Calculators

DSCR Calculator

Computes the Debt Service Coverage Ratio from rent, taxes, insurance, HOA, vacancy, and loan terms. DSCR is the output — not an input the borrower can know in advance.

Monthly market rent

Verified rent or market rent per appraisal addendum 1007

Loan amount

The loan principal you want to size against

Annual property taxes

Annual insurance

Monthly HOA

0 if no HOA

Vacancy assumption

Network typical: 5% for stabilized, 8% for transitional

Note rate

Indicative — not a quote

Your DSCR · computed output

0.96

Thin tier (0.75–0.99)

Monthly NOI$2,280

Monthly PITI$2,372

↳ P&I only$1,922

↳ Taxes + insurance$450

Max loan at standard 1.20 tier

$188,578

With these rent + expense inputs, this is the largest loan that would still clear the desk's standard DSCR floor. Higher loan amounts force reduced tier (1.10) or thin tier (1.00) pricing.

Demo math · not a quote · 8.50% indicative rate · final DSCR + loan terms determined by lender at full file review

How the network reads DSCR

Programs in the desk's network qualify rental property loans against the property's own cash flow, not against borrower income. The coverage ratio matters more than the W-2.

≥ 1.20 — standard tier. Best pricing, highest leverage, six months PITIA in reserves. Default investor box.
1.10 – 1.19 — reduced tier. Pricing adder, slightly lower leverage cap, nine months reserves typical.
1.00 – 1.09 — thin tier. Loan funds but at meaningfully wider rate, leverage cap drops, twelve months reserves often required.
< 1.00 — below network floor. File typically does not fit a DSCR program; bridge or fix-and-flip path may apply instead.