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.

Gross potential rent (annual)

Vacancy

Concessions

Credit / bad debt

Loss to lease

Other income (annual)

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.

Editorial noteMaintained by EveryCalc - Reviewed June 2026

EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.

Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.

Learn more about our review process on the EveryCalc methodology page.

How this calculator works

What this page estimates

This Effective Gross Income Calculator is built to give a quick, browser-based estimate for effective gross income. 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. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.

Calculation approach

The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.

Example workflow

For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.

Practical checks

Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
Run a low, base, and high case when the inputs are estimates.
Check the related calculators below when the next decision depends on a different assumption.

How to interpret the effective gross income result

Best use

Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.

Cross-check

Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.

Watch for

Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.

This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.

Before relying on this effective gross income estimate

Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.

Confirm source numbers

Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.

Separate cash flow from total cost

A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.

Run conservative cases

Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.

Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.

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.