Commercial DSCR Loan Rates

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Commercial DSCR Loan Rates: How They are Determined and What to Expect

Commercial DSCR loan rates refer to the interest rates charged on loans taken for commercial properties, which are determined by several factors.

Understanding these factors and knowing what to expect can help investors plan better and make informed decisions regarding their investments.

Commercial DSCR loan rates are a critical element of commercial financing, and investors need to be familiar with them to get the best possible deals on loans for their commercial properties.

Factors Affecting Commercial DSCR Loan Rates

Credit Score

conventional-loan-credit-scoreA credit score is a three-digit number that represents an individual’s creditworthiness and likelihood of defaulting on a loan.

The score is calculated based on several factors, including payment history, credit utilization, length of credit history, and types of credit used.

A high credit score usually reflects a borrower who has a history of paying his debts on time, keeping low balances on credit, and having a long credit history.

On the other hand, a low credit score indicates that the borrower may have missed payments or carries high credit card balances, which could be seen as a sign of financial instability.

Banks and lending institutions use the credit score to determine the interest rate that will be charged for a commercial DSCR loan.

Generally, borrowers with a higher credit score will receive a lower interest rate than those with a lower credit score. This is because lenders see borrowers with high credit scores as less likely to default on a loan, and therefore, less risky to lend money to.

In addition to determining the interest rate, a borrower’s credit score also affects the maximum amount that can be borrowed for a commercial DSCR loan.

Lenders usually have a minimum credit score requirement for commercial loans, and borrowers who do not meet this requirement may be denied the loan.

A borrower’s credit score is a significant factor that determines the interest rate and loan amount for commercial DSCR loans.

Maintaining a high credit score by making timely payments, keeping balances low, and using credit responsibly can help borrowers secure a loan with a favorable interest rate and terms.

Debt Service Coverage Ratio

The Debt Service Coverage Ratio (DSCR) is one of the most critical factors that commercial lenders take into consideration when determining loan rates.

DSCR is the ratio that measures a company’s ability to meet its debt obligations. This ratio determines the amount of cash flow available to cover current debt payments.

Lenders calculate DSCR by dividing annual net operating income (NOI) by the total annual debt payments.

A ratio of 1 indicates that the company’s cash flow can cover its total debt payments. Typically, lenders require a minimum DSCR of 1.2 – 1.5 to qualify for a commercial loan.

A high DSCR indicates that a company has strong financials and is less risky to lend to, which will result in more favorable loan rates.

Loan-to-Value Ratio

The Loan-to-Value (LTV) Ratio is an important factor in determining the Commercial Debt Service Coverage Ratio (DSCR) loan rates.

The LTV ratio is the amount of the loan compared to the appraised value of the property being financed. Lenders use this ratio to determine the level of risk associated with the loan.

The lower the ratio, the less risk the lender takes on because the property has a higher value in relation to the loan amount. A higher LTV ratio means more risk for the lender because the property has less value in relation to the loan amount. Therefore, higher LTV ratios typically result in higher interest rates and lower loan amounts.

Lenders typically have different LTV requirements depending on several factors, including the purpose of the loan, the borrower’s creditworthiness, and the type of property being financed.

In general, commercial lenders prefer lower LTV ratios for higher-risk properties, such as retail centers or hotels.

Lenders may also require lower LTV ratios for loans to borrowers with a lower credit score or less experience. This is because these borrowers are deemed to be more risky by the lender and have a higher likelihood of defaulting on the loan.

In addition to the LTV ratio, lenders may also take into account other factors such as the borrower’s financial position, collateral, market conditions, and other factors that affect the loan repayment.

This is why it’s critical for borrowers to have a solid understanding of their financial position before applying for a Commercial DSCR loan.

In particular, borrowers need to ensure that they have a clear understanding of their credit score, debt service coverage ratio, and loan amount requirements so they can make informed decisions about their financing options.

By doing this, they can avoid costly mistakes and secure the best possible loan rates and terms for their business.

Loan Amount

loan-application-form-2The loan amount is a critical factor that will determine several aspects of a commercial DSCR loan.

In general, commercial lenders will offer a loan amount that is based on the borrower’s creditworthiness, cash flows, and the value of the underlying collateral.

Lenders will evaluate the borrower’s credit history, income and expenses, and assets and liabilities to determine the likelihood of repayment.

