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Let’s break down the two main components of the cap rate calculation: NOI and property value. **Net Operating Income (NOI)** is the property's income after deducting all operating expenses. This includes things like property taxes, insurance, property management fees, and maintenance costs. It does *not* include the mortgage payments (debt service). Accurately calculating NOI is crucial because it directly impacts the cap rate. If the NOI is inflated (perhaps by underestimating expenses), the cap rate will appear higher, potentially misleading investors. The second component is the **property value**, which can be the purchase price if you are considering buying a property, or the current market value based on recent sales of comparable properties. The higher the property value, the lower the cap rate (assuming NOI remains constant), and vice versa. It’s also crucial to remember that the cap rate is a *point-in-time* metric. It reflects the property's performance at a specific moment based on current income and expenses. It doesn't account for future changes in income, expenses, or property value. It's a snapshot, not a forecast.
