Use this DSCR loan payment calculator to model the monthly cost of investor rental debt before you lock a rate or write an offer. Enter loan amount, interest rate, and amortization to see principal and interest (or interest-only carry). Add taxes, insurance, HOA, and rent to view full PITIA and two rental coverage measures. Confirm the method your lender uses.
Pair it with the DSCR calculator, the minimum rent for DSCR calculator, and the DSCR loans hub. New to mortgage mechanics? Read the CFPB mortgage overview.
For other loan types, open the general loan payment calculator. Rental inputs are under Rental options; enter maintenance and management as a monthly dollar amount.
Plan your payment
One loan. A complete payment picture.
Start with the basics. Open advanced options to model your loan’s structure and cash flow.
Illustrative starting example: $320,000.00 at 7.75% for 30 years. This rate is an example, not a quote.
- Starting loan payment
- $2,292.52
- Starting monthly PITIA
- $2,867.52
- Starting monthly budget
- $2,867.52
- Balloon principal at maturity
- $0.00
Payment breakdown & loan totals
- Month-one principal
- $225.85
- Month-one interest
- $2,066.67
- Monthly property taxes
- $410.00
- Monthly property insurance
- $165.00
- Monthly association dues
- $0.00
- Monthly mortgage insurance
- $0.00
- Other monthly costs (outside PITIA)
- $0.00
- Starting extra principal (outside PITIA)
- $0.00
- Financed loan balance
- $320,000.00
- Points and fees paid upfront
- $0.00
- Interest through payoff / maturity
- $505,306.91
- Interest plus entered loan fees
- $505,306.91
- Loan payments incl. extra principal & balloon
- $825,306.91
- Payoff / maturity month
- 360
- Final month outlay incl. balloon & property costs
- $2,867.52
Same balance, rate & amortization horizon
Starting interest-only: $2,066.67 / month.
Fully amortizing from day one: $2,292.52 / month.
Starting rental cash flow
- Monthly net operating income (NOI)
- $2,113.00
- Gross rent ÷ PITIA
- 1.12×
- NOI ÷ loan payment
- 0.92×
- Monthly cash flow after entered costs
- -$179.52
Monthly payment & amortization schedule
Balance is shown after regular and extra principal payments, before any balloon payoff. The final month’s total includes the balloon.
| Month | Rate | Loan payment | Principal | Interest | Extra principal | Balance | Balloon | Total outlay |
|---|---|---|---|---|---|---|---|---|
| 1 | 7.75% | $2,292.52 | $225.85 | $2,066.67 | $0.00 | $319,774.15 | $0.00 | $2,867.52 |
| 2 | 7.75% | $2,292.52 | $227.31 | $2,065.21 | $0.00 | $319,546.84 | $0.00 | $2,867.52 |
| 3 | 7.75% | $2,292.52 | $228.78 | $2,063.74 | $0.00 | $319,318.06 | $0.00 | $2,867.52 |
| 4 | 7.75% | $2,292.52 | $230.26 | $2,062.26 | $0.00 | $319,087.80 | $0.00 | $2,867.52 |
| 5 | 7.75% | $2,292.52 | $231.74 | $2,060.78 | $0.00 | $318,856.06 | $0.00 | $2,867.52 |
| 6 | 7.75% | $2,292.52 | $233.24 | $2,059.28 | $0.00 | $318,622.82 | $0.00 | $2,867.52 |
| 7 | 7.75% | $2,292.52 | $234.75 | $2,057.77 | $0.00 | $318,388.07 | $0.00 | $2,867.52 |
| 8 | 7.75% | $2,292.52 | $236.26 | $2,056.26 | $0.00 | $318,151.81 | $0.00 | $2,867.52 |
| 9 | 7.75% | $2,292.52 | $237.79 | $2,054.73 | $0.00 | $317,914.02 | $0.00 | $2,867.52 |
| 10 | 7.75% | $2,292.52 | $239.32 | $2,053.19 | $0.00 | $317,674.69 | $0.00 | $2,867.52 |
| 11 | 7.75% | $2,292.52 | $240.87 | $2,051.65 | $0.00 | $317,433.82 | $0.00 | $2,867.52 |
| 12 | 7.75% | $2,292.52 | $242.43 | $2,050.09 | $0.00 | $317,191.40 | $0.00 | $2,867.52 |
PITIA is a carrying-cost estimate, whether costs are escrowed or paid directly. The monthly budget adds other costs and extra principal; the balloon is shown separately. Fees exclude down payment, prepaid interest, escrow deposits and costs you have not entered.
