Understanding NOI, or Net Operating Income, is absolutely critical if you’re serious about succeeding in multifamily real estate investing. NOI gives you a clear snapshot of a property’s financial health and profitability, making it one of the most important metrics in your investment toolbox. In this guide we’ll dive into what is NOI in real estate and all the frequently asked questions I get from people starting their investing journey.

So, What is NOI?

Net Operating Income (NOI) is a key metric used in real estate investing to measure a property’s profitability. NOI shows the amount of income a property generates after subtracting its operating expenses, excluding mortgage payments, depreciation, and capital improvements.

What is NOI in Real Estate?

In real estate, NOI is the income you have left over after you deduct operating expenses from your property’s total income. It gives property owners a clear snapshot of a property’s ability to generate revenue before factoring in mortgages or financing costs.

How to Calculate NOI

The formula for how to find NOI is simple:

Net Operating Income = Total Revenue – Operating Expenses

Let’s break it down with a quick example:

• Annual Rental Income: $100,000
• Other Income (parking, laundry, etc.): $10,000
• Total Annual Revenue: $110,000
• Operating Expenses (property management, taxes, insurance, repairs, etc.): $40,000
• Calculating NOI: $100,000 (Total Revenue) – $40,000 (Operating Expenses) = $60,000

Key Components of NOI

Revenue Streams:

• Rental income from tenants
• Additional revenue (parking fees, laundry facilities, storage units)

Operating Costs:

• Maintenance and repairs
• Property taxes
• Property management fees (including property management software costs)
• Insurance
• Utilities
• Administrative expenses

Note: NOI does not include mortgage payments, depreciation, or capital expenditures.

What Does NOI Mean for Real Estate Investors?

NOI helps property owners assess the true financial performance of their properties. It’s crucial for:

• Evaluating profitability
• Comparing different investment properties
• Determining property value using cap rates
• Securing financing and refinancing loans

Does NOI Include Depreciation?

No, depreciation isn’t included in NOI. NOI focuses strictly on operational cash flow, excluding non-cash items like depreciation and amortization.

How to Calculate NOI from a Cap Rate?

You can find NOI using the cap rate (capitalization rate) with this formula:

NOI = Property Value x Cap Rate

For instance, if your property has a market value of $1 million and the cap rate is 6%, your NOI would be:

$1,000,000 (Value) x 0.06 (Cap Rate) = $60,000 NOI

What is a Good NOI for a Rental Property?

A “good” NOI depends on local market conditions, property type, and investor goals. Generally, a higher NOI relative to the property’s purchase price indicates a healthier investment. Always analyze comparable properties in your local market to determine what NOI should look like for your investment.

Increase Rent According to Local Market

Property owners need to consistently analyze local market conditions and adjust rents appropriately. Match rents to market rates based on thorough market research and lease terms.

Utilize Property Management Software

Investing in high-quality property management software can streamline operations, reduce overhead, and improve rent collection efficiency—thus directly boosting NOI.

Strategically Manage Property Taxes

Regularly appeal property tax assessments when possible, as this directly lowers operating expenses and improves your property’s bottom line.

Identify New Revenue Streams

Introduce services or amenities like pet fees, covered parking, and storage rentals to boost your revenue stream without substantially increasing operating costs.

Control Operating Costs

Regularly audit your property expenses to spot unnecessary costs. Switch to energy-efficient fixtures and negotiate better vendor contracts. This is one of the easiest ways for property owners to immediately improve NOI.

Common Mistakes Investors Make with NOI

• Including mortgage payments in NOI calculations (NOI does NOT include mortgage payments)
• Neglecting property taxes and other recurring expenses
• Underestimating the importance of regular property maintenance
• Overestimating potential revenue without validating local market conditions

Real Life NOI Example (Detailed Case Study)

Consider a 50-unit property:

• Gross annual rental income: $600,000
• Other income (parking, laundry, etc.): $20,000
• Total revenue stream: $620,000
• Operating expenses (maintenance, property taxes, utilities): $200,000
• Annual NOI: $620,000 – $200,000 = $420,000

How NOI Impacts Property Value

How to Calculate NOI with Cap Rate

Investors use NOI to calculate property values by applying a capitalization rate (cap rate). The formula is:

Property Value = NOI / Cap Rate

Example: With an NOI of $60,000 and a local market cap rate of 6%:

• Property value = $60,000 / 0.06 = $1,000,000

Improving NOI directly increases your property’s market value.

Final Thoughts from Rod Khleif

Remember, improving NOI isn’t about making drastic changes overnight, it’s about consistent, strategic improvements over time. Stay focused on the bottom line, carefully manage your revenue streams and operating expenses, and NOI will become your best friend in real estate investing.

Ready to dive deeper and really turbocharge your multifamily investing skills? Join me at my Multifamily Real Estate Bootcamp. I’ll see you there!

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