Free Calculator
NOI Calculator
NOI is the foundation of value, cap rate and DSCR. Build it line by line so you can defend every number in it.
Results
- Effective gross income
- $54,126
- Total operating expenses
- $12,966
- Net operating income
- $41,160
- Operating expense ratio
- 24.0%
Want the complete analysis?
Valuation, comparables, risk flags, stress tests and your maximum offer — analyzed with AI.
Analyze the property with AIThe formula
NOI = Effective Gross Income − Operating Expenses
Effective gross income is gross rent plus other income, less vacancy and credit loss.
Worked example
- Rent $54,000 plus $1,800 parking and laundry income.
- 3% vacancy reduces income by about $1,674, leaving $54,126.
- Taxes $5,400, insurance $1,800, utilities $1,200, maintenance $2,400, management $2,166.
- NOI = $54,126 − $12,966 = $41,160.
How to read the result
Sellers routinely present NOI without management or reserves. Rebuild it yourself with the expenses a real owner pays.
Because value at a given cap rate is NOI divided by that rate, every dollar of NOI is worth many dollars of price. A $1,000 expense you missed can mean $17,000 of overpayment at a 6% cap.
Keep capital items out of NOI, but track them separately so returns are not overstated.
Frequently asked
Is NOI before or after mortgage payments?
Before. NOI describes the property, not the buyer's financing.
Should I include a management fee if I self-manage?
Yes, if you want an honest picture. Your time has a cost, and any future buyer will underwrite with management included.
A calculator answers one question. PropertyEdge makes the whole decision.
Run the whole property — NOI, valuation, financing, risks, stress tests, your maximum offer and a BUY / NEGOTIATE / PASS verdict, with every assumption labelled.
- Free to start
- No credit card to start
- Every assumption labelled
- Calculations kept separate from AI interpretation
Ontario benchmarks by city
Local prices, rents, property tax and land transfer tax — the inputs this calculator needs.
- See Toronto benchmarks
- See Hamilton benchmarks
- See Mississauga benchmarks
- See Ottawa benchmarks
- See London benchmarks
- See Kitchener-Waterloo benchmarks
- See Burlington benchmarks
- See Oakville benchmarks
- See Brampton benchmarks
- See Niagara benchmarks
- See Guelph benchmarks
Other calculators
- Cap Rate Calculator
- Cash-on-Cash Return Calculator
- DSCR Calculator
- Rental Property Calculator
- ROI Calculator
- Mortgage Calculator
PropertyEdge provides analysis and estimates for informational purposes only. It is not investment, tax, legal or appraisal advice, and no return or investment outcome is guaranteed. Estimates are modelled from the assumptions shown and must be verified against leases, inspections, tax bills and municipal records before you make an offer.