| |
Net operating income (i.e., NOI) is one of the most important calculations made in regard to any real estate investment because it represents the property's potential income after all vacancy and operating expenses have been subtracted. In other words, net operating income represents the investment property's productivity, or measure of cash flow.
To help plant the idea, consider net operating income in one of the following two ways, depending on whether or not a mortgage exists.
The investor pays all cash for the property. In this case, since the property is wholly owned and has no debt, NOI is the return expected from a property for any given annual period before taxes and depreciation are considered. In other words, given no deduction for debt service (loan payment), you can regard net operating income as the annual cash flow (cash flow before taxes, or CFBT).
The investor finances the property. Here, since the property has a mortgage, NOI should be regarded as the anticipated amount of cash flow available to pay the mortgage. In this case, subsequently only the remainder of NOI (after subtracting for annual loan payment) becomes the annual cash flow before taxes.
How to Calculate Gross Scheduled Income Less Vacancy and Credit Loss = Gross Operating Income Less Operating Expenses* = Net Operating Income
Example: Assume that the income property you're analyzing has a GOI of $100,000 and Operating Expenses of $42,000. What is the NOI?
$100,000 Less $42,000 = $58,000
*Mortgage payments, depreciation, and capital expenditures are not considered operating expenses and therefore have no impact on net operating income.
It's Role in Real Estate Investing
Net operating income plays a large role in a variety of real estate investment and holding period decisions. For instance, capitalization rate (cap rate) is calculated by dividing NOI by sale price. Conversely, property value (sale price) is calculated by dividing NOI by the cap rate.
Example: Let's continue to assume a net operating income of $58,000 (as in our example above) and a sale price of $580,000. What is the property's capitalization rate?
Net Operating Income Divided by Sale Price = Cap Rate
$58,000 Divided by $580,000 = 10.0%
Okay, now let's assume an NOI of $58,000 of and a cap rate of 8.0%. What is the property value?
Net Operating Income Divided by Cap Rate = Property Value
$58,000 Divided by 10.0% = $580,000
Net operating income also plays a large role with lenders. Debt Coverage Ratio (DCR), for instance, is calculated by dividing the net operating income by annual loan payment.
Net Operating Income Divided by Annual Loan Payment = Debt Coverage Ratio
$58,000 Divided by $46,000 = 1.26
How Credible Is It?
Conceptually, NOI is important because of its use in numerous calculations surrounding property performance. The fact that it's used to estimate a property's value or cap rate, and helpful to lenders makes it an essential component of real estate investment analysis. As a real estate investor, therefore, you should understand net operating income, and recognize what it means to your potential investment valuation.
But be careful.
Bear in mind that NOI is not unlike any other calculation used for real estate investing purposes. The result is only as good as the numbers are credible, and numbers can be manipulated. Sellers have sometimes been known to become very creative in order to make the relationship between the price and NOI to come out right.
So here's a tip. When a property appears to have a favorable NOI and in turn positive rates of return, don't simply accept the numbers. Spend the time to validate the numbers. Reconstruct the owner's representations for income and operating expenses if necessary, and compute your own NOI. Whatever you do, rely on nothing less then the most credible net operating income possible. You can't afford not to.
James Kobzeff is the developer of ProAPOD Real Estate Investment Software. Want to start working with rental property today? Discover how to create cash flow, rate of return, and profitability analysis presentations in minutes at => http://www.proapod.com
 EasyPublish™ this article - publishers click here
More articles by James Kobzeff
- Tips for Buying Auto Insurance the First Time (George Jackson)
Buying car insurance for the first time is a scary situation. After all, you are buying a contract, and any sort of binding contract makes us nervous — and with good reason! But buying car insurance is a relatively painless procedure, and if you follow these tips, your first time buying auto insurance will be nothing to be afraid of. - Earn $240,000 For Your Bottom Line This Year Part-Time (James Montgomery)
Learn how to earn $240,000 for your bottom line part-time when it would take years to do that with your full time job. - Credit Cards and the Holidays: How to get through Debt Free (Stephanie Andrews)
The holidays are coming up, and that means big spending and high credit card debt for many Americans. If you want to enjoy the season, but are worried about paying for it all, here's some good news: you can get through December and be debt free. With a little planning, you can avoid high credit card bills in January. Here's how:
|