How DSCR loan payments are built
Every DSCR file has two payment concepts investors confuse: the debt service in the DSCR formula, and the all-in carry that hits your bank account each month.
- Principal and interest (P&I). On a fully amortizing loan, P&I is the standard mortgage payment over 25, 30, or 40 years. On interest-only products, debt service equals loan × rate ÷ 12 with no principal paydown.
- PITIA. P&I plus property taxes, insurance, and HOA. This is what reserve requirements and your personal cash-flow budget use.
- NOI. Effective gross rent minus taxes, insurance, and operating expenses (maintenance, management). Vacancy reduces effective gross before expenses.
- DSCR. NOI ÷ P&I. Most programs want 1.0–1.25+. See DSCR loan requirements for documentation.
Worked example: $320,000 at 7.75%, 30-year, $3,200 rent
Defaults in the calculator — $320,000 loan, 7.75%, 30-year, $410 taxes, $165 insurance, $3,200 gross rent, 6% vacancy, $320 monthly opex (10% of gross rent). Taxes and insurance are entered annually in the starting form; this table uses monthly amounts. The examples below use the NOI-based coverage method:
| Line item | Calculation | Monthly amount |
|---|---|---|
| P&I (debt service) | Amortizing @ 7.75% / 30yr | $2,293 |
| Taxes + insurance | $410 + $165 | $575 |
| Full PITIA | P&I + T&I | $2,868 |
| Effective gross rent | $3,200 × (1 − 6%) | $3,008 |
| NOI | EGI − taxes − ins − 10% opex | $2,113 |
| DSCR | $2,113 ÷ $2,293 | 0.92 |
DSCR of 0.92 sits below 1.0 — thin for most standard programs. Options: larger down payment (smaller loan), higher rent, lower rate, 40-year amortization, or a 0.75x tier product. Use the max DSCR loan amount calculator to find the ceiling at each tier.
When DSCR clears 1.25 — same property, stronger rent
Raise gross rent to $3,650 with the same expenses and loan terms:
- Effective gross: $3,431
- NOI: ≈ $2,536
- DSCR: $2,536 ÷ $2,293 ≈ 1.11 — still below 1.25
At $3,978 gross rent (matching the 1.25 minimum from our minimum rent calculator), DSCR reaches ≈ 1.25. The payment did not change — only income did. That is why rent and loan amount are linked in every DSCR file.
Interest-only vs amortizing payment and DSCR
On the same $320,000 at 7.75%:
| Amortization | Monthly debt service | DSCR @ $3,200 rent (defaults) |
|---|---|---|
| 30-year P&I | $2,293 | 0.92 |
| Interest-only | $2,067 | ≈ 1.02 |
| 40-year P&I | ≈ $2,198 | ≈ 0.96 |
IO and 40-year terms improve DSCR by shrinking debt service. They do not change NOI. Bridge and IO products are carry tools — model the permanent amortizing refi before you acquire. Read interest-only vs amortizing DSCR loan.
Rate sensitivity — how a 50 bp move changes payment and DSCR
DSCR investors feel rate moves twice: in monthly payment and in minimum rent. On $320,000 / 30-year with default rent assumptions:
| Rate | Monthly P&I | DSCR |
|---|---|---|
| 7.25% | $2,186 | ≈ 0.97 |
| 7.75% | $2,293 | ≈ 0.92 |
| 8.25% | $2,402 | ≈ 0.88 |
Jaken Finance Group DSCR rates run 5.75%–10.5% on qualified files. Pricing grids and LLPAs are explained in how DSCR loan rates are set. Compare quotes in the DSCR loan comparison calculator.
