Debt Coverage Ratio Calculator

The Debt Coverage Ratio Calculator (also called DSCR Calculator) helps you determine whether a property or business generates enough income to cover its debt obligations. With three calculation modes — Basic, Advanced NOI Builder, and Reverse — plus visual gauge, lender benchmarks, and step-by-step formulas, it is the most comprehensive free DSCR tool available online.

What is the Debt Service Coverage Ratio (DSCR)?

The Debt Service Coverage Ratio (DSCR) is a financial metric that measures an entity's ability to produce enough cash flow to cover its debt payments (principal + interest). It is one of the most important ratios used by lenders when evaluating commercial real estate loans and business financing.

A DSCR of 1.0 means income exactly equals debt payments — break-even. Values above 1.0 indicate a surplus (safe), while values below 1.0 indicate a shortfall (risky).

DSCR Scale and Interpretation

Understanding Net Operating Income (NOI)

NOI is the income a property generates after paying all operating expenses but before paying debt service. It is the numerator of the DSCR formula.

NOI does NOT include: debt service payments, capital expenditures, depreciation, or income taxes.

Three Calculation Modes

1. Basic Mode

Enter NOI and Total Debt Service directly for a quick DSCR calculation. Ideal when you already know these values.

2. Advanced Mode (NOI Builder)

Build NOI from scratch by entering gross rental income, other income, vacancy rate, and operating expenses. Then provide loan details (amount, rate, term) to automatically compute annual debt service using standard amortization.

3. Reverse Mode

Enter your target DSCR and total debt service to find out the minimum NOI required. This is useful for investors analyzing what rental income they need before purchasing a property.

How to Use This Calculator

1. Select a mode: Choose Basic for quick calculations, Advanced to build NOI and compute debt service from loan details, or Reverse to find required NOI.
2. Enter your values: Fill in the required fields. Use the quick example buttons to see sample calculations instantly.
3. View your results: See the DSCR value with a visual gauge, health rating, NOI breakdown (Advanced mode), lender benchmarks, and step-by-step formula calculations.
4. Compare benchmarks: Check which lender categories your DSCR qualifies for using the benchmark comparison chart.

Lender DSCR Requirements

How to Improve Your DSCR

Increase NOI

• Raise rental rates to market levels
• Add income sources (parking, storage, laundry)
• Reduce vacancy through better marketing or tenant retention
• Lower operating expenses by renegotiating contracts

Reduce Debt Service

• Refinance at a lower interest rate
• Extend the loan term to spread payments
• Make a larger down payment to reduce loan amount
• Negotiate interest-only period

DSCR vs Other Financial Ratios

Frequently Asked Questions

What is the Debt Service Coverage Ratio (DSCR)?

The Debt Service Coverage Ratio (DSCR) measures an entity's ability to produce enough cash to cover its debt payments. It is calculated by dividing Net Operating Income (NOI) by Total Debt Service. A DSCR of 1.0 means income exactly equals debt obligations. Values above 1.0 indicate a surplus, while values below 1.0 indicate insufficient income to cover debt.

What is a good DSCR for a commercial loan?

Most lenders require a minimum DSCR between 1.15 and 1.35. SBA loans typically require 1.15+, conventional commercial loans require 1.20+, CMBS loans require 1.25+, and life insurance company loans may require 1.30+. A DSCR of 1.50 or higher is considered strong and provides a comfortable cushion above debt obligations.

How is Net Operating Income (NOI) calculated?

NOI is calculated as Effective Gross Income minus Operating Expenses. Effective Gross Income equals Gross Rental Income plus Other Income minus Vacancy Loss. Operating Expenses include property taxes, insurance, maintenance, management fees, and utilities. NOI does NOT include debt service payments, capital expenditures, or income taxes.

What is the difference between DSCR and debt-to-income ratio?

DSCR divides income by debt payments (values above 1.0 are good), while DTI divides debt payments by income (values below 100% are good). DSCR is primarily used in commercial real estate and business lending, while DTI is more common in personal finance and residential mortgages.

What happens if my DSCR is below 1.0?

A DSCR below 1.0 means Net Operating Income is insufficient to cover debt payments, resulting in a cash flow shortfall. This typically disqualifies a borrower from most commercial loans. To improve DSCR, you can increase income (raise rents, reduce vacancy), decrease operating expenses, or restructure debt (longer term, lower rate, or larger down payment).

How can I improve my DSCR?

You can improve DSCR by increasing NOI (raising rental rates, adding income sources, reducing vacancy, cutting operating costs) or by reducing debt service (refinancing at a lower rate, extending the loan term, making a larger down payment). Even small improvements in either direction can significantly impact the ratio.

Additional Resources

• Debt Service Coverage Ratio - Wikipedia
• Net Operating Income - Wikipedia