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Breakeven NOI Calculator
Breakeven NOI is the annual NOI where cash flow after debt service is exactly zero. Fall below it and you're burning equity or drawing reserves. This calculator sizes the minimum NOI and compares to actual for distress gap analysis.
Breakeven NOI
$390,000
Cushion above breakeven
$110,000
Cushion %
28.21%
How the math works
Breakeven NOI = debt service + required reserves. It's the minimum NOI to avoid burning equity.
Lenders watch this ratio closely. Falling below breakeven triggers covenant alerts, cash sweeps, and possibly default. Maintaining a 15-20% cushion is prudent for most stabilized assets.
How to Use
- Enter annual debt service.
- Enter required reserves (capex, tenant, insurance escrow).
- Enter current NOI.
- Read breakeven NOI and cushion.
Frequently Asked Questions
What counts as 'reserves'?
Replacement reserves (capex), tenant improvement reserves, leasing commission reserves, insurance deductible escrow, and tax escrow shortfalls. Lenders typically require $250-$500/door/year for multifamily.
How wide should the cushion be?
At least 15-20% above breakeven NOI for stabilized assets — that's roughly a 1.20-1.25x DSCR plus reserves. Less than 10% cushion signals distress or high-leverage risk.
What happens below breakeven?
Owner covers shortfall from equity or reserves. If reserves deplete, lender workout begins: cash sweep, loan modification, forbearance, or eventually foreclosure.
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