Understanding NOI Real Estate & How to Calculate it?


Net operating income is preferably used to identify the properties worthy of investment and offer good profits. By measuring the current operating cost, the investors have an opportunity to use NOI for analyzing how much revenue the property can bring them.

Thus, every investor stands to benefit from knowing the right way of evaluating the profitability of the investment opportunities. The NOI real estate formula is currently the best tool one can use.

NOI helps compare double standards for potential deals of the existing property when done right. If you want to know the details of NOI, then read the guide below to access the information.

NOI- What does it mean in real estate?

NOI is among the other metrics preferably used by investors to find the property’s profitability. Generally, the net operating income assets act as a benchmark for determining the profitability and cash flow of a potential deal or income-generating property. 

NOI strongly represents the ongoing revenue of the property. However, it is not the same for the tax, capital expenditure, or interest payments. The metric is used for identifying how much the property is capable of developing income.

When used right, NOI can offer a better picture of the potential profitability of the property, in addition to its cost of operating.

How to calculate net operating income?

For calculating the net operating income for a real estate property, one needs to deduct the operating expenses from the total income from a property. To begin with, you need to find the gross operating income, which is also known as the total rental income the property generates. 

To find gross operating income, you need to add the total amount of property you would generate in rent every month and then subtract the lost potential vacancies. 

Once you have found the gross operating income, you need to add up the revenue-generating items on the property, which includes vending machines, parking lots, etc. 

Finally, it would help if you calculated the gross operating income. It can be identified using additional rental income. Once you have found the values, you can take the next step.

Now, you need to find the subject property’s operating cost. The operating cost herein refers to the cost spent for maintaining and running the property. It includes utilities, insurance costs, property taxes, management fees, and repair costs.

What expenses are included in NOI?

It is vital to understand to know detailed information about NOI before you take any step. It is a minor step that helps ensure you take the proper steps. 

To understand NOI in real estate, you need to know which expenses must include and ignored. The rule here is that you must include the operating income associated with the day-to-day cost of running a property. Here’s what is included

•  Property management fees

It is the expense incurred by the investor who wishes to invest more passively in the property. When used as a passive strategy, it will cost a great amount that must be considered while calculating NOI.

•  General maintenance

Be it old or new, every property requires maintenance. Whether it be electric work, plumbing, and other maintenance requirement, it must be conducted, and the same must be accounted for in NOI.

•  Legal fees

When property ownership leads to litigation or when the landlord hires a lawyer for drafting a lease, then the money spent therein is an expense. Thus, it is an essential variable in finding net operating income.

•  Utility is not paid by the tenant

When the owner decides to pay some of the utilities, then the real estate NOI is impacted.

•  Property taxes

The property taxes will vary. Thus, they are a vital consideration for determining the rental property’s NOI.

•  Insurance

The money spent on insurance must be covered in the NOI, even though it has been incurred only annually or once a year.

Is the mortgage a part of an NOI?

The NOI formula does not include mortgage payments. This is so because the mortgage is considered an operating expense. Again just like the name suggests, NOI in real estate accounts for the total income of the assets and subtracts the operating expenses and vacancies. 

Therefore, mortgage payments are not included. Instead of the real state NOI calculations, one needs to consider the ongoing costs required for running the property to identify the actual amount.

When is it right to find real estate’s NOI?

Net operating income is preferably used for finding the residential or commercial rental property profitability. 

When considering the potential deals, NOI is used by both the lenders and the investors as the indicator that helps the lenders ensure there will be enough cash flow to pay for the loans. 

In addition to this, the commercial money lender uses this method to guarantee the borrower they are considering is capable of paying back the total amount. This thus helps avoid the default issue.

While NOI is considered a potential indicator of determining the property’s income, it is not only the real state calculations that investors have to consider. They need to familiarise themselves with different other formulas to analyze the deal properly.

How to improve NOI?

NOI can be used for evaluating the profitability of both existing properties and the new investment. When the result of a property is negative, there are a few things that can be done to improve. The tips here will help give a boost to your investment performance.

1. Minimise operating expenses

You need to identify the unnecessary operating expenses of the property, or else it can significantly impact the profit. When the property expenses seem to be too high or haven’t checked them in a while, they make sure you go to the budget to identify things that can be changed. 

For example, there might be a need to evaluate the property’s finances to save money by lowering utility costs or increasing the leasing fees or working on the property amenities.

2. Increase rental income

A major part of an NOI generates from the rental income. You can look at the property’s current value to find a chance for a rental increase. However, it isn’t the only way you can boost income. 

You can also consider evaluating the number of vacancies in the property and identify at what rate it can turn over the properties. It might be time to improve your marketing or speed up the movement. The tactics will help reduce the vacancy rate. Thus, in turn, it will boost overall rental income.

3. Find extra income

In case you already have made the changes to your operating expenses and filled up all the vacancies, then there is still a way you can try to improve your NOI. First, you can consider adding the property’s additional income sources. This means adding charges for the use of parking, improving apartment amenities, etc. 

However, this all depends entirely on the location of the property and the type of property you have invested in. So, you must remember it all to ensure you take suitable measures.


When used right used, NOI offers the investor opportunity to evaluate the property to make informed decisions. The guide here has covered all the essential information one needs to know about an NOI in real estate. This will help guarantee you identify the actual income-generating worth of the property before investing. 

Remember, the formulas can be used to evaluate the potential properties and in conjunction with the other calculations to identify the actual deal. With proper understanding, the investors will equip themselves better to estimate the potential income of the deal and succeed in real estate.

Professional support herein can be highly beneficial. You can take help from Private Capital Investors. They have experienced professionals who will help understand the metrics and guarantee you invest in a good income-generating property. For sure you will get the best help.

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