Calculate annual NOI: $300,000 gross income - $198,000 operating expenses = $102,000 NOI.
Price Guidance Range calculation example.
This example shows how Price Guidance Range can be calculated from required yield, debt coverage, down payment, tax assumptions, and a target monthly income-after-tax threshold. Indevest uses this type of context inside the full analysis workflow.
Educational KPI example
This example explains a KPI formula. Indevest brings KPI formulas together inside one opportunity analysis workflow.
| Metric | Formula | What it means |
|---|---|---|
| Annual NOI | Annual gross income - annual operating expenses | Income available before financing and tax assumptions. |
| Income-yield price | Annual NOI / required yield threshold | Price level implied by the buyer's required unlevered income yield. |
| Maximum annual debt service | Annual NOI / minimum DSCR | Debt payment level supported by the buyer's minimum coverage threshold. |
| Supported loan amount | Maximum monthly debt service / monthly loan payment factor | Loan principal supported by interest rate and amortization assumptions. |
| Financing-supported price | Supported loan amount + down payment | Purchase price supported by debt coverage and the buyer's fixed down-payment assumption. |
| Cash-flow-supported price | Loan amount supported by target monthly NIAT + down payment | Purchase price supported after preserving the buyer's target income after financing and estimated tax. |
| Price Guidance Range | Low: strict lowest valid constraint. High: lower of required-yield and financing ceilings. | The range and limiting factor explain which assumption creates the tightest pressure without presenting one final price. |
Example inputs
Assume annual gross income of $300,000, annual operating expenses of $198,000, and annual NOI of $102,000. The buyer wants at least a 16.5% income yield, minimum DSCR of 1.50x, a $110,000 down payment, 10.00% interest, 10-year amortization, a 20.0% average tax rate, and at least $3,000 of target monthly NIAT.
These assumptions are intentionally simple so the constraint math is easy to follow. In a full analysis, tax assumptions, thresholds, advanced metrics, and scenario context can add more review detail.
Step-by-step calculation
Calculate income-yield price: $102,000 NOI / 16.5% required yield = about $618,182.
Calculate maximum annual debt service from DSCR: $102,000 NOI / 1.50x DSCR = $68,000.
Convert supported debt service into supported loan amount using the 10.00% interest and 10-year amortization payment factor. This produces a supported loan of about $428,803.
Add the fixed down payment to calculate financing-supported price: $428,803 + $110,000 = about $538,803.
Check cash-flow support: target monthly NIAT of $3,000 at a 20.0% average tax rate requires about $3,750 of monthly income after financing before estimated tax. Monthly NOI of $8,500 leaves about $4,750 available for debt service, supporting a loan of about $359,438 and a cash-flow-supported price of about $469,438.
Compare the constraint prices. In this example, cash flow is the strict low anchor at about $469,438, financing support is the upper financeable ceiling at about $538,803, and income-yield support is about $618,182.
How to read the result
The range is not one break point. It explains pressure points. A price near the lower end has more room under the buyer's cash-flow target. A price near the upper end may fit the required-yield and financing ceiling while still pressuring the target monthly NIAT.
The limiting factor tells the reviewer which assumption is creating the tightest constraint. In this example, cash flow is the limiting factor because the target income after tax supports less price than the financing and income-yield calculations.
Important boundaries
Price Guidance Range is a calculation aid based on user-entered assumptions and active thresholds. It supports valuation discussion, offer planning, and buy-side review with range context.
Use the result with verified inputs, lender feedback, tax review, professional diligence, and scenario testing before making an acquisition decision.
Screen your next investment before deeper diligence.
Use Indevest to review cash flow, CAP rate, DSCR, cash-on-cash return, financing, taxes, assumptions, other KPIs and flags in one analysis.