Free calculator
Debt yield calculator
See the income-to-loan check lenders use. Debt yield is net operating income divided by the loan amount, independent of rate or term. Enter the NOI and loan amount for an estimate.
The short answer
Last updated: July 2026
Debt yield is a property’s annual net operating income divided by the loan amount, shown as a percentage. Lenders use it to size a loan against income alone, ignoring rate and term. $22,200 of NOI on a $240,000 loan is a debt yield near 9.25%. Many lenders look for around 10% or more. This estimate uses your inputs.
After the estimate:
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The lender's income-to-loan check.
Debt yield is annual net operating income divided by the loan amount. It sizes a loan against income alone — no rate, no term. Enter the NOI and the loan amount.
Annual net operating income (NOI)
$
Annual rent minus annual operating expenses — excluding the mortgage.
Loan amount
$
Input-driven result
Your inputs
Formula
Result below
Debt yield
9.3%
NOI $22,200 ÷ loan $240,000.
Income against loan amount
Annual NOI
$22,200
Loan amount
$240,000
Many commercial lenders look for a debt yield around 10% or higher — a common underwriting guideline, not a universal rule. Each lender sets its own floor, and it varies by property type and market.
Estimate based on your inputs. Not a promise of results.
Estimate only. Debt yield ignores interest rate and amortization on purpose, so it's a rate-proof measure of risk. It doesn't replace a lender's own method of computing NOI or sizing the loan.
How it works
How this tool works.
Debt yield is a lender’s rate-proof measure of loan risk. By dividing net operating income by the loan amount, it asks a blunt question: if the lender had to take the property back, what return would the income represent on the money lent? Because it ignores interest rate and amortization, a low rate or long term can’t flatter it.
Enter the annual NOI and the loan amount, and this calculator estimates the debt yield. It’s arithmetic on your inputs; each lender sets its own floor.
Make the result useful
Debt-yield underwriting context
NOI is the annual operating income supporting the loan.
Loan amount is the outstanding or proposed principal, not annual debt service.
Debt yield removes rate and amortization so property income can be compared with loan size.
Use the same stabilized income assumption across comparable loans.
Calculation lens
debt yield = annual NOI ÷ loan amount
Use the output as a documented scenario result, not a guarantee.
It does not determine lender approval, rate, or borrower creditworthiness.
Questions landlords ask
Questions about this tool and its limits.
Built by a landlord who's done every one of these jobs by hand.
Aptoria was built by an owner-operator managing a Brooklyn portfolio — the 11pm calls, the awkward rent texts, the April receipt-pile — not by a software team guessing at the problem.
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