How to Calculate Your Debt Service Coverage Ratio: Owner Guide 2026
A 2026 owner guide to calculating debt service coverage ratio: the DSCR formula, a worked example, lender thresholds, and how to improve it before applying.
The single number that most determines whether you get approved for a business loan is your debt service coverage ratio (DSCR). If you do not know yours before you apply, the lender controls the conversation. Here is how to calculate and improve it.
Check your own numbers: our free DSCR & Borrowing-Power Calculator shows your debt-service coverage ratio, whether you clear the 1.25 threshold most lenders require, and roughly how large a new loan your cash flow could support — with a sensitivity table at 1.20, 1.25, and 1.35.
What DSCR Is
DSCR measures whether your business generates enough cash to cover its debt payments. The formula:
DSCR = Net Operating Income / Total Debt Service
A DSCR of 1.0 means you exactly cover your debt; below 1.0 you do not. Most lenders want 1.25 or higher — a 25% cushion.
See a financial intelligence primer
Worked Example
If your annual net operating income is $150,000 and your total annual debt payments (principal plus interest) are $100,000:
DSCR = 150,000 / 100,000 = 1.5 — comfortably above the typical 1.25 threshold.
How Lenders Use It
Lenders compute DSCR including the new loan's payments. A deal that passes today can fail once the proposed debt is added — model it yourself before applying.
How to Improve DSCR Before Applying
- Raise net operating income: trim non-essential costs, push margin.
- Reduce existing debt service: consolidate or refinance high-cost debt (a cheaper line of credit can lower total service).
- Time the application: apply after a strong period, not a weak quarter.
See business line of credit options
FAQ
What DSCR do lenders want? Commonly 1.25+, though it varies by lender and loan type.
Does it include the new loan? Yes — lenders compute it with the proposed debt added.
Is higher always better? Higher is safer for approval; extremely high may mean you are underusing leverage, but that is a good problem.
Bottom Line
Calculate your DSCR with the new loan included before you apply, target 1.25 or higher, and improve it by raising operating income or reducing costly existing debt. Knowing your number puts you in control of the financing conversation.
