Calculators
Run the numbers before a lender does. Everything updates as you type, and nothing is saved or sent anywhere — this runs entirely in your browser.
Loan
Property
Commercial method inputs
Rent covers the payment with room to spare. This clears every mainstream program minimum and should reach the best pricing tier the lender offers.
The monthly payment
- Principal & interest
- $778.06
- Taxes
- $66.78
- Insurance + HOA
- $117.54
- PITIA
- $962.38
- what the ratio divides by
- Cash flow
- $437.62
- before repairs and management
- LTV
- 75.0%
- against appraised value
- Rent needed
- $962.38
- to clear 1.00x on this loan
- Max loan
- $126,400
- capped by the 80% LTV ceiling
The other DSCR
Commercial lenders divide net operating income by debt service instead — vacancy and operating expenses come out before the test. Same property, harder test. Two lenders quoting “1.10x minimum” may not be asking the same question.
- NOI (monthly)
- $931.00
- rent less 5% vacancy and 30% expenses
- NOI ÷ debt service
- 1.197x
- Difference
- 0.258x
- same verdict
If the rate moves before you lock
| Rate | PITIA | DSCR | Clears minimum |
|---|---|---|---|
| 5.87% | $884.91 | 1.582x | yes |
| 6.37% | $923.22 | 1.516x | yes |
| 6.87%now | $962.38 | 1.455x | yes |
| 7.37% | $1,002.37 | 1.397x | yes |
| 7.87% | $1,043.12 | 1.342x | yes |
| 8.87% | $1,126.73 | 1.243x | yes |
Where the formulas come from
- DSCR, rental method — rent ÷ PITIA, with rent taken as the lower of the lease and the appraiser’s market rent opinion. Matches OfferMarket’s published funded loan to the cent: $118,500 at 6.87% over 30 years gives $778.06 principal and interest, $962.39 PITIA, and 1.4547x.
- DSCR, commercial method — net operating income ÷ debt service, where NOI is rent less vacancy and operating expenses. This is what a general finance calculator means by DSCR, per Omnicalculator.
- Fix & flip — purchase, ARV, rehab financing, origination points, holding cost, profit and cash-on-cash return, following Express Capital Financing’s deal calculator and MortgageCalculator.org’s hard-money model.
Two things here that the reference tools don’t do. The DSCR tab runs both formulas side by side, because two lenders quoting a 1.10x minimum are often not asking the same question — and the difference decides whether you qualify. The flip tab prices the interest accrual basis: whether interest runs on the full commitment or only on what you’ve drawn is usually the largest hidden cost on a rehab loan, and it rarely appears on the term sheet in plain language. More on the jargon.