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DSCR Calculator

DealCalc surfaces DSCR inside rental property, multifamily, commercial, and refinance analysis so investors can see whether net operating income supports the debt with enough breathing room.

Primary output DSCR

Primary output NOI pressure

Sample scenario

See whether the income really supports the debt.

Example only. DSCR is a metric inside DealCalc's rental and multifamily workflows, not a separate app tab. Verify rents, expenses, and lender assumptions before you rely on the ratio.

Example inputs

Annual gross rent$58,000
Vacancy + operating expenses$16,000
NOI$42,000
Annual debt service$32,000
Units4

Example outputs

DSCR 1.31

NOI cushion $10,000

Monthly spread $833

Verdict Lender-friendly

How the math works

Core formulas investors care about

Net operating incomeIncome - vacancy - operating expenses
DSCRAnnual NOI / annual debt service
NOI cushionAnnual NOI - annual debt service

Why it matters

What to verify before you trust the answer

DSCR is only as honest as the rent and expense assumptions underneath it. A clean ratio with weak underwriting can still become a bad hold.

What DealCalc surfaces

Net operating income before financing
Annual debt service and loan pressure
Debt service coverage ratio
Fast context for whether a deal is lender-ready

Why investors use it

DSCR is one of the fastest filters for rental quality and financing fit. DealCalc keeps the ratio simple while still grounding it in the actual rent and expense picture.

Common mistakes

Using rent estimates that are not supported by the market.
Leaving out taxes, insurance, reserves, management, or lender-specific expense assumptions.
Treating a lender-friendly DSCR as proof that the deal is profitable.

Common questions

What is DSCR?

DSCR means debt service coverage ratio. It measures how much net operating income a property produces relative to its annual debt service.

What is a good DSCR?

A stronger DSCR is generally above 1.20, but lender thresholds vary. The key is whether the property still has breathing room after realistic expenses.

Why can DSCR look fine while a deal still feels weak?

Because DSCR focuses on income relative to debt. A deal can technically cover debt and still leave little true monthly cash flow or reserve cushion.

Download DealCalc

Check lender fit before the loan conversation starts.

Download DealCalc to run rental, multifamily, and commercial analysis with DSCR, cash flow, reports, and saved deals in one place.

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