What is DSCR (Debt Service Coverage Ratio)?
The ratio of net operating income (or available cash flow) to total annual debt service, including principal and interest payments.
Formula
DSCR = NOI ÷ Annual Debt Service
Typical range
Most lenders require a minimum DSCR between 1.20x and 1.35x
DSCR (Debt Service Coverage Ratio) in commercial lending practice
DSCR is the single most important metric in commercial underwriting. A DSCR of 1.25x means the borrower generates 25% more income than is needed to cover debt payments. Different loan types and risk profiles command different DSCR requirements: stabilized CRE typically requires 1.20x–1.30x, SBA 7(a) often requires 1.15x, and aggressive structures may go down to 1.10x with mitigants. DSCR stress testing under hypothetical interest rate increases or NOI declines is standard examiner practice.
Worked example
DSCR (Debt Service Coverage Ratio) in numbers
Setup
A small multi-tenant office building generates $312,500 of net operating income (NOI) for the trailing twelve months. The proposed loan is $2.5 million at 6.75% on a 25-year amortization, producing annual debt service (principal plus interest) of $207,148.
Calculation
DSCR = $312,500 NOI ÷ $207,148 annual debt service = 1.51x
Interpretation
A 1.51x DSCR means the property generates roughly 51% more cash flow than is required to service the proposed debt. Comfortable cushion against vacancy, expense increases, or rate resets at refinance. A bank with a 1.25x policy minimum would size the loan further up to absorb a stress scenario before triggering covenant risk.
Variations by loan type
How DSCR (Debt Service Coverage Ratio) differs across CRE, C&I, and SBA
Stabilized CRE
Most banks require a 1.20x to 1.30x DSCR on income-producing real estate, calculated on actual T-12 NOI net of management fees and replacement reserves. Construction-to-perm structures usually require 1.25x to 1.30x at the stabilization test before the loan converts.
C&I (Commercial & Industrial)
C&I lenders commonly use a global DSCR that combines borrower EBITDA with guarantor cash available for debt service, divided by the guarantor's consolidated debt service. Typical floor is 1.20x to 1.25x. Many banks switch to FCCR on credits with material lease obligations.
SBA 7(a) and 504
SBA SOP allows DSCR floors as low as 1.15x on 7(a) deals when the credit otherwise supports approval. SBA underwriting almost always pairs the property or business DSCR with a global cash flow analysis on every guarantor with 20% or greater ownership.
Construction and bridge
Pre-stabilization, DSCR is forecast off pro forma NOI rather than actual operating history. Underwriters typically run a stabilized DSCR test, an interest-only test during the construction period, and a stress test at a higher take-out rate before recommending approval.
Calculators
Run the math yourself
DSCR Calculator
Plug in NOI, loan amount, rate, and amortization. Returns DSCR, monthly payment, and a stressed DSCR at +100 and +200 basis points.
Open calculatorGlobal Cash Flow Calculator
Build a guarantor-level consolidated DSCR across multiple entities with overlapping debt eliminated.
Open calculatorFurther reading
Go deeper on DSCR (Debt Service Coverage Ratio)
Frequently asked
DSCR (Debt Service Coverage Ratio) FAQ
What is considered a good DSCR?
Most commercial banks set a policy minimum between 1.20x and 1.25x for stabilized credits, treat 1.30x and above as comfortable, and treat anything below 1.15x as requiring meaningful mitigants (additional collateral, stronger guarantor, lower advance rate). SBA programs accept down to 1.15x. Anything below 1.10x is typically declined or restructured.
Why is 1.25x DSCR the standard cushion?
A 1.25x ratio gives the borrower roughly a 20% NOI decline before debt service is no longer covered. That cushion sized to historical recession-era NOI declines on stabilized CRE is the empirical basis bank policies have settled on, and it is what FDIC and OCC examiners expect to see documented in the credit memo.
Is DSCR calculated pre-tax or after-tax?
Standard commercial DSCR is pre-tax. NOI excludes income taxes by definition, and debt service is the contractual principal-plus-interest payment. C&I and global DSCR calculations sometimes adjust for actual tax distributions on pass-through entities, but the headline DSCR figure on a credit memo is almost always pre-tax.
How does global DSCR differ from property DSCR?
Property DSCR isolates the cash flow of the financed asset. Global DSCR consolidates the borrower, all related entities, and personal guarantor cash flow against all consolidated debt service. Global DSCR is required on virtually every SBA credit and most owner-occupied CRE deals, and it almost always tells a different story than property DSCR alone.
Should DSCR stress testing assume a higher interest rate?
Yes. Standard practice is a 100 to 200 basis point upward stress, often paired with a 10% to 20% NOI decline. Banks at or near CRE concentration thresholds run more aggressive scenarios and document the results in the credit memo. Examiners specifically look for whether stress DSCR remains above 1.0x.
Related terms
Related concepts in commercial underwriting
NOI (Net Operating Income)
Total property revenue minus operating expenses, excluding debt service, capital expenditures, depreciation, and income taxes.
Read definitionFixed Charge Coverage Ratio (FCCR)
A broader coverage metric than DSCR that includes all fixed obligations — debt service plus lease payments, insurance, taxes, and other recurring costs.
Read definitionDebt Yield
The ratio of a property's net operating income to the total loan amount, expressed as a percentage.
Read definitionGlobal Cash Flow Analysis
An underwriting approach that consolidates the cash flows of all related entities and guarantors — not just the borrowing entity — to assess total repayment capacity.
Read definitionStress Testing
The process of evaluating a loan's performance under adverse scenarios such as rising interest rates, declining revenues, increased vacancy, or economic recession.
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