DoorWise — NOI & DSCR Calculator

Step 1Property

Step 2Income

Step 3Expenses

Step 4Financing

Step 5Summary

Acronym Glossary — tap to expand

NOI — Net Operating Income

DSCR — Debt Service Coverage Ratio

GSR — Gross Scheduled Rent

EGI — Effective Gross Income

OpEx — Operating Expenses

P&I — Principal & Interest

T-12 — Trailing 12 Months

RUBS — Ratio Utility Billing System

LTV — Loan to Value Ratio

Cap Rate — Capitalization Rate (NOI ÷ Value)

COC — Cash-on-Cash Return

BEO — Break-Even Occupancy

APN — Assessor's Parcel Number

GRM — Gross Rent Multiplier

CF — Cash Flow (pre-tax)

Property & Contact Details

Used to label your lender report

Property Information

Property Name / Description

Property Type

Year Built

Street Address

City

State

ZIP Code

Assessor Parcel No. (APN)

Total Units

Valuation

Purchase / Current Value ($)

Purchase Date

Report Date

Prepared For

Owner / Borrower Name

Phone

Fill in what you have — you can always come back.

Income

Enter rent and other income sources

Scheduled Rent

Units

Average Rent / Unit (Monthly)

Vacancy & Credit Loss (%)

Other Income (Monthly)

Parking / Carport

Laundry

RUBS / Utility Bill-Back

Late Fees & Other

Gross Scheduled Rent (GSR) — Monthly$0

Vacancy & Credit Loss (5.0%)-$0

Other Income — Monthly$0

Effective Gross Income (EGI) — Monthly$0

Effective Gross Income (EGI) — Annual$0

Operating Expenses

Use Simple mode or itemize — management fee is always added separately

Simple Mode (% of EGI)

Expense Ratio (% of EGI, excl. mgmt)

Property Management Fee (% of EGI)

tip Multifamily typically runs 35–50% OpEx ratio. Itemize below for full lender detail.

Advanced Itemize Annual Expenses (overrides Simple mode)

Property Taxes (Annual)

Insurance (Annual)

Utilities (Annual)

Repairs & Maintenance (Annual)

Contract Services / Landscaping (Annual)

Turnover / Make-Ready (Annual)

Admin / Office (Annual)

Marketing / Advertising (Annual)

HOA Dues (Annual)

Payroll / On-Site Staff (Annual)

Replacement Reserves (Annual)

Miscellaneous (Annual)

Mgmt Fee (DoorWise) — Annual$0

Other Operating Expenses — Annual$0

Using simple ratio mode

Total OpEx — Annual$0

OpEx Ratio—

Net Operating Income (NOI) — Annual$0

Financing & Loan Analysis

Enter loan parameters to calculate DSCR and lender metrics

Loan Terms

Proposed Loan Amount ($)

Interest Rate (% annual)

Amortization (years)

Loan Term (years)

Equity & Return Targets

Down Payment / Equity ($)

Target DSCR

Lender Min. DSCR (if known)

Target Cap Rate (%)

Enter loan amount and terms above to see guidance.

DSCR

—

Debt Service Coverage

NOI (Annual)

Net Operating Income

Cap Rate

—

NOI ÷ Property Value

Cash-on-Cash

—

Pre-Tax Annual Return

Monthly P&I Payment$0

Annual Debt Service$0

DSCR—

Max Loan at Target DSCR$0

Loan-to-Value (LTV)—

Cap Rate—

Gross Rent Multiplier (GRM)—

Annual Pre-Tax Cash Flow$0

Cash-on-Cash Return—

Break-Even Occupancy—

Investor & Lender Report Summary

Review all figures before printing or downloading

Report Info

Prepared ByDoorWise Property Management

Borrower / Owner—

Email—

Phone—

Report Date—

Property

Name—

Type—

Address—

APN—

Year Built—

Units—

Purchase / Current Value—

Income

Units × Avg Rent—

Gross Scheduled Rent — Monthly$0

Vacancy & Credit Loss—

Other Income — Monthly$0

EGI — Annual$0

Expenses & NOI

Mgmt Fee — Annual$0

Other OpEx — Annual$0

Total OpEx — Annual$0

OpEx Ratio—

NOI — Annual$0

Financing & Key Ratios

Loan Amount—

Interest Rate—

Amortization—

Loan Term—

Monthly P&I$0

Annual Debt Service$0

LTV—

Max Loan @ Target—

DSCR—

Cap Rate—

GRM—

Break-Even Occupancy—

Annual Pre-Tax Cash Flow$0

Cash-on-Cash Return—

Down Payment / Equity—

Disclaimer. This report provides estimates for informational purposes only and does not constitute financial, legal, or tax advice, nor a loan commitment. Inputs are user-supplied and may not reflect underwriter adjustments (e.g., economic vacancy, normalized reserves, or stabilized expenses). DoorWise Property Management makes no warranties and assumes no liability for decisions made using these estimates. Always verify with third-party documents (T-12 actuals, rent roll, tax bills, insurance) and consult qualified real estate, lending, and tax professionals.