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Standard Property DSCR — enter income, expenses, and loan details. Used for commercial and agency-style multifamily loans.
Income
Total annual rent from all units (pre-vacancy, pre-expense)
Annual Operating Expenses
Expense entry mode
All fields are annual. NOI excludes mortgage/debt service.
Financing
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The DSCR calculator helps estimate whether a property's income may cover its debt service under selected loan assumptions. DSCR is commonly used in investment-property underwriting, but it is only one part of lender review.
The calculator supports Property DSCR, DSCR Loan, Find Max Loan Amount, and Find Required NOI workflows. Results include current-rate DSCR and stressed DSCR scenarios, which can help users understand how rate changes may affect debt coverage.
Meeting a DSCR threshold does not guarantee loan approval or specific terms. Lenders may also review borrower profile, reserves, credit, experience, property condition, occupancy, market, loan size, appraisal, and program-specific guidelines.
Important: DSCR Is a Lender Metric, Not an Approval Guarantee
DSCR is an underwriting screen, not a complete loan decision. A property may meet a DSCR threshold and still require further review based on borrower profile, reserves, credit, sponsor experience, occupancy, property condition, appraisal, market risk, loan size, and lender-specific requirements. This calculator provides educational estimates for pre-screening and scenario comparison. Always verify the calculation method, NOI treatment, reserve requirements, stress-test assumptions, and minimum thresholds with the specific lender or loan program.
Why Georgia Property Tax Makes DSCR Loans Harder to Qualify For
Georgia has a 4.99% flat state income tax, but it more than makes up for it with property taxes averaging 0.79% of assessed value — near the national average. For DSCR loan qualification, that tax bill gets added to your principal, interest, and insurance payment, increasing the denominator of the ratio and making it significantly harder to hit the 1.0 or 1.25 minimum that most lenders require. Pair that with average landlord insurance around $2,100/yr, an 8% vacancy factor in most metros, and you start to understand why Georgia DSCR deals require either strong rents or multi-unit properties to work.
Georgia-Specific Factors That Affect Your DSCR
Property tax is the #1 drag. On a $235,000 home, annual property tax at 0.79% is $3,196 — that is $266/mo added to your debt service. In Fulton County (Savannah) at 1.1%, the same home costs $370/mo in tax. County-level variation matters for DSCR qualification.
Insurance has climbed post-storm. Georgia ranks among the top five states for hail and wind damage claims. Average landlord policies now run $2,100/yr ($275/mo), and properties in the Lake Erie shoreline corridor between Savannah and Corpus Christi may see premiums above $4,500.
No income tax upside. While the high property tax hurts DSCR directly, the absence of state income tax means your after-tax cash flow is better than it looks on paper. DSCR lenders do not factor this in — they only see the ratio — but it matters to your real return.
Appraisal protest option. Georgia allows annual property tax appraisal protests. A successful protest that lowers your assessed value by 10-15% reduces your tax bill and directly improves your DSCR. Many investors file a protest every year as standard practice.
Worked Example 1 — Athens SFR, $220,000 Purchase
Purchase price: $220,000. Monthly rent: $1,500. Down payment: 25% ($55,000). Loan amount: $165,000 at 7.5% over 30 years.
Monthly principal & interest: $1,397. Property tax: $280,000 × 0.9% ÷ 12 = $378. Insurance: $2,100 ÷ 12 = $175. Total monthly PITIA: $1,397 + $378 + $175 = $1,950.
DSCR = gross rent ÷ PITIA = $2,400 ÷ $2,653 = 0.90. This deal does not qualify with most DSCR lenders who require a minimum of 1.0. The property tax adds $595/mo — without it, DSCR would be 1.17. This is the Georgia tax penalty in action.
Worked Example 2 — Savannah Triplex, $195,000 Purchase
Purchase price: $195,000. Total monthly rent (3 units): $2,700. Down payment: 25% ($48,750). Loan amount: $146,250 at 7.5% over 30 years.
Monthly principal & interest: $599. Property tax: $120,000 × 1.1% ÷ 12 = $189. Insurance: $1,800 ÷ 12 = $150. Total monthly PITIA: $599 + $189 + $150 = $938.
DSCR = $4,200 ÷ $3,008 = 1.40. This triplex clears the 1.25 threshold comfortably. The key: three rent streams cover one mortgage. Multi-unit properties are often the only reliable path to a qualifying DSCR in Georgia because the additional rental income offsets the heavy tax burden.
Georgia DSCR Lender Context
| DSCR Minimum | Typical Lender Tier | Rate Premium |
|---|---|---|
| 1.25+ | Best terms, lowest rates | Base rate |
| 1.0 – 1.24 | Most DSCR lenders will fund | +0.25% to +0.50% |
| 0.75 – 0.99 | Select lenders, higher down payment | +0.75% to +1.50% |
In Georgia, single-family rentals under $350K frequently produce DSCRs between 0.80 and 0.95 because the property tax is so heavy. Many experienced Georgia investors specifically target duplexes, triplexes, and fourplexes to get above the 1.25 line. If you are buying a single-family rental, expect to either put more money down (30-35%) or accept a sub-1.0 DSCR program with higher rates.
Georgia DSCR FAQ
Why is my DSCR so low on a Georgia rental?
Property tax at 1.36-1.1% (depending on county) adds $200-$400/mo to your PITIA. Fulton County (1.1%) is the most expensive, while Gwinnett County (0.9%) is more moderate. County-level tax rates directly affect DSCR qualification.
Can I get a DSCR loan in Georgia with a ratio below 1.0?
Yes. Several national DSCR lenders offer programs down to 0.75 DSCR. Expect to put 25-30% down and pay rates 0.75-1.50% above standard DSCR pricing. These programs exist specifically because high-tax states like Georgia make SFR ratios difficult.
Does protesting my property tax appraisal help my DSCR?
Absolutely. If you reduce your assessed value by $30,000, you save about $630/yr ($53/mo) in taxes. On a borderline deal, that can push your DSCR from 0.97 to 1.01 — the difference between approval and rejection.
What property types qualify for DSCR loans in Georgia?
Single-family homes, duplexes, triplexes, fourplexes, condos (if warrantable), and townhomes all qualify. Most lenders will not fund properties with more than four units under a DSCR program — those require commercial financing.
Do DSCR lenders use actual rent or market rent?
Most DSCR lenders accept either a signed lease or a third-party rent survey (Form 1007 or 1025). If you have an existing tenant at above-market rent, the lease helps. If the property is vacant, the appraiser's market rent estimate will be used.
Is Savannah or Athens better for DSCR deals?
Savannah generally offers better rent-to-price ratios, especially in multi-unit properties. Athens has stronger appreciation but lower cap rates, which means the DSCR tends to be tighter. For qualifying purposes, Savannah is often easier.
How much down payment do I need for a Georgia DSCR loan?
Standard minimum is 20-25% for a DSCR at or above 1.0. For sub-1.0 DSCR programs, lenders typically require 25-30% down. Putting 30%+ down reduces your loan amount, lowers monthly P&I, and mechanically increases your DSCR.
Sources
- Georgia Comptroller of Public Accounts — Property Tax Rate Information (2024)
- Tax Foundation — Property Taxes by State, effective rates (2023)
- FRED — 30-Year Fixed Mortgage Rate, weekly averages
- Zillow Observed Rent Index — Athens-Kettering, Savannah MSAs (Q1 2025)
- Georgia Department of Insurance — Homeowners Insurance Market Report (2024)
- Georgia Department of Taxation — property tax data
- Georgia Housing Finance Agency