Net Operating Income Calculator
Subtract operating expenses from gross operating income to find net operating income, the core profit measure for a rental property.
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Enter gross income and operating expenses to see NOI.
Worked example
With these example inputs:
- Gross operating income$120,000
- Operating expenses$45,000
Net operating income: $75,000
- As a share of the total62.5%
- If the first figure were 10% higher$87,000
Frequently asked questions
What is net operating income?
NOI is gross operating income minus operating expenses, before mortgage payments and taxes. It shows how much a property earns from operations alone.
What counts as an operating expense?
Operating expenses include management, maintenance, insurance and property tax, but not mortgage principal and interest or capital improvements, which sit outside NOI.