Loan Mod Planner + Partial Sale Calculator

A loan modification amortization calculator helps mortgage note investors model repayment scenarios for non-performing loans. It calculates the monthly payment, total interest, and full amortization schedule when restructuring a borrower's loan terms — including changes to interest rate, term length, and principal balance after a down payment.

Note investors use amortization calculators to structure loan modification offers for borrowers in default. By adjusting the interest rate, term, and adding a down payment (which reduces the unpaid principal balance), investors can model multiple repayment scenarios and present the borrower with affordable options that maximize the investor's return while resolving the non-performing loan.

UPB (Unpaid Principal Balance) is the total remaining balance on a mortgage loan. Modified UPB is the balance after applying a borrower's down payment. For example, if the UPB is $100,000 and the borrower makes a $10,000 down payment, the Modified UPB is $90,000 — this is the amount that gets amortized over the new loan term.

Loan modification interest rates for NPL notes typically range from 3% to 12%, depending on the borrower's ability to pay, property value, and market conditions. Many note investors default to rates between 5% and 10%. FIXnotes pre-fills 9.9% as a common starting point, but you should adjust based on each deal's specifics.

Yes. FIXnotes Loan Mod Planner lets Foundation members and above run up to four scenarios side by side — varying interest rate, term, and down payment — and copy all options to share with borrowers. Free users can model one scenario at a time.

The true yield is the annualized IRR computed using the NET monthly payment the partial investor actually receives — that is, the loan's gross payment minus any servicing fee. Many third-party calculators report yield using the gross payment, which overstates what the investor actually earns. FIXnotes' partial sale calculator uses the net payment by default, so the number you see is the number you'll receive.

The servicing fee comes out of every monthly payment before it reaches the partial investor. If the gross payment is $400/mo and the servicing fee is $20/mo, the investor receives $380/mo. Calculating yield on $400 is wrong — the investor never sees that $20. A $5–$25/mo difference compounds meaningfully over a 24-to-120-month partial term.

Two differences. First, FIXnotes uses the net payment (after servicing fee) to calculate yield, while FCI uses the gross payment. Second, FIXnotes renders the partial investor's amortization schedule (showing their principal-and-interest breakdown), while FCI shows the underlying loan's amortization, which doesn't reflect what the investor receives. Both differences mean FIXnotes' numbers match what you'd compute with a 10bii financial calculator.

Use the Loan Mod Planner when you're modeling a loan modification with a borrower — adjusting balance, rate, term, and down payment to find a workable monthly payment, then sharing options with the borrower. Use the TVM Calculator when you just need to solve a single time-value-of-money equation (e.g., yield on a purchase, present value of a payment stream, payment-to-amortize-balance). The Loan Mod Planner is structured around the borrower's perspective; the TVM Calculator is a generic financial-calculator interface.

Sign up for Mastermind. The partial sale calculator unlocks the true-net-PMT yield calculation that matches a 10bii financial calculator — the calculation FCI's calculator gets wrong by using the gross payment instead of the servicing-fee-adjusted net. Mastermind members also get the side-by-side scenario comparison (up to 4 scenarios), copy-to-share for both borrower options and partial sale terms, plus the rest of the FIXnotes toolkit — auction reviewer, seller agreements, deal flow, and direct support. Foundation members also get access to the partial sale calculator, but the Mastermind tier is the right fit for active note investors using these tools daily.