DSCR Calculator
Rent divided by the property's full monthly obligation. That is the whole calculation — and it is the number that decides which investor program a rental property fits.
At a glance
- Program bands
- 3
- Rent covers the payment at
- 1.00
- Interest rate
- You enter it
- What you type
- Not stored
What you enter
Monthly rent The lease you have, or the market rent if it is vacant. For a short-term rental, use projected income — Yes. We use data sources such as AirDNA to establish short-term rental income.
Loan amount
Interest rate You supply this. Use a rate from a quote you already have, or a figure you want to test
Loan term In years
Monthly property tax Your figure, not an estimate from us
Monthly insurance Landlord coverage
Monthly HOA Leave at zero if there is none
What you get back
- The ratio, to two decimal places
- The full monthly obligation it was divided by, itemized — principal and interest, taxes, insurance, HOA — so you can see where the number came from
- Which program band the ratio falls into
- A plain-English read of what that means
The tool
Enter the figures below. The result shows the arithmetic, the ratio, and which band it lands in.
Your ratio
—
Fill in the rent, the loan amount, the rate and the term. The ratio updates as you type.
- Monthly rent
- —
- Principal and interest
- —
- Property tax
- —
- Insurance
- —
- HOA
- —
- Total PITIA
- —
For illustrative and educational purposes only. Results produced by this calculator perform arithmetic based solely on numbers you enter and do not reflect actual loan offers, interest rate quotes, or commitments to lend. Actual loan terms, payments, interest rates, and approval depend on complete underwriting, credit review, property valuation, and lender guidelines. Loankey.io arranges loans through third-party lenders; loans are not funded directly by Loankey.io.
How to read the result
A ratio of 1.00 means the rent exactly covers the payment. Above that, there is headroom. Below it, the property runs at a monthly shortfall that you fund.
Most DSCR calculators stop there and tell anyone below 1.00 that they do not qualify. That is not the position here. Three separate programs are placed by band, so every result maps to something real:
| Coverage ratio | What it means |
|---|---|
| 0 to 0.75 | The rent covers a minority of the payment, or there is little rent to count yet. Financeable, at lower leverage and different terms |
| 0.75 to 0.99 | The rent nearly covers the payment. Financeable, with a shortfall you fund each month |
| 1.00 to 1.30 | The rent covers the payment with modest headroom |
Above the top band, the property covers its payment comfortably and the standard DSCR program is usually the right read.
There is no minimum ratio. No minimum. Three tiers: 0–0.75, 0.75–0.99, 1.00–1.30.
What the number does not tell you: what a lender will actually do with the file. Credit, reserves, the property, the leases and your experience all sit outside this calculation. The ratio decides which program fits and what terms come with it — not whether the loan happens.
Frequently Asked Questions
What is DSCR?
Debt Service Coverage Ratio. It measures how much of a property's loan payment its rent covers. It is used on investment property in place of your personal income.
What exactly goes into the monthly obligation?
Principal, interest, taxes, insurance, and HOA dues. Together those are often written as PITIA. Utilities, management fees and maintenance are not included in the ratio, even though they are real costs to you.
Why do I have to type in the interest rate?
Because this site publishes no rates. A calculator that fills in a rate for you is advertising one, which brings federal disclosure requirements with it. Doing arithmetic on a rate you supply is a different thing entirely. Use a figure from a quote you have, or test a range.
Why not estimate my taxes and insurance from the address?
Because an estimate we supply becomes a figure we are responsible for, and on taxes in particular it would be wrong often enough to mislead you. Your tax bill and your insurance quote are the real numbers.
My ratio came out below 1.00. Is that a decline?
No. It places the property in one of the sub-1.00 bands, which exist for exactly that situation. Expect lower leverage and different terms. There is a full page on it — No-Ratio & Low-Ratio DSCR.
My ratio is above 1.30. What band is that?
Above the top band the property covers its payment comfortably. We have not published a band above 1.30, so the calculator does not name one.
Can I use projected short-term rental income?
Yes. We use data sources such as AirDNA to establish short-term rental income.
What if the property is vacant?
Use the market rent an appraiser would support rather than an aspirational figure. On a real file the appraiser's rent schedule is what counts.
Does this tell me if I qualify?
No, and it never will. It tells you what the arithmetic is and which program band that lands in. Qualification depends on the full file and on a lender's decision.
Is my information saved?
No. The calculation runs in your browser. Nothing you type is stored or sent anywhere.
How much down payment would I need?
On a DSCR purchase, up to 80% of value can be lent against value. The DSCR Loans page covers credit, reserves and prepayment terms.
What to do with the number
Bring it to a scenario analysis. The useful conversation is which lender writes your band, what the prepayment terms look like, and whether a different route serves you better — none of which arithmetic can answer.
Request a Scenario Analysis · (256) 573-3733
Read more: DSCR Loans · No-Ratio & Low-Ratio DSCR · Investor Financing
Request a Scenario Analysis
Rent divided by the property's full monthly obligation. That is the whole calculation.
Nothing on this page or website constitutes an offer of credit, a rate quote, or a commitment to lend. All loans are arranged through third-party lenders and are subject to full application, credit approval, income/asset verification, property appraisal, and underwriting. Terms and availability are subject to change without notice. Loankey.io is a licensed real estate broker; loans are arranged, not made. Investor and business-purpose lending nationwide. Owner-occupied home loans in California.