PITIA, reserves, and why both numbers matter
DSCR uses P&I in the ratio, but reserves after closing are quoted in months of PITIA per financed property — often 3–12 months depending on leverage and credit. If PITIA is $2,868 and the lender wants 6 months on one door, you need $17,208 liquid after closing, separate from down payment.
Plan reserves with the DSCR reserves calculator and read DSCR down payment and reserves. Cash to close is not your full liquidity requirement.
Purchase vs refinance payment modeling
On a purchase, loan amount equals value × LTV up to 85% in select markets for qualified borrowers. Enter that balance here to see payment and DSCR before you commit earnest money.
On a cash-out refinance, LTV typically caps around 80% — a few points below purchase. Payment rises with a larger balance; DSCR must still clear on the new loan. Model proceeds in the DSCR cash-out calculator and read DSCR cash-out refinance with no seasoning for BRRRR exits.
HOA, condo, and warrantable collateral
HOA dues sit in PITIA and are subtracted when this calculator estimates NOI. Enter them once in the HOA field; exclude them from other operating expenses to avoid counting them twice. On warrantable condos, HOA strength and owner-occupancy ratios affect program eligibility — see DSCR loan for investment property.
Multi-family and ADU rent rolls
On 2–4 unit properties, enter total gross rent across units. DSCR is a property-level ratio, not a per-door average. If one unit is vacant at closing, use realistic vacancy in the calculator rather than pro forma 0% unless the lender will credit stabilized rent from the appraisal.
Chicago and Midwest multi-family investors: see DSCR loans Chicago multi-family. Portfolio scaling: second-position DSCR calculator.
Prepay, hold period, and payment alone does not tell the full story
Monthly payment is only one line on the term sheet. Most DSCR loans carry a prepayment penalty if you sell or refi early. Estimate exit cost with the DSCR prepayment penalty calculator. Hold period and prepay structure belong in the same spreadsheet as P&I.
Understanding the amortization schedule behind P&I
The monthly payment on a fully amortizing DSCR loan is level, but the split between principal and interest changes every month. Early in the schedule, most of the payment is interest; later years pay down principal faster. DSCR lenders underwrite the first payment — the highest interest burden — not an average over 30 years.
On $320,000 at 7.75% over 30 years, month-one approximate split:
- Interest portion: ≈ $2,067 (same as IO on this balance)
- Principal portion: ≈ $226
- Total P&I: $2,293
By year 15, principal portion grows to roughly $450+/mo while interest shrinks. DSCR improves over time if rent keeps pace with expenses — but lenders do not credit future paydown at origination.
ARM vs fixed — payment risk after the initial fixed period
Jaken Finance Group DSCR products include 30-year fixed and ARM structures (5.75%–10.5% rate band). A fixed rate locks the P&I in this calculator for the life of the loan. An ARM may fix for 5 or 7 years, then adjust — payment and DSCR can change at reset.
ARM underwriting often uses a qualifying rate above the start rate. If you model a 7-year ARM at 6.99% today, also model payment at the qualifying rate — commonly start rate + 2% or the fully indexed rate — to see worst-case DSCR before you lock.
Cash-on-cash vs DSCR — related but different metrics
DSCR is a lender coverage ratio: NOI ÷ P&I. Cash-on-cash return measures your equity yield: annual cash flow after debt service and capex, divided by cash invested. A property can show 1.15 DSCR but weak cash-on-cash if you put 25% down and reserves tie up liquidity.
Example with defaults ($320,000 loan, $400,000 value implied at 80% LTV):
- NOI: $2,113/mo → $25,356/yr
- Cash flow after P&I: $2,113 − $2,293 = −$180/mo (negative at this rent)
- Down payment $80,000 + reserves → cash-on-cash is negative until rent rises or loan shrinks
Raise rent to $3,650/mo with same expenses: NOI ≈ $2,450/mo, DSCR ≈ 1.07, cash flow after P&I ≈ +$157/mo. Payment is unchanged — income drove both metrics.
Escrow impounds and payment presentation
Some DSCR servicers escrow taxes and insurance; others require you to pay T&I directly. Full PITIA is the same either way — only who holds the monthly tax/insurance portion changes. Reserves always use full PITIA regardless of escrow setup. Read DSCR down payment and reserves for impound vs non-impound documentation.
