DSCR Calculator
For Florida Rentals

The math

DSCR = Monthly Rent ÷ Monthly PITIA. If rent is $3,000 and PITIA is $2,400, DSCR is 1.25. Most lenders want 1.0+ (rent covers payment); 1.25+ unlocks the best pricing tier.

This calculator factors in Florida insurance, HOA fees, optional vacancy and management discounts, and shows you the stress-tested ratio at higher insurance rates - useful given Florida's annual premium increases.

Reading the result

• DSCR < 1.0 - rent doesn't cover PITIA. Most lenders won't fund. Specialty programs sometimes go to 0.75 with a rate hit, but the deal doesn't cash flow.
• DSCR 1.00–1.20 - qualifies but pricing tier is medium. Stress-test carefully - tight deals get killed by Florida insurance increases.
• DSCR 1.20–1.40 - sweet spot. Best pricing tier on most DSCR programs. Comfortable cushion.
• DSCR 1.40+ - strong deal. Often opens up no-prepay or other premium structures.

What's not in this calculator

• Vacancy. Real long-term rental vacancy is 5-10%. Subtract that from rent for a more realistic operating ratio.
• Property management. 8-12% of gross rent if outsourced. Self-management is "free" but is real time.
• Maintenance reserve. Plan for 1-1.5% of property value annually. Florida properties have specific failure modes (A/C year-round, salt-air corrosion on coastal).
• STR projections. If your strategy is short-term rental, gross rent is much higher but operating costs are too. More on STR →

FAQ