Calculadora de DSCR de Préstamo Comercial Gratis

Calcula la razón de cobertura del servicio de deuda para préstamos inmobiliarios comerciales.

USD
USD
%

DSCR

1.48

Servicio Anual de Deuda$121,537
Monthly Debt Service$10,128.11
Cash Flow After Debt Service$58,463
Max Debt Service at 1.25x DSCR$144,000
Breakeven Occupancy (approx)67.5%

DSCR vs Amortization Period (years)

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Fórmula

Debt Service Coverage Ratio (DSCR)

DSCR is the most important metric lenders use to evaluate commercial real estate loan applications. It measures whether the property generates enough income to cover its debt payments.

Formula

DSCR = Net Operating Income / Annual Debt Service

Lender Requirements

  • Minimum 1.20x: Most conventional lenders require at least 1.20-1.25x
  • 1.25x-1.35x: Standard for most commercial loans
  • 1.40x+: Required for riskier property types or economic conditions
  • Below 1.0x: The property cannot cover its debt payments from income

    • Impact on Loan Amount

    Lenders work backward from DSCR to determine the maximum loan amount: 1. Start with the NOI 2. Divide by the required DSCR to find maximum allowable debt service 3. Calculate the loan amount that produces that debt service

    Amortization vs. Term

  • Amortization determines the payment amount (longer = lower payments)
  • Term is when the remaining balance is due (balloon payment)
  • Most commercial loans have 25-30 year amortization but 5-10 year terms

    • Ejemplo Resuelto

    $180,000 NOI, $1,500,000 loan at 6.5% interest, 25-year amortization, 10-year term.

    1. 01Monthly payment: approximately $10,133 (25-year amortization at 6.5%)
    2. 02Annual debt service: $10,133 x 12 = $121,596
    3. 03DSCR: $180,000 / $121,596 = 1.48x
    4. 04Cash flow after debt: $180,000 - $121,596 = $58,404
    5. 05Max debt service at 1.25x: $180,000 / 1.25 = $144,000
    6. 06DSCR of 1.48x exceeds the typical 1.25x requirement

    Preguntas Frecuentes

    What DSCR do lenders require?

    Most conventional commercial lenders require a DSCR of 1.20x to 1.35x. SBA loans typically require 1.15x to 1.25x. Life insurance companies and CMBS lenders usually require 1.25x or higher. The required DSCR depends on the property type, market, and economic conditions.

    How does DSCR affect my loan amount?

    A higher required DSCR means a lower maximum loan amount. If your NOI is $180,000 and the lender requires 1.25x, your maximum annual debt service is $144,000. The loan amount that produces $144,000 in annual payments depends on the rate and amortization period.

    What happens if DSCR drops below 1.0?

    A DSCR below 1.0 means the property does not generate enough income to cover debt payments. This may trigger a loan default, require the borrower to bring additional funds, or activate cash sweep provisions. It is a serious situation that requires immediate attention.

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