Commercial Real Estate Tool · Free
Commercial DSCR Calculator
Enter your NOI and loan terms to get the debt service coverage ratio lenders underwrite to — plus the maximum loan your income supports at a target DSCR.
Loan & income inputs
Most commercial lenders require 1.20–1.35× on stabilized income.
Debt Service Coverage Ratio
0.90×
Below your 1.25× target — the loan is too large for this income.
Annual debt service
$165,819
$13,818 / month at 6.75% over 25 yrs
Max loan at 1.25× DSCR
$1,447,363
Largest loan this NOI supports at the target ratio
Estimate only. DSCR is NOI ÷ annual debt service; actual lender sizing also weighs LTV, debt yield, tenant credit, lease term, reserves, and stress-test rates. Not a loan offer or commitment.
How DSCR works
DSCR = annual NOI ÷ annual debt service. It's the first ratio a commercial lender checks: it tells them whether the property's income can cover the mortgage with room to spare. A 1.25× DSCR means the property throws off 25% more income than the debt payment requires.
To size a loan, lenders flip it around: they take your NOI, divide by their minimum DSCR to get the largest debt service they'll allow, then solve for the loan amount that fits at current rates and amortization. This calculator shows both — your DSCR on a given loan, and the max loan your NOI supports at a target ratio. Pair it with the cap rate calculator and the deal analyzer to model a full acquisition.
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<iframe src="https://maxlifedevelopment.com/embed/dscr-calculator" width="100%" height="760" style="border:1px solid #e5e7eb;border-radius:12px;max-width:780px" title="Commercial DSCR Calculator" loading="lazy"></iframe>
<p style="font-size:12px;font-family:sans-serif">Powered by <a href="https://maxlifedevelopment.com/dscr-calculator" target="_blank" rel="noopener">MaxLife Commercial — Commercial DSCR Calculator</a></p>Disclaimer: This calculator is for educational and informational purposes only and is not a loan offer, commitment, or financial advice. Actual loan sizing depends on LTV, debt yield, tenant credit, lease term, reserves, and lender stress-test rates. Consult a licensed lender and a commercial real estate professional before making financing decisions.
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