Calculate the capitalization rate (cap rate) for any investment property. Find NOI and implied property value.
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Typical: 5–10%
Tax, insurance, mgmt, maintenance
For implied value calculation
Paul, 45, warehouse supervisor, is evaluating a duplex on the east side of Columbus. List price $400,000. Two units at $1,050/mo each (market rents). He plans to self-manage initially.
Takeaway: A 3.25% cap rate is thin — Columbus stabilized multifamily typically trades around 5–6% cap. At $400k this property is priced for appreciation, not cash flow. Paul needs to negotiate closer to $260–$280k for a 5% cap, or verify rents are below market. Cap rate ignores financing; cash-on-cash return with 25% down at 7.25% will be negative at this price.
Many users input gross annual rent without deducting vacancy. Market-rate vacancy in single-family rentals runs 5–8% nationally; in C-class multifamily it can reach 10–15%. A $36,000 gross rent input vs. $34,200 (5% vacancy) changes cap rate from 5.4% to 5.13% at a $650k purchase — enough to flip deal viability.
Roof, HVAC, appliance replacement costs are capital items — not in NOI by GAAP — but must be funded. Omitting a $200/month capex reserve on a $250k property inflates NOI by $2,400/yr and overstates cap rate by ~0.5pp. Sophisticated buyers apply 10–15% gross rent reserve for capex.
Rental Property ROI CalculatorCap rate tells you what the market is pricing risk at. A 5% cap rate financed at 7% creates negative leverage — return on equity is below cost of debt. You may want to model cash-on-cash return separately to evaluate actual investment merit.
Cash-on-Cash Return CalculatorProperty management fees (8–12% of gross rents), leasing fees (50–100% of first month's rent), and bookkeeping costs reduce NOI materially. Self-managed properties show inflated cap rates vs. professionally managed comparables — non-comparable when selling.
A purchase triggers reassessment in states like California (Prop 13) and Texas. A $200k property bought for $350k may be reassessed to $350k — raising property tax from $2,000 to $3,500/yr, reducing NOI by $1,500 and compressing cap rate at the new basis.
Based on your inputs
Net Operating Income ÷ Value
Annual net operating income
| Gross Annual Rent | $33,600 |
|---|---|
| Vacancy Loss (5%) | -$1,680 |
| Effective Gross Income | $31,920 |
| Annual Operating Expenses | -$9,600 |
| Net Operating Income (NOI) | $22,320 |
| Property Value | $400,000 |
| Cap Rate | 5.58% |
| Implied Value at 6% Cap Rate | $372,000 |
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Depends on market: 3–5% cap rates are common in prime urban markets (NYC, SF, LA). 5–7% is typical for suburban markets. 7–10%+ indicates higher returns but often higher risk (lower-demand areas, older properties). Most single-family investors target 5–7%.
Cap Rate = Net Operating Income (NOI) ÷ Property Value × 100. NOI = Annual gross rent − Vacancy loss − Operating expenses. Expenses include property tax, insurance, management, maintenance, and repairs. Mortgage payments are NOT included in NOI.
Cap rate ignores financing — it measures property performance independent of mortgage. Cash-on-cash return accounts for your actual cash investment (down payment) and mortgage debt service, showing your leveraged return on invested cash.
Yes! Property Value = NOI ÷ Cap Rate. If market cap rates are 6% and your property has $30,000 NOI, the implied value is $500,000. This is how commercial real estate appraisers value income-producing properties.
Low cap rates (3-5%) in prime markets reflect higher demand, lower risk, and expected appreciation. High cap rates (8-12%) in secondary markets compensate for higher vacancy, less appreciation, and more management challenges. Investors trade yield for stability.
No. Cap rate is an unlevered metric that excludes financing costs. It measures the property's performance independent of how it is financed. Use cash-on-cash return or debt yield to evaluate returns with leverage factored in.
NOI includes property taxes, insurance, management fees, maintenance, repairs, utilities (if owner-paid), and vacancy allowance. NOI excludes mortgage payments, depreciation, capital expenditures, and income taxes. Accurate expense estimates are critical for reliable cap rates.
Cap rate compression occurs when cap rates decrease over time, meaning property values rise relative to income. This happens in competitive markets with strong demand. Investors who buy before compression benefit from appreciation as cap rates fall.
It depends on your goals. Higher cap rates mean more income relative to price but often signal more risk. Lower cap rates indicate premium locations with stable income and appreciation potential. Match cap rate targets to your risk tolerance and investment strategy.
Check commercial real estate reports from CBRE, Marcus & Millichap, or CoStar for market cap rate data. Review recent comparable sales on LoopNet or Crexi and calculate NOI divided by sale price. Local brokers specializing in investment properties can also share current market cap rates.
Cap Rate = NOI ÷ Property Value × 100
NOI = Gross Rent × (1 − Vacancy%) − Operating Expenses
Implied Value = NOI ÷ Cap Rate × 100
Excludes mortgage payments (financing-neutral metric).
Every formula on this page traces to a federal agency, central bank, or peer-reviewed institution. We cite the rule-makers, not secondhand blogs.
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Calculations are for educational purposes only. Consult a qualified financial advisor for personalized advice.