Debt Service Coverage Ratio DSCR: A Calculation Guide

company’s dscr

Credit analysis looks at the quality of an investment by considering the ability of the issuer to repay its interest and other related obligations. Total-debt-to-total-assets is a leverage ratio that shows the total amount of debt a company has relative to its assets.

  • A “good” DSCR depends on the company’s industry, competitors, and stage of growth.
  • Lenders also look at other metrics, such as the loan-to-value ratio and debt yield, when determining the interest rate of a CMBS loan.
  • For example, some lenders may offer loans of up to 35 years for properties with a high DSCR.
  • A higher ratio indicates a stronger ability to repay debts, while a lower ratio may signal potential default risk.
  • Therefore, there is a little bit of inconsistency when reviewing both a set of GAAP-based financial statements and a loan agreement that stipulates fixed cash payments.
  • Ask someone with good credit to guarantee your loan by serving as co-signer.

The company operates with sufficient net operating income to handle its debt service. In some cases in calculating the debt service coverage ratioEBITDAis used instead of EBIT since EBITDA is a closer approximation of cash flow.

What Is a Good DSCR?

As shown above, the DSCR is 1.23x in year 1 and then steadily improves over the holding period to 1.28x in year 5. This is a simple calculation, and it quickly provides insight into how loan payments compare to cash flow for a property. However, sometimes this calculation can get more complex, especially when a lender makes adjustments to NOI, which is a common practice. Unfortunately, there is no one size fits all answer and the required DSCR will vary by bank, loan type, and by property type.


To calculate DSCR, divide your company’s annual net operating income by its total debt service . An increasing debt service coverage ratio could be a sign that the time is right to refinance a rental property. That’s because a larger DSCR indicates that there is a growing amount of net income available to service the debt. Knowing how to calculate net operating income is key to accurately determining the debt service coverage ratio.

Global Debt Service Coverage Ratio (Global DSCR)

Get started with Rocket Mortgage® and see what mortgage options you’re eligible for today. Ask someone with good credit to guarantee your loan by serving as co-signer. Find new customers or offer new products and services that will increase your NOI and, therefore, your DSCR. A business should look at how it does things the way it does, and if there are redundancies that can be eliminated, to reduce costs. One way to help forecast vacancy if records are not available is to consult with a local property manager who currently manages homes in the same neighborhood or area. INVESTMENT BANKING RESOURCESLearn the foundation of Investment banking, financial modeling, valuations and more.


While the coverage ratio can be — and often is — applied at an individual level in some capacity, it’s most commonly referenced in the world of business. In particular, small business owners need to know if they’re able to cover their debts with their existing cash flow. The debt-service coverage ratio helps business owners know this — and helps lenders do the same. Ignoring these distinctions can lead to DSCR values that overstate or understate a company’s debt service capacity.

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NOI is meant to reflect the true income of an entity or an operation without or before financing. Thus, not included in operating expenses are financing costs (e.g. interests from loans), personal income tax of owners/investors, capital expenditure and depreciation. For example, a DSCR of 0.95 means that there is only sufficient net operating income to cover 95% of annual debt payments.

What is standard DSCR?

The debt service coverage ratio (DSCR) is a key measure of a company's ability to repay its loans, take on new financing and make dividend payments. It is one of three metrics used to measure debt capacity, along with the debt-to-equity ratio and the debt-to-total assets ratio.

The Pre-Debt Service Coverage Ratio Provision Method provides a single ratio that expresses overall debt service capacity reliably given these challenges. The debt coverage ratio for this property would be 1.2 and Mr. Jones would know the property generates 20 percent more than is required to pay the annual mortgage payment. DSC is a credit metric that’s widely used to understand a business borrower’s ability to service debt obligations using its operating cash flow.

Example of DSCR

A DSCR of less than 1 means negative cash flow, which means that the borrower will be unable to cover or pay current debt obligations without drawing on outside sources—in essence, borrowing more. For CMBS loans, most properties must have a minimum DSCR of at least 1.25x, though some lenders may permit as low as 1.20x for certain property types.

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Posted: Thu, 16 Feb 2023 18:06:00 GMT [source]