Free calculator
Mortgage Payment + DSCR Calculator
Enter loan details to get your full monthly PITIA payment and DSCR in one step — the core numbers every DSCR investor needs before making an offer.
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Payment calculator
Enter your deal
Annual ÷ 12
Enables DSCR calculation
Your payment
Monthly PITIA
$2,466.53
- Loan amount
- $300,000
- Principal + interest
- $2,046.53
- Property tax
- $300
- Insurance
- $120
- HOA
- $0
- Total PITIA
- $2,466.53
DSCR
Monthly cash flow: $333.47
PITIA = Principal + Interest + Taxes + Insurance + Association dues. This is the number DSCR lenders use to calculate your debt service coverage ratio.
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PITIA: the complete monthly cost
Most mortgage calculators show you P&I — principal plus interest. That's useful but incomplete for DSCR underwriting. What lenders care about is PITIA: the fully loaded monthly obligation that includes everything secured against the property.
- P — Principal repayment (amortization)
- I — Interest
- T — Property taxes (monthly escrow)
- I — Insurance (hazard, flood if applicable)
- A — Association dues (HOA, condo fees)
DSCR = Monthly Gross Rent ÷ Monthly PITIA. Using P&I alone typically inflates the DSCR by 0.10–0.25 depending on tax and insurance levels — enough to move you from the 0.99 tier to a falsely optimistic 1.15. Always run PITIA.
How P&I is calculated
The standard amortizing payment formula:
P&I = Loan × [r(1+r)^n / ((1+r)^n - 1)]
Where r = monthly interest rate (annual rate ÷ 12) and n = number of payments (years × 12). For quick reference, here's P&I per $100,000 borrowed at common DSCR rates:
| Rate | P&I / $100K (30-yr) | P&I / $100K (20-yr) |
|---|---|---|
| 6.50% | $632 | $746 |
| 7.00% | $665 | $775 |
| 7.25% | $682 | $790 |
| 7.50% | $699 | $806 |
| 8.00% | $734 | $836 |
Multiply by your loan amount in hundred-thousands. A $275,000 loan at 7.25% = 2.75 × $682 = $1,876/month P&I.
Estimating tax and insurance
Before you have an actual property tax bill, use state effective tax rates as a proxy. Texas runs about 1.80% of assessed value annually, Florida about 0.91%, and California about 0.75%. For insurance, low-risk states average about 0.35% of value per year; high-risk coastal and wildfire states (FL, TX, CA, LA) run 0.75–1.00%+.
For more accurate estimates by state, use the Property Tax + Insurance Estimator on this site, which applies state-specific effective rates.
Purchase price mode
The calculator supports entering a purchase price and down payment percentage as an alternative to a direct loan amount. DSCR loans typically require 20–25% down minimum (some programs allow 15% with a strong DSCR). The loan amount = purchase price × (1 − down payment percentage). Toggle between modes using the buttons above the input fields.
Next steps
- Run all rate scenarios with the DSCR at Different Rates calculator.
- Get state-level tax and insurance estimates from the Property Tax + Insurance Estimator.
- Find the rent needed to hit 1.0, 1.1, and 1.25 DSCR with the Rent-to-PITIA Calculator.
Frequently asked questions
What is included in PITIA?
PITIA stands for Principal + Interest + Taxes + Insurance + Association dues (HOA). It's the fully loaded monthly obligation the lender uses to calculate DSCR. A common mistake is calculating DSCR on P&I alone, which overstates the ratio. Always include monthly property tax (annual tax ÷ 12), monthly hazard insurance (annual premium ÷ 12), and HOA dues if applicable.
How do I calculate my monthly P&I payment?
P&I is calculated using the loan amount, interest rate, and loan term. The formula is: P&I = Loan × (r × (1+r)^n) / ((1+r)^n - 1), where r = monthly rate (annual rate / 12) and n = total months. The calculator does this automatically. For a quick estimate, a $300,000 loan at 7.25% on a 30-year term produces approximately $2,047/month in P&I.
Should I enter purchase price or loan amount?
Use whichever you know. The calculator supports both modes: enter the loan amount directly, or enter the purchase price and down payment percentage and it will calculate the loan amount for you. For DSCR underwriting, what matters is the final loan amount — the purchase price and down payment are just the path to get there.
What should I use for property tax if I don't know the exact amount?
If you don't have an actual tax bill, estimate using the state's effective property tax rate (available on the Property Tax + Insurance Estimator tool on this site) times the purchase price, divided by 12. For example, Texas at 1.80% on a $300,000 property = $5,400/yr = $450/month. The appraisal appraiser's estimate on the form 1007 will also include a tax figure you can use.
Why does my DSCR differ from what the lender calculated?
The most common reasons: (1) the lender used the lower of appraiser market rent vs lease rent, and you used a different rent number; (2) the lender used a slightly different rate or amortization; (3) the lender included flood insurance or a different insurance figure; (4) the lender used an escrow-estimated tax that differs from your input. Request the lender's full PITIA calculation and compare line-by-line to identify the discrepancy.
What DSCR do I need for a DSCR loan?
Most DSCR lenders will fund at a minimum DSCR of 0.75, and several will go lower (some programs have no DSCR floor — called 'no-ratio' programs). The DSCR controls your rate and LTV rather than acting as a hard cutoff. A 1.25+ DSCR gets you the best rate and maximum LTV. A 1.00–1.24 DSCR gives broad access. Below 1.00, LTV caps tighten and rate add-ons apply.
What's a typical DSCR for a rental property?
Across the US rental market, most DSCR deals underwritten in 2024–2026 came in between 0.95 and 1.20 DSCR. In high-rent, low-price markets (Midwest, Southeast), DSCRs of 1.25–1.50 are achievable. In high-price, moderate-rent markets (coastal California, some Northeast markets), DSCRs of 0.80–0.95 are common. The calculator lets you see where your specific deal lands.
Can I include flood insurance in PITIA?
Yes — if the property is in a mapped flood zone (FEMA Special Flood Hazard Area), flood insurance is required and should be included in PITIA. The basic NFIP (National Flood Insurance Program) premium for a typical SFR runs $1,200–$2,400/year ($100–$200/month). Private flood insurance can be higher or lower. Include it in the calculation to get an accurate DSCR.