Mortgage calculator › Bank statement income calculator
Bank statement income calculator (2026): what a lender will count from your deposits
Self-employed, freelance, gig or commission income doesn't fit a W-2, so bank-statement lenders qualify you on 12 or 24 months of deposits instead — and they compute it a specific way: eligible deposits, transfers out, business accounts reduced by an expense ratio, divided by the months. Drop in your statements and see the qualifying monthly income before you apply, which deposits are recurring, and which large ones will need a source letter.
Everything happens in your browser: the files are read locally and nothing is uploaded to paysums or anyone else. Close the tab and it is gone.
Proof-of-income summary (PDF)
Landlords and lenders that ask self-employed applicants for "proof of income" usually want exactly this: a one-page summary of deposits by month and by source, referencing the statements it came from. Fill in your name, bank and account digits above; the summary is watermarked until a download key is applied ($7.99). Attach the statements themselves — the summary is only credible with them.
Request a download key — $7.99 (checkout opening shortly)
How lenders count bank-statement income
- Personal statements: 100% of eligible deposits over 12 or 24 months, divided by the months.
- Business statements: deposits minus an expense ratio — 50% by default, lower with a CPA letter or a P&L showing thinner margins.
- Excluded: transfers between your own accounts, loan proceeds, refunds, gifts, and large one-off deposits without a documented source.
- Consistency matters: declining deposits, overdrafts and NSFs lower the usable figure; recurring deposits from the same clients raise confidence.
- Rates run 0.5–1.5 points above conventional loans and down payments of 10–20% are typical — which is why it pays to know the qualifying figure before shopping.
Frequently asked
What is a bank statement loan?
A mortgage for borrowers whose tax returns understate their cash flow (self-employed, business owners, gig workers). The lender qualifies you on deposits shown on 12–24 months of statements rather than on W-2s or returns.
Does uploading my statements share them with anyone?
No. The file is parsed by JavaScript running in your browser; nothing leaves your device. Prefer your bank's CSV export — PDF layouts vary and some are read imperfectly.
Is the proof-of-income summary a substitute for statements?
No — it is a cover sheet that makes the statements readable. It states on its face that it was prepared by the applicant from the statements listed, and it should be sent with them.
Why are transfers excluded?
Moving money from your own savings is not income; lenders strip it out, so the calculator does too unless you tick the box.