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Density Bonus Affordable Tradeoff Calculator
Density bonuses require affordable housing inclusion.
Net annual NOI impact
$352,800
Bonus unit NOI
$518,400
Affordable discount
$165,600
How the math works
Bonus unit NOI = bonus units × market rent × 12. Affordable discount = units × (market − aff) × 12. Net = bonus − discount.
18 × $2.4k × 12 = $518k bonus vs 12 × $1.15k × 12 = $165k discount = $353k net annual NOI benefit.
How to Use
- Enter base units.
- Enter bonus units.
- Enter affordable unit count.
- Enter market rent per unit.
- Enter affordable rent per unit.
- Read net NOI impact.
Frequently Asked Questions
Typical bonus ratios?
California density bonus: 20% affordable → 35% density + concessions. 10% deeply affordable → same. Inclusionary zoning (Boston, NYC): 13-20% affordable required. Each jurisdiction different.
Affordable rent structure?
50% AMI: $650-900/month typical. 60% AMI: $800-1100. 80% AMI: $1100-1500. 100% AMI: near-market. Deep affordability (30%) rare; moderate affordability (60-80%) most common.
Financial analysis?
Bonus adds density units at market rent. Affordable units discount market rent 30-60%. Math: does bonus density offset affordable discount? Typically yes by 15-30% NOI vs base. Exceptions in weak markets where bonus doesn't rent.
How often should I rerun this?
Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.
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