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Effective gross income calculator
Start from full-occupancy rent, add other income, and subtract the vacancy and credit-loss allowance you choose. What remains is effective gross income — the realistic top line to build a rental analysis on.
The short answer
Last updated: July 2026
Effective gross income (EGI) is gross potential rent plus other income, minus a vacancy and credit-loss allowance you choose. Example: $30,000 potential rent + $1,200 other income − a 5% allowance ($1,500) = $29,700 EGI. It is the realistic income line used before operating expenses when analyzing a rental property.
After the estimate:
Stop chasing late rentEffective gross income calculator
The income line you can actually plan on.
Start from full-occupancy rent, add other income, then subtract the vacancy and credit-loss allowance you choose. What's left is effective gross income — the realistic top line before operating expenses.
Annual gross potential rent
$
What the property would rent for at full occupancy, all year (monthly rent × 12 × units).
Annual other income
$
Parking, laundry, storage, pet rent, fees. Enter 0 if rent is the only income.
Vacancy & credit-loss allowance
5.0%
0%
30%
Your own assumption for rent lost to empty time and uncollected rent, as a share of gross potential rent.
Input-driven result
Your inputs
Formula
Result below
Effective gross income
$29,700
$30,000 potential rent + $1,200 other income − $1,500 allowance.
Vacancy & credit loss
$1,500
5.0% of gross potential rent, at the allowance you set.
Income after vacancy allowance
Potential rent
$30,000
Other income
$1,200
Vacancy & credit loss
-$1,500
Effective gross income
$29,700
Estimate based on your inputs. Not a promise of results.
Estimate only. The allowance is applied to rent (other income is left as entered), and the right percentage is a judgment call about your unit and market — this tool doesn't suggest one. Subtract operating expenses from EGI to get net operating income.
How it works
How this tool works.
The most common mistake in a first rental analysis is building everything on gross potential rent — the number the property would produce if it were full every day and every tenant paid every dollar. Real buildings have gaps: a few weeks empty between tenants, an occasional payment that never arrives. Effective gross income is the standard correction. It starts from potential rent, adds other income like parking or laundry, and subtracts an allowance for vacancy and credit loss.
The allowance is the honest part — and it’s yours to choose. This calculator doesn’t suggest a percentage, because the right one depends on your market, your unit, and your own history; a long-tenured single-family rental and a high-turnover studio deserve different assumptions. Enter your potential rent, other income, and the allowance you believe, and the tool shows the resulting EGI and the dollars the allowance represents. Subtract operating expenses from EGI and you have net operating income, the base of most other return math.
Make the result useful
Effective-gross-income analysis
Potential gross income is scheduled rent before leakage.
Vacancy and credit loss reduce potential collections.
Concessions should be identified separately when possible.
Other income is recurring income such as parking or laundry on a consistent period basis.
Calculation lens
EGI = potential gross income − vacancy/credit loss − concessions + other income
Use the output as a documented scenario result, not a guarantee.
Does not include operating expenses or financing.
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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