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Net Operating Income (NOI) Calculator

The income figure that drives commercial real estate valuation. NOI flows into cap rate, DSCR, and IRR calculations.

Income

Operating expenses (annual)

Net operating income (NOI)

$78,936

Bottom line for cap rate + valuation

Effective gross income (EGI)

$115,800

GPR less vacancy + collection

Total operating expenses

$36,864

Includes $9,264 mgmt

Expense ratio

31.8%

Opex ÷ EGI — target 35-50%

Analysis & insights

Your gpr is $120,000, based on the inputs above. Tax outcomes drive the math behind nearly every other financial decision — savings rate, affordability, retirement.

Calculation summary

Result derived from 10 inputs. Adjust any one to test sensitivity.

Risk & benchmark gauge

Current band

Low

Gpr: $120,000

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Industry benchmarks

  • Gpr$120,000
  • Vac$6,000
  • Coll$1,200
  • Egi$115,800
  • Mgmt$9,264
  • Opex$36,864

Key insights

Pre-tax contributions reduce taxable income

Every dollar to 401(k), HSA, or traditional IRA reduces taxable income at your marginal bracket — typically 12-32% federal.

Sensitivity testing

Adjust each input by ±10% to find the most impactful variable — that's the one to focus your real-world decisions on.

Recommended actions(4)

Test the realistic range of each input

High priority

Try the lowest and highest realistic value for each input. The spread of results is the range you should actually plan for — point estimates lie.

Impact: Reveals which inputs matter most and where uncertainty hides.

Compare against published benchmarks

Medium priority

Whatever you're calculating, there's likely an industry benchmark for it. Google "[topic] average" or "[topic] median" to sanity-check the result.

Save or download a copy

Medium priority

For calculators that offer it, use "Download report (PDF)" to keep a snapshot. Otherwise screenshot the inputs + result before navigating away.

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This tool is for educational purposes only and does not constitute financial, tax, or investment advice. Consult a qualified financial professional for advice specific to your situation.