NOI Bridge Calculator

NOI bridge explains change. This calculator walks through.

Prior year NOI

Revenue growth $

Expense growth $

Acquisition contribution $

Disposition reduction $

Current year NOI

$16,930,000

Total $ growth

$1,130,000

Same-store $ growth

$460,000

How the math works

Current NOI = prior + SS growth + acq − disp. SS growth = revenue growth − expense growth.

Bridge: $15.8M prior + $460k SS + $950k acq − $280k disp = $16.93M current. $1.13M total growth; 29% driven by SS, 71% by net M&A. Investors look for SS-driven bridges.

How to Use

Enter prior year NOI.
Enter revenue growth $.
Enter expense growth $.
Enter acquisition contribution $.
Enter disposition reduction $.
Read current year NOI.

Frequently Asked Questions

What is it?

Standard finance analysis walking NOI from prior period to current. Components: same-store revenue, same-store expense, acquisitions (partial year), dispositions, FX (if applicable), other. Each +/- contribution summed to bridge. Standard in REIT quarterly earnings.

Typical components?

SS revenue +: rent growth × occupied units + other income. SS expense −: tax, insurance, payroll growth. Acquisitions +: partial-year NOI contribution. Dispositions −: partial-year NOI lost. Same-store margin shift: net of above.

Quality?

Strong bridge: SS drives majority, acquisitions/dispositions smaller. Weak: acquisitions drive (growth-from-M&A flag). Investors parse bridge to assess true organic growth vs inorganic. SS growth most valued.

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.