Cap Rate and NOI Calculator
Calculate net operating income and cap rate for a rental property from gross rent, vacancy, and operating expenses. Standard CRE valuation formula.
Stabilized properties typically 5-8%. High-turnover urban rentals 10%+.
Third-party management typically 6-10% of effective gross income.
HOA, landscaping, pest, capex reserves.
About this tool
Capitalization rate is the most commonly quoted number in real estate investment analysis. It is the annualized unleveraged return from the property itself, computed as net operating income divided by property value. A 6% cap rate property at $500,000 generates $30,000 of NOI per year. Cap rate is the apples-to-apples comparison across different markets, property types, and price points because it normalizes income against value without the noise of financing.
This calculator builds NOI from the ground up. Enter gross annual rent, a vacancy rate, and the line items of operating expenses. Property tax, insurance, maintenance, property management, landlord-paid utilities, and any "other" category are summed as total opex. Effective gross income (gross rent minus vacancy loss) minus opex equals NOI. Divide NOI by property value to get cap rate. The tool also shows gross yield (gross rent / value) as a sanity check against the cap rate.
Cap rates vary widely by market, property class, and investor risk tolerance. Rather than publishing a specific range here, this tool exposes the math and lets you compare the property you're underwriting against a cap rate that your local broker, appraiser, or market data source provides. A cap rate well below typical for the market suggests overpricing; a cap rate well above typical suggests undisclosed problems. See the methodology page for how we think about current market data when reviewing tools.
How it works
Effective gross income (EGI) = gross_rent × (1 - vacancy_pct/100). This is the rent you actually collect after losing some to vacancy and tenant turnover.
Total operating expenses are a straight sum of the line items: property tax, insurance, maintenance, property management, utilities the landlord pays, and any other category (HOA, landscaping, pest, capital reserves).
Net operating income = EGI - total_opex. NOI is an unleveraged measure; it excludes mortgage payments, depreciation, and income tax. That is intentional: cap rate is a property-level metric, not a financing-level one. Different investors buy the same property with different loans; cap rate lets you compare the underlying real estate.
Cap rate = NOI / property_value × 100. The formula appears in the Appraisal Institute income-approach methodology, every commercial real estate textbook, and CCIM Institute training materials. The property value input is either the actual purchase price you are evaluating or a current appraised value for a property you already own.
Examples
A small-market single-family rental with $36k annual rent and a $350k purchase price. The 6.89% cap rate reflects full management costs, realistic vacancy, and no landlord-paid utilities, common for a self-contained SFR.
A mid-market duplex with higher vacancy (turnover is faster in multi-family) and correspondingly higher maintenance. The 7.07% cap rate reflects a market where investors expect some current yield; gross yield over 11% flags modest leverage opportunity.
A coastal metro fourplex. The 4.83% cap rate is lower than the other two because the market is pricing in expected appreciation rather than current income. Investors accept this trade-off knowing the leveraged return on cash may still be attractive after appreciation.
When to use
Use this to evaluate a rental listing, underwrite a purchase before making an offer, or compare two properties on a like-for-like basis. A broker's offering memorandum typically shows a stated cap rate based on pro forma (projected) income, not actual operating history. Always rebuild it from the line items you can verify against actuals; pro forma cap rates are optimistic by design. Pair with the cash-on-cash return calculator to layer in financing.
Related concepts
- IRS Publication 527 (Residential Rental Property) : Rental income and expense categorization on Schedule E
- Appraisal Institute income approach : Standard valuation methodology that uses cap rate
Frequently asked questions
Why is cap rate different from cash-on-cash return?
Cap rate is unleveraged (property-level) and uses NOI over property value. Cash-on-cash is leveraged (investor-level) and uses annual cash flow after mortgage payment over cash invested. Same property, different denominators, different numerators. Both are useful; neither alone is sufficient.
Should I use stated or actual cap rate?
Always rebuild from line items. A "6% cap" on a broker sheet may use stabilized income, no vacancy, minimal management, and no capital reserves. Real operating data for the same building may produce a 4% cap. Underwriting means doing the math yourself.
What cap rate should I target?
Depends on market, property type, and strategy. Passive investors in Class A coastal multifamily accept lower cap rates because of appreciation and low vacancy risk. Value-add investors in tertiary markets target higher cap rates because they expect to raise NOI post-purchase. No universal target; use your local market's comparable sales as the benchmark.
Sources
- IRS Publication 527 (Residential Rental Property)
(primary, accessed Apr 16, 2026)
IRS reference for rental income and operating expense categorization that aligns with the tool's opex line items (property tax, insurance, maintenance, management, utilities).
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