In the realm of income property loans, the size of the loan a borrower can secure often hinges more on the operating expense ratio than on the interest rate or loan fee. This is primarily because loan sizes are typically constrained by the debt service coverage ratio (DSCR), which is influenced by the property's operating expenses.

Understanding the Operating Expense Ratio

The operating expense ratio is a measure of a property's operating expenses relative to its effective gross income.

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It is calculated as follows: Operating Expense Ratio = Total Operating Expenses ➗ Effective Gross Income

Example Calculation

Consider a property with an effective gross income of $95,000 and total operating expenses of $40,023.

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The operating expense ratio would be: Operating Expense Ratio = $40,023 ➗ $95,000 = 42.1%

Industry Standards and Lender Perception

Professional appraisers and property managers often track operating expenses, with entities like the National Association of Realtors publishing annual surveys. Lenders, aware of these publications, are skeptical of operating expenses claimed by borrowers if they fall below the area's typical ratios. A sustainably low operating expense ratio (less than 30 to 45%) may indicate short-term management, potentially leading to long-term property deterioration.

Acceptable Operating Expense Ratios

In specific cases, such as small, new buildings without extensive amenities, lenders might accept ratios as low as 28%. Generally, lenders are hesitant to accept ratios below 30 to 35% for apartments, often using 40 to 45% as a standard.

Factors Prompting Higher Ratios

1. Lack of individual utility metering.

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2. Presence of a swimming pool.

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3. Presence of an elevator.

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4. Extensive landscaping.

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5. Location in a low-income area and/or having low-income tenants.

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6. Presence of families with children.

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Larger projects, with more extensive facilities and full-time management teams, often require higher operating expense ratios.

Limitations in Commercial/Industrial Properties

Operating expense ratios are less effective for evaluating commercial or industrial properties due to the variability in leasing arrangements (triple net, net, or full service). These lease types can significantly alter the operating expense dynamics.

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In income property financing, understanding and accurately calculating the operating expense ratio is pivotal. It informs lenders about the viability of the loan and the long-term sustainability of the property's management. Both borrowers and lenders must pay careful attention to this ratio to ensure a balanced, realistic view of the property's financial health.

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