DSCR Loan Calculator
Estimate debt-service coverage ratio (DSCR) from rent, vacancy, operating expenses, and loan PITIA. Click any i for detail.
Property & loan
Gross monthly rent ($)
i
Rent
Scheduled rent if fully occupied. |
|
|---|---|
Other monthly income ($)
i
Other income
Laundry, parking, or similar — monthly. |
|
Vacancy (%)
i
Vacancy
Allowance for empty months / credit loss. |
|
Operating expenses ($/mo)
i
OpEx
Taxes/insurance can sit here or in PITIA below — do not double-count. |
|
Loan amount ($)
i
Loan
Proposed or current loan principal. |
|
Loan APR (%)
i
APR
Note rate for P&I. |
|
Amortizing term (years)
i
Term
Amortization used for P&I. |
|
Monthly taxes + insurance ($)
i
Tax/Ins
Added to P&I for PITIA. Set 0 if already inside OpEx. |
How to use this calculator
- Enter rent, other income, vacancy, and operating expenses.
- Enter loan amount, rate, and term.
- Add monthly tax/insurance if not already in OpEx.
- Read DSCR and the NOI / PITIA breakdown.
Results explained
The headline is DSCR = NOI ÷ PITIA. Many programs look for about 1.2–1.25+, but guidelines differ.
Quick reference: DSCR pieces
Definitions used in this calculator.
| Metric | Definition |
|---|---|
| EGI | Rent + other after vacancy |
| NOI | EGI − operating expenses |
| PITIA | P&I + taxes/insurance (as entered) |
| DSCR | NOI ÷ PITIA |
Some lenders use gross rent multipliers or different vacancy floors.
How the estimate is built
NOI = (rent + other) × (1 − vacancy) − OpEx. PITIA = amortizing P&I + tax/ins. DSCR = NOI / PITIA.
Example scenario
About $2,800 rent with 5% vacancy, $700 OpEx, and PITIA near $2,500 can land near a 1.0–1.1 DSCR — often too tight for 1.25 programs.
FAQ
Include HOA?
Yes — put HOA inside operating expenses.
Interest-only DSCR loans?
Replace P&I with an IO payment outside this page or set a matching payment manually by adjusting rate/term approximations carefully.