Real Estate Calculators
What does this property really do in a full year of operation?
The Annual Property Operating Data sheet, APOD, is the one-page income statement every investor runs on a deal: gross scheduled rent, vacancies, every operating expense, net operating income, and the debt service that leaves you with pre-tax cash flow. Fill in the boxes below and watch the full year build itself from rent to return, exactly like the language in Tim's investment properties guide.
Income
Most underwriting assumes 5% to 10% annual vacancy.
Operating expenses, per year
% of effective gross income. 8–10% is a common professional rate.
Roofs, HVAC, carpets: a set-aside most smart owners fund.
Purchase, price, and financing
If you are paying all cash, set the down payment to 100% and the pre-tax cash flow becomes your annual cash on the deal with no debt service line.
| Gross scheduled rent | $28,800 |
| Other income | $1,200 |
| Vacancy and credit loss | -$1,500 |
| Effective gross income | $28,500 |
| Operating expenses | -$10,580 |
| Net operating income (NOI) | $17,920 |
| Annual debt service | -$17,544 |
| Pre-tax cash flow | $376 |
What Tim looks at next: a thin first-year cash flow like this example is common at 7% money, and the play is what comes after: rent growth, refinancing, and expense discipline that widen the NOI over time. Before you buy, he stress tests the sheet at 8% vacancy and a 2% maintenance haircut, and he will show you which deal survives rent bumps and tax increases.
Definitions match Tim's investment properties guide: NOI is effective gross income minus operating expenses, before debt service.
Run the numbers with Tim, then talk them through
Estimates are a great starting point. A 20-minute conversation with Tim Tepes turns them into a plan you can act on, with real listings, real comparables, and honest advice.
Estimates are for education and planning only, not a loan approval, appraisal, or tax advice. Actual costs, rates, and values vary by property and lender.
Dig deeper with Tim's Lehigh Valley guides
Investment Properties Guide
The guide walks through income, operating expenses, NOI, and the IDEAL framework in detail.
NOI Calculator
Isolate net operating income and cap rate when you only have the high-level numbers.
Cap Rate Calculator
Find price, NOI, or cap rate when you know the other two.
Investor Consultation
Tim reviews the full operating sheet with you before you underwrite a Lehigh Valley deal.