DSCR Calculator — Debt Service Coverage Ratio
Enter your annual gross income, operating expenses and total debt service to instantly calculate your DSCR and see whether it meets typical lender thresholds.
Debt Service Coverage Ratio — lenders typically require ≥ 1.25
- 1
Net Operating Income (NOI)
200 000 − 50 000 = 150 000Gross income minus operating expenses, before any debt payments. - 2
DSCR
150 000 ÷ 100 000 = 1,50
Как работает этот калькулятор?
DSCR = Net Operating Income ÷ Annual Debt Service. NOI is gross income minus operating expenses (but not debt payments). A ratio above 1.25 is the typical lender benchmark. Below 1.00 means the property or business cannot cover its debt from income alone.
Формула
How this is calculated
The Debt Service Coverage Ratio measures how many times over a property or business can pay its annual debt obligations from its net operating income. Start by computing NOI: subtract all annual operating expenses (property taxes, insurance, maintenance, management fees) from gross income — but do NOT include the mortgage or loan payments themselves. Then divide NOI by the total annual debt service (all principal + interest payments across every loan).
A DSCR of 1.00 means income exactly covers debt payments with nothing left over. A ratio below 1.00 means the property generates less income than its debt costs — a net cash shortfall. Most conventional lenders require a minimum DSCR of 1.20–1.25 for investment properties and 1.15–1.35 for commercial business loans, though SBA and alternative lenders vary. A DSCR of 1.25, for example, means income exceeds debt service by 25%.
This calculator uses a simple annual model: all inputs in the same currency per year. It does not account for vacancy rates, capital expenditure reserves, income tax, or changes in interest rates over time. For variable-rate debt, use the current or a stressed rate and test a few scenarios by adjusting the debt service input.
Часто задаваемые вопросы
Most conventional lenders require a DSCR of at least 1.20–1.25 for residential investment properties and 1.25–1.35 for commercial real estate or business loans. Government-backed SBA loans typically require 1.15 or higher. A higher ratio gives more cushion and often unlocks better rates.
NOI is gross property or business income minus all operating expenses — taxes, insurance, repairs, management fees — but before deducting mortgage payments, depreciation, or income tax. It measures the income available to service debt.
You can raise DSCR by increasing income (higher rents, occupancy, additional revenue streams), reducing operating expenses, refinancing to a lower interest rate or longer term, or paying down principal to reduce the annual debt service.
Также известен как
TG we-Calculate Editorial Team. (2026). DSCR Calculator — Debt Service Coverage Ratio [Online calculator]. TG we-Calculate. https://we-calculate.com/ru/calculator/dscr-calculator
TG we-Calculate Editorial Team. "DSCR Calculator — Debt Service Coverage Ratio." TG we-Calculate. 2026. https://we-calculate.com/ru/calculator/dscr-calculator.
TG we-Calculate Editorial Team, "DSCR Calculator — Debt Service Coverage Ratio," TG we-Calculate, 2026. [Online]. Available: https://we-calculate.com/ru/calculator/dscr-calculator
@misc{wecalculate_dscr_calculator, title = {DSCR Calculator — Debt Service Coverage Ratio}, author = {{TG we-Calculate Editorial Team}}, howpublished = {\url{https://we-calculate.com/ru/calculator/dscr-calculator}}, year = {2026}, note = {TG we-Calculate} }
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