Debt Service Coverage Ratio Explained: Example & Analysis

What is the debt service coverage ratio (DSCR)?

Picture this: You’re a small business owner aiming to expand. There are endless possibilities ahead, but your bank balance has its limits! You’re considering taking out a loan, but the decision is not solely yours. Before granting access to their funds, lenders must ensure you can keep your commitment.

DSCR is like a suitability test for your financial situation that lenders use to determine if they can trust you.

DSCR tells the world how easily you can repay a loan with your current earnings. A DSCR ratio of 1 means you’re running neck and neck with your debts. Above 1, even by a hair, and you’re making a little extra cash to set aside. Under 1, and you’re struggling to keep up with your loans.

A low ratio spells danger to a lender in any economic climate. In today’s unpredictable times, that’s a red flag.

DSCR is not just a signal of trustworthiness for lenders. It also serves as a financial health assessment for your company. A high DSCR can differentiate between getting the necessary funding and losing out on potential opportunities.

This article will explore what the debt service coverage ratio is and its calculation. Furthermore, we’ll explore how DSCR influences your business’s success or failure in today’s economic conditions.

Ready?

Let’s get started.

Table of Content:

1. What is the Debt Service Coverage Ratio?
2. What Does DSCR Mean?
3. Why Does DSCR Matter?
4. How To Calculate Debt Service Coverage Ratio?
5. Debt Service Coverage Ratio Formula
6. Debt Service Coverage Ratio Example
7. Debt Service Coverage Ratio Example Calculation
8. What is the Interest Coverage Ratio vs. DSCR?
9. How to Analyze Debt Service Coverage Ratio (DSCR)?
10. What is a Good Debt Service Coverage Ratio?
11. What is a Minimum Debt Service Coverage Ratio?
12. Application of DSCR in Real Estate
13. Global Debt Service Coverage Ratio
14. Advantages of Debt Service Coverage Ratio (DSCR)
15. Disadvantages of Debt Service Coverage Ratio (DSCR)
16. How to Improve Your DSCR?
17. FAQs About DSCR
18. Wrap Up

First…

What is the Debt Service Coverage Ratio?

Definition: A Debt Service Coverage Ratio (DSCR) is a financial metric lenders use. It measures a borrower’s ability to cover their debt management costs using the revenue generated from their operating income. DSCR is obtained by dividing a business or individual’s net operating income by the total debt service payments.

If the ratio is greater than 1, then the entity generates adequate money to cover its costs. If it is 1 or less, the entity does not generate enough money for its expenses.

Lenders use DSCR to evaluate the creditworthiness of borrowers and determine the terms of loans, such as interest rates. Typically, they prefer higher DSCR values, as they suggest a lower risk of default.

What Does DSCR Mean?

DSCR stands for Debt Service Coverage Ratio. It’s a financial metric lenders use to evaluate borrowers’ ability to meet their debt obligations. Essentially, DSCR indicates the extent to which an entity’s operating income can cover its debt payments.

A DSCR above 1 signifies that the entity generates sufficient income to cover its debt obligations comfortably. This indicates a lower risk of default, which is favorable for lenders.

Conversely, a DSCR below 1 suggests the entity may struggle to meet debt obligations with its current income. It raises concerns about its financial stability and ability to repay loans.

Why Does DSCR Matter?

Debt Service Coverage Ratio (DSCR) provides crucial insights into an entity’s financial health and stability. It influences various aspects of lending, investment, and decision-making processes.

Here’s why DSCR matters:

• Assessment of debt repayment ability: The debt service coverage ratio (DSCR) measures borrowers’ ability to meet their financial obligations. A high DSCR indicates adequate income to repay loans easily, reducing the likelihood of default. Lenders use the DSCR to guarantee the safety of their investments by ensuring borrowers’ ability to meet their commitments.
• Risk evaluation: Lenders and investors use DSCR to gauge the level of risk associated with extending credit. Or investing in a particular venture. It helps identify potential red flags and make informed decisions to mitigate risks.
• Lending and investment decisions: DSCR helps lenders determine the loan conditions they should place, such as interest rates and amounts. Similarly, investors use the DSCR to determine if projects or businesses are ideal for investing their capital. A strong DSCR creates confidence in stakeholders; hence, it is easier for a firm to acquire capital.
• Project feasibility: DSCR plays a key role in evaluating the feasibility of projects and initiatives. It assists in assessing whether a project can produce sufficient income to meet debt responsibilities and operational costs. Projects that have a high Debt Service Coverage Ratio (DSCR) are seen as more feasible. Thus, they are more inclined to receive financial backing and assistance.
• Monitoring financial condition: DSCR helps to monitor an entity’s financial stability over time. Such regular monitoring enables foreseeing financial risks and ensuring projects and businesses have a long-term perspective.

