Finance category
Mortgage, loan, investing, tax, and money calculators.
Unlevered Yield Calculator
Unlevered yield is the asset return before any leverage layer. This calculator strips financing noise out of the return.
Unlevered yield
7.08%
Total project cost
$12,000,000
Spread over going-in cap
-142
bps
How the math works
Unlevered yield = NOI ÷ (price + capex). Measures asset yield pre-leverage.
A value-add deal should deliver 150-250bps of unlevered yield above the market exit cap. Less than that and the value-add doesn't beat core acquisition with leverage; skip it.
How to Use
- Enter stabilized NOI.
- Enter total project cost.
- Enter capex/ improvement cost.
- Read unlevered yield.
Frequently Asked Questions
Why unlevered?
Shows asset quality. Strips out financial engineering. LPs compare unlevered yields across asset classes to allocate capital. Levered yields are about skill + risk.
Target range?
Stabilized core: 5-7% unlevered. Value-add: 7-9%. Development/opportunistic: 9-12%+. Unlevered yield declining → market frothy. Rising → opportunity.
vs cap rate?
Cap rate uses purchase price; yield on cost uses total cost including capex. Yield on cost should exceed cap rate by the capex efficiency spread.
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.
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