When investing in commercial real estate the cap rate is a key metric used to estimate the return on investment (ROI) of a property. Understanding cap rates is important but let’s be real it’s only one piece of the puzzle. In this guide we’ll cover what cap rates are, how to calculate them and why they matter for commercial real estate.
Cap Rate
What is a Cap Rate
A cap rate is a formula to estimate the return on investment for an income producing property. It’s a percentage usually between 3% and 20% depending on property type, location and market conditions. The cap rate gives you a snapshot of the property’s profitability so you can compare the potential returns of different real estate investments.
One of the key features of cap rates is they are inverse to property value: lower cap rates mean higher property values and higher cap rates mean lower property values. This helps you quickly determine if a property is priced right for its income and market risk.
How to Calculate Cap Rate
The formula is simple:
Cap Rate = (Net Operating Income) / (Property Value)
Where:
Net Operating Income (NOI) is the property’s annual income after operating expenses are subtracted from total revenue.
Property Value is either the purchase price or market value of the property.
For example if a commercial property has NOI of $100,000 and is worth $1,000,000 the cap rate would be:
Cap Rate = $100,000 / $1,000,000 = 0.10 or 10%
So a 10% cap rate means the property is generating 10% return on its value per year.
Property Value Using Cap Rate
The cap rate formula can be reversed to calculate property value:
Property Value = (Net Operating Income) / (Cap Rate)
This formula allows you to calculate the fair market value of a property based on its income.
For example if NOI is $100,000 and the market cap rate is 8% the property would be:
Property Value = $100,000 / 0.08 = $1,250,000
This is useful when comparing properties in the same market where cap rates give you a quick way to compare similar investments.
Property Value Factors
Several factors affect a property’s value and therefore its cap rate:
Location: Prime locations with high demand like city centers or growth areas generally have lower cap rates because investors will accept lower returns for stability and potential appreciation.
Property Condition: Properties in good physical condition or with modern amenities have lower cap rates because they require less repairs and can attract higher paying tenants.
Lease Terms and Expirations: Properties with long term leases especially with good credit tenants are considered lower risk and therefore lower cap rates. Properties with upcoming lease expirations have higher cap rates because of the increased risk and uncertainty.
Cap Rate in Investment Decisions
Investment Properties
Cap rates are a useful tool to evaluate the return on investment for commercial properties. Investors can use cap rates to compare properties and decide which one gives the best return for the risk they’re willing to take.
A higher cap rate means higher risk and lower property value and a lower cap rate means a more stable investment with higher property value. For example a property with 8% cap rate might be in a developing area or needs more maintenance and a property with 5% cap rate might be in a established area with less risk.
Investment Property
Cap rates also help you calculate how long it will take to get your initial investment back in an income producing property. A lower cap rate means it will take longer to get your money back and a higher cap rate means quicker return but with higher risk.
For example a property with 6% cap rate means it will take approximately 16-17 years to get back the purchase price through net operating income assuming stable returns.
Cap Rate Factors
Property Type and Class
Cap rates vary by commercial real estate type and class. Properties are generally categorized into different classes based on age, location and condition:
Class A: Newer properties in prime locations with top amenities and high credit tenants. These properties have lower cap rates (3%-6%) because they are lower risk.
Class B: Slightly older properties that need moderate updates but are in decent locations. These properties have moderate cap rates (6%-8%).
Class C: Older properties that need significant repairs or are in less desirable areas. These properties have higher cap rates (8% or more) because of higher risk and potential higher returns.
Market Conditions and Location
Market conditions and location also plays a big role in determining the cap rate. For example in a tight market (strong demand and limited supply) cap rates go down as property values go up. In a down market cap rates go up as property values go down and investors want higher returns to offset the risk.
In-place rents vs market rents also affects cap rates. Properties with below market rents trade at lower cap rates because investors expect rent increases which will boost NOI and returns over time.
What is a Good Cap Rate?
Cap Rate Ranges
A “good” cap rate depends on the market, property type and investor’s risk tolerance. Commercial properties cap rates typically range from 3% to 20% with most properties trading between 5% to 10%.
Lower cap rates (3%-5%) means lower risk but lower returns. These properties are usually in prime locations with long term stable tenants.
Higher cap rates (8%-12%) means higher risk but higher returns. These properties are in emerging market, need renovation or have shorter lease term.
Investors should balance the returns with the risk when determining what is a good cap rate for their investment goals.
Cap Rate Limitations
What the Cap Rate Doesn’t Consider
While cap rates are useful, they don’t tell the whole story. Here are some limitations:
Operating Expenses: Cap rate doesn’t account for variations in operating expenses such as property taxes, insurance and utilities.
Financing Costs: Cap rate doesn’t consider financing costs (e.g. mortgage interest) which can impact the overall return on investment.
Property Improvements: Cap rate doesn’t consider future capital expenditures such as renovations or upgrades which will increase NOI and property value over time.
Cap Rate vs Return on Investment (ROI)
While cap rate and return on investment (ROI) are related, they measure different things. Cap rate measures the property’s current income relative to its value while ROI measures the total return including financing costs and appreciation over a certain period of time.
For example if you finance a property, your ROI will include the loan payments and interest while cap rate only looks at the property’s income producing ability.
Cap Rate Examples
Real World Applications
Let’s look at two examples:
7.5% Cap Rate: A property with 7.5% cap rate means its net operating income is 7.5% of the property’s value. This is a balanced rate, good returns and moderate risk.
10% Cap Rate: A property with 10% cap rate means higher returns but also higher risk, vacancy or deferred maintenance. This property might be in a not so good location or need significant renovation.
Summary
Cap rate is a useful tool for commercial real estate investors to gauge the potential return on investment. But cap rate should be considered with other factors such as market condition, property class and financing options to get the full picture of the property’s value.
Lower cap rate means safer investment with lower returns, higher cap rate means higher returns but with higher risk. Investors should use cap rate as a starting point and look at both going-in and future cap rate to make the informed decision. A property’s cap rate is just one of the tool in the investor’s toolbox to determine its profitability and value.