What is my property's DSCR?
DSCR Calculator
Enter the rent and the full monthly payment. The ratio, the break-even rent and the rough cash flow update as you type.
Debt service coverage ratio
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Enter monthly rent and principal and interest to see the ratio.
- Principal & interest—
- Taxes—
- Insurance—
- Dues—
- Total monthly payment (PITIA)—
- Monthly rent—
- Gross cash flow before expenses—
- Rent needed to break even—
- Rent needed for your test ratio—
- Largest loan at your test ratio—
Lenders set their own ratio thresholds, rent rules and pricing tiers. This is arithmetic, not eligibility.
Assumptions and how this is calculated
- DSCR = monthly rental income ÷ monthly PITIA (principal and interest + taxes + insurance + association dues), the convention most residential DSCR lenders describe.
- If you enter a loan amount, rate and term, principal and interest is computed with standard amortization; switch on interest-only to use interest alone in the ratio, as some programs do.
- The ratio ignores vacancy, maintenance, management and capital expenses, so the 'gross cash flow' line overstates what a property actually nets.
- 'Break-even' means rent equals the payment. If you enter a ratio to test, the card shows the rent and the largest loan that would reach it. The ratio is yours; this calculator carries no threshold of its own.
- Lenders typically use the lower of the lease and the appraiser's market-rent analysis, and treat short-term rental income more conservatively; enter the figure you expect a lender to use.
Estimate only. This calculator is an educational estimate based only on the numbers you enter and the stated assumptions. It is not a loan offer, rate quote, pre-approval, or Loan Estimate, and it does not reflect the actual terms of any loan. Rates, fees, taxes, insurance and lender guidelines vary. Speak with a licensed mortgage professional before making decisions.
Behind the numbers
How lenders read the ratio
The debt service coverage ratio compares a rental property's monthly income to its full monthly housing payment: principal and interest plus taxes, insurance and any association dues. A ratio at break-even means the rent exactly covers the payment; higher means more cushion, lower means the property does not carry itself on paper.
Two details decide most DSCR outcomes. First, which rent the lender uses: for a leased property it is usually the lease, for a vacant one the appraiser's market-rent analysis, and many programs take the lower of the two. Second, which payment: interest-only programs use the interest-only payment in the ratio, which raises it for the same property.
The ratio is not cash flow. It ignores vacancy, maintenance, management and reserves, so a property that clears break-even on the ratio can still lose money in a bad year. Use the gross cash-flow line as a ceiling, not a forecast.
How DSCR is calculated, including the appraisal rent schedule
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The program this calculator belongs to.
DSCR Loans
Real-estate investors buying or refinancing rental property, including through an LLC.
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