What Is NOI (Net Operating Income) And How To Calculate It?
What Is NOI? – Net Operating Income (NOI) is a calculating method with the help of which you can evaluate how much profitable a real estate investment is. You can calculate the net operating income by deducting the operating expenses of the real estate investment from all the operating revenue. To calculate it, you will also need to exclude non-operating expenses like loss on the sale of a capital asset, interest, tax expenses, etc.
In this article, you will learn about net operating income and its meaning and significance in the real estate industry. Apart from that, you will also learn how to calculate the net operating income with regard to a property. Next up, we will also discuss how the NOI works in real estate. Finally, we will share with you some of the major components of net operating income. Hence, to learn more about this term, read on through to the end of the article.
What Is NOI (Net Operating Income)?
According to Investopedia, “Net operating income (NOI) is a calculation used to analyze the profitability of income-generating real estate investments. NOI equals all revenue from the property, minus all reasonably necessary operating expenses. NOI is a before-tax figure, appearing on a property’s income and cash flow statement, that excludes principal and interest payments on loans, capital expenditures, depreciation, and amortization.”
In other industries, that is outside real estate, this term is also known as earnings before interest rate or EBIT.
The NOI basically helps you to measure the profitability of an income-producing property before the addition to any tax or financing costs. If you want to calculate NOI, you have to subtract every operating expense on the property from the revenue generated through the property.
Net Operating Income Formula – How To Calculate It?
Here is the formula with the help of which you can calculate the net operating income:
| Net Operating Income (NOI) = Operating Revenue – Operating Expense= Operating Revenue – Cost of Sold Goods – Selling, General, And Administration Expenses |
To find the net operating income of a real estate investment, you will need to:
- Find the operating revenue of the business as per the income statement
- Remove all other revenues other than the ones in the core operations of the business
- Remove all the operating expenses of the business, which include the cost of goods sold and the selling, general, and administration expenses in the business.
- Remove also the other expenses that are not directly related to the business.
How Does Net Operating Income Work?
According to the Wall Street Mojo, “The parties related to the business like creditors, investors, and the management use the net operating income calculator measure to analyze and evaluate the profitability and efficiency of operations, prospects, and overall health of the business. The higher the company’s net operating income, the higher the chances of the company surviving in the future and paying debts and returns to the lenders and investors, respectively.”
Once you deduct the operating expenses of the property from the operating revenues, you will get the net operating income of the property. If there is an increasing trend in the operating income of a company, it shows that there is a higher scope of growth for the company in the future, and due to higher growth, there shall be an increase in income.
Most creditors and investors like to deal with only those businesses that have an increasing trend in the net operating income. This is because this shows a greater possibility to get a bigger return in such types of businesses.
With the help of the net operating income, you can also determine the capitalization rate of a given real estate property. Hence, you will also have a better chance to compare the cap rates of different properties by retrieving their net operating incomes in each case. Therefore, you can make better decisions based on the buying and selling of properties that you invest in.
What Are The Constituents Of Net Operating Income?
According to Indeed.com, “If you’re considering investing in a piece of property, evaluating how much income it might produce might be one of your top priorities. Net operating income (NOI) can tell you whether renting out the property is worth the cost of owning and maintaining it. Learning how to calculate the cash flows that a property has after paying expenses can make your investment decision easier.”
The following are individual constituents of net operating income (NOI):
Potential Rental Income
It is the sum of all the income from rents with all the leases. However, the calculation considers the rate of occupancy to be 100%.
Credit Losses And Vacancies
This is the income that is lost from the tenants because of defaulters on lease payments or because a tenant might have vacated the property.
Effective Rental Income
This is the income determined after subtracting the expenses of credit losses and vacancies from the revenue. This is the income that the investor expects to collect in rent.
Additional Income
These are the income that the properties earn outside the rental fees from tenants.
Gross Operating Income
This is the total of all income the property generates after considering all the credit losses and vacancies.
Operating Expenses
These are all the expenses that are needed to operate the property. Some of them include management fees, maintenance and repairs, property taxes, property insurance, and utilities.
Wrapping Up
Hope this article was helpful to make you understand what is NOI (net operating income) and how it works. To determine how much a property is profitable, you will need to find the net operating income of the property. You will need to subtract all the operating expenses on the given property from the operating revenue that the property helps to generate.
The high profitability of the property with regard to the net operating income is determined by how high the revenues are and how small the expenses are. Hence, you can find whether the generated income of the property is worth the cost incurred in owning and maintaining the property. Share your thoughts on net operating income in the comments section below.
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