DSCR Calculator
Compare annual NOI or cash available for debt service with annual debt service.
Calculated directly from the assumptions shown.
Continue in the full model.
Move from this screening result to the complete Acquisition Financing Model.
Get the model · €49 incl. VATHow the DSCR calculation works
DSCR = annual cash available for debt service ÷ annual interest and scheduled principal.
Example calculation
€900k of NOI and €650k of annual debt service produce 1.38x DSCR.
How professionals use the result
Use DSCR to test payment capacity. Confirm whether the lender uses NOI, EBITDA or another cash-flow definition.
Common mistakes
- Using monthly NOI with annual debt service
- Leaving scheduled principal out
- Using gross revenue
- Ignoring reserve requirements
DSCR Calculator FAQs
What does the DSCR calculator measure?
Compare annual NOI or cash available for debt service with annual debt service.
What formula does the DSCR calculator use?
DSCR = annual cash available for debt service ÷ annual interest and scheduled principal.
Is the result suitable for a final investment decision?
Use it as a transparent screening calculation. Validate deal-specific tax, timing, financing and legal assumptions in a complete underwriting model before making a decision.
Do I need an account?
No. The calculator is free and runs in your browser. FormulaPlanet does not store your projects, inputs or results.
Is any input sent publicly?
No calculation is public by default. A shareable link is only created when you explicitly choose to copy one; that link contains the assumptions shown in its URL.
Why might my spreadsheet give a different answer?
Differences usually come from timing, compounding, sign conventions, fees or a different definition of the numerator or denominator. Match every period and definition before comparing.
What should I review alongside this result?
Use DSCR to test payment capacity. Confirm whether the lender uses NOI, EBITDA or another cash-flow definition.
Which mistakes are most common?
Using monthly NOI with annual debt service; Leaving scheduled principal out; Using gross revenue; Ignoring reserve requirements.