Potential Gross Income PGI Potential gross income is revenue a property is expected to produce without making deductions for expected vacancy or credit loss. It's also known as gross scheduled income. It's a target number; actual rent is often lower. The potential gross income calculation is fairly simple. Just multiply 12 months by the total rent expected per month. If the property is a multiple-unit building in which the units have different rents, you'll need to add up all the rents.

Costs when units are vacant include advertising for new tenants, doing minor maintenance, repainting and rehab, and management costs for a new lease. Gross Rental Multiplier GRM It's not the most precise of tools, but the gross rental multiplier GRM can give you a quick comparison tool to decide whether you want to do a more thorough analysis of a property. If you're shopping for a multi-family property, you might find that there are many for sale in the area.

The GRM calculation gives you a fast tool to see which ones to bring to the top of your list for further research. If the GRM is very high compared to other rentals in the area, it could mean the property is overpriced.

A lower GRM means it'll take less time to pay off your rental property. Keep in mind that these are only operating expenses, not mortgage payments, capital expenses, or depreciation. The list can be long nonetheless. It typically includes the costs of management, advertising, janitorial, maintenance, repairs, legal, and accounting. Capitalization Rate The capitalization rate is determined by using operating income and recent sold prices for other properties, then applying these to the property in question to determine current value based on income.

It's a tool used by almost all commercial and apartment investors, as well as lenders and others who want to calculate the value of a property based on its income flow and to compare it with other properties in the same market area. You can find it by dividing net operating income by total property price. That's pretty good. This gets you closer to the real net return on investment for the property. Cash flow before taxes considers all the expense items, even those that aren't cash out of pocket.

Now you can see what you'll receive for cash flow before tax liabilities are taken into account. It's CFBT minus taxes. The calculation for CFAT gets to the nitty gritty of what's left after everyone gets their cuts, even Uncle Sam, using the owner's or investor's tax rate exposure. Find your debt service coverage ratio by dividing your NOI by your debt service.

Discounting NOI from a real estate investment by the cap rate is analogous to discounting a future dividend stream by the appropriate required rate of return, adjusted for dividend growth. Equity investors familiar with dividend growth models should immediately see the resemblance. Gross Income Multiplier The gross income multiplier approach is a relative valuation method that is based on the underlying assumption that properties in the same area will be valued proportionally to the gross income that they help generate.

As the name implies, gross income is the total income before the deduction of any operating expenses. However, vacancy rates must be forecast to obtain an accurate gross income estimate. A similar approach is applied to the net operating income approach, as well. The next step to assess the value of the real estate property is to determine the gross income multiplier and multiply it by the gross annual income.

The gross income multiplier can be found using historical sales data. Looking at the sales prices of comparable properties and dividing that value by the generated gross annual income produces the average multiplier for the region. This type of valuation approach is similar to using comparable transactions or multiples to value a stock. Real estate valuation can be conducted through similar measures.

Roadblocks to Real Estate Valuation Both of these real estate valuation methods seem relatively simple. However, in practice, determining the value of an income-generating property with these calculations is fairly complicated. First of all, it may be time-consuming and challenging to obtain the required information regarding all of the formula inputs, such as net operating income, the premiums included in the capitalization rate, and comparable sales data.

Secondly, these valuation models do not properly factor in possible major changes in the real estate market, such as a credit crisis or a real estate boom. As a result, further analysis must be conducted to forecast and factor in the possible impact of changing economic variables.

Because the property markets are less liquid and transparent than the stock market, sometimes it is difficult to obtain the necessary information to make a fully informed investment decision. That said, due to the large capital investment typically required to purchase a large development, this complicated analysis can produce a large payoff if it leads to the discovery of an undervalued property similar to equity investing.

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This can be a useful measure to compare with your actual income. This could include revenue from parking lots, public vending machines, and other costs as such. Once you have that amount, deduct your operating expenses insurance and maintenance costs. However, note that factors such as the depreciation of the investment property and interest rates are not included in operating costs.

This formula compares the net operating income of a property with its market value, allowing investors to quickly compare properties to see which one is reasonable. This can be helpful when comparing residential real estate investments. Savvy investors can use this figure to check if the rental property is overpriced before it is purchased.

Effectively, the return on an investment formula allows you to determine how much of your initial investment you can recover each year. Important Tip 1: When discounting back to the present value, if the NPV is positive, that means the return on investment is greater than the discount rate used to discount the cash flows. If it is negative, then the ROI is less than the discount rate used to discount the cash flows. That is because it is a fairly quick and easy way to compare two rental properties.

It's also useful to be able to track trends in the rental market as many investors follow this metric. All one needs to do to calculate this is to estimate one's net operating income. Or, if it is ownership in an existing property, use actual numbers to calculate net operating income. Then divide net operating income by the property value. Important Tip 1: A good capitalization rate depends on several different factors.

Capitalization rates will differ by geographical markets, and between time periods. What is a good capitalization rate today may not be a good capitalization rate several years from now, relatively speaking. IRR is also not a simple calculation. Whereas cash on cash return and equity build-up rate calculations are useful only in year 1, IRR considers the time value of money, and it can get used in any year that the real estate investor chooses.

As mentioned above, IRR is sometimes known or referred to as an investor's annualized rate of return. They are related because at the very discount rate that causes the net present value calculation to equal zero, this will be internal rate of return's solution.

Important Tip 2: This calculation is complicated. Rather than waste time, it's better to use a rental property calculator like the one found here. Important Tip 3: This calculation also known as an "annualized rate of return" can be used to compare across different asset classes such as the stock market, etc.

This is assuming that your real estate projections and estimates are accurate. Operating expenses include items such as maintenance and vacancy allowance. But it excludes capital items such as principal and interest payments and depreciation expense. Earnings Before Interest, Taxes, Depreciation, and Amortization 7 Price to Rent Ratio The price to rent ratio is simply the purchase price of the property divided by the amount of rent you expect to receive each year before expenses. This formula creates a useful metric between comparable properties to determine which presents a better value to the investor.

Other only use rental revenue from one month instead of a full year. Regardless, the important thing is to remain consistent. We like to call things what they are, as it adds clarity and reduces need for explanation. In other words, it divides the net operating income rental revenue minus operating expenses by the mortgage payment.

This measures how much of a cushion there is between the income and the mortgage payment. However, annual numbers may smooth out one time operating expenses if there are any. Important Tip 2: This ratio will be important to lenders for obvious reasons. It is the sum of annual operating expenses and mortgage expenses divided by projected yearly rental income.

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