Lenders will also underwrite the cash flows of the property by assessing the Debt Service Coverage Ratio (DSCR), which is the cash flows from operations divided by the annual debt service. A higher DSCR indicates stronger cash flows and a lower risk of default.

Lenders will also consider the Loan-to-Value (LTV) ratio, which is the loan amount divided by the value of the property. A lower LTV indicates a stronger collateral cushion and a lower risk of loss in case of default.

The borrower’s experience and market conditions will also impact the loan amount. If the borrower has a proven track record of successful property ownership and management, the lender will feel more comfortable extending a higher loan amount, as this indicates a lower risk of default.

Moreover, market conditions will also impact the loan amount, as lenders will consider the prevailing interest rates, rental rates, vacancy rates, and local economic trends. If the market is favorable, lenders may be willing to extend a higher loan amount to capitalize on the positive trends.

Loan Term

Loan term is an important factor to consider when it comes to commercial DSCR loan rates. The loan term describes how long the borrower has to pay back the loan and can range from a few years to several decades.

Generally, the shorter the loan term, the lower the interest rate, but the monthly payments will be higher. On the other hand, longer loan terms come with higher interest rates, but the monthly payments are lower. It’s essential to choose a loan term that aligns with your financial goals.

Longer loan terms can be beneficial for those who need more flexibility and lower monthly payments, but they can end in more accrued interest over time. It’s vital to run the calculations to determine which loan term is the best option for your business.

Lenders may offer adjustable or fixed-rate loan options, so it’s crucial to understand the differences between the two.

Fixed-rate loans secure a consistent interest rate throughout the loan term, while adjustable rates can fluctuate with the market’s movement. Both options have their benefits, and borrowers should evaluate their financial situation and business needs before deciding on a loan term.

Interest Rate Type

The interest rate type is an essential consideration in commercial DSCR loan rates. This factor determines how the interest on the loan will be charged, which has a significant impact on the loan’s overall cost.

Lenders use various interest rate types, such as fixed rates, variable rates, and hybrid rates. Fixed rates entail a set interest rate that remains the same over the loan term, while variable rates fluctuate based on market conditions.

Hybrid rates combine both fixed and variable rates, where the rate starts as a fixed rate and changes to a variable rate after an agreed period. The type of interest rate chosen depends on factors such as the borrower’s risk level, the loan term, and market conditions.

Fixed rates are popular among borrowers looking for predictable payments, while variable rates are ideal for those looking for flexibility and willing to take on some risk.

In contrast, hybrid rates offer a balance between the two, providing the security of fixed rates and flexibility of variable rates with potential cost savings.

Lenders may also offer different rates based on the loan’s purpose, such as owner-occupied loans or non-owner-occupied loans.

Knowing the different interest rate types and their implications can help borrowers make an informed decision on which loan to choose and the overall cost they should expect.


Collateral is an essential factor in the approval of a commercial DSCR loan. The collateral serves as a guarantee or security for the lender that the borrower will repay the loan.

This includes any tangible asset, such as real estate, equipment, inventory, etc. The value of the collateral plays a critical role in determining the loan amount and interest rates.

Women Holding not enough money for loansHigher-value collateral can lead to lower interest rates and higher loan amounts, while lower-value collateral can result in higher interest rates and lower loan amounts.

When evaluating collateral, lenders consider the type of asset, its condition, location, and potential resale value.

They may require an appraisal to determine the asset’s value accurately. A low-value or high-risk asset may require the borrower to provide additional collateral to secure the loan. In some cases, lenders may accept personal guarantees or UCC-1 filings as additional security.

It’s essential to note that collateral alone does not guarantee loan approval. Lenders still consider other factors, such as credit score, debt service coverage ratio, and the borrower’s experience, when evaluating loan applications.

However, providing sufficient and valuable collateral improves the borrower’s chances of getting approved for the loan and securing favorable loan terms.

Borrower’s Experience

Borrower’s experience is a crucial factor that lenders evaluate when deciding on a commercial DSCR loan rate. The borrower’s experience refers to the individual or entity’s expertise on managing the property and its financial aspects.

This includes knowledge of the industry, previous experience in property management, credit history, and financial stability. Lenders consider the borrower’s experience as an important factor because it reduces the risks associated with a loan.

