Market Study to Apply for a DSCR Loan


Obtaining a loan based on the debt service coverage ratio (DSCR) is an essential financial strategy for real estate investors and owners. In this context, developing a solid business plan to apply for a DSCR loan becomes a crucial component to ensure effective and sustainable financing. This plan not only demonstrates the viability and profitability of the investment, but also reflects the applicant's ability to successfully manage and operate the property.

This article will detail the key elements that make up a business plan for a DSCR loan, offering a technical and comprehensive overview of how to structure and present a compelling proposal to lenders and financial institutions. From income and expense analysis to accurate DSCR calculation and risk assessment, every aspect will be addressed to provide complete guidance in seeking financing based on the strength of the property's cash flows. Additionally, specific examples and considerations will be explored to illustrate how to apply these concepts to a real property.

By mastering the process of developing a business plan for a DSCR loan, investors and homeowners will be better prepared to present a strong and compelling proposal to lenders, thereby maximizing their chances of obtaining the necessary financing for their real estate projects.

Executive Summary

This segment provides an overview of the DSCR financing plan and loan application. Key details of the property and loan structure are highlighted.

Let's put ourselves in a situation, we are seeking financing to acquire a residential property in Ohio, built in 1970, with an area of 1500 square feet. The goal is to take advantage of the rent from the Section 8 program, with a monthly income of $1500, to pay a 30-year mortgage of $600. The business plan seeks to demonstrate the property's ability to generate positive cash flows and comfortably cover debt payments.

Property Description

The property in question is a single level home built in 1970, with a living area of 1,500 square feet. Located in a residential neighborhood in Ohio, the property is in fair condition and has been well maintained.

Revenue Analysis

Primary income comes from Section 8 rent, with a guaranteed monthly payment of $1500. This provides an annual income of $18,000.

Operating Expenses and Reserves

Operating expenses include property taxes, insurance, maintenance and administrative expenses. Annual operating expenses are estimated to be approximately $5000.

DSCR calculation

The DSCR calculation is done by dividing the net annual income ($18,000 – $5000 = $13,000) by the annual mortgage payments ($600 x 12 = $7200), resulting in a DSCR of approximately 1.81.

Risk analysis

Potential risks are evaluated, such as the possibility of vacancy or changes in Section 8 rental policies. The stability of the local market and the continued demand for rental housing are considered.

Stress Scenario

An analysis is performed of how the property could be affected by adverse events, such as a decrease in rent or an increase in operating expenses. Despite these scenarios, the DSCR remains above 1.5.

Assessment and Evaluation

The property is valued based on market comparables and considering its size and age. The current value of the property is estimated to be $75,000.

Property Management Plan

Plans for managing and maintaining the property are detailed, including prompt attention to repairs and constant communication with tenants.

Use of Loan Proceeds

The loan funds will be used for the acquisition of the property and possible improvements to increase its attractiveness and value.

Support documents

Inspection reports, appraisals, personal financial statements, and rental records are included to support the projections and analyzes presented.

Exit and Refinancing Scenarios

It describes how the loan will be repaid through the cash flows generated by the rental and how it is planned to keep the DSCR above the desired threshold.

Evaluation of Qualifications and Experience

Experience in property management and the ability to carry out operation and maintenance efficiently are highlighted.

Market research supports the property's ability to generate strong cash flows and comfortably cover debt payments. The combination of the Section 8 program and sound financial analysis is believed to make this investment an attractive opportunity.

This example illustrates how to structure a business plan for a DSCR loan on a property in Ohio. The numbers and data used are fictitious and provided for demonstration purposes only. It is recommended to carry out accurate analyzes and evaluations before submitting a loan application.

Submitting a Detailed Market Study for, for example, the property located at 8464 Kilkenny Dr, Anderson Township, OH 45244 is essential to persuade the bank that your real estate investment will generate the necessary cash flow. Here I provide you with a guide on how to develop this market study:

Analysis of demand: Research the local market thoroughly to understand the demand for properties similar to yours. Gather relevant demographic data, such as population density, family composition, and demand for housing in the area. Show how your property meets tenant needs in terms of size, layout, amenities and location. Highlight any special features that make your property attractive to potential tenants, such as proximity to schools, parks, shopping centers or workplaces.

Competition Analysis: Conduct a thorough analysis of similar properties in the surrounding area. Examine factors such as rental prices, occupancy rates, amenities offered, and the general condition of these properties. Compare rental prices in detail by size, location and features with those of your property. Identify what competitive advantages your property has compared to the competition, whether in terms of price, quality of facilities, interior design or any other aspect that makes it stand out.

Here is an example of how you might develop the competitive analysis for the property located at 8464 Kilkenny Dr, Anderson Township, OH 45244:

Competitive Analysis for Property at 8464 Kilkenny Dr, Anderson Township, OH 45244

When presenting a detailed market study, it is essential to understand the competitive landscape in the surrounding area. Through competitive analysis, we can demonstrate how the property at 8464 Kilkenny Dr is uniquely positioned compared to other similar properties in terms of rent, features and value. Below is a competitive analysis to support our claim that this property is a solid investment:

1. Property Similar To:

  • Location: A few blocks away from 8464 Kilkenny Dr.
  • Size: Similar in size with 4 bedrooms and 2.5 bathrooms.
  • Rental Price: Monthly rent of $1,000.
  • Maintenance Status: Moderate.
  • Features: It does not have a garage.
  • Occupation: Occupied in a 90% of the year.