Step-by-step: model a purchase before you submit
- Get estimated value and target LTV — loan amount = value × LTV up to 85%.
- Quote rate and term from your LO or use mid-band 5.75%–10.5% for planning.
- Enter taxes, insurance, and HOA from the listing or tax records.
- Enter gross rent from lease or appraiser market rent — apply vacancy.
- Compare the coverage measures in Rental options with your lender’s required method and threshold.
- Run reserves on resulting PITIA in the reserves calculator.
- Compare two lender quotes in the comparison calculator.
Metro markets and payment benchmarks
Payment tolerance varies by market. A $2,868 PITIA on a $320,000 loan is typical Midwest SFR math; the same payment on a $480,000 coastal property may reflect lower LTV and higher rent requirements. Use state hubs for local program context:
- North Carolina and South Carolina — growing rent markets, insurance scrutiny on coast
- Texas — no state income tax does not reduce PITIA; property tax matters
- Georgia and Florida — STR and insurance overlays
- Indiana and Indianapolis — Midwest cash-flow markets
Up to 85% LTV purchase, 80% LTV cash-out, and 85% LTV rate-and-term in select markets for qualified borrowers. When payment and DSCR clear, submit through pre-qualify for file-specific pricing.
Frequently asked payment scenarios
Scenario A — inherited tenant below market: Lease shows $2,800/mo; market is $3,200. Lender credits $2,800 until lease renewal unless value-add rent schedule is documented. Payment on $320,000 is still $2,293 — DSCR uses $2,800 rent, not $3,200. Minimum rent to hit 1.0 is $3,186 — you are short until renewal or lease-up.
Scenario B — duplex with one vacant unit: Unit A $1,600 leased, Unit B vacant. Enter gross $1,600 with 50% vacancy on the vacant unit — or $3,200 gross with 25% blended vacancy if one of two units is empty. Payment is one loan on the whole building; DSCR is property-level.
Scenario C — condo with rising HOA: PITIA includes HOA; a special assessment may not be in PITIA but hits your cash flow. Model recurring HOA in the calculator; plan special assessments outside PITIA in your pro forma.
For each scenario, payment math is identical — only NOI and DSCR change. That is why the payment calculator and minimum rent calculator are paired tools on every DSCR acquisition.
Insurance and tax escrows: When the servicer collects escrows, your monthly draft to the lender may look like one PITIA payment even though DSCR still splits P&I from T&I inside NOI. Use the full components in this calculator — not just the servicer coupon — so reserves and DSCR stay consistent.
Portfolio scaling: Payment on door five is independent of doors one through four, but reserve requirements often aggregate. After you model payment on the new acquisition, add reserve months on total financed count in the reserves calculator. Thin liquidity on file four kills file five even when file five's DSCR is strong.
Rate locks and payment drift: If your rate lock expires before closing, repricing changes P&I and DSCR. Re-run this calculator whenever the locked rate moves more than 12.5 bps. A $320,000 loan at 8.0% instead of 7.75% adds roughly $50/mo to P&I — enough to drop DSCR from 0.95 to 0.93 on thin files.
Related DSCR tools
- DSCR calculator — focused NOI vs debt service view
- Minimum rent for DSCR calculator — rent needed at each tier
- Max DSCR loan amount calculator — loan ceiling from NOI
- DSCR closing cost calculator — points and third-party fees
- DSCR loan glossary
State and metro DSCR programs
- DSCR loans Chicago · Illinois
- DSCR loans Indiana · Ohio
- DSCR loans North Carolina · Tennessee
- DSCR loans Florida · Georgia
- DSCR loans Texas · Colorado
- DSCR loans Washington DC · Maryland
- All state investor hubs
Program summary: Up to 85% LTV purchase, 80% LTV cash-out, and 85% LTV rate-and-term in select markets for qualified borrowers.
Pre-qualify for DSCR financing · What kind of loan do you need? · (833) 264-7776
Calculator outputs are educational estimates only. Rates, terms and conditions offered only to qualified borrowers and are subject to change without notice. All loans are subject to full underwriting. Jaken Finance Group only finances non-owner occupied investment properties.