Experienced borrowers have a higher likelihood of successfully managing the property and generating revenue to repay the loan.

Additionally, they are more likely to understand and comply with the loan’s terms and conditions, reducing the risk of default.

Borrowers with a good track record of property management and a high credit score are likely to receive favorable commercial DSCR loan rates.

Lenders prefer borrowers with a credit score of 700 or above, as they are perceived as less risky and more likely to repay the loan on time.

Furthermore, borrowers with a low debt-to-income ratio and a high DSCR have better chances of securing a loan at a lower interest rate. A

DSCR of 1.25 or higher is considered safe by most lenders, indicating that the property generates sufficient revenue to cover expenses and loan payments.

Lenders also evaluate the market conditions, including the property’s location, type, and market demand. Borrowers seeking a loan for a property in a thriving market will have more options and better loan terms compared to those in a stagnant market.

The type of property also matters, as some properties, such as multi-family units and hotels, are considered riskier to lenders. Borrowers of these properties may require a larger equity down payment, a higher DSCR, or a higher interest rate.

Finally, the borrower’s collateral is taken into account when deciding on commercial DSCR loan rates. Collateral refers to an asset offered by the borrower to secure the loan, such as the property itself or another asset with substantial value.

Lenders prefer borrowers with collateral that can cover the full loan amount in case of default. This reduces the lender’s risk and increases the probability of getting a lower interest rate. Borrowers without collateral may still secure a loan, but they will likely receive a higher interest rate.

Market Conditions

Market conditions play a crucial role in determining Commercial DSCR Loan rates, as lenders must monitor numerous economic indicators to manage risk effectively.

The most influential factors include the business cycle, government monetary policy, inflation, and the overall state of the economy.

During periods of low interest rates, lenders may ease their lending standards to offset the reduced profitability, leading to lower rates for borrowers.

Conversely, when the economy overheats, lenders may tighten their underwriting standards to hedge against increased risk, shrinking the pool of eligible borrowers and driving up rates.

In addition to macroeconomic factors, local market conditions, such as supply and demand, also impact Commercial DSCR Loan rates.

When demand exceeds supply, rates tend to increase, while oversupply often leads to lower rates as lenders compete for business.

Lenders also consider the industry-specific trends and dynamics when setting rates, such as the level of competition, barriers to entry, and regulatory environment. Borrowers in high-growth industries may enjoy lower rates as lenders seek to capitalize on the potential for future growth.

Furthermore, the credit quality of potential borrowers as well as the quality of the collateral offered can also impact Commercial DSCR Loan rates.

Lenders tend to assign higher rates to borrowers with less creditworthiness or who offer collateral of lower quality, as they are viewed as higher risk.

Conversely, borrowers who can demonstrate good credit history or provide high-quality collateral may receive lower rates as they are viewed as lower risk. Therefore, borrowers should strive to improve their credit score and provide strong collateral to qualify for the most favorable rates.

How Commercial DSCR Loan Rates are Determined

Underwriting Process

A crucial part of the commercial DSCR loan process is the underwriting phase. This phase involves a thorough examination of the borrower’s financial history and creditworthiness, as well as the viability of the property or project being financed.

The goal of the underwriting process is to assess the risk involved in granting the loan, including the borrower’s ability to repay the loan in a timely manner and the overall value of the property or project. Lenders analyze several factors, including the borrower’s credit score, debt-to-income ratio, liquidity, and net worth.

They also scrutinize the property’s location, condition, and potential for generating income. In addition, lenders may require detailed financial statements and projections, market analyses, and property appraisals.

The underwriting process is essential for determining loan eligibility and pricing, as well as mitigating risk for both the lender and borrower. Through rigorous evaluation and analysis, lenders are able to make informed decisions regarding loan terms and rates that benefit all parties involved.

Risk Assessment

During the underwriting process of commercial DSCR loans, risk assessment is conducted to determine the likelihood of loan default. The underwriter will evaluate various financial and non-financial factors associated with the borrower, the property, and the industry to make an informed decision.

Reduce Risk in a Note on the Table with penOne of the key factors assessed is the creditworthiness of the borrower; this includes analyzing their credit score, payment history, and debt-to-income ratio.

The underwriter will also review the financial statements of the property to assess its income-generating potential and the likelihood of sustained profitability.

