How to Calculate NOI

How to Calculate NOI

NOI, or net operating income, is a key valuation method used by landlords and other real estate professionals. It helps them assess properties, compare their existing portfolios, and make investment decisions based on how well a property performs.

Calculating NOI can be a tricky process, but it can help you make more informed decisions about rental properties and investment opportunities. Here are some things to keep in mind when calculating NOI:


Expenses are one of the biggest considerations in calculating NOI. They include maintenance fees, insurance, property taxes and any other costs associated with operating your property.

Typically, a property’s expenses will be divided into two categories: controllable and non-controllable. Controllable expenses include things like property tax, insurance, utilities and maybe snow removal or security. In contrast, non-controllable expenses are cash expenses that cannot be removed from the income statement.

The key to calculating NOI is identifying the operating expenses associated with each property and then comparing these expenses to revenue. This will help you understand how well your properties are performing financially.

Another important factor to consider when determining NOI is your rental rates. In many cases, NOI will be higher when you charge more for your rental units. However, this is only a general rule and depends on your property’s location and competition.

It’s also a good idea to try to find extra income to increase NOI. This may be through implementing new features or improvements to your property or finding additional tenants who can pay more rent than current residents.

Depreciation, which is a cost that must be amortized, is another big expense that is considered when calculating NOI. This is similar to how companies calculate EBITDA, but it’s used for property owners instead of companies.

Lenders and investors rely heavily on NOI when making mortgage decisions. This number tells them whether or not a property will be able to generate enough income to cover debt payments and operating expenses.


Revenue is a key business measure that shows how much money your company has generated. It can help you determine whether your company is profitable and if it needs to make changes in its business operations. It also gives you an idea of how well your marketing, sales and other business strategies are working.

Revenue comes in different forms, so it is important to know how to calculate it correctly. One of the most common ways to calculate revenue is by using total revenue, which is the total amount of income a business generates from goods and services it sells.

Another way to calculate revenue is by looking at the average price of products or services that your company sells. This method works best for businesses that sell tangible items like merchandise, and it can give you a better idea of how much revenue your company has.

The same formula can be used for businesses that offer services or subscriptions, but you need to normalize the data to cover a full year. You can do this by taking the average monthly subscription price, multiplying it by the number of customers who use that plan and summizing the accumulated revenue from those customers.

A service-based business can also calculate its revenue by dividing the total number of clients by the average service cost. This method is particularly useful when a business sells a product that is delivered on a monthly basis.

When you calculate revenue, it is also important to factor in factors like price elasticity. A product or service with high price elasticity will have more demand than one with low price elasticity. This means that as prices increase or decrease, you will see a greater increase or decrease in revenue than if prices stay steady.


The best way to calculate your property’s NOI is to look at it in a broader context. This isn’t just about assessing your squishy numbers but also about analyzing the property’s overall health and well-being to determine whether you have a winner on your hands or not. To get there, the first step is to compile the data in a spreadsheet or other type of financial report. Next, compare and contrast your results to the competition to determine which properties have the most profitable bottom lines. Finally, consider the long term impact of your decisions to maximize the value of your assets. This is an important consideration for any real estate investor — especially those that are new to the game. It is the best way to ensure you are maximizing your investment’s true worth while also protecting yourself against unexpected expenses down the road.


Depreciation is a way for a business to calculate the cost of an asset over time rather than in one lump sum. The best depreciation method for a business depends on the size of the company, accounting needs, and type of assets purchased.

The simplest depreciation method is straight-line, which involves writing off an asset’s value at an even rate throughout its life. This type of depreciation is useful for long-term assets that are expected to last for a significant number of years, such as machinery or equipment.

Other depreciation methods are less straightforward and often more complicated to compute, but they can also be more effective in managing cash flow. For example, some depreciation methods are designed to recognize a greater percentage of an asset’s depreciable value in the first few years of ownership and decrease that amount over time.

For example, if you purchase factory equipment for $1,000 and expect it to last five years, the sum-of-years-digits (SYD) method is a more accelerated depreciation technique than the straight-line method. To use this method, you need to determine the original cost of the asset, its salvage value, and its useful life in years.

Once you have these numbers, you can calculate the annual depreciation amount using a schedule of fractions. You can find these tables on the IRS website, and you can also use a depreciation calculator to estimate monthly depreciation for a particular asset.

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