Every deal on Finance Lobby now shows a debt service coverage ratio, calculated from the best information the deal actually has. If the deal states its own debt service or its own DSCR, that is what you see. If it does not, Finance Lobby estimates it from the rate lenders on the platform have recently quoted on comparable deals, and labels it, for example "1.34x (est. at 6.6% / 30yr)". If there is not enough to calculate one honestly, no DSCR is shown at all.

The same figure appears everywhere the deal goes: the deal summary, the deal memo, the public share page and the alert email lenders receive.

Why a DSCR without its basis is worth very little

DSCR is net operating income divided by annual debt service. The income side gets most of the scrutiny. The debt service side quietly depends on two assumptions: the interest rate and the amortization. Change either and the ratio moves.

That is why an experienced credit analyst does not accept a coverage ratio at face value. They want to know what rate it assumed, what amortization, and whether the income is the income they would underwrite. A number that cannot answer those questions gets recalculated, and the lender's version is usually the conservative one.

We covered why coverage is often not even the test that sizes the loan in DSCR Is Almost Never the Number That Sizes Your Loan. But it is almost always the first number a lender reads.

How Finance Lobby picks the number, best source first

  1. The deal's own debt service. If the deal records its annual debt service, DSCR is net operating income divided by that figure. No rate is assumed, and nothing is labelled, because nothing is estimated.
  2. The broker's stated DSCR. If the broker has entered a DSCR, that number is published as given. Finance Lobby does not overwrite it.
  3. An estimate from the market on the platform. If neither exists, Finance Lobby uses the median rate lenders have quoted on comparable recent deals on the platform, with a matching amortization. The result is labelled with its basis, such as "est. at 6.6% / 30yr".
  4. An estimate from the live benchmark. If there are too few comparable quotes, it uses the current benchmark rate plus a typical spread, again labelled.
  5. Nothing. If none of that is available, no DSCR is shown. An empty field is better than an invented number.

It also refuses to publish a DSCR it cannot defend

A coverage ratio is only as good as the income underneath it. If a deal's net operating income contradicts its own income and expense lines, Finance Lobby suppresses the DSCR rather than publish one built on a figure that does not add up. The same goes for construction and bridge deals: the exit DSCR is calculated from the stated takeout terms, and if those terms are missing, no exit DSCR is shown.

What changes for each side of the table

Brokers and borrowers. Your deal memo and your share page now lead with a coverage figure a lender can read and check. If you know your actual debt service or DSCR, enter it: a stated figure always wins over an estimate.

Lenders. The alert email and the deal page now carry the same DSCR, and you can see at a glance whether it is a deal fact or an estimate, and on what basis. Set your lending preferences so the deals that reach you are the ones you would size.

Put it on your next deal

Build the deal, add the debt service or DSCR if you have it, and share the memo. The coverage ratio will be there, with its assumptions showing.

Start your deal on Finance Lobby

FAQ 

How does Finance Lobby calculate DSCR on a deal? Best source first: the deal's own annual debt service, then the broker's stated DSCR, then an estimate from the median rate lenders have quoted on comparable recent deals on the platform, then the live benchmark rate plus a typical spread. If none is available, no DSCR is shown.

What does "est. at 6.6% / 30yr" mean next to a DSCR? It means the DSCR is an estimate, calculated with a 6.6 percent interest rate and a 30-year amortization. The basis is shown so anyone reading it can check the assumption.

Will Finance Lobby overwrite the DSCR I entered? No. A DSCR stated by the broker is published as entered.

Why does my deal show no DSCR? Either there is not enough information to calculate one, or the deal's net operating income does not agree with its own income and expense lines. Add the annual debt service or a stated DSCR, or correct the income figures.

Is the DSCR the same on the deal memo and the alert email? Yes. The deal summary, deal memo, public share page and lender alert email all show the same figure.