Rent Roll Calculator
Management Fee Income Calculator
What does the whole book earn in a year? Enter your doors, average rent and fee. Then see what even half a point of fee is worth, both in income and on your sale price. Free, and nothing to sign up for.
Your book
Total annual management income
What the whole book earns in fees, a year
Per door (AAMI)
$1,864
Per month
$15,533
Extra income / yr
$14,339
On sale price (3.0x)
$43,016
What management income actually is
Management income is the fee revenue the whole book brings in over a year. It is the base number a rent roll is valued on, and it is the one figure a principal should be able to say without checking. Doors, average rent and fee. Three inputs, and you know what the business earns.
The formula
Income = Doors × Avg weekly rent × Fee % (ex GST) × 52.14
Per door, that is AAMI. Across every door, it is the book’s total annual management income. The 52.14 is the number of weeks in a year, 365 divided by 7.
Why the fee matters more than it looks
Fee is the easiest number to give away and the hardest to win back. Every point you discount is income you lose this year, and because a rent roll sells on a multiple of income, the same point is lost again at sale. Discounting to keep a landlord feels cheap in the moment. It is not.
On 100 doors at $550 average rent, half a point of fee is about $14,300 a year. At a 3.0 multiple, that is roughly $43,000 on the sale price. From half a percent.
Worked example
100 doors, at $550 average weekly rent, on a 6.5% fee.
Income = 100 × 550 × 6.5% × 52.14 = $186,400 a year
Per door that is $1,864, or about $15,500 a month across the book.
Common questions
How do I calculate a rent roll’s management income?+
Number of doors, times average weekly rent, times the management fee percentage excluding GST, times 52.14 weeks. That gives you the total annual management income the book earns in fees.
What is the difference between AAMI and total management income?+
AAMI is per door, the average a single property earns in a year. Total management income is AAMI multiplied by every door, the whole book. AAMI compares books of different sizes fairly, total income tells you the actual dollars.
How much is half a percent of fee worth?+
More than most principals think, and it compounds. On 100 doors at $550 average rent, lifting the fee by 0.5% adds roughly $14,300 a year. At a 3.0 multiple that is around $43,000 on the eventual sale price. Every point you discount away works the same way in reverse.
Does discounting fees hurt the sale price?+
Yes, twice over. A discounted book earns less income today, and because value is a multiple of that income, the lost fee is multiplied again at sale. Fee discounting is one of the quietest ways principals erode what their book is worth.
Should the fee be including or excluding GST?+
Excluding GST. The GST you collect is not income, it goes to the ATO. Calculate management income on the ex-GST fee or you will overstate what the book earns.
Income is one line on the page
Where you are discounting, where the fee sits against the benchmark, where the leakage is. Your RolliScore finds it and rates the book out of 100. Free.
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