Tools › NOI Calculator
Free Tool
Net operating income (NOI) calculator.
NOI is the engine of every valuation — income after operating expenses, before financing and taxes. Enter your income and costs to get NOI, effective gross income, and your expense ratio.
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Net operating income
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Effective gross income
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Operating expenses
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Expense ratio
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NOI = effective gross income − operating expenses. It excludes debt service, income tax, depreciation, and capital expenditures — the property’s income before financing. Value ≈ NOI ÷ cap rate, so a small NOI change moves value a lot.
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Estimates are for planning only and use simplified assumptions — not tax, legal, or investment advice. Verify with your lender, CPA, and a full broker analysis before acting.