Non-financial considerations include the location and condition of the property, the local market demand, and the competitive landscape.

Another critical factor is the industry in which the property operates; more stable industries with predictable cash flows may receive more favorable loan rates compared to those with volatile revenue streams.

Based on the evaluation of these factors, the lender will assign a risk rating to the loan applicant and offer terms and conditions that align with the level of risk assumed.

Generally, lower-risk applicants will receive more competitive loan rates, while higher-risk applicants may be required to pay higher interest rates or offer collateral to secure the loan.

Loan Pricing

Loan pricing is a critical aspect of the commercial underwriting process. This subsection defines how commercial DSCR loan rates are determined and what borrowers can expect.

When pricing a loan, several factors are considered, such as the borrower’s creditworthiness, the property’s cash flow, and the prevailing interest rates.

Every lender will have different underwriting standards, but the primary determinant of loan pricing is the risks involved. The higher the risks, the higher the interest rate charged.

For commercial properties, lenders use debt service coverage ratios to establish a borrower’s ability to repay the loan. The DSCR ratio measures a property’s cash flow to its debt obligations. It is calculated by dividing the annual net operating income (NOI) by the annual debt service.

Loan pricing may also depend on the type of property. Lenders categorize properties into various groups, such as multifamily, office, retail, industrial and put each into a respective risk category.

For instance, multifamily properties are generally considered to be the safest investment because they tend to have stable occupancy rates and a reliable cash flow.

On the other hand, retail and office properties tend to have more significant volatility due to shifting consumer trends. Thus, they may face higher pricing, and lenders will demand higher DSCR ratios for these properties.

Another factor that may affect loan pricing is the loan term. Longer-term loans will typically have higher interest rates than shorter-term loans, but their monthly payments will be lower.

Short-term loans offer more flexibility, but borrowers may face balloon payments once the loan matures. It is essential to weigh the advantages and disadvantages of each loan term before choosing the most suitable option for your investment.

Bigger loans may also offer different pricing compared to small loans. Large commercial loans might require more underwriting, documentation and processing hence having a higher price.

Likewise, smaller loans might be more comfortable to process and require less documentation, and may have lower interest rates.

Finally, it is essential to remember that the interest rate charged is not the only cost involved in obtaining a commercial loan.

Lenders require borrowers to pay loan origination fees, closing costs and other miscellaneous charges when taking out a loan. These fees may be added into the total loan amount or may be paid up-front, so it is crucial to consider all associated costs before accepting a loan offer.

Overall, the pricing of commercial DSCR loans is determined by several factors, including the borrower’s creditworthiness, the property’s cash flow, lender risk tolerances, the type of property, the term of the loan, the amount borrowed, and associated fees. By understanding these factors, prospective borrowers can make informed decisions when applying for commercial loans.

Loan Approval

After the underwriting process and risk assessment for a commercial DSCR loan, the loan approval stage is the next significant step in securing a loan.

The loan approval stage is where the lending institution will review all of the financial documents and credit information provided by the borrower to ensure that the borrower can meet the necessary loan repayment obligations.

This process typically involves a deep dive into the borrower’s income, employment history, credit score, credit history, and other financial indicators.

During this stage, the lender will weigh the borrower’s ability to repay the loan against the potential risks associated with lending to them.

If the lender determines that the borrower is creditworthy and that the loan makes good financial sense for both the lender and the borrower, the loan application will move forward into the next stage.

There are several factors that lending institutions consider when approving a commercial DSCR loan.

These include but are not limited to cash flow, size of the loan, property value, and the borrower’s creditworthiness.

Some of the factors that impact the approval process include economic trends, lending market conditions, and federal regulations.

The lending institution will also assess the property being purchased with the loan and the purpose for the loan.

The lending institution will examine the potential profitability of the property and whether it is the right candidate for the type of loan being sought.

A borrower should also prepare adequately for the loan approval stage. This preparation includes having all the necessary documentation, such as tax returns, financial statements, income documentation, and employment history to ensure that the loan application is approved timely.

The borrower’s credit score and credit history are also key factors in the loan approval process. The lending institution will review the borrower’s credit score and credit history to determine whether the borrower is a good candidate for a loan and what interest rate they should be offered.

Lenders prefer borrowers with a high credit score and a clean credit history.

