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Delinquency Loss Rate Calculator
Vacancy isn't the only rent you lose. Delinquency — tenants who stay but don't pay — quietly eats 1-6% of potential rent per year on most portfolios. This calculator blends past-due balances, eviction cost, amounts collected post-judgment, and late fees to produce a clean percent-of-GPR loss rate and an annual dollar figure.
Net delinquency loss rate
2.18%
Net annual loss $
$13,100
Gross loss (before offsets)
$17,400
Gross loss rate
2.90%
Total eviction cost
$8,400
Offsets (late fees + recoveries)
$4,300
Offsets / gross loss
24.7%
How the math works
Net delinquency rate = (write-offs + eviction cost − late fees collected − post-judgment recoveries) ÷ gross potential rent. It's the cleanest apples-to-apples measure across portfolios. A 2% rate means your cap-rate valuation is understated by the inverse: every $10K of trimmed delinquency is worth $140-$170K at a 6-7% cap.
The fastest way to cut this number is on the front end — stricter screening, required move-in funds (first + last + deposit), and automatic bank-link pay. Once someone is 30 days late, collections recovery drops below 15% on workforce housing. Prevent, don't cure.
How to Use
- Enter gross potential rent (12 months × rent × unit count) for the portfolio.
- Add total rent filed past-due this year, plus write-offs taken.
- Include eviction filing, service, court, and lockout cost per case.
- Enter amounts recovered — collections, judgments, settlements — plus late fees you actually received.
Frequently Asked Questions
What's a healthy delinquency loss rate?
Class A urban: 0.5-1.5%. Class B suburban: 1.5-3%. Class C / workforce: 3-6%. Over 6% is a red flag for screening or collections process — under 0.5% usually means a too-small sample size, not brilliance.
Do late fees help offset delinquency?
Partially. Most states cap late fees at 5-10% of rent, and 60% of charged late fees never get collected. Budget late-fee recovery at 50-70% of charged dollars, and don't count them as a profit center — they're partial offset to bad debt and collection cost.
What about security deposits as offset?
Only reduce write-offs by the security deposit if you actually kept it. After a skip or eviction, the deposit frequently doesn't cover damage and back rent combined. Count the deposit toward damage first, then rent — that matches state allocation rules in most places.
How does this affect valuation?
On a NOI-based cap-rate valuation, a 2% delinquency drag is material — lose $24K of NOI on $1.2M of potential rent, and at a 6% cap that's a $400K valuation hit. Operators obsess over vacancy and ignore delinquency; the dollars are often similar.
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