> Free Tool · Lender-Grade Math
Florida DSCR Calculator
for Rental Property Investors
Estimate DSCR, payment, PITIA, and cash flow in real time. Supports purchase, rate-term refi, and cash-out refi.
1.49
Strong
PITIA $1,679
Cash Flow $821/mo
Cash Flow $821/mo
// Property
Purchase Price $250,000
As-Is Appraised Value —
Optional. Overrides value basis if provided.
Property Type
// Income
Monthly Rent $2,500
Use current or expected gross rental income.
Monthly Lease Rent
Use current signed lease amount.
Monthly Market Rent
Use expected appraiser market rent.
Use lower of lease or market rent
Lender note: Many DSCR lenders use the lower of signed lease rent or appraiser market rent when both are available. Toggle off to override this behavior.
Vacant property
// Loan Terms
Down Payment 25%
Interest Rate 7.25%
Loan Term
Interest-only period
// Taxes / Insurance / HOA
Annual Property Taxes $3,000
Taxes are set to $0. Verify this estimate.
Annual Insurance $1,800
Insurance is set to $0. Verify this estimate.
Annual Flood Insurance $0
Monthly HOA $0
Many condos have HOA dues. Verify this estimate.
// Advanced Assumptions
Credit Score Band
Borrower Entity
Experienced landlord (1+ year owning a rental)
DSCR threshold: ON → 0.75x (lender credits proven operating experience). OFF → 1.00x (first investment property). The qualification band above updates automatically.
Vacancy Reserve 0%
Management Fee 0%
Maintenance Reserve 0%
Live Results · Purchase
DSCR Ratio
1.19
Workable
Lender Qualification
Loan Amount$187,500
Down Payment$62,500
Monthly P&I$1,279
Total PITIA$1,679
Qualifying Rent$2,500
Max LTV80%
Target LTV75%
Cash Flow
Monthly Cash Flow$821
Annual Cash Flow$9,852
Cash-on-Cash Return15.8%
Estimated Cash to Close
Down Payment$62,500
Est. Cash to Close$62,500
Tips to Improve DSCR
- Try a lower LTV (higher down payment)
- Verify taxes and insurance estimates
- Compare interest-only structure
- Increase qualifying rent if supported by market data
How It Works
What is a DSCR Ratio?
DSCR (Debt Service Coverage Ratio) measures whether a rental property generates enough income to cover its debt obligations. Lenders use this ratio — not your personal income — to determine loan eligibility.
DSCR = Monthly Rental Income ÷ PITIA
For interest-only loans: DSCR = Rent ÷ ITIA
PITIA = Principal + Interest + Taxes + Insurance + Association Dues
ITIA = Interest + Taxes + Insurance + Association Dues (no principal)
Two tiers — which one applies to you?
First investment property: 1.00x DSCR minimum to qualify. The property must cover the full mortgage payment, taxes, insurance, and HOA on its own.
Experienced landlord (1+ year of rental ownership): 0.75x DSCR minimum. Lenders give credit for proven operating experience and allow the property to run a slight monthly deficit at qualification.
Set your experience tier above in the calculator and the qualification bands below shift automatically.
Below Threshold
< your tier
Property does not meet the DSCR minimum. Lender will require a larger down payment, a co-signer, or alternative program.
Borderline
+0.00 – +0.09
Just over the minimum. May approve with strong credit, reserves, or experience — expect rate hits.
Workable
+0.10 – +0.24
Comfortable cushion above the threshold. Most lenders approve at standard pricing.
Strong
+0.25 or more
Premium tier. Best rates, highest leverage, most flexible terms.
FAQ
Common Questions
What DSCR ratio do I need to qualify in Florida?
Most Florida DSCR lenders require a minimum DSCR of 1.0. A ratio of 1.25 or higher is considered strong and may qualify you for better rates and terms. Some lenders offer programs at 0.75 DSCR with higher down payment requirements.
How is DSCR calculated for a rental property?
DSCR = Monthly Rental Income ÷ Monthly PITIA. PITIA includes Principal, Interest, Taxes, Insurance, and HOA. For interest-only loans, the formula uses ITIA instead (replacing principal with just the interest payment).
Can I use a DSCR loan for Airbnb or short-term rentals?
Yes. DSCR loans are commonly used for short-term rentals in Florida. Lenders may use projected STR income from platforms like AirDNA or actual booking history. Some use the lower of actual income or market rent.
What is the maximum LTV for a DSCR loan?
Purchase and rate-term refinance typically cap at 80% LTV. Cash-out refinance is usually capped at 75% LTV. Credit score can reduce max LTV — scores below 680 may see LTV caps reduced by 10-15%.
Do I need W-2s or tax returns for a DSCR loan?
No. DSCR loans qualify based on the property's rental income, not borrower personal income. No W-2s, tax returns, or employment verification are required. This makes DSCR ideal for self-employed investors and foreign nationals.
What is the difference between PITIA and ITIA?
PITIA includes principal, interest, taxes, insurance, and association dues — used for fully amortizing loans. ITIA replaces the principal component with just the interest-only payment — used during an interest-only period, which typically lowers PITIA and improves DSCR.
Estimate only. Final eligibility depends on appraisal rent, credit, reserves, property type, occupancy, and lender guidelines. DSCR ratios and cash flow projections shown are estimates based on the inputs you provide and do not represent a commitment to lend. Actual terms may vary. Joseph Pistone | NMLS# 2087918 | CrossCountry Mortgage, LLC | NMLS# 3029 | Equal Housing Opportunity Lender.