COMMERCIAL REAL ESTATE INVESTMENT ANALYSIS WHAT IS CAP RATE?

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Mortgage and Lending with America One Mortgage Advisors CA DRE #02062657

Cap Rate, which is a very commonly used measurement and comparison tool, reflects a one-year relationship between Net Operating Income (NOI), and price (or value). NOI, which is a very key figure in investment analysis of all types, is defined as rents received from all sources, minus owner-paid Operating Expenses. For our purposes, we will use the simplified rent minus Operating Expenses equals NOI. In the real world, NOI Calculations usually involve an allowance for Vacancy and Credit losses (VNC losses). These VNC losses used in the calculation of NOI could be the actual vacancy for the property, a “Market” VNC percentage for that type of property, in that particular market, or the stated VNC losses. Stated VNC losses could be dictated by a lender, or potential Investor, and would usually be greater than actual or market vacancy, which is done to take a more conservative view of income. The formula for determining Cap Rate is: Cap Rate is equal to NOI divided by price.

Cap Rates, as is the case with any measurement criteria, can be used as a measure of performance, or comparison. In measuring performance, Cap Rate gives us the one-year unleveraged yield for the property. That is, what the first year return on the investment would be if the property were purchased for all cash (no mortgage or debt).

CAP RATE AND CASH ON CASH RATIO'S We refer to Snapshot Comparisons as those analysis vehicles that evaluate the performance of an investment property, at a moment in time. Snapshot Comparisons provide important information about a property; however, they are rarely used as the only criteria in making a buy, or a sell decision. They are often used, however, as a qualifying factor in determining whether to take the next step in the buy or sell process.

Some of the shortcomings of Snapshot Comparisons are that they do not consider changes, trends, or market condition. They look only at the present, or the immediate future. Two of the most common Snapshot Comparisons are Cap Rate, or the use of Cap Rate to determine property value, and Cash-on-Cash.

Here is a very common, and often used example of calculating the Cap Rate for a property. In our example, the property has rents of $35,000. Owner-paid Operating Expenses are $25,000. And, the property is being offered for a sales price of $130,000. We need to calculate the Cap Rate at which this property is being offered.

Rent minus Operating Expenses gives us a Net Operating Income of $10 000 The Cap Rate Rent minus Operating Expenses gives us a Net Operating Income of $10,000. The Cap Rate 

formula, which is Cap Rate is equal to NOI divided by price, results in a $10,000 NOI divided by $130,000 price. This equals a 7.7 percent Cap Rate.

As you can see, Cap Rate is a simple and straightforward calculation. Taken further, if we experiment in this example with higher and lower offering price for the property, we will see that Cap Rate has an inverse relationship with price. That is, a higher price results in a lower Cap Rate. And a lower price results in a higher Cap Rate for a given amount of Net Operating Income (NOI).

 

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Christopher Shearer is a multi-family / commercial real estate consultant achieving property owners the highest possible NOI through the implementation of optimal rents for the property, accomplished through careful market, property, comparison grid analysis, effective cost control and revenue improvement programs; identify and analyze trends and recommending appropriate strategies to increase a properties maximum efficiency. Expert at Preparing new investment analysis presentations, offering memoranda and marketing materials, including key investment metrics. IRR, COC, DCR, CR etc.

A seasoned professional, with over 15 years' experience in real estate and finance management. A real estate broker licensed in Florida and Virginia specializing in real estate and asset management of multi-family and commercial properties. Christopher is currently pursuing his M.B.A. in real estate, he holds a B.A. in business as well as an A.A. in business management. Christopher has the following state licenses; Virginia Real Estate Broker, Florida Real Estate Broker, Florida Mortgage Broker and Colorado Mortgage Broker.

Contact me for a consultation and analysis of your commercial or multi-family properties.

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Rainmaker
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Bahman Davani, CM at Texas Five Star Realty, Plano, TX (214) 457-7055
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In order to offer to purchase a rental facilities, we musty know what cap rate is in our area and what we are expecting. Cap rate depends on my factor such as type of business, local market and location which varies city by city and even neighborhood by neighborhoos. There is no easy way to find the actual cap rate for a specific location anf type of business.

Sep 13, 2013 02:37 PM #1
Rainmaker
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Christopher Shearer
America One Mortgage Advisors - San Diego, CA
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The eaisiest way to find the CAP Rate for commercial real estate property types that have sold in your community is to use CO-STAR Software. They have researchers that call when a property is sold, so they have up to date information. Co-star is also the owner of Loopnet. Loopnet has some sales comp information you can use but the pros use Co-star.

Hope that helps! 

Sep 16, 2013 05:57 AM #2
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