Commercial cash-flow tool
Commercial NOI & DSCR calculator
Build a simple annual property cash-flow scenario, calculate net operating income and compare that NOI with annual debt service. The tool shows the arithmetic; it does not decide whether a lender would approve the financing.
Core formulas: Effective property income = gross property income − vacancy / credit loss + other property income. NOI = effective property income − operating expenses. DSCR = NOI ÷ annual debt service.
What this DSCR number does—and does not—mean
DSCR describes the relationship between the NOI in this scenario and the annual debt service you entered. It is not a lender approval score. Lenders can use different definitions of qualifying income, normalized expenses, stress assumptions and coverage requirements.
Why borrower NOI can differ from underwriting NOI
A lender may normalize vacancy, rents, management expenses, repairs, reserves or other operating items. The calculator therefore shows the inputs you entered rather than pretending they are the final underwriting figures.
Why there is no universal “required DSCR” in this tool
Coverage expectations can differ by lender, asset class, leverage, transaction structure and market conditions. A generic website threshold could create false certainty, so this tool leaves lender-specific requirements out of the calculation.