Template · Finance
Debt service coverage ratio calculator
Compare net operating income with annual principal and interest obligations to measure debt service coverage and cash cushion.
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XLSXCSVODSXMLNumbers| Debt service coverage ratio calculator | |||||||||
| Example data — replace the blue input cells with your own. | |||||||||
| Compare net operating income with annual principal and interest obligations to measure debt service coverage and cash cushion. | |||||||||
| Populated records | 6 | Prepared capacity used | 10.0% | ||||||
| Total cash after debt (USD) | $282,500.00 | Peak: Cash after debt (USD) | $77,500.00 | ||||||
| Average: Cash after debt (USD) | $47,083.33 | ||||||||
| Active rows bar | ██ | ||||||||
| 60 record rows (6 sample rows shown). Blue cells are inputs; dark cells calculate. | |||||||||
| Case | Gross revenue (USD) | Operating expenses (USD) | Annual principal (USD) | Annual interest (USD) | Net operating income (USD) | Total debt service (USD) | DSCR | Cash after debt (USD) | Scale bar |
| Base property | $280,000.00 | $130,000.00 | $45,000.00 | $55,000.00 | $150,000.00 | $100,000.00 | 1.5000 | $50,000.00 | ████████ |
| Vacancy stress | $240,000.00 | $130,000.00 | $45,000.00 | $55,000.00 | $110,000.00 | $100,000.00 | 1.1000 | $10,000.00 | ██ |
| Refinance option | $280,000.00 | $130,000.00 | $40,000.00 | $48,000.00 | $150,000.00 | $88,000.00 | 1.7045 | $62,000.00 | ██████████ |
| Base property (4) | $420,000.00 | $195,000.00 | $67,500.00 | $82,500.00 | $225,000.00 | $150,000.00 | 1.5000 | $75,000.00 | ████████████ |
| Vacancy stress (5) | $192,000.00 | $104,000.00 | $36,000.00 | $44,000.00 | $88,000.00 | $80,000.00 | 1.1000 | $8,000.00 | █ |
| Refinance option (6) | $350,000.00 | $162,500.00 | $50,000.00 | $60,000.00 | $187,500.00 | $110,000.00 | 1.7045 | $77,500.00 | ████████████ |
Showing the first 16 of 72 rows and 10 of 10 columns. Cells with formulas show the formula on hover.
| Debt service coverage ratio calculator |
| Method, inputs, and limits for this workbook. |
| What it does |
| Compare net operating income with annual principal and interest obligations to measure debt service coverage and cash cushion. |
| How to use it |
| Replace the fictional records in blue cells with your own data. Keep the dark formula cells. Use the units stated in the column headers and keep each record on one row. Read the calculated columns and inspect the results before using them.… |
| Formulas and method |
| Net operating income equals gross revenue less operating expenses. Total debt service sums annual principal and interest, and DSCR divides net operating income by positive debt service. |
| Assumptions and limits |
| Capital expenditures, income taxes, and reserve transfers are excluded unless entered in operating expenses. Check lender definitions in the loan agreement. |
| Missing numeric inputs |
Showing the first 16 of 72 rows and 4 of 4 columns. Cells with formulas show the formula on hover.
What does this template do?
Compare net operating income with annual principal and interest obligations to measure debt service coverage and cash cushion.
Net operating income equals gross revenue less operating expenses. Total debt service sums annual principal and interest, and DSCR divides net operating income by positive debt service.
Capital expenditures, income taxes, and reserve transfers are excluded unless entered in operating expenses. Check lender definitions in the loan agreement.
The working tab keeps editable inputs separate from formulas, with 6 populated sample rows, summary KPIs, an in-cell scale bar, and room for 60 records. The Notes tab explains the method and how to extend the range. All example records are fictional and can be replaced. Download a workbook format to retain formulas, or CSV when you need calculated values only.
What’s inside
- Net operating income equals gross revenue less operating expenses. Total debt service sums annual principal and interest, and DSCR divides net operating income by positive debt service.
- 60 prepared record rows with blank-row guards and in-cell scale bars
- Summary KPI block with peak, average, and capacity tracking
- Blue input cells, typed dates and numbers, and frozen column headers
- Notes with the method, assumptions, and range-extension instructions
Which tabs does the workbook have?
| Tab | What it holds |
|---|---|
| Worksheet | Compare net operating income with annual principal and interest obligations to measure debt service coverage and cash cushion. |
| Notes | How to use the workbook, formula method, assumptions, and file format limits. |
What formulas does this template use?
This template holds 306 formulas in 374 cells across 2 tabs, so 82% of its cells calculate. They use 13 distinct functions; the longest formula is 134 characters.
| Function | Uses | What it does |
|---|---|---|
IF | 664 | one result when a test is true, another when false |
COUNT | 242 | counts numeric cells |
MAX | 182 | largest value |
OR | 120 | true when any test is true |
MIN | 61 | smallest value |
REPT | 61 | repeats text |
ROUND | 61 | rounds to a number of digits |
ISNUMBER | 60 | true for a number |
NOT | 60 | reverses true and false |
COUNTA | 4 | counts non-empty cells |
COUNTIF | 2 | counts cells meeting one condition |
AVERAGE | 1 | mean of numbers |
The 12 most used of 13 functions. Counted from the workbook itself. Only functions that Excel, LibreOffice Calc, Google Sheets and Apple Numbers evaluate the same way are used, so the formulas survive every download format.
How do you use it?
- Replace the fictional records in blue cells with your own data. Keep the dark formula cells.
- Use the units stated in the column headers and keep each record on one row.
- Read the calculated columns and inspect the results before using them. Clear unused input rows; keep their formulas.
- The prepared range holds 60 records in rows 11–70. Extend formulas and summary ranges together if you add more rows.
What is it good for?
- Compare net operating income with annual principal and interest obligations to measure debt service coverage and cash cushion
- Replacing the labeled fictional records with your own figures
- Checking a calculation before adapting it to a larger workbook
Questions about this sheet
How is the result calculated?
Net operating income equals gross revenue less operating expenses. Total debt service sums annual principal and interest, and DSCR divides net operating income by positive debt service.
What assumptions should I check?
Capital expenditures, income taxes, and reserve transfers are excluded unless entered in operating expenses. Check lender definitions in the loan agreement.
Can I add more than 60 records?
Yes. Copy the formula columns into new rows and extend every summary range to include them. Keep inputs and formulas in their original columns.
Are the example records real?
No. All example data is fictional and intended to demonstrate the formulas. Replace it before using the workbook for your own work.