Free property finance tool
NOI, cap rate, DSCR and debt yield calculator
Build effective gross income and NOI once, then calculate cap rate, DSCR, and debt yield from consistent inputs.
The short answer
Last updated: July 2026
Calculate effective gross income as potential income minus vacancy and credit loss plus other property income. Subtract normalized operating expenses for NOI. Then calculate cap rate as NOI divided by value, DSCR as NOI divided by annual debt service, and debt yield as NOI divided by loan amount. The tool does not supply lender thresholds.
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After the estimate:
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Build NOI once, then calculate four connected metrics.
Keep effective gross income, NOI, cap rate, DSCR, and debt yield tied to one transparent annual input set.
Gross potential income
$
Vacancy & credit loss
$
Other property income
$
Operating expenses
$
Annual debt service
$
Loan balance
$
Property value
$
Input-driven result
Your inputs
Formula
Result below
Effective gross income
$234,000
Net operating income
$140,000
Cap rate
7%
DSCR
1.4x
Debt yield
10%
Your calculation
$240,000 GPI − $18,000 vacancy + $12,000 other income − $94,000 operating expenses = $140,000 NOI.
Estimate based on your inputs. Not a promise of results.
These are planning metrics, not lending thresholds, an appraisal, or an approval. Verify leases, collections, expenses, debt service, balances, value, and each lender’s definitions.
How it works
How this tool works.
These metrics share inputs. If NOI is overstated, cap rate, DSCR, and debt yield can all look stronger at once. This tool keeps the income bridge visible so a reviewer can inspect the assumptions.
Use annual figures for one consistent period and keep mortgage debt service outside NOI. The OCC warns that underwriting should normalize income and expenses and consider the metrics together.
Make the result useful
One income bridge, four decision metrics
EGI shows income after vacancy and collection loss but before operating expenses. NOI subtracts normalized property operating expenses. Cap rate compares NOI with value, DSCR compares NOI with annual debt service, and debt yield compares NOI with loan amount.
Because the ratios share NOI, a transparent rent roll, trailing income, vacancy record, expense ledger, management assumption, tax and insurance evidence, and reserve treatment matter more than decimal precision.
Calculation lens
EGI = GPI − vacancy/credit loss + other income; NOI = EGI − operating expenses; cap rate = NOI/value; DSCR = NOI/debt service; debt yield = NOI/loan.
Annual property-income and leverage scenarios from user inputs; no market cap rate or lender threshold is supplied.
The tool does not validate leases, collections, expenses, value, loan balances, program definitions, replacement-reserve treatment, or lender underwriting.
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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