Non-QM Lending · Since 1989
DSCR Calculator for Real Estate Investors
Calculate your Debt Service Coverage Ratio instantly. We finance DSCR deals from 1.25x down to no-ratio — no W-2, no tax returns, no personal income required.
What Is DSCR?
DSCR — Debt Service Coverage Ratio — measures whether a rental property’s income covers its mortgage payment. It’s how we underwrite investment property loans without looking at your personal income, W-2s, or tax returns. The property qualifies itself.
DSCR = Monthly Gross Rent ÷ Monthly PITIA
PITIA = Principal + Interest + Taxes + Insurance + HOA/Association Dues
Example — Qualifies
$3,500 rent ÷ $2,800 PITIA = 1.25x
Example — Still Eligible
$2,600 rent ÷ $2,800 PITIA = 0.93x
Our DSCR Program Tiers
1.25x+
Excellent
- Up to 85% LTV (purchase)
- Best rates we offer
- Full program menu
- Interest-only available
1.0–1.24x
Good
- Up to 75% LTV
- Competitive rates
- Most programs eligible
- Interest-only available
Below 1.0x
Below Breakeven
- Up to 70% LTV
- Higher rate applies
- We still have programs
- Or use No-Ratio
No Ratio
No-Ratio DSCR
- No income calculation
- Credit + equity based
- Up to 70% LTV
- For experienced investors
Calculate Your DSCR
Results update as you type. No email, no sign-up.
We lend from 1.25x all the way down to No-Ratio. Even if your number looks tight, call us — we likely have a program.
Property Types We Finance
We fund DSCR deals across all major investment property types. Here’s how we handle income for each.
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1–4 Unit Residential
Single-family, duplex, triplex, fourplex. The most common DSCR deal we fund. We use the actual lease or appraiser’s market rent estimate on vacant properties. LLC vesting accepted. Loans from $100K to $3.5M+.
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Multifamily 5+ Units
Apartment buildings require net operating income (NOI) analysis. We apply a 5–10% vacancy factor to gross rents and use DSCR calculated from NOI divided by annual debt service. Loans up to $35M.
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Short-Term Rental (Airbnb / VRBO)
We accept STR income documentation — AirDNA projected revenue, 12-month Airbnb host statements, or 75% of the long-term market rent, whichever is lower. Applies to 1–4 unit properties in eligible STR markets.
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Fix & Flip / Bridge
If the property is not yet cash-flowing, we can bridge the gap with a hard money or bridge loan while you stabilize occupancy or complete a renovation — then refi into a permanent DSCR loan once it’s leased.
DSCR Investor FAQ
The questions we hear most from real estate investors — answered directly.
Can I close in an LLC or corporation?
Yes. We accept vesting in single-member LLCs, multi-member LLCs, and corporations. This is standard for our investor borrowers and does not affect the rate.
Can I use projected rent on a vacant property?
Yes. On a vacant property we use the appraiser’s market rent estimate from the appraisal report. You do not need an active lease to qualify.
What’s the minimum credit score?
Most of our DSCR programs require a 680 minimum FICO. Our No-Ratio and flex programs may require 700–720. Call us if you’re below 680 — we often have options.
Can I use Airbnb income to qualify?
Yes. For short-term rentals we accept AirDNA projected revenue, a 12-month Airbnb earnings history, or a percentage of the long-term market rent — whichever the program allows. We fund STR deals regularly in popular vacation markets.
Can I do a cash-out refinance?
Yes. We offer DSCR cash-out refis up to 75% LTV in most cases. The DSCR calculation applies to the new loan amount at the new payment — higher loan = higher payment = tighter DSCR. Use the calculator to run both scenarios.
What about prepayment penalties?
DSCR loans typically carry a step-down prepayment penalty — common structures are 3-2-1 (3 years) or 5-4-3-2-1 (5 years). These can often be bought down at closing. We discuss the best structure for your hold period upfront.
How fast can you close?
Our standard DSCR timeline is 21–30 days. Rush closings in 14–18 days are possible on clean files with appraisals already ordered. Hard money and bridge deals can close in 7–10 days.
What if I already have multiple DSCR loans?
We don’t cap the number of financed properties. Each DSCR loan is underwritten independently based on the property’s income — your personal debt load doesn’t factor in. Portfolio loans are also available for investors holding 5+ properties.
What is a No-Ratio DSCR loan?
A No-Ratio loan skips the DSCR calculation entirely. We underwrite on property value, equity position, and credit score — not on rental income. It’s ideal for properties in transition, unique properties with hard-to-document income, or experienced investors who prefer not to provide income documentation.
Do you lend in all 50 states?
Yes. We are licensed and lending nationwide. California, Florida, and Texas represent our highest volume, but we fund deals across all states.
How to Improve Your DSCR
Six levers we use with investors to make deals work.
Put more down
Increasing the down payment reduces the loan amount and lowers your PITIA, which directly improves DSCR. Going from 20% to 25% on a $500K property reduces the loan by $25K and can move a borderline deal into qualifying territory.
Use interest-only
An interest-only payment is meaningfully lower than a fully amortizing payment at the same rate. If a property qualifies on I/O but not on a 30-year fixed, we can structure it that way. Many of our investors use I/O for the first 5–10 years to maximize cash flow while values appreciate.
Target higher-rent properties
DSCR is a ratio — increasing the numerator (rent) is just as effective as decreasing the denominator (PITIA). For short-term rental properties, we can use Airbnb projected income which is often 30–60% higher than long-term market rent on the same property.
Price-shop the rate
Even 0.25% on the rate affects your P&I and therefore your DSCR. We run your file across our full program shelf to find the lowest qualifying rate — bring us competitive quotes and we will match or beat them.
Try No-Ratio
If the DSCR math just doesn’t work, skip it. Our No-Ratio program qualifies you on equity and credit alone — the property’s cash flow is irrelevant. It’s a legitimate program, not a workaround, and many of our experienced investors prefer it.
Portfolio the deal
If one property has a low DSCR but you have equity in another, a portfolio loan pools properties together. A strong asset can carry a weaker one. We structure portfolio loans for investors with 2–20+ properties.
Run Your Deal With Us
The calculator gives you a solid read. We’ll give you the actual rate, program, and terms based on your specific deal. No obligation, and we close in 21–30 days.
Nationwide · Since 1989 · NMLS 1763084