AMI Rent Limit Calculator

Affordable rents capped at 30% of household income at specified AMI tier.

Area median income

AMI tier %

Bedroom count

Utility allowance

Max contract rent

$1,200

Max gross rent

$1,350

Imputed family size

How the math works

Income = AMI × tier × family adjustment. Gross rent = income × 30% / 12. Contract = gross − UA.

$100k × 60% × 0.90 = $54k income × 30% / 12 = $1,350 gross − $150 UA = $1,200 contract.

How to Use

Enter area median income.
Enter ami tier %.
Enter bedroom count.
Enter utility allowance.
Read max contract rent.

Frequently Asked Questions

AMI rent calculation?

HUD publishes AMI annually by HUD area. Rent = (AMI × tier % × 30%) / 12. Imputed family size: 1.5 persons per bedroom standard. Studio = 1 person, 1BR = 1.5, 2BR = 3, 3BR = 4.5. Tiers: 30%, 40%, 50%, 60%, 80% AMI common. LIHTC restriction: 60% AMI typical for 9% credits. Income averaging election: average ≤60% AMI across project (units 20–80%). Rents always include utility allowance — gross rent includes utilities, contract rent net of utility allowance.

How does this asset class compare to traditional CRE?

Specialty assets (self-storage, RV parks, MHP, marinas, cold storage, data centers, parking, car wash, QSR/c-store, billboards, cell towers) typically offer higher cap rates than office/retail but with more operational complexity. They reward specialized operators with deep market knowledge. Lender pool is narrower, capital costs sometimes 50–150 bps higher, but downside resilience often better.

Capex and operational considerations?

Specialty assets often have heavier operational burden than passive triple-net retail. Self-storage, RV, MHP: tenant turn, security, basic upkeep. Marinas, parking, car wash: equipment-heavy with replacement reserves. Cold storage, data center: utilities are major cost. Billboards, cell towers: minimal opex, near-passive. Match management capacity to asset operational intensity.

Exit strategy?

Specialty asset cap rates have compressed significantly over last cycle but volatility is real. Buyers: REITs, private equity rollups, regional operators, 1031 buyers. Strong NOI history, environmental clarity (especially for car wash, gas station), and lease structure (for billboards, cell towers) drive valuation. Plan exit 24+ months in advance for best execution.