What is an asset depletion mortgage?

An asset depletion mortgage (also called asset utilization) allows you to qualify for a mortgage by converting your liquid assets — brokerage accounts, savings, retirement accounts — into a calculated monthly income. This is ideal for retirees, business sellers, and high-net-worth individuals who have substantial assets but limited W2 income.

How much do I need in assets to qualify?

The amount needed depends on the loan size and program. As a general rule, you need enough assets to generate sufficient monthly income after applying the program's depletion formula. For a $500,000 loan, you typically need $1M-$2M in eligible assets.

What types of accounts count for asset depletion?

Eligible accounts typically include: taxable brokerage accounts (100%), savings and money market accounts (100%), IRA and 401k accounts (60-70% of value, to account for taxes), and Roth IRA accounts (100%). Real estate equity and business assets generally do not count.

Ian Eichelberger · NMLS #368612 · Columbus, OH · Non-QM Mortgage Specialist(380) 221-8401

For Retirees, Business Sellers & High-Net-Worth Borrowers

Asset Depletion Mortgage Loans in Ohio

You have $500K, $1M, or more in your brokerage or retirement accounts — but your tax return shows minimal income. We convert your assets into qualifying income. No W2 required.

Get Pre-Qualified Free Call (380) 221-8401

How It Works

Turning Your Portfolio Into Mortgage Income

An asset depletion mortgage converts your liquid assets into a calculated monthly income figure. The lender divides your eligible asset balance by a set number of months (typically 360) to arrive at a monthly qualifying income.

Example Calculation

Brokerage Account

$1,200,000

100% eligible

IRA / 401k

$800,000

70% eligible = $560,000

Total Eligible Assets

$1,760,000

÷ 360 months

= $4,889/month

Qualifying income

* Example only. Actual calculations vary by lender program.

No employment required

No W2 or tax returns needed

IRA, 401k, brokerage, and savings accounts eligible

Jumbo loan amounts available

Primary, secondary, and investment properties

Who This Is For

The Ohio Borrowers We Serve

Business Sellers & Retirees

Sold your business or retired from a high-income career? Your tax returns may show minimal income, but your brokerage account tells a different story. We read the full picture.

Columbus Downsizers

Moving from a large Dublin or Worthington home to a smaller property closer to the city? Asset depletion is the most common solution for empty-nesters with strong portfolios but low W2 income.

High-Net-Worth Investors

Have substantial wealth in investments but prefer not to liquidate assets to qualify for a mortgage? Asset depletion lets you keep your portfolio intact while still qualifying.

Program Details

Asset Depletion Loan Parameters

Loan Amounts	Up to $5,000,000+
Max LTV	Up to 80%
Min. Credit Score	680+
Eligible Assets	Brokerage, savings, IRA, 401k, Roth IRA
Asset Haircut	IRA/401k: 60-70% \| Brokerage: 100%
Depletion Term	Typically 360 months
Employment Required	No
Income Required	No (assets replace income)
Property Types	Primary, secondary, investment
Loan Terms	15, 20, or 30 years
Close Time	21-30 business days

Income Estimator

Asset Depletion Calculator

Enter your liquid assets to instantly calculate your qualifying monthly income, annual income, and estimated maximum loan amount — no employment or tax returns required.

Asset Depletion Income Calculator

Qualifying income from liquid assets — no employment required

Loan Term

Down Payment

25%

10%50%

Reserve Requirement

Your Liquid Assets

Checking & Savings

Retirement Accounts (IRA/401k)

70% eligible → $560,000 counted

Brokerage / Investment Accounts

Other Liquid Assets

Eligible Asset Breakdown

Checking & Savings

$250,000

Retirement Accounts (IRA/401k)

$560,000(70%)

Brokerage / Investment Accounts

$450,000

Total Eligible$1,260,000

Tip: Assets must be verified with 2–3 months of statements. Gifted funds, business accounts, and non-liquid assets (real estate, vehicles) do not count.

Qualifying Results

Moderate Asset Profile — May Qualify

Monthly Qualifying Income

$3,416

$1,229,760 eligible assets ÷ 360 months

Total Eligible Assets

$1,260,000

Reserve Set-Aside (6 mo.)

− $30,240

Assets Used for Income$1,229,760

Annual Qualifying Income$40,992

Est. Max Loan Amount

$210,076

Est. Max Purchase Price

$280,101

How It's Calculated

Eligible assets − reserve requirement

÷ loan term in months (360)

= monthly qualifying income

Retirement accounts: 70% haircut applied

Ready to see if you qualify? Ian Eichelberger (NMLS #368612) specializes in asset depletion loans for Columbus retirees and high-net-worth borrowers.

Get Pre-Qualified Free →

This calculator provides estimates for informational purposes only. Actual qualifying income, loan amounts, and eligibility depend on lender guidelines, credit score, LTV, property type, asset verification, and full underwriting review. Ian Eichelberger, NMLS #368612.

Common Questions