Based on the evaluation and analysis of the above factors, the lending institution may either approve or decline the loan. If the loan is approved, the lender will then determine the interest rate, loan term and other conditions of the loan.

It is important to note that the interest rate on commercial DSCR loans is determined by a variety of factors, including economic trends, the size of the loan, the borrower’s creditworthiness, and the current state of the lending market.

What to Expect When Applying for a Commercial DSCR Loan

Documentation Requirements

Documentation requirements are a critical part of the commercial debt service coverage ratio (DSCR) loan application process.

Lenders require certain documentation to assess your creditworthiness and determine your loan rates. Documentation requirements may vary between lenders, but common requirements include financial statements, tax returns, bank statements, and personal identification documents.

  • Financial statements provide lenders with a snapshot of your financial health, including your assets, liabilities, income, and expenses.
  • Tax returns offer a more detailed look at your income and financial obligations.
  • Bank statements provide evidence of your cash flow and financial stability.
  • Additionally, lenders may request personal identification documents such as a driver’s license or passport to verify your identity.

It is important to ensure that you provide all required documentation accurately and on time to avoid any delays in the loan approval process.

Failure to provide the necessary documentation may also result in a higher interest rate or loan denial. It is best to work closely with your lender and prepare in advance to ensure that you have all the necessary documentation to apply for a commercial DSCR loan.

Application Process

Upon completing the documentation requirements, the applicant can begin the application process to apply for a commercial DSCR loan.

The application process is initiated by submitting a loan application form provided by the lender, along with the required documentation.

The application form typically requires information about the borrower’s credit history, financial statements, and other pertinent details.

dscr loan applicationAdditionally, the lender may conduct a thorough credit analysis to determine the borrower’s creditworthiness, which involves assessing the borrower’s credit score, payment history, and debt-to-income ratio.

The lender may also conduct a detailed analysis of the borrower’s financial statements to evaluate their ability to repay the loan.

Once the application is submitted, the lender usually evaluates the loan request based on several factors, such as the loan amount, term, purpose, and collateral.

The lender may also consider the borrower’s credit score, financial statements, and their ability to repay the loan. Based on these factors, the lender may either approve or deny the loan request, or offer alternative loan terms and conditions.

If the lender approves the loan request, the borrower is required to sign the loan agreement, which includes the terms and conditions of the loan, such as the interest rate, term, payment schedule, prepayment penalties, and other relevant details.

The borrower may choose to negotiate some terms of the loan agreement, such as the interest rate or prepayment penalty, to better suit their financial needs. Once the loan agreement is signed, the lender typically disburses the loan amount to the borrower’s designated account.

Overall, the application process for a commercial DSCR loan can be straightforward or complex, depending on the lender’s requirements and the borrower’s financial situation.

Therefore, it’s essential to understand the application process thoroughly and have all the necessary documentation in place to apply for a commercial DSCR loan.


One of the critical aspects of obtaining a commercial DSCR loan is understanding the timeline for the application process.

Generally, the timeline for commercial DSCR loans varies depending on the type of property, complexities of the loan, and completeness of the documentation required.

Typically, the documentation process can take anywhere from two to three months to complete before a final decision is made by the lender.

During the documentation verification period, the lender will review all the documents provided, which include financial statements, tax returns, credit reports, and other essential documents. If the documents are incomplete, the lender will request additional documentation, which may result in a longer timeline for loan approval.

It’s worth noting that the application process for commercial DSCR loans may differ from conventional loans. The lender will require additional information and may have more stringent lending criteria.

For instance, the lender may require a minimum debt service coverage ratio (DSCR) to qualify for the loan. Therefore, it’s essential to have all the required documentation ready before starting the loan application process.

An experienced loan officer can help you prepare your documentation providing guidance about what is needed to expedite the application approval process. Once the application is submitted, the lender will evaluate the proposed business plan before approving or denying the application.

After receiving the loan documentation, the lender will conduct due diligence to ascertain the information provided.

The lender will evaluate the borrower’s qualifications, the property, and the loan feasibility. Once the loan is approved, closing documents will be created, and the borrower will sign them. Finally, the loan will be disbursed.

However, the process may take some time, depending on various factors such as how long it takes to obtain a properly executed purchase and sale agreement, a home inspection contingency waiver, appraisals, etc.

