The cap rate, also known as the capitalization rate, is the estimated rate of return on a real estate investment and is the ratio that is used to determine the value of an income-producing property. Lenders, investors and appraisers use the cap rate of an income-producing property to determine how much the property should sell for. To calculate a propertys cap rate, the net operating income of a property is divided by the propertys value or sale price. The resulting value is then presented as a percentage. For example, if the net operating income of a property is $100,000 and the asking price of that property is $750,000, the cap rate would be 13.3 percent (100,000 divided by 750,000 expressed as a percentage). For the above equation, you need to determine the net operating income of a property. To determine the net operating income, you have to take the total property income and deduct the operating expenses. A propertys operating expenses include advertising, insurance, maintenance, property taxes, management, repairs, supplies, utilities, etc. Improvements, personal property, mortgage payments, taxes and loan origination fees do not constitute operating expenses. To determine a market cap rate, a person needs to analyze the financial data for recently sold properties similar to the property in question and in the same market. Because a cap rate uses more of a propertys financial data, a market cap rate provides a more accurate estimated value than a GRM, otherwise known as a gross rent multiplier. When a propertys value is determined by a GRM calculation, only the selling price and gross rents are considered in the equation. The cap rate calculation also incorporates a propertys selling price, non-rental income, vacancy amount and operating expenses. This additional information allows for a more accurate estimate of value. The lower the cap rate is, the higher the selling price of a property will be. The higher the cap right, the lower the price will be. When an income property is put on the market, the buyer wants to purchase the property at the highest cap rate, which will afford the lowest price. The seller on the other hand wants to sell the property at the lowest cap right, which will bring in the highest price. Because of this, investors look for properties with higher cap rates. Not only do property cap rates vary from city to city, they can actually vary from one neighborhood to the next within the same city. Location, crime rates and the condition of an area all contribute to a propertys cap rate. When an investor puts money into a high-risk income property, they expect a larger return. Areas that are highly desirable will have lower cap rates while less-desirable areas will have higher cap rates due to the higher investment risk. When investing in a high-risk income property, an investor will expect a larger return. To determine the cap rate for a specific type of property, it is wise to check with an appraiser or lender in that particular area. It is important to understand that in some areas reliable cap rate information is not available due to a lack of income property sales. Because of this, you need to check if the cap rate you are receiving was determined by recent sales or if it was a constructed cap rate. If adequate financial data was not available for the estimation of your cap rate, an appraiser may construct the cap rate by analyzing its component parts. This provides you with results that may be less credible. When a market cap rate is available, an investor can use this information to determine whether the asking price of an income property is too high or if its under priced. * * * * |
