Economic Vacancy Calculator
Physical occupancy counts leased units. Economic occupancy counts rent you actually collect. This shows the gap.
- Economic occupancy
- 89.5%
- Physical vacancy
- 6.0%
- Rent lost to empty units
- $259,200
- Total rent lost
- $454,200
- Rent actually collected
- $3,865,800
Lenders size loans on collected rent, so underwrite to economic occupancy, not units leased. Pre-filled with the example on this page; hypothetical figures, not advice.
New to the term? Read the glossary entry with a worked Florida example →
Other Real Estate Calculators
Every Linton Global Solutions calculator is built to institutional underwriting standards — use them together to stress-test any Florida CRE acquisition, hold, or disposition.
Cap Rate Calculator
Capitalization rate from NOI and purchase price — the standard yield metric in CRE.
DSCR Calculator
Debt service coverage by asset class — 1.20x multifamily to 1.55x hospitality.
Mortgage + Amortization
Monthly P&I, annual debt service, balloon, and full amortization schedule.
NOI Calculator
Net Operating Income from rent roll and operating expenses.
LTV Calculator
Loan-to-Value sizing for stabilized, value-add, and bridge scenarios.
Cash-on-Cash Return
Levered yield: annual pre-tax cash flow divided by equity invested.
IRR + Equity Multiple
Multi-year hold pro forma with exit cap — the institutional return metrics.
Loan Sizer (DSCR)
Solve maximum loan amount from NOI, DSCR minimum, rate, and amortization.
Yield-on-Cost Calculator
Stabilized NOI divided by total project cost — the value-add and ground-up benchmark.
Floor Area Ratio
Enter the lot size and the FAR your zoning allows to see the maximum building area and the footprint per floor.
Note Pricing
Price a defaulted note the way buyers do: expected recovery, minus costs, discounted at your target return over the time it takes to resolve.
CTL Loan Sizing
Size a loan the way credit tenant lease lenders do: from the rent and the lease term, not just the property value.
Break-Even Occupancy
The minimum occupancy required to cover debt service plus operating expenses.
GRM (Gross Rent Multiplier)
Quick price-to-gross-rent ratio — the multifamily rule of thumb.
Refinance Cash-Out Analyzer
Model current vs new debt, cash out at refi, and post-refi DSCR.
Waterfall / Promote
Preferred return plus promoted-interest tiers for JV and syndication splits.
Debt Yield Calculator
NOI ÷ Loan — the cap-rate-independent leverage test every CMBS lender runs.
Loan-to-Cost (LTC)
Construction and value-add leverage sizing across land, hard, soft, and reserves.
Sources & Uses
Balance the capital stack — senior, mezz, pref, sponsor, LP — to the dollar.
Net Effective Rent (NER)
Normalize face rent for free rent, TI dollars, and annual escalators.
SBA 504 & 7(a) Calculator
Owner-occupied CRE financing — bank/CDC splits, monthly P&I, true cost.
Bridge Loan True Cost
All-in annualized rate including origination, exit fee, and legal — not just the coupon.
Construction Loan + Reserve
Interest reserve sizing, net usable proceeds, and total financing cost.
Price Per SF / Per Unit
Benchmark against submarket comps — flag undervaluation discounts of 20%+.
CMBS Loan Sizer
3-constraint conduit underwriting: DSCR, LTV, and debt yield tested simultaneously.
Mezzanine & Pref Equity
Bridge senior debt to sponsor equity — model the blended cost of capital.
Cost Seg + Bonus Depreciation
Reclassify 20–35% of basis to 5/7/15-year — year-1 tax savings ROI 8–10x.
Lease vs Buy
Compare total lease cost vs net buy cost — including principal paydown and appreciation.
5–10 Year Pro Forma
NOI growth, debt service, exit value, and equity multiple in one institutional projection.
NPV Calculator
Net Present Value at your hurdle rate — the accept/reject test institutional investors run.
Operating Expense Ratio
OpEx ÷ EGI by asset class — the fastest red-flag check on operating statements.
TI Allowance ROI
Quantify tenant improvement dollars as % of PV rent and required rent bump to recover.
Hold Period Sensitivity
IRR matrix across hold period and exit cap shifts — the institutional stress test.
Yield Maintenance / Defeasance
CMBS prepayment penalty estimator — PV of lost yield to the lender.
Hard Money + ARV
Fix-and-flip math — purchase, rehab, carry cost, selling costs, annualized ROI.
Wholesale & Flip Calculator
Full wholesale or fix-and-flip pro forma — purchase, repairs, carrying costs, financing (LTV/LTC), and annualized ROI.
Rent Escalation + CAM
Fixed, CPI, or stepped escalations alongside CAM reconciliation and pro-rata share.
Risk-Adjusted Return
Sharpe & Sortino vs strategy-bucket benchmarks (core, core-plus, value-add, opportunistic).
FL Property Tax Estimator
County millage rates with post-sale reassessment for every Florida county.
FL Insurance Estimator
Wind, flood, and general liability $/SF by asset class and Florida zone.
1031 Boot Calculator
Identify taxable boot in your 1031 exchange before closing the replacement.
Capital Gains Tax Calculator
Depreciation recapture, federal LTCG, NIIT, and 1031 deferral modeling.
FL Doc Stamp Tax
Florida documentary stamp tax on the deed and the mortgage note.
FL Closing Cost Calculator
Buyer and seller closing-cost itemization with FL-promulgated title rates.