When you’re evaluating investment property financing—especially with DSCR loans—understanding what constitutes a “good” DSCR ratio can make or break your approval. In this guide, we’ll break down what a DSCR ratio is, what lenders look for, and how to optimize yours for better financing terms and greater long-term success.
Want fast, flexible financing without income docs? Get matched with a DSCR lender today.
What Is DSCR?
DSCR stands for Debt Service Coverage Ratio. It’s the ratio between a property’s net operating income (NOI) and its total debt payments (PITIA).
\text{DSCR} = \frac{\text{Net Operating Income (NOI)}}{\text{Debt Service Payments}}
If your rental property earns $2,000 per month and your mortgage, taxes, insurance, and HOA total $1,600 per month, your DSCR would be:
2,0001,600=1.25\frac{2,000}{1,600} = 1.25 1,6002,000=1.25
This means the property generates 25% more income than needed to cover the debt—a strong indicator of cash-flow health.
What’s Considered a “Good” DSCR Ratio?
| DSCR Ratio | Interpretation |
| Below 1.00 | Negative cash flow – most lenders decline |
| 1.00 | Break-even – some lenders may approve cautiously |
| 1.20 – 1.25 | Solid – minimum threshold for most lenders |
| 1.30+ | Strong – preferred by top-tier lenders |
Most lenders require at least a 1.20 DSCR for approval. That means the rental income needs to be 120% of the mortgage payment. However, some aggressive lenders offer loans at 1.00 or even below (called “no-ratio” loans), usually with higher interest rates or lower loan-to-value (LTV) allowances.
Why DSCR Matters for Real Estate Investors
A high DSCR isn’t just about getting a loan—it’s about protecting your cash flow. Here’s why it matters:
- Loan Approval: Most DSCR lenders won’t fund properties that don’t cash flow. A higher DSCR means easier approvals.
- Better Loan Terms: Higher ratios often qualify for better rates, more leverage, and lower reserve requirements.
- Scalability: DSCR loans aren’t tied to your personal income. The stronger the property’s DSCR, the more you can scale.
Want to avoid traditional income checks? See if you qualify for a no-income-verification DSCR loan.
How to Improve Your DSCR Ratio
Boosting your DSCR can unlock better financing terms. Here are strategies to raise your ratio:
1. Increase Rents
Maximize market rents, especially if the property is under-rented. Consider adding amenities or converting to short-term rentals.
2. Lower Operating Costs
Reduce expenses like property management fees or insurance premiums. Use utility audits or negotiate contracts with vendors.
3. Buy Smart
Choose properties in strong rental markets where rents outpace debt obligations.
4. Interest-Only Loan Periods
Some DSCR lenders offer interest-only options for the first 5–10 years, which can dramatically improve your ratio and monthly cash flow.
5. Refinance
If your property’s value or rent has increased, refinancing into a lower rate or longer term loan can improve DSCR.
Ready to refinance or grow your portfolio? Submit your deal and compare offers now.
DSCR and Loan Eligibility: What Lenders Really Look At
Lenders typically consider:
- DSCR Threshold: Most want 1.20–1.25+
- Credit Score: Minimum 640–680 depending on the lender
- LTV (Loan-to-Value): Up to 80% for purchase or 75% for cash-out
- Rent Basis: Based on market rent or lease (whichever is lower)
See our full breakdown: Complete Guide to DSCR Loan Requirements
Common DSCR Scenarios
Scenario A: New Airbnb Rental
- Projected Income: $4,000/month
- PITIA: $3,000/month
- DSCR: 1.33 – Strong → Good chance of approval
Scenario B: Long-Term Duplex Rental
- Rent: $1,800/month
- PITIA: $1,900/month
- DSCR: 0.95 – Negative → Likely declined unless using a no-ratio lender with lower LTV
For properties like STRs (short-term rentals), some lenders use AirDNA income estimates to calculate DSCR—especially if you lack a rental history.
FAQs: Understanding Good DSCR Ratios
1.20 is the most common benchmark, but some allow as low as 1.00 or use “no-ratio” underwriting.
Yes, but expect higher rates, more equity, or to work with a specialty lender.
Absolutely. A higher DSCR often qualifies for lower rates, especially when paired with good credit and low LTV.
Most lenders use the lower of current lease or market rent from the appraisal’s rent schedule (Form 1007).
No problem. Market rent will be used as a proxy for DSCR on purchase loans.
Read Next
- DSCR Loans for Short-Term Rental Properties
- Comparing DSCR Loans to Traditional Mortgages
- How to Qualify for a DSCR Loan Without Traditional Income Verification
Final Thoughts
A good DSCR ratio is more than a number—it’s your ticket to faster approvals, better rates, and long-term portfolio growth. While 1.20+ is the golden standard, strategies exist for improving borderline ratios and accessing creative financing options.
Need a lender who understands your investment goals? Get started now.
Our advise is based on experience in the mortgage industry and we are dedicated to helping you achieve your goal of owning a home. We may receive compensation from partner banks when you view mortgage rates listed on our website.
