Please enter valid positive numbers for both fields.
Estimated Market Value
$0.00
Based on NOI of and Cap Rate of %
function calculateAssetValue() {
// 1. Get DOM elements
var noiInput = document.getElementById("noiAmount");
var capRateInput = document.getElementById("capRatePercent");
var resultBox = document.getElementById("resultBox");
var resultDisplay = document.getElementById("salePriceResult");
var errorDisplay = document.getElementById("errorDisplay");
var noiDisplaySpan = document.getElementById("noiDisplay");
var capDisplaySpan = document.getElementById("capDisplay");
// 2. Parse values
var noi = parseFloat(noiInput.value);
var capRate = parseFloat(capRateInput.value);
// 3. Reset display states
resultBox.style.display = "none";
errorDisplay.style.display = "none";
// 4. Validation logic
if (isNaN(noi) || isNaN(capRate) || capRate <= 0 || noi < 0) {
errorDisplay.style.display = "block";
errorDisplay.innerText = "Please enter a valid NOI and a Cap Rate greater than 0.";
return;
}
// 5. Calculate Sale Price = NOI / (Cap Rate / 100)
// The cap rate is input as a percentage (e.g., 5 for 5%), so we divide by 100 first.
var decimalCapRate = capRate / 100;
var salePrice = noi / decimalCapRate;
// 6. Format output currency
var formatter = new Intl.NumberFormat('en-US', {
style: 'currency',
currency: 'USD',
minimumFractionDigits: 0,
maximumFractionDigits: 0,
});
var noiFormatter = new Intl.NumberFormat('en-US', {
style: 'currency',
currency: 'USD',
minimumFractionDigits: 0,
maximumFractionDigits: 0,
});
// 7. Display Results
resultDisplay.innerHTML = formatter.format(salePrice);
noiDisplaySpan.innerText = noiFormatter.format(noi);
capDisplaySpan.innerText = capRate;
resultBox.style.display = "block";
}
How to Calculate Sale Price with Cap Rate
In commercial real estate (CRE), determining the fair market value of an investment property often relies on the Capitalization Rate (Cap Rate). Unlike residential real estate, which relies heavily on comparable sales ("comps"), commercial valuation is primarily driven by the income the property generates.
This calculator allows investors, brokers, and appraisers to reverse-engineer the estimated sale price of a property by knowing its Annual Net Operating Income (NOI) and the market Cap Rate.
The Valuation Formula
To calculate the sale price using the cap rate, you use the fundamental IRV (Income, Rate, Value) formula:
Value = Net Operating Income (NOI) / Capitalization Rate
Where:
Net Operating Income (NOI): The total annual revenue generated by the property minus all operating expenses. NOTE: This does not include mortgage payments (debt service) or capital expenditures.
Capitalization Rate (Cap Rate): The rate of return expected on the real estate investment property assuming it was bought with all cash. It represents the relationship between the income and the asset's value.
Step-by-Step Calculation Guide
Determine the NOI: Calculate the property's gross income (rent, parking fees, laundry, etc.) and subtract vacancy losses and operating expenses (taxes, insurance, maintenance, management fees, utilities).
Identify the Market Cap Rate: Research recent sales of similar asset types in the same area. If similar buildings are selling at a 6% yield, then 6% is your market Cap Rate.
Divide: Take the NOI and divide it by the Cap Rate percentage (expressed as a decimal).
Realistic Example
Let's assume you are looking at a small apartment complex with the following financials:
Gross Income: $200,000 per year
Operating Expenses: $80,000 per year
Net Operating Income (NOI): $120,000 ($200k – $80k)
If the market Cap Rate for this class of apartment building in this specific neighborhood is 6.0%, the calculation is:
$120,000 / 0.06 = $2,000,000
The estimated sale price or value of the property is $2,000,000.
Why Does Cap Rate Matter?
The Cap Rate is essentially a measure of risk and return.
Lower Cap Rate (e.g., 3% – 5%): Implies lower risk, often associated with high-quality assets (Class A) in prime locations. Investors pay a higher price for the same income stream because the income is viewed as stable.
Higher Cap Rate (e.g., 8% – 12%): Implies higher risk or older assets (Class C/D) in secondary or tertiary markets. Investors demand a higher return (lower purchase price) to compensate for the increased risk.
Important Considerations
When using this calculator, remember that NOI must be accurate. If a seller understates expenses, the NOI will be artificially high, leading to an inflated valuation. Always verify the rent rolls and expense history (often found in the T12 statement) before determining your offer price.