Investors don’t usually decide to buy properties based on “curb appeal” or aesthetics—more likely, they buy the income stream from the property. Commercial real estate value is based on numbers and ratios, and the most important number to know is the net operating income for a property. The net operating income (NOI) is the single most important number used to determine value and financing options.
Net operating income is the gross income minus vacancy loss and operating expenses. It is not to be confused with cash flow (unless there is no debt on a property), since debt service is not considered part of operating expenses. In the same way, capital improvements are not considered an operating expense, nor is depreciation considered an operating expense (depreciation is considered a non-cash deductible expense and plays a role in determining taxable income—more on that later).
A simple way to calculate NOI is to use the following formula:
Scheduled Gross Income + Other Income (Laundry, Garage, etc.)
Less: Vacancy Factor = Effective Gross Income
Less: Operating Expenses = Net Operating Income
A quick rule-of-thumb that lenders and appraisers use to determine NOI for apartment properties in Southern California is to use a 5% vacancy factor and 35% operating expense ratio. The operating expense ratio is derived from the Effective Gross Income.
For example, let’s say an apartment property has an annual scheduled gross income of $100,000 andno other income. Using the rule-of-thumb outlined above:
|Schedule Gross Income||$100,000|
|Less: Vacancy @ 5%||-5,000|
|= Effective Gross income (EGI)||$95,000|
|Less: Operating Expenses @ 35% of EGI||-$33,250|
|= Net Operating Income (NOI)||$61,750|
Thank you so much for a wonderful, fast and reliable service in regards to my Apartment Building refinance. Being the second time I do it, you have excelled once again. I truly appreciate your help in every step of the way, whether it be answering my questions, promptly texting me back or emailing me the documents I needed. It feels good to trust someone like you guys with our commercial financing.
It will be my pleasure to refer you to anyone who needs a commrecial loan.
God Bless You!
I wanted to thank you for your help in the re-financing of our commercial property. Your company and specifically you, provided a high level of professionalism, honesty and concern. This was the easiest transaction I have ever completed, not even my own bank provided the quality and quickness of a re-finance. I will recommend you to all I know, and if in the future I need another loan or re-finance, you will be the first person I call. Please feel free to call or email me with any questions and once again, thank you for your terrific service.
Mr. & Mrs. Manjarrez
Thank you so much for assisting us with the loan for our 1st commercial residential. My wife and I are very happy with your services. We understand the challenges that can sneak up through the process. We appreciate your patience and your commitment to assuring the loan would close and explaining every detail through the process. You have made it easier for us to trust and given us confidence on every step we were taking. We really appreciate your guidance and looking out for our best interest. Thank you again and I guarantee we will be working together again.
"Dedication, knowledge, and Perseverance are the 3 words that best describe the way ALB Commercial Capital, and Leonard in particular, assisted us throughout the process of obtaining a commercial loan. We look forward working with them again in the future.”
Dear Leonard and Team,
As an experienced investor, I have worked with numerous commercial mortgage brokers, but none have matched up to Mr. Manriquez. Leonard and his team provided me with exceptional services every step of the way. The process was efficient and seamless as their knowledge provided me peace of mind. I have made the decision that going forth, Leonard Manriquez will be my exclusive mortgage broker.
I wholeheartedly recommend ALB Commercial Capital. Truly thankful for your excellent services.
Bertha A Huizar
And to all who would use his services. I endorse them wholeheartledly:
I have used the services of ALB Commercial Capital and ecspecially those of the leader, Leonard Manriquez, at least (4) times in the past several years and have always found them to be topflight, and very professional. I highly recommend them to anyone who wishes to expedite real estate loans with a minimum of hassle.
C. Girot Attorney At Law
I refer all of my commercial clients to Leonard Manriquez the owner of ALB Commercial Capital. Not only does he understand all the ins and outs of commercial lending but he has a way of putting my clients at ease knowing they are in good hands and he keeps me updated all the way to closing. Having a lender like this actually help me in building my repeat and referral business.
I have had the pleasure of knowing and working with Leonard Manriquez from ALB Commercial Capital for over 30 years. Leonard is a consummate professional and can get your commercial transactions closed in a smooth and timely manner. He specializes in 5+ to 100 Units or more, Leonard is your Go To lending professional for transactions Nationwide. I would recommend Leonard in a heartbeat, as I have done many times before.
It is in my sincere humble opinion that I am totally grateful on behalf of my bank to take recognition in the fact that ALB from the level of professionalism , may it be the initial stages of the deal summary, to the deal related information, the collaboration about all aspects of the deal structure, last but not lease the processing team at ALB, it is the most outstanding firm that I have been blessed to work with.I am honored and blessed to be able to have the opportunity to work with your firm, as ALB would be a leading example for other brokerage houses to take notes from.
“We work with some of the most active commercial mortgage brokers in the west coast. ALB Commercial Capital has a platform that consistently delivers exceptional results to their borrowers. The proof is that borrowers come back to ALB time and time again!”
“As a commercial real estate banker for the past 14 years, I have had the opportunity to work on thousands of transactions with several different mortgage brokerage companies. Throughout that time ALB Commercial Capital has been one of the most honest, transparent and flat out best brokers I have ever worked with. Their commitment to their clients and expertise make them a pleasure to work with.”
“ALB Commercial Capital is our primary source for multifamily and commercial lending. They always perform on their word, and are few of the reliable lenders that will close on our transactions in a timely manner. We would not trust our clients, transactions, and 1031 exchanges with any other lender, and would highly recommended them to anyone looking for a lender that will go above and beyond their scope of responsibilities with the objective in closing your transaction.”
“I have been working with Leonard Manriquez and his Team at ALB Commercial Capital for the last 5 years. Leo and his associates bring a level of professionalism to every transaction and provide their clients with the best possible service. ALB Commercial Capital is one of the top leaders in the Commercial Real Estate Brokerage market today. We have built a strong working relationship together and would highly recommend their services to anyone looking into investment properties.”
“Dear Leo, I wanted to take a moment to formally thank you for the time and effort you and your team have spent working on our behalf. After having helped us with so many Apartment loans-and always with the best terms- I can say with honesty that your work is not just outstanding in terms of content, but also through your kind demeanor in how you present it. We look forward to working with ALB Commercial Capital through you in the future for all our commercial real estate needs.”
“ ALB Commercial Capital is incredible! They continuously help me in meeting all my needs when funding my loans. Whether your needs are great or small, ALB commercial is the way to go.”
“I have been working with and referring clients to Efon for the last 7 years. The transactions I have been involved with and also my referral transactions have gone very smoothly. Efon and ALB have proven to be a great resource for Multi-Family lending.”
“As a client and an agent, I always recommend ALB Commercial Capital. I have lost count of how many loans I have done with them, but they have always delivered even on the most complicated loans. You will not find a more experienced and skilled Brokerage to get your loan to funding.”
Very professional, ALB guys go above and beyond to help achieve the goals. I can’t imagine looking to any other place.
"Leonard Manriquez and his team at ALB Commercial Capital have been an invaluable resource as we have grown our business over the last decade. Mr. Manriquez has a strong knowledge of the industry and is able to problem solve at a high level. We have worked with him on more than $100M worth of transactions and have never been disappointed with his ability to secure the best rate and terms available. The ALB Commercial Capital team is motivated, hardworking and very smart. Highly recommended."