Commercial DSCR Calculator
Stress-test monthly rent vs PITIA coverage for commercial apartment buildings—not residential 1–4 unit DSCR programs.
Last updated:
Enter your deal
Market rent or lease rent
P&I from amortization
Annual tax / 12
Hazard premium / 12
Optional
Optional
1.25+ — best pricing
Best rates available. Full LTV access, fastest approvals, widest lender pool.
- Monthly gross rent
- $2,800
- Monthly PITIA
- $2,050
- Monthly cash flow
- $750
- Annual cash flow
- $9,000
What this means
DSCR is your rent divided by PITIA (principal, interest, taxes, insurance, association dues). It's the single most important number a multifamily lender looks at. A 1.00 DSCR means your rent exactly covers the mortgage. Lenders price the loan off of it — higher DSCR, better rate, higher LTV.
Which lender tier qualifies?
| DSCR band | What you'll find | Typical LTV cap |
|---|---|---|
Sub-0.75 | Limited — consider a no-ratio or Griffin-style program | 65–70% |
0.75 – 0.99 | Competitive — 5+ lender options | 70–75% |
1.00 – 1.24 | Broad lender access, mainstream pricing | up to 80% |
1.25+ | Best rates, widest lender pool, fastest approvals | up to 80% (85% select) |
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Related
resources
Hand-picked next steps — go deeper, compare alternatives, or run the numbers.
- Commercial DSCR Loan Guide for Multifamily
Commercial DSCR loan guide for US multifamily (5+ units)—how lenders calculate DSCR, thresholds by product, and improvement strategies for apartment financing.
- Debt Yield and LTV: A Practical Framework
Practical debt yield and LTV framework for multifamily sponsors balancing proceeds, resilience, and refinance risk.
- Multifamily Underwriting Basics for 5+ Unit Deals
Comprehensive underwriting framework for US commercial multifamily acquisitions and refinances on 5+ unit properties.
- Fannie Mae Multifamily Loan — Agency Stabilized
Fannie Mae multifamily loan execution for stabilized US apartment buildings (5+ units)—agency underwriting, DSCR, debt yield, and fit vs bridge or CMBS.
- Bridge Loan for Value-Add Multifamily
Execution framework for Bridge Loan for Value-Add Multifamily in US commercial multifamily financing, including fit, constraints, and risk controls.
- Agency vs Bridge for Multifamily
Decision framework comparing Agency Debt and Bridge Debt for US multifamily financing execution on 5+ unit assets.
What these numbers mean.
How this calculator measures DSCR
This tool uses a practical monthly coverage screen for 5+ unit multifamily deals:
DSCR = Monthly Gross Rent ÷ Monthly PITIA
PITIA includes principal & interest, property tax, insurance, HOA, and flood. Lender commercial underwriting often uses NOI ÷ annual debt service instead—pair this screen with our Cap Rate & NOI and Debt Yield calculators for a fuller picture.
Worked example: monthly rent vs PITIA
A 32-unit building collects $2,800 monthly gross rent on a unit-level screen. Monthly PITIA is $2,050 (P&I $1,620 + tax $320 + insurance $110).
- DSCR: $2,800 ÷ $2,050 = 1.37x
- Monthly cash flow after PITIA: $750
Bridge lenders may size on in-place metrics while agency takeout lenders focus on stabilized NOI coverage. See our commercial DSCR guide and agency vs bridge comparison. For 1–4 unit rentals, use the free DSCR calculator at DSCR Authority instead.
Turn calculator output into a debt structure and lender match.