Follow the default numbers.
With monthly rent of $2,400, the model gives annual management cost: $3,589.
The formula is annual management + leasing + other fees. Open the breakdown to trace expenses and assumptions. Change one input at a time to see how your decision changes. This example uses scenario inputs; it is not an offer, tax bill, appraisal or legal determination.
Compare the fee basis in the contract
A percentage charge can apply to collected rent, scheduled rent or a minimum amount. This tool uses collected rent after the entered vacancy allowance. Flat fees are per unit per month and continue through vacancy in this model. Leasing fees multiply by the expected number of new leases, while renewal and other annual charges are entered separately.
Your time is a separate comparison
Hours per month times the value of an hour produces an annual opportunity-cost estimate. It is not money paid to a manager and does not automatically become a deductible expense. A manager may also change vacancy, collections and repair coordination. Compare the scope of services, authority to approve repairs and termination conditions alongside the arithmetic.
Put management into NOI
The effective management charge belongs in operating expenses. Do not include it a second time in miscellaneous expenses. Flat and leasing charges do not map perfectly to a percentage-only NOI field; convert their annual total to an equivalent collected-rent percentage or include the difference in other expenses. That keeps your financing and return analysis tied to the full service cost.
Keep your assumptions with the result
Save the calculation to your deal file to reuse compatible inputs in another tool. The file stays in this browser on this device. Download the CSV to open the complete inputs, results and schedule in Excel or Google Sheets. Use PDF to print the report or save it as a PDF. A share link includes entered financial figures in its URL, so use it only with people you intend to share those numbers with.