AFFO Calculator -- Adjusted Funds from Operations (REIT
AFFO (Adjusted Funds from Operations) is the most precise cash flow metric for REITs.
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📐 Formula
💡 Practical Example
Net Income $5M, Depreciation $3M, Gain on Sale $0.5M: FFO = $7.5M. Less CapEx $0.8M, SL Rent $0.2M: AFFO = $6.5M. Per share (10M shares) = $0.65/share.
📖 About AFFO Calculator -- Adjusted Funds from Operations (REIT
AFFO (Adjusted Funds from Operations) is the most precise cash flow metric for REITs. It removes non-cash charges and recurring capital costs that FFO ignores. AFFO per share drives dividend sustainability analysis.
To use the AFFO Calculator -- Adjusted Funds from Operations (REIT), enter your Net Income, Real Estate Depreciation, Gain on Sale of Properties and other values. The calculator instantly computes FFO (Funds from Operations), AFFO (Adjusted FFO) and more. Results update in real time as you change any input — no submit button needed.
How to Use This Calculator
Enter your Net Income (e.g. 5000000 in ), Real Estate Depreciation (e.g. 3000000 in ), Gain on Sale of Properties (e.g. 500000 in ), Recurring Capital Expenditures (e.g. 800000 in ), Straight-Line Rent Adjustment (e.g. 200000 in ), and Total Shares Outstanding (e.g. 10000000 in shares). Results update instantly as you type — adjust any value to compare scenarios.
The Formula
FFO = Net Income + Depreciation - Gain on Sale
AFFO = FFO - Recurring CapEx - Straight-Line Rent Adj.
AFFO per Share = AFFO ÷ Shares Outstanding
Worked Example
Net Income 5M, Depreciation 3M, Gain on Sale 0.5M: FFO = 7.5M. Less CapEx 0.8M, SL Rent 0.2M: AFFO = 6.5M. Per share (10M shares) = 0.65/share.
Understanding Your Result
Percentages are relative values — context determines what is "good" or "bad." A 50% discount is significant; a 50% failure rate is alarming. Percentage change and percentage points are different: moving from 4% to 5% is a 1 percentage point increase, but a 25% relative increase. When comparing percentages across different base values, always check whether absolute differences are meaningful — a 10% improvement on a large base creates more absolute value than 10% on a small base.
💡 Financial Planning: Expert Principles & Risk Awareness
- All calculations assume fixed rates and idealized conditions. Real-world results vary due to market volatility, inflation, fees, and taxes.
- The Consumer Financial Protection Bureau (CFPB) recommends consulting a certified financial planner (CFP) for decisions involving significant sums.
- Run at least three scenarios: optimistic, pessimistic, and most-likely — to understand the full range of potential outcomes before committing.
- Inflation averages 2–3% annually in the US (Federal Reserve target). Long-term projections that ignore inflation significantly overstate future purchasing power.
- Tax treatment varies widely by account type (IRA, 401k, brokerage), jurisdiction, and income level. Verify tax implications with a CPA before acting.
- Compound interest works for you in savings/investments and against you in debt. The difference of even 1% in rate, sustained over decades, is enormous.
- Emergency funds (3–6 months of expenses) should be established before optimizing for returns — financial security precedes financial growth.
- Financial projections older than 12 months should be recalculated. Interest rates, tax brackets, and market conditions shift materially year to year.
Results are for informational and educational purposes only. Always verify critical decisions with a qualified professional.