Finance category
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Effective Gross Income Calculator
Effective gross income (EGI) is the top of the NOI stack — GPR minus loss to lease, vacancy, concessions, and credit loss, plus other income. It is the number lenders and appraisers use; trailing rent collected is the check, not the projection.
Effective gross income
$682,680
Rent collected (net of losses)
$652,680
Vacancy loss
$35,280
Concession loss
$10,584
Credit loss
$7,056
Economic occupancy
90.6%
How the math works
EGI = gross potential rent − loss to lease − vacancy − concessions − credit loss + other income. It is the top line for NOI. Economic occupancy (rent collected / GPR) reveals how much revenue the asset is actually converting.
Physical occupancy counts occupied units; economic occupancy counts collected rent. A property can be 95% physically occupied but 88% economic if it leaks heavily on concessions and credit loss.
How to Use
- Enter gross potential rent (every unit at market rent, 100% occupied).
- Enter vacancy, concessions, credit loss, and loss to lease percentages.
- Enter annual other income (parking, pet rent, laundry, late fees).
- Read EGI, rent collected, and economic occupancy.
Frequently Asked Questions
Difference between EGI and rent roll?
Rent roll shows current contract rent. EGI projects rent actually collectable net of vacancy and losses, plus ancillary income. EGI is the revenue line that goes into NOI.
Is concession included twice?
No — concessions and loss to lease are separate. L2L is the gap between market and contract rent; concessions are one-time discounts like 'one month free' at signing.
Other income examples?
Parking, laundry, pet rent/fees, storage, cable bulk, late fees, application fees, RUBS utility reimbursements, vending, short-term furnished premium.
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