Rex says
Money math without the spreadsheet headache. Plug in your numbers and I'll show you exactly where the dollars land.
Try a scenario
Click to load — tweak from there.Inputs
Result
Maximum loan amount supported
$222,816
Max monthly payment (P&I)
$1,520
Annual net operating income
$22,800
Monthly net operating income
$1,900
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One click, a permanent link with your numbers baked in.
How to use this
- 1Enter monthly gross rent ($).
- 2Enter monthly operating expenses (taxes, insurance, hoa, mgmt, reserves) ($).
- 3Enter lender's minimum dscr.
- 4Enter interest rate (%).
- 5Enter amortization term (years).
- 6Read your maximum loan amount supported on the right — it updates as you type.
- 7Hit Share to keep the scenario or send it to someone.
About this calculator
DSCR (debt service coverage ratio) loans qualify borrowers on the property's rental income rather than personal income, which is why they dominate investor lending today. The lender divides annual net operating income by the annual debt service (principal + interest, sometimes plus taxes, insurance, and HOA depending on the lender's definition) and requires that ratio to hit a minimum, commonly 1.20-1.25x, sometimes 1.0x for aggressive programs at a rate premium. This calculator works backward: given the property's rent, operating expenses, the lender's minimum DSCR, and your rate and term, it solves for the maximum annual debt service the income supports, then converts that into a maximum loan amount. It's the tool to run before you fall in love with a property, because a strong purchase price doesn't matter if the rent can't support financing at the required ratio — you'll either need a bigger down payment or a different property.
Worked example
Using the values the calculator loads with:
Inputs
- Monthly gross rent: 2800 $
- Monthly operating expenses (taxes, insurance, HOA, mgmt, reserves): 900 $
- Lender's minimum DSCR: 1.25
- Interest rate: 7.25 %
- Amortization term: 30 years
Results
- Maximum loan amount supported: $222,816
- Max monthly payment (P&I): $1,520
- Annual net operating income: $22,800
- Monthly net operating income: $1,900
What each field means
Inputs
- Monthly gross rent ($)
- The monthly gross rent used in the calculation, measured in $. Starts at 2800 $ so you have a working example on load.
- Monthly operating expenses (taxes, insurance, HOA, mgmt, reserves) ($)
- The monthly operating expenses (taxes, insurance, hoa, mgmt, reserves) used in the calculation, measured in $. Starts at 900 $ so you have a working example on load.
- Lender's minimum DSCR
- The lender's minimum dscr used in the calculation. Starts at 1.25 so you have a working example on load. Accepted range: 0.75–2.
- Interest rate (%)
- The interest rate used in the calculation, measured in %. Starts at 7.25 % so you have a working example on load. Accepted range: 1–15 %.
- Amortization term (years)
- The amortization term used in the calculation, measured in years. Starts at 30 years so you have a working example on load. Accepted range: 5–40 years.
Results
- Maximum loan amount supported
- Returned as a money amount in US dollars and shown as the headline result. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Max monthly payment (P&I)
- Returned as a money amount in US dollars. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Annual net operating income
- Returned as a money amount in US dollars. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Monthly net operating income
- Returned as a money amount in US dollars. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
FAQ
What counts in the lender's operating expense figure for DSCR?
Most DSCR lenders use PITIA — principal, interest, taxes, insurance, and association dues — as the debt service denominator, not your full operating expense list including management and maintenance. This calculator uses your full opex figure to be conservative; check your specific lender's worksheet since some are more generous.
What DSCR ratio gets the best rate?
1.25x and above typically gets the best pricing tier; 1.0-1.24x is fundable at most DSCR shops but with a rate add-on of roughly 0.25-0.5%; below 1.0x ('no ratio' loans) exists but at meaningfully worse pricing and lower max LTV.
Can I use market rent instead of actual lease rent?
Yes, if the property is vacant or the current lease is below market, lenders typically use an appraiser's rent schedule (Form 1007) rather than the trailing lease. Use whichever is lower between market rent and your actual signed lease if the property is currently occupied, since that's what most underwriters do.
Why is DSCR loan qualifying popular with investors?
It skips personal income, tax returns, and debt-to-income calculations entirely, letting investors scale past the 10-property limit and DTI ceilings that Fannie/Freddie conventional loans impose. The tradeoff is higher rates, typically 0.5-1.5 points above conventional, and prepayment penalties on many programs.
Accuracy and limitations
- Results are estimates before tax, fees, and inflation unless an input explicitly covers them.
- Rates are treated as fixed for the whole period — variable-rate products will drift from this projection.
- This is educational maths, not financial advice. Check anything contractual with the lender or your accountant.
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Cite this calculator
Writing about this topic? Grab a citation — every link helps keep these tools free.
RevenueLab. (2026). DSCR Loan Sizing Calculator. Retrieved from https://www.revenuelab.fyi/toolbox/dscr-loan-sizing
<p>Source: <a href="https://www.revenuelab.fyi/toolbox/dscr-loan-sizing" target="_blank" rel="noopener">DSCR Loan Sizing Calculator — RevenueLab</a> (2026).</p>
Source: [DSCR Loan Sizing Calculator — RevenueLab](https://www.revenuelab.fyi/toolbox/dscr-loan-sizing) (2026).