What Is a DSCR Loan? Calculate Your Debt-Service Coverage Ratio

Key Takeaways:

• DSCR loans are designed for real estate investors and use the property’s rental income (not the borrower’s personal income) to qualify.
• While DSCR loans offer flexibility and faster closings, they often require larger down payments, higher credit scores, and may carry slightly higher rates.
• Your Debt Service Coverage Ratio (DSCR) helps lenders understand how much of rent goes toward servicing debt/mortgage.
• A higher DSCR means you’re more likely to be approved for a loan, as it shows you can comfortably manage debt payments.

What if you could qualify for a mortgage without ever showing your income? That’s the appeal of a DSCR loan, designed specifically for real estate investors who want to leverage their rental income, not pay stubs, to get approved.

Instead of digging through tax returns or verifying personal finances, lenders use a property’s Debt Service Coverage Ratio (DSCR) to determine whether it brings in enough rental income to cover the monthly mortgage payment. The higher the DSCR, the more confident lenders are that the property can pay for itself.

It’s a different way of looking at mortgage qualification and opens up more opportunities for investors. Let’s break down how DSCR loans work, who they’re for, and how they fit into the broader world of non-QM financing.

What is the Debt-Service Coverage Ratio (DSCR)?

The DSCR is a formula that helps lenders assess how well a rental property can cover its debt. It compares the property’s monthly income to its total monthly debt payments, including principal, interest, taxes, insurance, and any HOA dues.

What Is a DSCR Loan?

A DSCR loan is a type of Non-QM (non-qualified mortgage) loan designed for real estate investors. Instead of requiring personal income verification like traditional loans, DSCR loans are based on the cash flow of the income-producing property you’re purchasing.

If the expected rental income from the property can cover the loan payments, you may qualify, regardless of your personal tax returns, W-2s, or employment status. That makes DSCR loans especially helpful for investors who prefer to keep their personal finances separate or who may not show strong income on paper.

Who Are DSCR Loans For?

DSCR loans are great for self-employed investors or anyone with complicated finances who might not qualify for a regular mortgage. There’s no limit to how many you can take out, making it easier to grow your rental portfolio quickly. They’re also faster to close and require less paperwork.

What Is a Non-QM Loan?

Non-qualified mortgage (Non-QM) loans are mortgage products designed for borrowers who don’t meet the strict guidelines set by Fannie Mae and Freddie Mac for conventional mortgages. These loans provide flexibility for individuals with unique financial situations. This includes:

• Self-employed individuals
• Freelancers
• Gig workers
• Retirees
• Foreign nationals

There are many different types of Non-QM loans, each tailored to different needs. For example, bank statement loans are a popular option for self-employed borrowers who may not have traditional income documentation like W-2s.

How to Calculate Your Debt-Service Coverage Ratio (DSCR)

To calculate your Debt-Service Coverage Ratio (DSCR), you divide your Net Operating Income (NOI) by your Total Debt Service. The formula looks like this:

Here's how you can interpret the numbers:

• If your DSCR is lower than 1.0, it means you don’t have enough income to cover your mortgage payments.
• If your DSCR is exactly 1.0, it indicates you earn just enough to cover your mortgage with no extra.
• If your DSCR is higher than 1.0, it shows that you can comfortably cover your loan payments and have cash left over.

The higher your DSCR, the healthier your financial situation appears, making it more likely that you'll successfully qualify for a loan. Most lenders typically expect a minimum DSCR of around 1.1 – 1.25, though the specific requirement can vary.

Net Operating Income (NOI)

To calculate your DSCR, you'll need to know your Net Operating Income (NOI). For real estate investors, this refers to the total income the property generates after subtracting operating expenses. The formula looks like this:

If you’re not a business owner, your NOI will simply be your annual gross income. This includes your salary, freelance earnings, rent collected, and any other income sources.

Total Debt Service

Next, you need to calculate your total debt service, which is the total amount of debt you pay annually. To do this, add up your monthly debts (like your mortgage, credit card payments, car loans, student loans, etc.) and multiply by 12. The formula looks like this:

For businesses, total debt service includes additional obligations like salaries and business taxes. Once you have both your NOI and total debt service, you can calculate your DSCR and determine how well your property can cover its debts.

How to Qualify for a DSCR Loan

To qualify, lenders evaluate both the borrower and the property. While requirements vary by lender, here’s what most will look for:

• A DSCR ratio of 1.0 or higher
• A credit score of at least 620
• A 20% down payment
• A minimum loan amount of $100,000
• A maximum loan amount of $3M

As for the property, it must be income-producing (either a single-family rental, a short-term rental, or a multi-unit property). Lenders will require a professional appraisal and generally expect the loan amount to be no more than 80% of the property’s appraised value.

Pros of DSCR Loans

• No personal income verification is required: Ideal for self-employed investors or those with complex finances.
• Faster, more streamlined process: Less paperwork means quicker approvals.
• Great for portfolio growth: You can often use DSCR loans to finance multiple properties.
• Keeps business and personal finances separate: Only the property's income is considered.
  
  

Cons of DSCR loans

• Higher interest rate: Since these are non-QM loans, they often come with slightly higher rates than conventional loans.
• Larger down payments: Lenders may require 20–25% down, depending on the property and borrower profile.
  • 20% down payment: Must have credit score of 680 and DSCR of 1.0
  • 25% down payment: Must have credit score of 700 and DSCR of 1.15
  • 30% down payment: Must have credit score of 720 and DSCR of 0.8
• Not available through all lenders: DSCR loans are a specialty product and may not be offered everywhere.
  
  

Is a DSCR Loan Right for You?

If you're a real estate investor eager to expand your portfolio without the hassle of income documentation, a DSCR loan could be right for you. But here's the catch: not all lenders offer DSCR loans. At Churchill Mortgage, we specialize in these types of loans and can help you navigate the process from start to finish. 

Want to learn more about this loan option? Click here to find a Home Loan Specialist near you!