Portfolio DSCR Calculator

Portfolio DSCR aggregates coverage across loans. This calculator computes the ratio.

Portfolio NOI

Annual debt service

Number of loans

Portfolio DSCR

1.39

Excess coverage $

$1,900,000

Cushion to 1.20x

15.65%

How the math works

DSCR = portfolio NOI ÷ total annual debt service.

Monitor portfolio DSCR monthly. Any quarter under 1.25x signals either NOI erosion or rate shock — address before next lender review cycle.

How to Use

Enter portfolio NOI.
Enter total annual debt service.
Enter number of loans.
Read portfolio DSCR.

Frequently Asked Questions

Portfolio vs asset DSCR?

Portfolio DSCR masks asset-level weakness. A 1.35x portfolio DSCR may have a 0.9x outlier balanced by 1.6x performers. Lenders review both aggregate and individual.

Cross-collateralized?

When loans are cross-collateralized, portfolio DSCR becomes the binding metric. Otherwise, each loan tests against its asset's DSCR. Know which scenario you're in.

Target?

1.35-1.40x portfolio-level for comfort. 1.20-1.25x is minimum for most lenders. Below 1.20x triggers cash management, lockbox, or acceleration risk.

How often should I rerun this?

Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.