U.S. commercial real estate · local calculation
Commercial real estate DSCR calculator.
Build net operating income from property figures, compare it with annual debt service, and stress the result without sending loan or property data anywhere.
The OCC defines debt-service coverage ratio as cash flow or net operating income divided by debt service. This page uses annual figures on both sides of that ratio.
DSCR = annual net operating income ÷ annual debt serviceProperty and debt assumptions
Coverage estimate
Enter property and debt assumptions to see the ratio, substituted formula and comparison target.
How the calculator builds the result
NOI: gross potential operating income × (1 − vacancy and credit loss %) + other property income − operating expenses.
Debt service: either the annual figure you enter, 12 monthly principal-and-interest payments derived from your loan assumptions, or annual interest on the principal for the interest-only mode.
Target comparison: maximum annual debt service = NOI ÷ your target DSCR. When loan terms are present, that payment budget is converted to a present-value loan estimate. It is a math comparison, not an offered loan amount.
Stress table: amortizing-loan mode compares NOI at −10%, unchanged and +10% with the entered rate at −1, unchanged and +1 percentage point. These are disclosed scenarios around your input—not forecasts or market rates.
Primary source: OCC Comptroller's Handbook: Commercial Real Estate Lending, version 2.0 (March 2022), glossary pages 140–141. Source reviewed September 30, 2026.
This browser-only tool illustrates entered assumptions. It does not evaluate leases, reserves, replacement costs, guarantors, collateral, underwriting adjustments, lender policies or repayment ability, and it does not determine approval or eligibility.
Commercial real estate DSCR FAQs
What is DSCR in commercial real estate?
Debt-service coverage ratio compares annual property cash flow or NOI with annual debt service. A result of 1.20× means the entered NOI is 1.20 times the entered or calculated annual debt service.
Does this calculator tell me whether a loan qualifies?
No. It shows arithmetic from your assumptions and compares it with a target you enter. Lenders can define NOI, reserves, debt service, stress cases and policy thresholds differently.
Should mortgage payments be included in operating expenses?
Not in this worksheet. Debt service is the denominator, so including loan payments in operating expenses would count them twice. Confirm the NOI definition used in the analysis you are reviewing.
Are the stress rates current market rates?
No. The table only adds or subtracts one percentage point from the rate you entered. The page does not fetch, recommend or imply a current rate.