Interactive tool

Multifamily Portfolio Analyzer

Roll up NOI, DSCR, LTV, debt yield, and break-even occupancy across your 5+ unit portfolio.

Last updated: 2026-05-24

Portfolio inputs

Enter your portfolio

Roll up rent, occupancy, expenses, debt, and value.

Total units

All properties

Avg rent $/unit/mo

Weighted avg

Occupancy %

Typical 90–95%

Other income $/yr

Laundry, fees, parking

OpEx $/yr

Tax + ins + mgmt + maint

Annual debt service $/yr

All loans P&I

Portfolio value $

Market or as-stabilized

Total loan balance $

Current UPB

Results

Portfolio DSCR

1.64x

1.64x — 1.35x+ (strong)

Strong coverage — headroom for rate or vacancy stress.

Gross scheduled rent: $835,200
Effective gross income: $794,736
NOI: $509,736
Cash flow after debt: $199,736
Cap rate: 8.22%
LTV: 62.9%
Debt yield: 13.07%
NOI / unit: $10,620
Value / unit: $129,167
Break-even occupancy: 69.1%
Equity: $2,300,000

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Portfolio DSCR = NOI ÷ Annual debt service. LTV = Loan ÷ Value. Use this roll-up to spot the binding constraint across your 5+ unit holdings before requesting agency, bank, or bridge quotes. Stress occupancy and rate — portfolio DSCR can mask a weak property.

The numbers on this calculator play out differently by program. These are the executions that usually apply.

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Numbers

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resources

Hand-picked next steps — go deeper, compare alternatives, or run the numbers.

Title	Type	Summary	Open
Multifamily Underwriting Basics for 5+ Unit Deals	Guide	Comprehensive underwriting framework for US commercial multifamily acquisitions and refinances on 5+ unit properties.	Read guide
Debt Yield and LTV: A Practical Framework	Guide	Practical debt yield and LTV framework for multifamily sponsors balancing proceeds, resilience, and refinance risk.	Read guide
Commercial DSCR Loan Guide for Multifamily	Guide	Commercial DSCR loan guide for US multifamily (5+ units)—how lenders calculate DSCR, thresholds by product, and improvement strategies for apartment financing.	Read guide
Fannie Mae Multifamily Loans (DUS) \| Terms, Rates & How They Work	Loan	How a Fannie Mae multifamily loan works for 5+ unit apartment buildings. DUS lenders, 80% LTV and 1.25x DSCR terms, yield maintenance prepayment, Green and affordable options, and a worked sizing example.	Read guide
Bank Loans for Apartment Buildings (Local and Regional Banks) 2026 Guide	Loan	How local and regional bank loans for 5+ unit apartment buildings work—regulatory LTV and concentration limits, DSCR and global cash flow, recourse, 3-10 year terms with balloon risk, a worked example, and when a bank beats agency debt.	Read guide
Multifamily Bridge Loans: SOFR Pricing, Rate Caps, LTC and Exit (2026)	Loan	How multifamily bridge loans work: SOFR-based pricing, rate caps, LTC and LTV, extension tests, reserves, exit to agency debt and the risks, with a worked example.	Read guide

How to read it

What these numbers mean.

How this portfolio analyzer works

Aggregate your holdings before you request quotes. This calculator uses the commercial multifamily stack:

Gross scheduled rent = Units × Avg rent × 12
Effective gross income = Gross × Occupancy + Other income
NOI = EGI − Annual OpEx
DSCR = NOI ÷ Annual debt service
LTV = Total loan balance ÷ Portfolio value
Debt yield = NOI ÷ Loan balance

Portfolio metrics are useful for supplemental loans, cross-collateral discussions, and hold vs recycle decisions — but lenders still underwrite property-level DSCR and debt yield. Pair this roll-up with our Cap Rate & NOI, Commercial DSCR, and Debt Yield calculators for asset-level context.

Worked example: 48-unit Sun Belt portfolio

48 units at $1,450/mo avg rent, 93% occupancy, $18,000 other income, $285,000 OpEx, $310,000 debt service, value $6.2M, loan $3.9M.

Gross scheduled: 48 × $1,450 × 12 = $835,200
EGI: $835,200 × 93% + $18,000 ≈ $794,736
NOI: $794,736 − $285,000 = $509,736
DSCR: $509,736 ÷ $310,000 ≈ 1.64x (strong)
LTV: $3.9M ÷ $6.2M ≈ 62.9% · Debt yield ≈ 13.1%

See structure trade-offs in agency vs bridge and our underwriting basics guide. When ready, send the roll-up for a free deal review.

Numbers Look Right — What's Next?

Turn calculator output into a debt structure and lender match.

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Frequently asked questions

What is a multifamily portfolio analyzer?

This tool rolls up NOI, cap rate, DSCR, debt yield, and LTV across a 5+ unit portfolio. Enter total units, weighted rent, occupancy, other income, operating expenses, annual debt service, and portfolio value to see levered coverage and equity in one view.

How is portfolio DSCR calculated?

Portfolio DSCR = Annual NOI ÷ Annual debt service. NOI = (units × avg rent × 12 × occupancy) + other income − OpEx. A portfolio DSCR above 1.25x is generally strong, but lenders still review per-property DSCR — a weak asset can be masked by the roll-up.

Does LTV matter at the portfolio level?

Yes. Portfolio LTV = Total loan balance ÷ Portfolio value. Many agency and bank programs price or cap proceeds on portfolio LTV alongside DSCR and debt yield. This calculator shows equity (value − loan) and LTV together so you can see which constraint binds.

What break-even occupancy tells me?

Break-even occupancy = (OpEx + debt service − other income) ÷ gross scheduled rent. It is the occupancy needed to cover operations and debt before reserves. Lower break-even (e.g., 78%) means more headroom than 88%.

Can I use this for mixed commercial and multifamily holdings?

This analyzer is built for 5+ unit multifamily rent rolls. If your portfolio includes retail, office, or industrial, split multifamily NOI first — cross-subsidizing coverage across asset classes understates residential risk for multifamily lenders.

How should I stress the portfolio?

Drop occupancy 3–5 points, raise OpEx 5%, and bump debt service for a 1–2% rate increase. If DSCR stays above 1.20x and break-even stays under 85%, the pool has reasonable headroom for a refinance or supplemental request.