How To Calculate Debt Service Coverage Ratio?

Calculating DSCR involves the following steps:

• Find the Net Operating Income (NOI): Start by calculating the net operating income. This is the income generated from core business operations minus operating expenses.

The formula for NOI is:

NOI=Total Revenue – Total Operating Expenses

• Find the Total Debt Service: Determine the total debt service, including all payments made during a specific period. This typically includes interest payments and principal repayments on loans.

Total debt service = Principal loan payments + Interest on loan

• Evaluate the meaning: After calculating the DSCR, interpret the result. A DSCR greater than 1 indicates that the entity generates enough income to cover its debt obligations comfortably. This suggests lower risk and higher financial stability, which is favorable for lenders and investors. A DSCR of less than 1 implies that the entity may struggle to meet its debt obligations. It indicates higher risk and potential financial difficulties.

Debt Service Coverage Ratio Formula

• Calculate the formula: Once you have the NOI and total debt service, you can calculate the DSCR:
  • The Debt Service Coverage Ratio (DSCR) formula is as below:

Debt Service Coverage Ratio Example Calculation

The Debt Service Coverage Ratio (DSCR) measures a company’s ability to cover its debt obligations with its operating income. It is calculated as:

DSCR = Net Operating Income / Total Debt Service

Example:
A company has a net operating income of $500,000 and total debt payments (including principal and interest) of $400,000.

DSCR = 500,000 / 400,000 = 1.25

A DSCR of 1.25 means the company generates 25% more income than needed to cover its debt, indicating good financial health. A DSCR below 1 suggests the company may struggle to meet debt obligations.

What is the Interest Coverage Ratio vs. DSCR?

Interest Coverage Ratio (ICR) and Debt Service Coverage Ratio (DSCR) are essential financial metrics lenders and investors use. Why? To evaluate the financial health and risk associated with a borrower or investment.

Here’s a comparison between Interest Coverage Ratio and Debt Service Coverage Ratio:

Metric	Interest Coverage Ratio (ICR)	Debt Service Coverage Ratio (DSCR)
Definition	Measures the ability of an entity to cover its interest payments with its operating income.	Measures the ability of an entity to cover its debt payments with its operating income.
Calculation
Components	Operating income (or EBIT) and interest expense.	Operating income (or NOI) and total debt service (interest + principal).
Focus	Focuses solely on the coverage of interest payments.	Considers interest and principal payments, providing a broader view of debt coverage.
Interpretation	A higher ICR indicates a stronger ability to cover interest payments, signaling lower risk.	A DSCR above 1 indicates sufficient income to cover debt payments comfortably, suggesting lower risk.
Limitations	Does not account for principal payments or the overall debt burden.	Does not differentiate between different types of debt or the proportion of principal and interest.

How to Analyze Debt Service Coverage Ratio (DSCR)?

Data analysis can feel like trying to untangle a ball of yarn. The more you pull, the messier it gets, especially when analyzing the Debt Service Coverage Ratio (DSCR).

In this arena, data visualization is not just important, it’s indispensable. It turns abstract figures into clear, actionable insights, making sense of the financial health puzzle.

Yet, here’s the kicker: Excel, the old faithful in data analysis, often stumbles when it’s showtime for visualization. Its graphs and charts can feel like reading a map without the legend, leaving you more lost.

That’s where ChartExpo leaps into the fray. ChartExpo transforms complex DSCR data into visual masterpieces, ensuring that insights don’t just whisper to you; they sing.

Let’s learn how to install ChartExpo in Excel.

1. Open your Excel application.
2. Open the worksheet and click the “Insert” menu.
3. You’ll see the “My Apps” option.
4. In the Office Add-ins window, click “Store” and search for ChartExpo on the Microsoft Apps Store.
5. Click the “Add” button to install ChartExpo in Excel.

