Size − 1)
3) Estimated net monthly income
Taxable =
Eligible Gross (Monthly) − Pre‑tax Deductions
Taxes =
Taxable × Tax Rate
Net (Est.) =
Eligible Gross (Monthly) − Pre‑tax Deductions − Taxes
4) Debt-to-income (DTI)
DTI = Total Monthly Obligations ÷ Eligible Gross (Monthly)
5) Residual income
Residual = Net (Est.) − Total Monthly Obligations
- Enter both applicants’ monthly salaries and any variable income.
- Choose whether to include bonuses and other income in eligibility.
- Set the variable income factor if rules discount variable pay.
- Enter estimated tax rate and monthly pre‑tax deductions.
- Add existing debts and the proposed new payment amount.
- Pick an income limit method and provide the program thresholds.
- Click Calculate Eligibility to see results above the form.
- Use CSV/PDF to save a record or share comparisons.
Joint gross income and variable pay treatment
Programs often start with combined monthly salaries, then add other income and bonuses. Many rules count 100% of base pay, but apply a conservative factor to variable pay. If you set the factor to 70%, a $12,000 annual bonus contributes $700 per month instead of $1,000. This reduces overstating eligibility when income is seasonal.
Income caps and household scaling examples
Some benefits and affordability programs set an annual cap, while others scale the cap with household size. A base limit of $65,000 with a $12,000 increment adds $24,000 for a three‑person household, producing a $89,000 limit. If your calculated gross annual is $92,000, you exceed the cap by $3,000 and may be declined even with strong cash flow.
Debt-to-income ranges and payment capacity
DTI compares total monthly obligations to eligible gross monthly income. Many lenders target 36% as comfortable and allow up to about 43–45% depending on product and compensating factors. With $1,800 in obligations and $5,000 gross income, DTI is 36%. Add a $400 payment and DTI rises to 44%, which can flip the result to borderline.
Residual income benchmarks and safety margins
Residual income is the net income left after debts and required payments. A $700 minimum residual aims to preserve basic living capacity. If net monthly is $4,200 and obligations are $3,650, residual is $550 and fails. Raising deductions accuracy and adding verified income can improve realism, but overstating net can create a false pass.
Scenario comparison and export-ready reporting
Use the scenario table to test “what‑ifs” such as changing tax rate, excluding bonuses, or lowering the proposed payment. Save up to 20 scenarios for side‑by‑side review of gross annual, net monthly, and DTI. CSV exports support spreadsheet filtering, while the PDF summary is formatted for sharing with advisors, landlords, or program offices. Tracking best and worst inputs helps you submit a safer figure today.
1) What does the variable income factor do?
It applies a percentage to bonuses and other income so you can model conservative eligibility rules. For example, 70% counts only 70% of variable pay toward eligible income.
2) Why is my result “Not Eligible” when my income is high?
A strict annual income cap can disqualify applicants even with low debts. If your gross annual exceeds the program limit, the income check fails regardless of DTI.
3) What should I enter for monthly obligations?
Include required recurring payments such as loans, credit cards, support, insurance that must be paid, and the proposed new payment. Use amounts from statements for best accuracy.
4) How do I pick a maximum DTI percentage?
Use your lender or program guideline if provided. Otherwise, test common planning bands like 36%, 43%, and 45% to see how sensitive eligibility is to payment changes.
5) Why does residual income matter if DTI passes?
Residual checks protect household cash flow after payments. A low residual can signal affordability risk even when DTI is acceptable, especially for larger households or higher living costs.
6) Are saved scenarios stored on the server?
No. Scenarios are saved in your browser’s local storage for convenience. Clearing browser data or using a different device will remove or separate your saved comparisons.