Qualify On Assets

Asset Depletion & Utilization Qualifier

Convert cash, brokerage balances and retirement accounts into a qualifying monthly income figure, without W-2 or business income. Compare the 360-month conventional method against non-QM asset utilization.

Retirement accounts are credited lower below 59½

Assets

Credited in full

Lender Haircuts

Varies by lender — match your rate sheet

Early-withdrawal penalty plus income tax

Tax withholding only

The Transaction

Today's average as of September 23, 2026. Adjust to your quote.

Other Obligations & Income

Pension, Social Security, rental

Results

Qualifying Monthly Income

$14,393.85

From assets alone, on the selected method

A net pool of $1,209,083 supports $14,394 a month of qualifying income on the 84-month method. The same assets produce $3,359 on the conventional 360-month method and $20,151 at 60 months — the method matters more than the assets do. At 59½ or over, so retirement accounts are credited at 70% — withholding only, no penalty.

Net Depletion Pool

$1,209,083.28

Est. Purchase Power

$1,193,746.26

From assets to eligible

Gross Verified Assets$2,000,000
Haircuts & Discounts$412,500
Eligible Assets$1,587,500

What the transaction consumes

Down Payment$300,000
Closing Costs$20,000
Required Reserves$58,416.72
Net Depletion Pool$1,209,083.28

The same assets, by method

Conventional (360-month)$3,358.56
Non-QM Wholesale (84-month)$14,393.85
Non-QM Aggressive (60-month)$20,151.39

Estimated purchasing power

Max Back-End DTI Used50%
Max Subject PITIA$7,646.92
Max Loan Amount$893,746.26
Est. Purchase Power$1,193,746.26

Dividing assets by 360 is not the same as qualifying. Fannie Mae's employment-related asset rules carry occupancy, loan-to-value and documentation tests this does not model, and non-QM asset utilization terms differ by lender and by investor. Haircut percentages are the ones you enter, not fixed rules — match them to an actual rate sheet before relying on the figure. This is arithmetic to size a conversation with a loan officer, nothing more.

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Carries these figures into the 2-minute form. No credit pull.

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ConventionalFHAVARefinanceAffordabilityDTIExtra PaymentRent vs BuyBlended RateDSCRCost of WaitingADU ROIEquity Access
FAQ

Asset Depletion Calculator Questions

Straight answers from a California mortgage broker.

A way to qualify using liquid wealth instead of employment income. The lender discounts your accounts to allow for market movement and tax, subtracts what the purchase consumes, then divides what is left over a set number of months to produce a monthly income figure. Nothing is actually withdrawn or pledged — it is a qualifying calculation, not a drawdown.
Because it is a straight divisor. The same net pool divided over 360 months produces roughly a quarter of what 84 months produces, and a fifth of what 60 months does. That is why the method usually matters more than the assets: a portfolio that falls short under conventional guidelines can clear comfortably under non-QM asset utilization.
Because reaching that money early costs a 10% federal early-withdrawal penalty on top of ordinary income tax. Lenders credit a smaller share to reflect what would actually land in your hands. At 59½ and over the penalty disappears and only withholding remains, so the credit rises.
No, and that is why they are editable here. 85% on brokerage and 70% on retirement are common starting points, not rules. They vary by lender, by program, by how recent your statements are, and sometimes by how concentrated the portfolio is. Put your lender's actual figures in and the answer changes accordingly.
No. This is the income arithmetic only. Programs carry separate eligibility rules — occupancy, loan-to-value limits, reserve requirements beyond what is deducted here, credit and documentation standards — none of which this models. Use it to size the conversation, then let a loan officer check the file against a real guideline set.

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This information is not intended to be an indication of loan qualification, loan approval or commitment to lend. Rates, terms, and availability of programs are subject to change without notice.

Reviewed by Joann Ton, Loan Officer (NMLS# 1461031) | Last updated: September 2026