Rental property financing · DSCR
A rental property.
A clearer picture.
Start with what the property earns, what the payment includes and what remains after your costs. Explore DSCR financing for a rental purchase or refinance with a scenario you can discuss with Integra.
Calculate a rental scenarioDebt-service coverage ratio
For this rental illustration, PITIA includes the loan payment, property taxes, insurance and association dues. A ratio of 1.00x means rent equals those costs. It does not mean the property has no other expenses.
Your rental scenario
Put the numbers
in perspective.
Compare total rent with the monthly housing payment, then look at the costs that rent coverage alone leaves out.
Starts with a fictional example, including a 7.25% note rate. These are not Integra terms. Closing costs and initial reserves start at $0; enter your own estimates.
Understand the measure
Income coverage is
one part of the story.
In rent-based DSCR lending, a property's rental income is central to the analysis. The lender determines which rent evidence and payment to use. A lease, market-rent appraisal, property condition, occupancy and transaction details can change that analysis.
Use the calculator to organize a discussion. It does not confirm a program, set Integra's criteria or replace underwriting. Ask which property types, locations, borrower structures and purchase or refinance purposes are available for your situation.
Bring the inputs behind the ratio.
- Property address, unit count, occupancy and purchase or refinance objective.
- Current leases, a rent roll where applicable and any market-rent support.
- Property value or contract price, existing debt, your proposed loan and cash contribution.
- Tax, insurance and association estimates, plus operating costs and cash reserves.
- Questions about the note rate, amortization, interest-only period, fees, prepayment provisions and eventual payoff.
Compare like with like
Two DSCR definitions.
Different expense treatment.
Rental DSCR in this calculator
Gross monthly rent ÷ monthly PITIA. Taxes, insurance and association dues sit in the denominator. Vacancy, management and repairs are shown separately in the investor view.
Commercial NOI-based DSCR
Net operating income ÷ debt service for the same period, often annually. Operating costs are reflected in NOI; debt service is the relevant loan-payment obligation. Follow the lender's definitions of NOI, reserves and debt service.
A rent/PITIA ratio and a commercial NOI-based ratio are not interchangeable. This tool does not calculate commercial NOI-based DSCR. For a commercial property, start with commercial real estate financing and confirm the applicable analysis.
Before a financing conversation
Questions behind the numbers.
What DSCR does Integra require?
No Integra minimum is represented here. The 1.25x starting target is an editable example assumption. Availability, acceptable rent, payment basis, leverage, reserves and other conditions need confirmation for the proposed financing.
Does a ratio above 1.00x mean positive cash flow?
It means gross rent exceeds the illustrated housing payment. Vacancy, management, repairs, capital work and other costs can still make cash flow negative. Use the separate investor view and add costs that are missing from your own plan.
Can I use an interest-only payment?
You can illustrate one, but it is not a commitment that a program offers it or qualifies using it. Interest-only payments leave principal outstanding. Later payments can rise when amortization begins, and a balance may be due at maturity. Compare the amortizing case and confirm the lender's test.
What does the comparison loan amount leave out?
It solves only the selected rent, target, note rate and payment formula after the entered housing costs. It does not set an approved maximum loan. Value, loan-to-value limits, credit, reserves, fees, property eligibility and other underwriting requirements are outside the calculation.
Can I use this for a refinance?
The rent and payment comparison can help frame refinance questions, but the price/down-payment and initial-cash inputs illustrate a purchase. This is not a refinance-proceeds calculator: existing loan payoffs, cash out and refinance closing adjustments are not modeled. Confirm the proposed loan amount and full refinance costs separately.
How do the payment and cash-flow calculations work?
For a level amortizing payment, monthly principal and interest equals L × r ÷ [1 − (1 + r)−n], where L is the loan, r is the annual note rate as a decimal divided by 12 and n is the number of monthly payments. At 0% the payment is L ÷ n. Interest-only uses L × r. Annual taxes and insurance are divided by 12 before adding monthly dues.
The investor view subtracts vacancy and management allowances from gross rent, then the repair reserve and housing payment. Annual cash flow is divided by the entered down payment, closing costs, prepaids and initial reserves for the cash-on-cash illustration. Zero denominators show no ratio; inputs are not silently treated as a financing approval.
Definitions & calculation notes
General references explain the calculation conventions. They do not establish Integra's offerings or terms. Reviewed October 27, 2026.