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Compare net operating income after all stated expenses, including tax and insurance, with principal and interest payments. The 1.25x benchmark is illustrative; lender definitions and requirements vary.
Maintenance, PM, etc. (not tax/ins)
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Enter the property, expense, and loan assumptions to reveal the DSCR ratios, debt service, and illustrative loan limit.
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Free calculator guide
The free DSCR calculator helps investors see whether a property's income supports the debt. It compares NOI after all stated operating costs with principal and interest; a result is not a lender approval.
The primary DSCR is annual NOI after operating expenses, property tax, and insurance divided by annual principal and interest. The illustrative loan limit uses the same NOI/P&I convention at 1.25x. A separate comparison divides income before tax and insurance by PITI. Neither predicts loan approval.
Rent, vacancy, operating expenses, rate, and leverage all move DSCR quickly. The ratio improves when income is real and debt service is controlled. It falls fast when either side gets stretched.
Use DSCR to compare income with debt payments, then verify the lender’s own definition and requirements. Thin coverage leaves less room for rate changes or operating surprises.
Debt service coverage ratio compares a property's net operating income to its debt service. Lenders use it to judge whether the property's income is strong enough to support the loan.
This calculator uses 1.25x as an illustrative screening benchmark. Actual definitions and thresholds vary by lender, asset type, and loan product.
Because DSCR is a ratio. Small changes in monthly NOI or debt service can move coverage above or below the illustrative benchmark quickly.