Commercial Real Estate Calculators

Cap rate = NOI ÷ price. Value = NOI ÷ cap rate.

EGI = (rent + other income) × (1 − vacancy). NOI = EGI − operating expenses (taxes, insurance, maintenance/CAM, utilities, management, reserves). NOI excludes debt service, depreciation and income tax. The NOI result also fills the other calculators.

Cash-on-cash = (NOI − annual debt service) ÷ (down payment + closing costs). Debt service uses a standard monthly-payment amortizing loan.

Payment = L × r ÷ (1 − (1 + r)^−n), r = rate ÷ 12, n = years × 12. Max loan by DSCR = present value of (NOI ÷ DSCR ÷ 12) over n months at r. Supportable loan = lower of LTV × price and the DSCR loan. Debt yield = NOI ÷ loan. Balloon = loan balance left after the loan term's payments.

Sale price = NOI in the year after the hold ÷ exit cap. IRR is the discount rate that makes the NPV of the cash flows zero: −(price + closing costs) today, NOI each year, plus net sale proceeds (after selling costs and, if levered, the loan balance) in the final year.

NNN all-in = base rent + taxes + insurance + CAM. $/SF/mo = $/SF/yr ÷ 12. Monthly rent = $/SF/yr × SF ÷ 12. Total over the term applies the annual increase to the whole occupancy cost each year (a simplification; pass-throughs usually float with actual costs).

Price per SF = price ÷ building SF. Price per acre = price ÷ acres. 1 acre = 43,560 SF.

IRC §1031(a)(3) and Treas. Reg. §1.1031(k)-1(b): identify replacement property within 45 calendar days after the transfer, and receive it by the earlier of 180 days after the transfer or the due date (including extensions) of your tax return for that year. Weekends and holidays do not extend the deadlines; only federally declared disaster relief can.