Commercial Loan DSCR Calculator

Built for commercial loan brokers analyzing operating businesses. Model the full debt stack, calculate adjusted cash flow with add-backs, and run a pro forma before and after refinancing — four sequential analyses in one tool.

Option A — Recommended

We Do It For You

Upload your borrower's materials and our team delivers a complete DSCR analysis and lender-ready memo within 24 hours. No spreadsheets. No data entry.

  • Full DSCR analysis extracted from tax returns & bank statements
  • Debt stack reconstructed and verified
  • Add-backs identified and documented
  • Pro forma modeled for your proposed refinance
  • Delivered as a lender-ready memo
  • All files scrubbed of PII by our proprietary software
Option B — Self-Serve

Run It Yourself

Use our four-step commercial DSCR calculator to model the deal yourself. Each tab feeds the next — start with the debt stack and work through to the pro forma.

  • Tab 1: Build the borrower's full debt service table
  • Tab 2: Calculate core DSCR from business earnings
  • Tab 3: Apply add-backs across 3 years
  • Tab 4: Run the before / after pro forma

Debt Service Table — All Obligations

Enter every active debt obligation. Check "Refinance?" for any loans the borrower is looking to consolidate or refinance. This table feeds Tabs 2 and 4 automatically.

Lender / Creditor Outstanding Balance Monthly Payment Maturity Date Loan Type APR % Refinance?
Total Outstanding Balance
$0
Total Monthly Debt Service
$0
Total Annual Debt Service
$0

Core DSCR — Based on Tax Return

Enter figures directly from the borrower's most recent tax return. Annual debt service is pre-filled from Tab 1.

Form 1120-S Line 22
$
Schedule K
$
Schedule K
$
$
Net Operating Income (NOI)
$0
DSCR
—
Enter values
0x1.0x1.25x1.40x+

Cash Available for Debt Service

Enter up to three years of data side by side. Add-backs improve the adjusted cash flow figure dollar-for-dollar. Each year's result feeds the pro forma in Tab 4.

Line Item
Net Income (Loss)
$
$
$
Add: Depreciation
$
$
$
Add: Interest Expense
$
$
$
Add: Non-Recurring Add-Backs
Add: Owner W-2 / Officer Comp
$
$
$
Less: Personal Expenses % of W-2
$(0)
$(0)
$(0)
Less: Entity Income Taxes
$
$
$
Cash Available for Debt Service
$0
$0
$0

Pro Forma — Before & After Refinance

Loans marked as refinance candidates in Tab 1 appear below. Enter the proposed new loan terms to see the DSCR impact side by side.

Refinance Candidates (from Tab 1)
No loans marked as refinance candidates yet. Go back to Tab 1 and check the "Refi?" box on the loans to consolidate.
$
%
$
assumes fully amortizing
Current Monthly DS
—
on refi candidates
Pro Forma Monthly DS
—
new loan payment
Total Savings
—
Current — Before
Refi Candidates Monthly DS —
Outstanding Balance (buyout) —
Total Cost of Capital Get from our memo →
Pro Forma — After
New Monthly Payment —
Term (months) —
Total Cost of Capital —
DSCR Reference (annualized · from Tab 2 NOI)
NOI
—
Current DSCR
—
Pro Forma DSCR
—
Want this packaged into a lender-ready memo?
Our team turns this analysis into a complete loan offering memo within 24 hours.

Need a Full Loan Offering Memo?

Beyond the DSCR numbers, our team screens the deal for red flags and structural risk, spreads the financials from the borrower's tax returns and bank statements, and packages everything into a lender-ready memo.