Rental Property Net Operating Income (NOI) Calculator

Last Updated: November 2023

Net Operating Income (commonly just called “NOI”) is a real estate valuation metric that determines the revenue and profitability of a real estate  investment property after subtracting necessary operating expenses. Our NOI Calculator is a convenient tool for real estate investors to easily understand and calculate NOI of investment properties.

Calculate Net Operating Income (NOI) for a Rental Property

Please input the required fields (*) below to calculate a property’s Net Operating Income (NOI).

NOI Calculator

This calculator is meant for educational purposes only. The calculation generated from the calculator does not, and is not intended to, constitute financial advice. As such, all information, content, and materials available on this site are for general informational purposes only. Please review our Editorial Standards for more info.

Net Operating Income (NOI) Formula

The standard mathematical formula for calculating Net Operating Income (NOI) is noted below. Note that you will first need to determine total property income and operating expense values first to input into the rental property calculator for computation.

NOI = (Gross Operating Income1 + Other Income2)
– Operating Expenses

1. Gross Operating Income – A property’s gross operating income can be calculated as the property’s annual gross scheduled income, less vacancy loss (the amount of rental income that the property owner loses when the space is unoccupied by the tenants) and credit loss (the estimated dollar amount of lost rental income due to vacant units and non-payment of rent.)

2. Other Income – Income generated by a rental property other than rental unit income. Examples of other income can include revenue from parking, laundry, late-fees, application processing, and more.

3. Operating Expenses – Operating expenses include the costs of running and maintaining the building, including insurance premiums, legal fees, utilities, property taxes, repair costs, and janitorial fees.

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What is Net Net Operating Income (NOI)?

NOI is a real estate valuation calculation metric that measures the operating profitability of a specific income generating investment property by comparing the total income to the total expenses.

Net Operating Income (NOI) Calculator FAQ

Why is NOI Important for Rental Property Investors?

NOI provides a clear picture of a property’s profitability from its core operations, without the influence of financing structures. This makes it a valuable metric for comparing the performance of different properties, assessing the effectiveness of property management, and determining the value of a property based on income.

Which Expenses are not Included When Calculating NOI?

NOI only accounts for operating expenses. Therefore, financing costs like mortgage payments, capital expenditures (major property upgrades or replacements), and depreciation are not deducted when determining NOI.

Can NOI be Negative? If so, What Does That Indicate?

Yes, NOI can be negative if operating expenses exceed rental income. A negative NOI suggests that a property is not generating enough income to cover its operational costs, which could be due to factors like high vacancy rates, excessive expenses, or below-market rental rates. A consistent negative NOI might indicate that changes are needed in the property’s management or strategy.

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