ChartExpo charts are available both in Google Sheets and Microsoft Excel. Please use the following CTAs to install the tool of your choice and create beautiful visualizations with a few clicks in your favorite tool.

Example

Let’s analyze the debt service coverage example data below using ChartExpo.

Company	Net Operating Income	Total Debt Service	Debt Service Coverage Ratio
Company A	30000	25000	1.20
Company B	75000	40000	1.88
Company C	50000	30000	1.67
Company D	35000	28000	1.25
Company E	70000	45000	1.56

• To get started with ChartExpo, install ChartExpo in Excel.
• Now Click on My Apps from the INSERT menu.

• Choose ChartExpo from My Apps, then click Insert.

• Once it loads, scroll through the charts list to locate and choose the “Multi Axis Line Chart”.

• Click the “Create Chart From Selection” button after selecting the data from the sheet, as shown.

• ChartExpo will generate the visualization below for you.

• Click on Settings and change the “Data Representation” as follows.

• If you want to add anything to the chart, click the Edit Chart button:

• Click the pencil icon next to the Chart Header to change the title.
• It will open the properties dialog. Under the Text section, you can add a heading in Line 1 and enable Show.
• Give the appropriate title of your chart and click the Apply button.

• Add dollar sign with Total Debt Services:

• Add dollar sign with Net Operating Income:

• Change the precision value of DSCR into “two” as follows:

• Change the Legend shape of Total Debt Services to Column and click the Apply button.

• Change the Legend shape of the Debt Service Coverage Ratio into a Line and Circle and click the Apply button.

• Click the Save Changes button to persist the changes made to the chart.

• Your final Multi Axis Line Chart will look like the one below.

Insights

• Company B boasts the highest Net Operating Income, $75,000, and the highest Debt Service Coverage Ratio, 1.88.
• Company E is also demonstrating strong performance, with a notable Net Operating Income of $70,000. It also has a reasonable Debt Service Coverage Ratio of 1.56.
• Despite having a moderate Net Operating Income of $35,000, Company D has the lowest Debt Service Coverage Ratio at 1.25.

What is a Good Debt Service Coverage Ratio?

A good Debt Service Coverage Ratio (DSCR) typically falls in the range of 1.25 or higher. This indicates that a company or individual has sufficient income to cover debt obligations with a comfortable buffer.

General DSCR Guidelines:

• Below 1.0 – Insufficient income to cover debt (high risk).
• 1.0 – 1.2 – Barely covering debt payments (moderate risk).
• 1.25 – 1.5 – Strong financial health (low risk).
• Above 2.0 – Excellent financial position (very low risk).

Lenders and investors prefer a DSCR of at least 1.25, ensuring there is enough cash flow to cover debts and maintain financial stability. However, ideal ratios can vary by industry and lender requirements.

What is a Minimum Debt Service Coverage Ratio?

The Minimum Debt Service Coverage Ratio (DSCR) refers to the lowest acceptable ratio of a borrower’s net operating income (NOI) to its total debt service obligations (principal and interest payments). Lenders use this metric to assess a borrower’s ability to generate enough income to cover debt payments.

A DSCR of 1.0 means the borrower has just enough income to meet debt obligations, while a minimum DSCR requirement (e.g., 1.2 or 1.5) ensures a financial cushion. A higher ratio reduces the lender’s risk.

It is commonly used in real estate, corporate finance, and commercial lending.

Application of DSCR in Real Estate

• Loan Approval: Lenders require a DSCR of 1.25+ to ensure sufficient rental income.
• Investment Analysis: Higher DSCR means lower risk and better profitability.
• Refinancing: A strong DSCR improves the chances of better loan terms.
• Risk Assessment: Helps evaluate the financial stability of properties and portfolios.
• Formula: DSCR = Net Operating Income (NOI) / Total Debt Service.

Global Debt Service Coverage Ratio

The Global Debt Service Coverage Ratio (GDSCR) measures a company’s or individual’s ability to cover total debt obligations, including both business and personal debt.

• Purpose: Assesses financial health and repayment capacity.
• Ideal Ratio: Above 1.25 is considered safe; below 1.0 indicates risk.
• Used By: Lenders, investors, and financial analysts.
• Higher Ratio: Indicates better ability to meet debt obligations.

