Same-Store Rent Growth Calculator

Portfolio growth looks inflated when new units are added. This calculator isolates same-store growth on held properties.

Prior-year same-store rent

Current same-store rent

Same-store growth

4.00%

Growth in dollars

$200,000

vs 3% benchmark

At or above market

How the math works

Same-store growth = (current − prior) ÷ prior × 100. Compares the same assets across periods.

Report same-store growth quarterly. Flag properties where growth < 1% — those are candidates for re-positioning, refinance, or sale. Portfolio drift hides bad apples.

How to Use

Enter Year-0 same-store rent.
Enter Year-1 same-store rent.
Read growth rate.

Frequently Asked Questions

Why same-store?

New acquisitions inflate total rent without operating improvement. Same-store isolates operational performance. REITs report quarterly; every serious owner should track.

Pool definition?

Properties owned for full comparable periods (year-over-year same-month comparison). Exclude recent acquisitions, dispositions, redevelopment, and major lease-up deliveries.

Interpretation?

Positive: operations improving. Negative: market or operational decay. Compare against market benchmarks and peer REITs — relative performance matters most.

What documentation matters here?

Written leases, move-in/move-out inspections with photographs, ledger entries showing every payment and charge, served notices with proof of service, and contemporaneous emails or texts. Courts weigh written evidence heavily; informal understandings rarely stand. Institutional operators run a monthly file audit to catch gaps before they matter. Good paper trails recover most of what's owed.