Free Calculator
NOI Calculator
Calculate Net Operating Income for your commercial property. NOI is the foundation of CRE underwriting — it drives property value, DSCR, and cap rate.
Calculate NOI
Income
$
$
%
Expenses
$
$
$
%
$
FAQ
NOI Calculator FAQ
NOI is the total income a property generates minus operating expenses, before debt service and income taxes. NOI = Effective Gross Income - Operating Expenses. It does NOT include mortgage payments, depreciation, or capital expenditures.
Operating expenses: property taxes, insurance, management fees, maintenance, utilities (if owner-paid), landscaping, and admin costs. NOT included: mortgage payments, capital expenditures, depreciation, income taxes, and leasing commissions.
Increase income (raise rents, reduce vacancy, add ancillary income) or reduce expenses (contest tax assessments, shop insurance, implement energy efficiency). Even small NOI improvements significantly increase property value.
Varies by type: NNN Retail 5-15%, Industrial 20-35%, Multifamily 35-50%, Office 40-55%. Lower expense ratio means more income flows to NOI.
Let Us Underwrite Your Deal
NOI is the starting point. CLS CRE will help you optimize your underwriting and match your property to the best financing available.
Apply for Financing →