Advantages of Debt Service Coverage Ratio (DSCR)

• Simple and clear measure: DSCR provides a simple and clear measure that is easily understandable to lenders, investors, and stakeholders.
• Comprehensive assessment: It thoroughly assesses an entity’s capacity to meet its financial obligations. It takes into account both earnings before interest and taxes and payments for borrowed money.
• Standardized measurement: The DSCR enables standardized comparisons between various entities and industries, aiding in benchmarking and risk evaluation.
• Risk indicator: A high Debt Service Coverage Ratio (DSCR) suggests decreased default risk. It gives lenders and investors important information about borrowers’ financial stability and creditworthiness.
• Strategic planning: DSCR directs financial decisions regarding debt management, investments, and business growth.

Disadvantages of Debt Service Coverage Ratio (DSCR)

• Limited focus: DSCR concentrates on the capability to settle obligations. This approach may not mirror the entity’s actual financial situation or functional independence.
• Dependent on EBITDA: DSCR depends on EBITDA. Even though EBITDA considers profit, it may not reflect the company’s actual cash flow or financial performance.
• Non-monetary impact: DSCR might be affected by non-monetary components like depreciation and amortization. These objects could skew the calculation and interpretation of the ratio.
• Not suitable for every entity: DSCR may not be appropriate for entities with inconsistent income patterns, seasonal changes, or significant non-operating income or expenses.
• Absence of future foreseeability: Although DSCR offers information on present debt coverage, it might not reliably predict future cash flows. This reduces its effectiveness for long-term financial planning and forecasting.

How to Improve Your DSCR?

Increase Income:

• Boost business revenue through sales growth.
• Diversify income streams to reduce reliance on a single source.
• Optimize pricing strategies to improve profit margins.

Reduce Debt Obligations:

• Refinance loans to secure lower interest rates.
• Extend loan terms to reduce monthly payments.
• Pay off high-interest debt to lower overall obligations.

Control Expenses:

• Cut unnecessary operational costs.
• Improve efficiency in resource management.
• Renegotiate contracts with vendors to lower expenses.

Enhance Cash Flow Management:

• Speed up accounts receivable collection.
• Delay non-essential expenses.
• Maintain a cash reserve to avoid short-term borrowing.

FAQs About DSCR

What does a 1.2 debt service coverage ratio mean?

A debt service coverage ratio of 1.2 means there is $1.20 of operating income for every dollar of debt payments. This means the company has a greater margin to cover all debts.

What happens if the Debt Service Coverage Ratio exceeds 2?

A Debt Service Coverage Ratio (DSCR) above 2 indicates that the company’s earnings exceed twice its debt obligations. This shows a robust financial standing with enough buffer to easily meet debt commitments.

What constitutes a good debt service coverage ratio?

A DSCR of 1.2 or higher is considered good, but most lenders prefer a DSCR of 1.5 or more. Higher Debt Service Coverage Ratio (DSCR) values demonstrate better financial stability and reduced chances of borrower default.

Wrap Up

DSCR is an essential financial instrument for evaluating borrowers’ capacity to fulfill their debt obligations. It evaluates how an entity’s operating income compares to debt service payments. An entity with a DSCR over 1 generates sufficient income to pay off its debts. A DSCR of less than 1 indicates possible financial struggle.

A high DSCR is good because it also shows a low chance of default. It assures the person lending or investing that the borrower is liquid. This means that the organization has enough money to offset its debts. Thus, there are meager chances of defaulting or being unable to pay on time.

Conversely, a low debt service coverage ratio would raise concerns about the organization’s ability to pay its debts. This might indicate poor cash balances, making it riskier for a lender to give a loan. Or for an investor to offer funds.

A DSCR lower than 1 signifies that the company’s earnings are insufficient to meet its debt obligations. This may result in a default.

There is no set standard for determining what qualifies as a satisfactory DSCR. Nevertheless, lenders generally favor ratios of 1.2 or 1.5 and above. A stronger financial position is indicated by higher DSCR values, allowing for a larger safety net for debt repayment. The ideal DSCR can differ based on factors such as:

• Industry norms
• The stability of cash flows
• The specific terms of the loan

Conclusively, the Debt Service Coverage Ratio (DSCR) helps evaluate borrowers’ creditworthiness and financial health. It is a key factor in lending decisions, investment evaluations, and strategic planning. Maintaining a healthy DSCR is essential to ensuring financial stability and mitigating the risk of default.