DSCR calculator — the ratio lenders actually check.
Debt Service Coverage Ratio is NOI divided by annual debt service — the number a DSCR lender uses to qualify the property instead of your W-2. This page derives the NOI in the open, so you can see exactly which assumption moves the ratio.
Every figure above is computed by the same audited engine that powers BuyBox — audited against industry-standard real-estate math. Estimates, not investment advice.
This is one metric. BuyBox runs the whole underwrite — verdict in about 30 seconds.
What DSCR means — and what lenders do with it
DSCR = NOI ÷ annual debt service. At 1.0 the property exactly covers its loan payments from operations; below 1.0 you feed it monthly. DSCR lenders typically want 1.1–1.25 or better and will size the loan down (or price the rate up) until the ratio clears their floor. Note the definition carefully: NOI is before debt service but after vacancy and operating expenses — a common mistake is computing the ratio on gross rent, which flatters every deal.
Because DSCR qualification runs on the property's numbers rather than your personal income, the assumptions behind NOI carry all the weight. The full definition and worked examples are in the DSCR help article, and the difference between NOI and what you actually pocket is the subject of NOI vs cash flow.