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Portfolio NAV Delta Calculator
NAV changes track portfolio value-creation vs market effects.
NAV delta
$7,272,727
Starting NAV
$92,727,273
Ending NAV
$100,000,000
How the math works
Start value = start NOI ÷ start cap. End value similar. NAV = value − debt. Delta = end − start.
$15M/5.5% = $272.7M. $17.5M/6.25% = $280M. NAV: $92.7M → $100M = +$7.3M delta.
How to Use
- Enter starting NOI.
- Enter ending NOI.
- Enter starting cap rate.
- Enter ending cap rate.
- Enter portfolio debt.
- Read NAV delta.
Frequently Asked Questions
What is NAV?
Net Asset Value = gross asset value − portfolio debt + cash reserves − liabilities. For real estate funds, this is the equity value available for LP distribution. NAV tracks quarterly or annually and drives fee calculations, capital call structure, and GP promote. Institutional funds publish NAV in investor reports; private syndications track in pro forma updates. Delta reflects both operational performance (NOI growth) and market dynamics (cap rate movement).
Why track NAV delta?
Separates operator-created value from market-created value. Operator value: NOI growth (renovations, lease-up, expense management). Market value: cap rate compression (tailwind) or expansion (headwind). In 2015-2021, cap rates compressed ~100 bps — making any halfway-competent operator look skilled. 2022-2024 cap rate expansion reveals real operational capability. LPs should reward operational value; market-created value is luck more than skill.
How do you decompose NAV change?
Hold cap rate constant: (ending NOI − starting NOI) ÷ cap = operational NAV contribution. Hold NOI constant: (starting NOI ÷ starting cap) − (starting NOI ÷ ending cap) = market NAV contribution. Total change = operational + market + interaction term (cross-effect). Institutional LPs require this decomposition in quarterly reports. Tells you whether a 'home-run deal' was earned or lucky.
How do distribution waterfalls reflect NAV?
Most promote waterfalls track NAV-based preferred return hurdle. 8% NAV-based pref means LPs get 8% on their invested NAV per year before GP promote. Compounded NAV > simple NAV for complex waterfalls with European-style catchup. NAV-based (not invested-capital-based) waterfalls reward NOI growth — operators who grow NAV get promote. NAV-based encourages real value creation; invested-capital-based rewards simple holding. Structure matters for incentive alignment.
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