Commercial DSCR Calculator
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Calculator estimates are educational. A real mortgage professional can review your circumstances, documentation and lender requirements. A scenario review is not a loan approval or a guarantee of terms.
210 Mortgage | NMLS #219381
Commercial DSCR
Use the commercial dscr calculator to calculate NOI-based debt-service coverage and supported principal using an entered coverage target and annual debt service.
Your scenario estimate
Complete the numbered sections, then select Calculate.
- Annual NOI
- Annual debt service at entered target
- Single amortizing principal equivalent
- Additional annual NOI needed for target
No universal NOI add-backs, target DSCR, capitalization rate, LTV, balloon, interest-only or lender loan approval. Losses remain signed; zero debt yields undefined ratio.
Want me to review these numbers?
Send your question and, if you choose, attach these estimates for a personal scenario review.
Educational estimates, not approval, a rate quote or a commitment to lend. Entered rates are hypothetical modeling assumptions, not currently available 210 Mortgage rates. No APR calculation, future-rate forecast or automatic eligibility decision. User-entered fees, ratios and forecasts are assumptions. Results do not establish eligibility, a rate offer or an available credit limit. 210 Mortgage • Tyler Krug NMLS #219381 • Mortgage loans originated through My Community Mortgage, LLC NMLS #2408499 • Equal Housing Lender. See site licensing and disclosures.
How to Use the Commercial DSCR Calculator
Step 1: Annual property operations
Enter annual collected/expected gross revenue, vacancy/credit loss and operating expenses. Operating expenses exclude financing, income taxes, depreciation and capital replacement reserves.
Step 2: Debt and coverage target
Enter annual debt service including principal and interest for all property debt. Enter a lender-verified target ratio. Rate and term model a single amortizing loan equivalent, not a binding loan amount.
Calculate, compare and request a review
Choose Calculate to see your estimate. Change one assumption at a time and calculate again. Contact information is optional. Use the review form or Text a Question when you need help verifying the inputs.
How the Calculator Works
NOI=revenue−vacancy loss−operating expenses. DSCR=NOI/annual debt service. Supported annual debt=max(0,NOI/target). Supported principal=supported annual debt/12 ÷ monthly payment per $1 principal. Income gap=max(0,annual debt×target−NOI).
Example calculation
Hypothetical example, not an available loan offer. NOI $120,000 divided by annual debt service $100,000 gives1.20x.
How to interpret your results
NOI-based commercial coverage is different from gross rent/PITIA residential DSCR. Reserves, lease quality, debt yield, LTV and lender underwriting remain separate.
Assumptions and factors that change the result
No universal NOI add-backs, target DSCR, capitalization rate, LTV, balloon, interest-only or lender loan approval. Losses remain signed; zero debt yields undefined ratio.
Frequently asked questions
Why is NOI-based DSCR different from rent divided by PITIA?
NOI-based DSCR uses operating income after modeled operating expenses divided by P&I debt service. Gross-rent/PITIA coverage uses a different numerator and includes housing expenses in the denominator.
Do these results mean I am approved?
No. The tool calculates the entered scenario. Documentation, property eligibility, program rules and lender review remain separate.
What should I do when an input is uncertain?
Use a documented quote or clearly labeled planning assumption. Change one input at a time, calculate again, and request a review before relying on it.