Understanding the Going-In Cap Rate in Real Estate

In real estate investing, the going-in cap rate, often just called the capitalization rate, is a quick way to estimate the potential return from a property at the time of purchase.

It’s calculated by dividing a property’s annual net operating income (NOI) by its purchase price or current market value. The result is expressed as a percentage, giving investors an at-a-glance sense of the yield they might expect.

What’s important to note: this figure reflects the property’s performance at acquisition. It doesn’t factor in possible changes to income, operating costs, financing expenses, or appreciation over time.

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Why the Going-In Cap Rate Matters

For investors, the going-in cap rate is a common tool for comparing properties side-by-side. It helps answer questions like: “Am I getting a better yield with this property compared to others available?”

It’s not the whole story, future market conditions, rent growth, and operational improvements can change returns, but it’s a helpful starting point for assessing relative value.

Example:

If a building generates $500,000 in NOI annually and sells for $10 million, the going-in cap rate is 5%.

500,000÷10,000,000=0.05 (5%)

This tells the buyer that, based on today’s numbers, they can expect a 5% annual return before factoring in debt, taxes, or future changes.

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