A small apartment building generates potential gross income of $84,000 annually. With a vacancy rate of 8% and operating expenses of $28,000, what is the Net Operating Income?
Correct Answer
D) $49,280
Why this is correct: Net Operating Income (NOI) is Effective Gross Income minus Operating Expenses. First, calculate Effective Gross Income: $84,000 PGI × (1 - 0.08 vacancy) = $77,280. Then subtract Operating Expenses: $77,280 - $28,000 = $49,280 NOI. Why the other choices are wrong: $77,280 is the Effective Gross Income, not NOI. $56,000 incorrectly subtracts expenses from PGI without accounting for vacancy ($84,000 - $28,000). $84,000 is the Potential Gross Income, ignoring both vacancy and expenses. Exam tip: Always deduct vacancy first to get EGI, then subtract operating expenses to find NOI.
Why This Is the Correct Answer
Option A ($49,280) correctly follows the two-step NOI calculation process. First, the Potential Gross Income of $84,000 is reduced by the 8% vacancy rate: $84,000 × (1 - 0.08) = $77,280 Effective Gross Income. Second, operating expenses of $28,000 are subtracted from the Effective Gross Income: $77,280 - $28,000 = $49,280 Net Operating Income. This represents the actual cash flow available to service debt and provide return on investment.
Why the Other Options Are Wrong
Option A: $77,280
Option A ($77,280) represents only the Effective Gross Income after vacancy adjustment but fails to subtract operating expenses. This intermediate calculation stops short of determining the true Net Operating Income and would significantly overstate the property's income-generating capacity.
Option B: $56,000
Option B ($56,000) incorrectly subtracts operating expenses directly from Potential Gross Income without accounting for vacancy losses ($84,000 - $28,000 = $56,000). This fails to recognize that vacancy reduces the actual income collected, making this figure artificially high and unrealistic for investment analysis.
Option C: $84,000
Option C ($84,000) is simply the Potential Gross Income with no adjustments for either vacancy or operating expenses. This represents a theoretical maximum that ignores real-world factors and would lead to severe overvaluation of the property.
PEN Formula
PEN: Potential income × (1 - vacancy%) = Effective income - expenses = Net operating income. Remember 'writing with a PEN' - you start with Potential, adjust for vacancy to get Effective, then subtract expenses to get Net.
How to use: When you see an NOI calculation question, immediately think 'PEN' and work through each step: identify the Potential income, calculate the Effective income after vacancy, then subtract expenses to get the Net operating income.
Exam Tip
Always perform NOI calculations in the correct sequence and double-check that you've applied vacancy as a percentage reduction, not a dollar amount, unless specifically stated otherwise.
Common Mistakes to Avoid
- -Forgetting to apply vacancy rate before subtracting operating expenses
- -Subtracting vacancy as a dollar amount instead of calculating it as a percentage
- -Including debt service or depreciation in operating expenses
Concept Deep Dive
Analysis
This question tests the fundamental income approach calculation sequence used in real estate valuation. Net Operating Income (NOI) is a critical metric that represents the actual income a property generates after accounting for vacancy losses and operating expenses, but before debt service and taxes. The calculation requires understanding the distinction between Potential Gross Income (theoretical maximum), Effective Gross Income (after vacancy), and Net Operating Income (after all operating expenses). This sequential calculation is essential for determining property value using capitalization rates in the income approach.
Background Knowledge
The income approach to valuation requires understanding the income waterfall: Potential Gross Income → Effective Gross Income (after vacancy) → Net Operating Income (after expenses) → Net Income Before Taxes (after debt service). Operating expenses include items like maintenance, insurance, property taxes, and management fees, but exclude mortgage payments, depreciation, and income taxes.
Real-World Application
Appraisers use NOI calculations to determine property values by dividing NOI by market capitalization rates. Lenders rely on NOI to assess debt service coverage ratios, and investors use it to calculate returns and compare investment opportunities across different properties.
More Income Approach Questions
A property generates $85,000 in Net Operating Income and sells for $1,062,500. What is the overall capitalization rate?
A property has potential gross income of $180,000, vacancy and collection loss of $15,000, and operating expenses of $65,000. What is the Net Operating Income?
A comparable sale occurred 8 months ago for $425,000. Market conditions indicate property values have increased 0.5% per month since that time. What is the adjusted sale price?
A property generates $150,000 in potential gross income. Market data indicates a 7% vacancy rate and operating expenses of 35% of effective gross income. If the cap rate is 9.5%, what is the indicated value?
A property sold for $320,000 one year ago. If market conditions have improved by 6% since that sale, what is the time-adjusted sale price for comparison purposes?
A commercial building cost $2,500,000 to construct. The land value is $600,000. If the building has suffered 15% physical deterioration and 8% functional obsolescence, what is the depreciated cost of the improvements?
A building's gross rent multiplier (GRM) is 120. If the monthly rent is $2,500, what is the indicated value?
In the cost approach, economic obsolescence is characterized as:
The concept of regression in property values means that:
A commercial property has potential gross income of $120,000, vacancy and collection loss of 8%, and operating expenses of $35,000. Using a cap rate of 9.5%, what is the indicated value?
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