What is Net Operating Income?

The Formula for Calculating NOI

The basic formula for NOI is straightforward:

Net Operating Income = (Gross Operating Income + Other Income) − Operating Expenses

This formula takes into account all the income a property generates, minus all the essential operating costs. For example, income might include tenant rent and additional services like a coin-operated laundry. Operating expenses could range from property maintenance fees to insurance and property taxes.

Breaking Down the Components

To calculate NOI accurately, you need to understand each component of the formula.

Gross Operating Income (GOI)

GOI represents the total potential income from the property, factoring in things like rental income and vacancy rates. It’s important to not just assume this is the maximum rent if all units were occupied, but rather to adjust for realistic vacancy and credit loss expectations.

• Potential Rental Income: This is the income you’d earn if the property were fully leased 100% of the time.
• Vacancy and Credit Losses: These are the reductions in potential income due to vacancies and non-payment by tenants. Use historical data or comparable properties to estimate these losses accurately.

Additional Income

This includes any income generated from other sources like parking fees, vending machines, or laundry facilities. If your property has such sources of revenue, they should be added to your GOI.

Operating Expenses

These are the costs required to keep the property running and include:

• Property taxes
• Insurance
• Maintenance and repairs
• Property management fees
• Legal and accounting fees

A Practical Example of NOI Calculation

Let’s say you’re evaluating a four-unit apartment complex. Each unit rents for $1,500 per month, resulting in a potential annual rental income of $72,000.

The property also earns $1,000 annually from a coin laundry. Historical records show a 10% vacancy rate, translating to a $7,200 loss in income. This brings the GOI to $64,800. With annual operating expenses of $15,000, the NOI would be:

NOI = ($64,800 + $1,000) − $15,000 = $50,800

Why NOI Matters to Investors

Knowing the NOI of a property gives investors several advantages:

• Comparison: Investors can compare the profitability of different properties.
• Loan Decisions: It helps determine whether the property’s income can cover mortgage payments.
• Cap Rate Calculation: NOI is essential for calculating the capitalization rate, a key metric in assessing an investment’s return.
• Valuation: NOI helps in determining the property's value and deciding the right purchase offer.

For any investor looking to succeed in real estate, understanding and calculating NOI is crucial. It’s not just a number; it’s a window into the profitability of your investment and a guide for making sound financial decisions. By mastering this calculation, you can confidently navigate the complexities of real estate investing and maximize your returns.