Free DSCR Calculator
Estimate your debt service coverage ratio (DSCR) in seconds. No signup, no credit pull — everything stays in your browser.
Your DSCR
Enter your NOI and at least one debt payment to see your ratio. Nothing is saved or sent.
How it’s calculated
DSCR compares the cash your business generates each year to the debt payments it must make that same year. In plain words:
A ratio of 1.00 means cash flow exactly covers debt payments. Below 1.00, payments exceed cash flow. Above 1.00, there is cushion. The new loan payment, when you provide a loan amount, rate, and term, is estimated with a standard amortization formula:
Frequently asked questions
What is DSCR?
The debt service coverage ratio (DSCR) measures whether a business's annual cash flow is enough to cover its annual debt payments. It's one of the ratios a banker may review when considering a loan. A higher ratio means more cushion between cash flow and debt obligations.
What DSCR do lenders look for?
Many lenders commonly look for a DSCR of about 1.25x, meaning cash flow covers debt payments with roughly 25% cushion. Requirements vary by lender, loan type, industry, and circumstances. This calculator is educational and does not predict any lender's decision.
What counts as net operating income?
Net operating income (NOI) is generally your business's income after operating expenses but before interest and taxes. Many lenders add back depreciation and amortization because they're non-cash charges. This calculator lets you enter NOI directly or build it from net income plus depreciation, interest, and amortization add-backs. Use figures that match how your financial statements are prepared.
Does this check my credit?
No. There is no credit pull. This calculator runs entirely in your browser, nothing is saved or sent, and using it does not affect your credit score.
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Educational only. Not a lender. Illustrative results; requirements vary by lender.