Free calculator
DSCR calculator
Estimate a rental’s debt-service coverage ratio — net operating income divided by the annual loan payments — the number lenders lean on for a DSCR loan. The result is based on your own figures.
The short answer
Last updated: July 2026
The debt-service coverage ratio (DSCR) is a property’s net operating income divided by its annual debt payments. A rental with $22,200 of NOI and $16,800 in yearly loan payments has a DSCR of about 1.32 — income covers the debt roughly 1.3 times over. Each lender defines eligible income and its own minimum; this is an estimate, not loan approval.
Primary references on this page:
After the estimate:
Self-management softwareDSCR calculator
Does the income cover the debt?
Debt-service coverage ratio: a property's annual net operating income divided by its annual loan payments. Above 1.0 means the income covers the debt.
Annual net operating income (NOI)
$
Annual rent (monthly rent × 12) minus annual operating expenses — excluding the mortgage.
Annual debt service
$
Your yearly loan payments — the monthly mortgage payment (principal & interest) × 12.
Input-driven result
Your inputs
Formula
Result below
Debt-service coverage ratio
1.32×
NOI $22,200 ÷ debt service $16,800.
Annual coverage composition
Net operating income
$22,200
Debt service
-$16,800
Coverage cushion
$5,400
At 1.32×, the income covers the loan payments with room to spare.
Many lenders look for a DSCR of about 1.20 or higher on a DSCR loan — a common underwriting guideline, not a universal rule. Each lender sets its own threshold.
Estimate based on your inputs. Not a promise of results.
Estimate only. NOI excludes the mortgage; debt service is your loan payments. This doesn't account for reserves, vacancy assumptions, or a lender's specific method of computing either figure.
How it works
How this tool works.
The debt-service coverage ratio answers a lender’s first question about a rental: does the property earn enough to cover its own loan? It divides the property’s net operating income by its annual debt payments, so a ratio above 1.0 means the income clears the debt with room left over.
Enter the annual NOI and the yearly loan payments, and this calculator estimates the DSCR. It’s arithmetic on the figures you provide — a way to see where a deal stands before you take it to a lender, not a promise that any lender will approve it.
Make the result useful
DSCR underwriting context
NOI is annual effective income after recurring operating expenses, before debt service.
Debt service is total scheduled annual principal and interest under the modeled loan.
The ratio measures property-income coverage, not borrower liquidity or personal income.
Use the lender’s own definitions when evaluating a real loan.
Calculation lens
DSCR = annual NOI ÷ annual debt service
Use the output as a documented scenario result, not a guarantee.
Lenders set their own income adjustments, minimums, reserves, and approval criteria.
Questions landlords ask
Questions about this tool and its limits.
Built by a landlord who's done every one of these jobs by hand.
Aptoria was built by an owner-operator managing a Brooklyn portfolio — the 11pm calls, the awkward rent texts, the April receipt-pile — not by a software team guessing at the problem.
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