DSCR calculator
Coverage from NOI and debt service — or reverse-solve the maximum loan a target DSCR supports.
DSCR calculator
Forward: NOI ÷ debt service. Reverse: the max loan a target DSCR supports.
Debt service coverage ratio
1.30×
At or above 1.25×, a common lender minimum. Check your term sheet.$1,250,000 ÷ $960,000
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Formula
DSCR = net operating income ÷ annual debt service. To size a loan, invert it: maximum annual debt service = NOI ÷ target DSCR, then maximum loan = maximum annual debt service ÷ loan constant. The loan constant is the annual payment per dollar of loan for the rate and amortization; at 6.5% on 30-year monthly amortization it is 7.585%.
Worked example
A property produces $1,250,000 of NOI. Against $960,000 of annual debt service, DSCR is 1.30×. If the lender requires 1.25×, maximum annual debt service is $1,250,000 ÷ 1.25 = $1,000,000. At 6.5% on 30-year amortization, that supports a loan of about $1,000,000 ÷ 7.585% = $13.18 million.
Why the reverse mode matters
Lenders don't ask "what's your DSCR" — they set a floor and size the loan to it. Solving max debt service from a target DSCR, then converting through the loan constant, tells you your real proceeds before a term sheet ever arrives. The full mechanics are in our DSCR guide and DSCR explainer; CRE Loan Underwriting covers what else lenders check. Lenders also cap the loan on NOI alone; the debt yield calculator shows that limit.
The calculator answers one number. Moraine underwrites the whole deal.
Drop in an OM, rent roll, or T-12 and get a source-linked DCF — NOI from the actual documents, not the broker's pro forma.