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Debt Service Coverage Ratio (DSCR) is a critical qualification metric used primarily for investment property and commercial real estate loans. Unlike DTI, which focuses on the borrower’s personal income and debt, DSCR evaluates the property’s ability to generate sufficient rental income to cover its mortgage payment and operating expenses. DSCR is particularly important for investment property lending because these loans are typically underwritten based on the property’s income-generating ability rather than the borrower’s personal income. This approach recognizes that investment properties should be self-sustaining and not rely on the borrower’s personal income to make payments. A strong DSCR indicates that the property can generate enough income to comfortably cover its debt obligations, reducing the risk of default.

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Calculation

DSCR = (Net Rental Income) / (Monthly Mortgage Payment)
Net Rental Income is calculated by taking the gross rental income (the total rent the property generates) and subtracting all operating expenses. These expenses include property management fees, maintenance and repairs, vacancy allowances (typically 5-10% of gross income to account for periods when the property is unoccupied), property taxes, insurance, HOA fees, and other ongoing costs necessary to operate the property. The monthly mortgage payment includes principal, interest, taxes, and insurance (PITI) for the investment property. The resulting ratio indicates how many times the net rental income covers the mortgage payment, with higher ratios indicating stronger cash flow and lower risk.

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DSCR requirements and interpretation

Most lenders require a minimum DSCR of 1.20 to 1.25 for investment properties, meaning the property must generate net rental income that is 20-25% greater than the mortgage payment. This cushion provides protection against income fluctuations, unexpected expenses, and market changes. A DSCR greater than 1.0 indicates that the property generates more net income than required to cover the mortgage payment, providing positive cash flow. A DSCR less than 1.0 means the property doesn’t generate enough income to cover its payment, requiring the borrower to supplement payments from other income sources, which increases risk for the lender. Higher DSCR ratios (1.5, 2.0, or higher) indicate very strong cash flow and may qualify for better loan terms or higher loan amounts.