DSCR Loans: A Guide for Mortgage Brokers Working with Real Estate Investors

April 04, 2024
DSCR Loans: A Guide for Mortgage Brokers Working with Real Estate Investors


DSCR (Debt Service Coverage Ratio) loans are an important tool for mortgage brokers who work with real estate investors. DSCR loan helps investors maximize their cash flow and cover their debt obligations, while also providing a flexible and customizable financing option.

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In this article, we will explore DSCR loan in more detail, including how they work, the benefits and drawbacks of using them. Mortgage brokers will find some tips for offering this type of financing to their clients.

This article was originally posted on May 16, 2023.

How DSCR Loans Work

DSCR loan is based on the property’s cash flow, rather than the borrower’s personal credit score or income. The loan covers the debt service payments required for the property and other expenses associated with owning and operating the property.

The debt service coverage ratio is a key factor in determining the maximum loan amount that a borrower can qualify for. This ratio is calculated by dividing the property’s net operating income (NOI) by the total amount of debt service payments.

For example, let’s say that an investor is looking to purchase an office building with an NOI of $500,000 per year. The lender requires a minimum DSCR ratio of 1.25x. This means that the lender wants to see that the property’s NOI is at least 25% greater than the amount of debt service payments that will be required for the loan.

To calculate the maximum loan amount, the lender will take the NOI and divide it by the required DSCR ratio. In this case, the maximum loan amount would be $625,000 ($500,000 divided by 1.25). If the property’s debt service payments are greater than $625,000 per year, the lender may require a larger down payment or a higher interest rate to compensate for the increased risk.

Benefits of DSCR Loans

There are several benefits to using DSCR loans for commercial real estate investments.

  1. DSCR loans help investors maximize their cash flow by ensuring that they have enough money to cover their debt payments and other expenses.
  2. DSCR loans are also more flexible than traditional commercial mortgages. They may offer longer loan terms, lower interest rates, and lower down payment requirements, which can make it easier for borrowers to qualify for financing.
  3. DSCR loans may be easier to obtain than other types of financing. Since the loan is based on the property’s cash flow, lenders may be more willing to work with borrowers who have less-than-perfect credit or limited financial resources.


While there are many benefits to using DSCR loans, there are also some drawbacks that mortgage brokers should be aware of. One of the main disadvantages is that these loans may be more expensive than traditional commercial mortgages. Mortgage lenders may require higher interest rates or larger down payments to compensate for the increased risk associated with the loan.

Additionally, DSCR loans may be more difficult to obtain than other types of financing. This is because lenders typically require a strong cash flow and a proven track record of managing income-producing properties. Investors who have limited experience may find it difficult to qualify for this type of financing.

Tips for Offering DSCR Loans

If you want to offer DSCR loans to your clients, there are several tips that you should keep in mind. First, it is important to work with lenders who specialize in commercial real estate. They should have experience working with investors who are looking to purchase income-producing properties.

Next, make sure that you understand the property’s cash flow and NOI before recommending a DSCR loan. This will help you determine how much financing they can afford and how much cash flow they will need to cover their debt service payments and other expenses.

It is also important to have a solid business plan before recommending a DSCR loan to your client. This should include a detailed analysis of the property’s financials and a plan for managing the property and generating income over time.

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Finally, be prepared to negotiate with lenders in order to get the best possible terms on your client’s loan. This may involve negotiating the interest rate, the loan term, or the down payment requirements. Shop around and compare offers from multiple lenders to find the best financing option for your client’s needs.


In conclusion, DSCR loans can be a valuable financing option for commercial real estate investors. Mortgage brokers who specialize in this type of financing can help their clients maximize their cash flow. By understanding how DSCR loans work mortgage brokers can help clients succeed in commercial real estate investing.


As a mortgage broker, your clients rely on your expertise to find them the best deals. Our Quick Pricer tool can be an invaluable asset in your quest to secure the most advantageous mortgage rates. Be sure to explore our Programs section for additional resources tailored to your needs. If you have specific scenarios in mind, don’t hesitate to request them; we’re here to assist you. If you want to join forces in providing more value to your clients, become a partner with us. Together, we can empower individuals and families to achieve their dreams of homeownership.

Carl Holman

Written by

Carl Holman

Communications Manager

As A&D Mortgage’s Communications Manager. Carl Holman has more than 20 years of expertise in marketing, media relations, and communications, having spent 10 years of his career in mortgage lending and real estate. He holds a Bachelor’s in Journalism and Mass Communications from the University of South Carolina.