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🏦 DSCR Calculator

Debt Service Coverage Ratio — see if your rental qualifies for a DSCR loan. As-Is vs Pro Forma side by side. Most lenders require 1.0–1.25x.

📍 Property Address (optional)
InputsYour Numbers
Property & Loan
Purchase Price?
$
Down Payment %?
%
Interest Rate %?
%
Loan Term (years)?
As-Is Rental Income
Current Monthly Rent?
$
Vacancy %?
%
Pro Forma (After Plan)
Pro Forma Monthly Rent?
$
Pro Forma Vacancy %?
%
Operating Expenses
Property Tax / mo?
$
Insurance / mo?
$
Maintenance %?
%
HOA / mo?
$
Lender Thresholds
Min DSCR Required?
x
As-Is AnalysisCurrent Rents
Enter values to see DSCR
DSCR
--
target ≥1.25x
Monthly NOI
--
before debt
Monthly Payment
--
P&I only
Monthly CF
--
after debt
DSCR Build-Up
Gross Rent--
Vacancy Loss--
Effective Gross Income--
Operating Expenses--
Net Operating Income (NOI)--
Debt Service (P&I)--
DSCR = NOI / Debt Service--
Loan Summary
Loan Amount--
Down Payment--
Rate / Term--
Lender Qualification--
Pro Forma AnalysisAfter Plan
Enter pro forma rent above
DSCR
--
vs as-is
Monthly NOI
--
vs as-is
Min Rent to Qualify
--
at 1.25x DSCR
Monthly CF
--
vs as-is
Pro Forma DSCR Build-Up
Pro Forma Gross Rent--
Vacancy Loss--
Effective Gross Income--
Operating Expenses--
Net Operating Income--
Debt Service--
DSCR--
Rent Required to Qualify
At 1.0x DSCR--
At 1.15x DSCR--
At 1.25x DSCR--
Your Lender Minimum--

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1
Enter Loan Terms
Input purchase price, down payment %, interest rate, and term. These determine your monthly debt service — the denominator in the DSCR formula.
2
Enter Current Rent
The as-is monthly rent. Lenders use this to calculate DSCR for qualification. Include vacancy as a % to get the Effective Gross Income.
3
Enter Operating Expenses
Tax, insurance, maintenance, and HOA. These reduce NOI. Lenders vary on which expenses they include — some use PITIA instead of NOI.
4
Read DSCR Result
DSCR = NOI divided by Debt Service. Below 1.0 means the rent doesn't cover the mortgage. 1.25+ is the sweet spot for most lenders.
5
Check Minimum Rent
The table shows exactly what rent you need to hit 1.0x, 1.15x, and 1.25x DSCR. Useful for making offers or negotiating rent before closing.
6
Use Pro Forma Column
If you plan to raise rents after purchase, enter the pro forma rent to see if the stabilized property qualifies even if as-is doesn't.

DSCR loans are the most popular financing tool for real estate investors. Unlike conventional loans, they qualify you based on the property's income — not your personal income, W-2s, or tax returns.


The formula is simple: DSCR = Net Operating Income / Debt Service. A 1.25x DSCR means the property generates 25% more income than needed to cover the mortgage. Most lenders require 1.0–1.25x. Some allow below 1.0 with a higher rate (called 'no-ratio' loans).


What counts as NOI varies by lender. Some lenders use gross rent minus vacancy only. Others use full NOI including taxes, insurance, and maintenance. Always ask your lender exactly how they calculate it.

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