2. Similar Property B:

  • Location: Close to local shopping areas.
  • Size: 4 bedrooms and 3 bathrooms.
  • Rental Price: Monthly rent of $1,100.
  • Maintenance Status: Well maintained.
  • Features: It has a large terrace.
  • Occupation: Occupied in a 85% of the year.

3. Similar Property C:

  • Location: Quiet residential area.
  • Size: 4 bedrooms and 2 bathrooms.
  • Rental Price: Monthly rent of $1,050.
  • Maintenance Status: Needs some improvements.
  • Features: Spacious garden.
  • Occupation: Occupied in a 88% of the year.

4. Similar Property D:

  • Location: Close to schools and parks.
  • Size: 4 bedrooms and 2.5 bathrooms.
  • Rental Price: Monthly rent of $1,050.
  • Maintenance Status: Recently renovated.
  • Features: Garage for two cars.
  • Occupation: Occupied in a 95% of the year.

Compared to these similar properties, the property at 8464 Kilkenny Dr stands out for its prime location, size and exceptional state of maintenance. Additionally, its competitive monthly rent and local demand suggest high occupancy potential, making it an attractive option for tenants. The combination of features and price puts it in an advantageous position in the local residential rental market.

This competitive analysis highlights how the property at 8464 Kilkenny Dr stands out compared to other options in the area, supporting our belief in its ability to generate the necessary cash flow and become a successful investment.

Market Trends: Researches and presents current and future real estate market trends in the area. Has rental demand been increasing in recent years? Are there planned urban developments that could increase property values in the future? Is the area becoming a more attractive destination to live? Use reliable data and relevant statistics to back up your claims. If possible, provide concrete examples of other successful real estate projects in the area that support your case.

Market Trends in the Area of 8464 Kilkenny Dr, Anderson Township, OH 45244

Analysis of market trends is essential to support the long-term viability of your property at 8464 Kilkenny Dr. By evaluating current and future real estate market trends in zip code 45244, we can determine if the property is in a favorable position to generate solid cash flow. Here are some key trends:

1. Population Growth: The 45244 area has experienced steady population growth in recent years. This growth may indicate continued demand for housing, which is a positive sign for rental property owners.

2. Demand for Rental Housing: Demand for rental housing in the area has remained strong due to factors such as accessibility to jobs, schools and public transportation. This creates a stable base of potential tenants looking for rental options in the area.

3. Boom in Investments: The 45244 area has been the subject of investment and development, leading to infrastructure and community improvements. This investment boom may attract more renters to the area, increasing demand for rental housing.

4. Section 8 Properties: The availability of Section 8-compliant properties provides an additional source of tenants supported by government housing programs. This can increase the stability of rental income and reduce the possibility of prolonged vacancies. See rent that would be paid in the zip code in question HERE.


5. Economic Growth: The economy in the area has proven to be resilient and diversified. The presence of strong local employers and economic opportunities can attract professionals and families seeking quality rental housing.

Based on these trends, it can be concluded that the property at 8464 Kilkenny Dr is positioned in a growing market with a constant demand for rental housing. The combination of population growth, sustained demand and economic development supports the property's ability to generate reliable cash flow over time. These trends also indicate that investing in this property has the potential to be a wise and profitable decision in the local real estate market.

By presenting this detailed market research to the bank, you will be demonstrating your commitment and focus on understanding
the viability of your property as an income generator. Be sure to back up your claims with verifiable data and reliable sources. This will strengthen your argument and increase your credibility as a serious and knowledgeable investor.


Creating a market study to apply for a DSCR loan is not only a financial requirement, but also an opportunity to demonstrate the viability and potential of a real estate investment. Through a thorough analysis of income, expenses and accurate DSCR ratio calculations, investors can present a clear and reliable picture of how the property will generate sufficient cash flows to meet debt payments.

This process of planning and presenting the business plan becomes a strategic tool to establish a relationship of trust with lenders and financial entities. By providing an in-depth assessment of risks, opportunities and management strategies, investors demonstrate their commitment and ability to manage the property efficiently and maximize return on investment.

Obtaining a DSCR loan is not only a financial transaction, but an essential step in the realization of successful real estate projects. At the end of the day, a well-crafted business plan not only ensures access to financing, but also the building of strong relationships with lenders and confidence in making a profitable and safe investment. With a solid strategy backed by meticulous analysis, investors can be on the path to a successful and sustainable real estate future.

Legal and Tax Disclaimer

Please be advised that the content presented in this blog is for informational purposes only and should not be construed as legal or tax advice. The articles and information provided here are written from the perspective of a real estate agent affiliated with Keller Williams, and do not represent legal or tax counsel.

As the author, I am a licensed real estate professional under Keller Williams, holding Brokerage DRE License Number: #02197031. However, it is important to note that my expertise is in the field of real estate, and not in legal or tax matters. The insights and opinions shared on this blog are based on my experiences and knowledge in the real estate industry and should be treated as general guidance rather than definitive legal or tax advice.

For specific legal or tax concerns relating to any real estate transactions or investments, readers are strongly encouraged to consult with a qualified attorney or tax advisor who can provide tailored advice based on your individual circumstances and the latest legal and regulatory requirements.

The information on this blog is provided "as is" without warranty of any kind, and I, along with Keller Williams and its affiliates, disclaim all liability for any loss, damage, or misunderstanding arising from reliance on the information contained herein.

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