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

Quick answer

Multifamily Portfolio Analyzer

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

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

Get free deal review

Send your roll-up for a lender-fit review.

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.

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

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.

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.