> ## Documentation Index
> Fetch the complete documentation index at: https://docs.crefi.ai/llms.txt
> Use this file to discover all available pages before exploring further.

# Calculations

> CRE financial metrics with full audit trails for every number

CREFI calculates all standard CRE financial metrics with complete transparency. Every calculation shows its inputs, formula, and intermediate steps so you can verify the math and trace any number back to its source.

## Available Metrics

### Net Operating Income (NOI)

The foundation of CRE valuation. CREFI calculates NOI as:

```
NOI = (Gross Rental Income + Other Income - Vacancy) - Operating Expenses
```

**Inputs:** Gross rental income, other income, vacancy allowance, operating expenses

### Capitalization Rate (Cap Rate)

Measures the rate of return on a property based on its income:

```
Cap Rate = (NOI / Property Value) x 100
```

**Inputs:** NOI, property value (purchase price or appraised value)

### Discounted Cash Flow / Net Present Value (DCF/NPV)

Projects the value of future cash flows in today's dollars:

```
NPV = Sum of (Cash Flow / (1 + Discount Rate)^Year) + Terminal Value / (1 + Discount Rate)^n
```

**Inputs:** Projected annual cash flows, discount rate, terminal value, holding period

### Internal Rate of Return (IRR)

The discount rate that makes the NPV of all cash flows equal to zero:

```
IRR: NPV = 0 = Sum of (Cash Flow / (1 + IRR)^Year)
```

**Inputs:** Initial investment, projected annual cash flows

### Cash-on-Cash Return

Measures the annual return relative to the cash invested:

```
Cash-on-Cash = (Annual Pre-Tax Cash Flow / Total Cash Invested) x 100
```

**Inputs:** Annual pre-tax cash flow, total cash invested (down payment + closing costs)

### Debt Service Coverage Ratio (DSCR)

Measures a property's ability to cover its debt payments:

```
DSCR = NOI / Annual Debt Service
```

**Inputs:** NOI, annual debt service (principal + interest)

CREFI interprets the result automatically:

* **1.25x or higher** -- Strong coverage
* **1.00x to 1.24x** -- Adequate coverage
* **Below 1.00x** -- Insufficient coverage

### Loan-to-Value Ratio (LTV)

Measures the loan amount relative to property value:

```
LTV = (Loan Amount / Property Value) x 100
```

**Inputs:** Loan amount, property value

## Audit Trails

Every calculation CREFI performs includes a detailed breakdown:

* **Inputs** -- Every value that went into the calculation and where it came from
* **Formula** -- The exact formula used
* **Steps** -- Intermediate calculations shown step by step
* **Result** -- The final number with appropriate formatting

This means you can trace any metric back to its source documents and verify every step of the math.

## How to Use

Simply ask the AI to calculate any metric in your conversation:

* *"Calculate the cap rate using an NOI of $850K and a purchase price of $12M"*
* *"What's the DSCR given $900K NOI and $720K annual debt service?"*
* *"Run an IRR analysis with a \$3M equity investment and these projected cash flows..."*

CREFI will always use its built-in calculation tools (never mental math) to ensure accuracy. You can also ask it to pull inputs directly from your uploaded documents:

* *"Calculate the NOI from the T-12 we uploaded"*
* *"What's the cap rate based on the asking price in the OM?"*