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    Cap Rate Calculator for Commercial Real Estate

    Calculate a commercial real estate cap rate from annual net operating income and property value. Compare commercial property, multifamily, and rental deals without including mortgage debt.

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    Cap Rate

    8.00%

    This result reflects your annual NOI and property value inputs. Compare it with actual transactions involving similar property, leases, condition, and location. The percentage alone does not establish investment quality or lender acceptance.

    Need to solve the formula in reverse? Calculate commercial property value from NOI and cap rate.

    This is a property capitalization rate calculation, not an interest rate cap pricing tool. If you need to establish the inputs, read how to value commercial property or review apartment building valuation.

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    What Is a Commercial Real Estate Cap Rate?

    The capitalization rate is annual net operating income divided by property value, expressed as a percentage. Your NOI excludes mortgage payments. This calculator measures the relationship between the two inputs you provide. A low result does not prove the building is safe, and a high result does not establish that the income will continue. Check the tenant leases, expenses, condition, and comparable transactions before drawing a conclusion. Read how to value commercial property to review the methods behind an estimate.

    Cap Rate Formula and Calculation

    To calculate cap rate, divide net operating income by property value, then express the result as a percentage. NOI is annual rental income minus operating expenses, before mortgage payments. This cap rate formula applies whether you are evaluating a commercial building, multifamily property, or another income producing real estate asset.

    Cap Rate = (NOI / Property Value) × 100

    You can rearrange the formula to solve for property value when you know the market cap rate. Divide NOI by the cap rate to get an estimated value. This calculator does not run that reverse cap rate calculation; use our property value calculator for that estimate.

    How to Calculate Cap Rate: Worked Example

    A six unit multifamily building generates $120,000 per year in gross rent. Vacancy runs 5 percent, so effective gross income is $114,000. Annual operating expenses (property taxes, insurance, maintenance, and management at 8 percent of collected rent) total $41,120. That leaves an NOI of $72,880.

    The property sold for $1,040,000. Plugging those numbers into the cap rate formula:

    NOI = $114,000 - $41,120 = $72,880
    Cap Rate = ($72,880 / $1,040,000) × 100 = 7.0%

    A 7.0 percent cap rate sits in the value add range for most markets. Compare that figure to recent comparable sales in the area to judge whether the price reflects fair market value.

    What Is a Good Cap Rate?

    There is no single right number. Stabilized properties in strong markets often trade between 4 and 7 percent. Value add deals and properties in secondary markets can run 7 to 10 percent or more. The right cap rate is the one that matches your return target and the level of risk you are willing to take.

    Cap Rate vs. Cash on Cash Return

    Cap rate treats the property as if it were purchased for all cash. It ignores financing entirely, which makes it useful for comparing properties independent of how they are funded. Cash on cash return measures the income you receive relative to the cash you actually invested after taking out a loan. Use cap rate to screen deals and cash on cash to evaluate your leveraged returns. Our return calculator covers both.

    Frequently Asked Questions

    The capitalization rate is the ratio of a property's annual net operating income to its market value, shown as a percentage. Investors use it to compare commercial real estate opportunities and gauge the return a property produces relative to its price.

    Divide annual net operating income by the property value, then multiply by 100. For example, a property with $200,000 in NOI and a $2,500,000 value has an 8 percent cap rate. The calculator above does this for you.

    Yes. Cap rate and capitalization rate mean the same thing in real estate. This capitalization rate calculator uses annual NOI and property value to calculate the implied rate for a commercial property, multifamily property, or rental property.

    Yes. Enter the commercial property's annual NOI and current or proposed value. The result helps compare the property's unleveraged income return with other commercial real estate opportunities. It is not a formal appraisal or a guarantee of market value.

    Yes. This commercial real estate cap rate calculator uses annual NOI and property value to estimate the property's unleveraged capitalization rate. This commercial cap rate calculator is useful for comparing commercial properties, but it does not replace lender underwriting or an appraisal.

    Yes. Enter a multifamily property's annual NOI after operating expenses and its current or proposed value. The result can help compare an apartment property's unleveraged income return with other opportunities. It does not account for the mortgage, financing costs, or a specific investor's cash on cash return.

    No. A cap rate calculator with mortgage debt would measure a different return because cap rate intentionally ignores financing. Use cap rate to compare the property itself. Use cash on cash return to evaluate how a specific loan and down payment affect your invested cash.

    No. This calculator calculates cap rate from NOI and property value. To estimate property value from NOI and a selected market cap rate, use the CapitalAx property value calculator. That estimate is not a formal appraisal.

    No. An interest rate cap is a financial contract that limits the interest rate on certain floating rate loans. This tool calculates a real estate capitalization rate from NOI and property value, not an interest rate cap.

    It depends on the property type, location, and risk. Stabilized properties in strong markets often trade between 4 and 7 percent, while value add deals and secondary markets can run 7 to 10 percent or higher. A good cap rate is one that fits your return target and risk tolerance.

    Not always. A higher cap rate usually signals higher risk, such as a weaker location, deferred maintenance, or vacancy. A lower cap rate reflects a safer, more in demand property. The right cap rate balances return against the risk you are willing to take.

    Cap rate measures return based on the full property value and ignores financing. Cash on cash return measures the cash income you earn relative to the actual cash you invested, so it accounts for your loan and down payment.