Understanding the commercial DSCR loan timeline is critical to planning when you expect to receive the loan funds.

Therefore, it’s essential to keep in mind that the entire process may take several months before the loan is ultimately approved and funded.

However, working with an experienced loan officer can help make the process more manageable and ensure that the loan process stays on track as much as possible.

Fees and Costs

One of the crucial factors to consider when taking out a commercial DSCR loan is the fees and costs associated with it.

These fees and costs vary, depending on the size and purpose of the loan, as well as the lender’s requirements and other factors. Some of the common costs associated with a commercial DSCR loan include application fees, origination fees, underwriting fees, appraisal fees, and legal fees. Additionally, there may be prepayment penalties and closing costs.

Application fees are charged to cover the lender’s administrative expenses for processing your application.

Origination fees are charged to cover the lender’s costs for funding and closing your loan. Underwriting fees are paid to the lender for assessing your creditworthiness and evaluating the risk associated with your loan.

Appraisal fees are paid to an independent appraiser to determine the value of the property that you are securing the loan against. Legal fees are paid to an attorney for reviewing your loan documents and ensuring all legal requirements are met.

Prepayment penalties impose a fee on borrowers that pay off their loans early. The fee may be a percentage of the outstanding balance or a set amount.

Closing costs are expenses that relate to your loan’s closing, such as title search fees, notary fees, and recording fees. You should carefully review the lender’s fees and costs before applying for a commercial DSCR loan. Make sure to compare the costs between lenders to ensure that you are getting the best deal.

It is also essential to remember that some fees and costs may be negotiable with the lender. If you have strong credit, a solid business plan, and a positive track record, you may be able to negotiate some of these fees and costs.

Before signing any loan agreement, ensure that you understand precisely what fees you are paying and when they are due.

Don’t hesitate to ask your lender to explain any fees you don’t understand, remember you are investing a lot of money and planning the future of your business.

Loan Terms and Conditions

Loan terms and conditions are a crucial aspect of commercial DSCR loans, as they determine the borrower’s financial obligations during the loan’s life cycle.

These terms and conditions include the interest rate, loan amount, repayment period, and any applicable fees. The interest rate is a critical factor in determining the borrower’s financial obligation, as it determines the amount of interest charged on the loan principal.

Lenders base interest rates on the borrower’s credit score, collateral value, and other risk factors. Loan amounts, on the other hand, are determined based on the property’s value, the borrower’s capacity to repay the loan, and the loan-to-value (LTV) ratio.

Repayment periods can vary from a few years to several decades, depending on the borrower’s specific needs and capacity. Additionally, lenders can charge various fees, including application fees, origination fees, and prepayment penalties.

It is essential to understand the terms and conditions of a commercial DSCR loan, as they can significantly impact the borrower’s repayment capacity.

Borrowers should carefully review all loan documents, including the promissory note and security agreements, to ensure that they understand these terms and conditions fully.

Additionally, borrowers should negotiate favorable loan terms and conditions with lenders to reduce their financial burden and increase their financial flexibility. Finally, borrowers should work with qualified lawyers and financial advisors to review loan documents and negotiate terms to avoid costly mistakes and financial losses.

In conclusion, loan terms and conditions are a critical aspect of commercial DSCR loans that borrowers should carefully review and understand before signing any loan documents.

By doing so, borrowers can ensure that they are fully informed of their financial obligations and can make informed decisions about their financial future.

They should also work with qualified lawyers and financial advisors to negotiate favorable loan terms and conditions that align with their financial goals and capacity.

Loan Disbursement

Loan disbursement is a critical aspect of any commercial DSCR loan agreement. It refers to the actual transfer of funds from the lender to the borrower.

Typically, lenders have a range of disbursement options, including direct deposit to the borrower’s bank account, wiring funds directly, or issuing a check.

However, before the lender can release funds, certain conditions must be met by the borrower, including the completion of all underwriting requirements, the submission of all required documents, and verification of collateral.

In most cases, lenders will also require the borrower to purchase insurance coverage to protect against potential losses during the loan term.

Once all requirements are met, the lender will disburse funds according to the agreed-upon schedule. It is essential for borrowers to understand the disbursement process and ensure that they have completed all required steps to avoid any delays in accessing funds.

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