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Task guide

Enter income and operating expenses

Enter other income and operating expenses from your T-12 or budget, and CREBuilder calculates effective gross income and NOI for every page that shows them.

15 to 35 minutesFor brokers and analysts completing Full FinancialsIntermediateLast verified October 5, 2026

Video walkthrough

Read the written steps
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Reconcile the operating statement and verify the resulting analysis.
Read the transcript
00:00 | Enter annual operating expenses Next, review Income and Expenses. The sample has nine hundred eighty-seven thousand two hundred dollars in base rent, plus three hundred eighteen thousand five hundred dollars in reimbursements. Enter operating expenses with the correct annual amounts. Here we demonstrate the property tax expense, then inspect the prepared expense list. Total operating expenses are seven hundred thirteen thousand seven hundred dollars. The resulting in-place net operating income is five hundred ninety-two thousand dollars. Reconcile these figures before using them in the marketing document. 00:37 | Reconcile income, expenses, NOI and cap rate At the example asking price of nine million two hundred fifty thousand dollars, that net operating income produces a six point four percent capitalization rate. Check that the valuation section and the displayed document metrics agree. We are using prepared assumptions for the multi-year portion of this example. The next financial lessons will explain growth, reimbursements, debt, reserves, and the difference between cash flow and pro forma. For now, confirm the in-place figures, then return to any written narrative that includes those numbers.
Before you watch
  • Have the complete rent roll and annual-expenses reference sheet ready.
  • The recordings use separate prepared expense checkpoints. Enter every source expense in your own OM, then reconcile the total to $713,700.
  • The review checkpoint includes the practice financial assumptions. Follow the linked assumption guides before relying on projections.
  • In this practice, in-place NOI is $592,000 and cap rate is 6.40%. Compare cash-on-cash returns by column; the Valuation cash-on-cash summary uses Year 1.
  • For the practice projections, use Lease-Up Scenario: 100% Immediate, a $6,000,000 loan with a 6.25% interest rate, no interest-only period, 30-year amortization and a 10-year term.
Juniper retail OM practice materials (ZIP)Juniper sample Offering Memorandum (PDF)

Outcome

Your operating statement is in CREBuilder and EGI and NOI match the source you are marketing from.

Navigation path

Document wizard > Income & Expenses

Access

Full Financials

On this page

Before you start

Data, sources, and access to prepare

  • Full Financials selected
  • Current operating statement
  • A selected cash-flow or pro-forma rent-roll model

See how the statement feeds NOI

Income and expense flow

Rental income comes from Rent Roll; this step adds other income and subtracts operating expenses.

  • Rent RollEffective Gross Income
  • Additional IncomeEffective Gross Income
  • Effective Gross IncomeNOI
  • Operating ExpensesNOI

Multi-Year Cash Flow

Additional income columns
Name, Annual Amount, Increase %
Expense columns
Name, Annual Amount, Increase %

Pro Forma

Additional income columns
Name, In-Place, Pro Forma
Expense columns
Name, In-Place, Pro Forma

Use suggestions as a starting point

Other income examples by property type

  • Retail: percentage rent, parking, antenna or billboard, late fees
  • Office: parking, storage, antenna or billboard, conference-room rental
  • Industrial: parking, storage yard, antenna or billboard, late fees
  • Multifamily: laundry, parking, pet, storage, late, and application fees, plus utility bill-backs (RUBS)
  • Hotel: food and beverage, spa, parking, meetings, retail, and laundry
  • Self-Storage: late, admin, insurance, truck rental, and retail income
  • Mobile Home Parks: laundry, storage, RV parking, utility reimbursements, and late fees

Keep CAM in Reimbursements

Retail, Office, Industrial, Mixed-Use, and Net Lease show a CAM Reimbursements suggestion. When tenant recoveries are already entered per tenant in the rent roll, skip that suggestion so CAM is not counted twice. Use it only for recoveries that are not entered per tenant.

Hotel expenses follow hotel convention

Enter departmental costs, management fees, franchise and royalty fees, OTA commissions, and an FF&E reserve (commonly about 4% of total revenue) as operating-expense rows. NOI then matches how hotel buyers underwrite. If you do this, leave the matching Reserves fields on Valuation blank so nothing is deducted twice.

Starter rows are editable

When no expenses exist, CREBuilder may create Property Tax, Insurance, and Management Fee starter rows. Replace their amounts or delete the rows to match your statement.

Annual Amount Recommended

Current annual income or expense in cash-flow mode.

Format
Currency amount
Units
Currency per year
Save behavior
Saved when the income or expense row editor commits the row.
Downstream effect
Enters the current statement total and supplies the starting amount for projected cash flow.

Increase % Optional

Annual compound growth for the row in projected years.

Format
Percentage
Units
Percent per projected year
Save behavior
Saved with the income or expense row when the row editor commits it.
Downstream effect
Compounds that row after In-Place in Multi-Year Cash Flow.

In-Place Recommended

Current annual amount in pro-forma mode.

Format
Currency amount
Units
Currency per year
Save behavior
Saved when the income or expense row editor commits the row.
Downstream effect
Feeds the current column, current EGI or expenses, and current NOI in Pro Forma.

Pro Forma Recommended

Stabilized annual amount in pro-forma mode.

Format
Currency amount
Units
Currency per year
Save behavior
Saved when the income or expense row editor commits the row.
Downstream effect
Feeds the stabilized column, stabilized EGI or expenses, and stabilized NOI in Pro Forma.

Financial Footnotes Optional

Numbered notes for Income & Expenses and other supported output pages.

Format
Numbered plain-text notes
Units
Not applicable
Save behavior
Autosaves after note entry; verify the note remains after the save state completes.
Downstream effect
Places the note on the selected supported financial page without changing calculations.

Required means the field is needed to complete or support this workflow. Some screens allow a draft to save before every required item is complete. The steps and troubleshooting call out controls the product actively blocks.

Enter and reconcile the statement

Income and expense steps

  1. 1

    Confirm the column model

    Income & Expenses

    Check whether the page shows Annual Amount and Increase % or In-Place and Pro Forma.

    Expected result: The columns match the rent-roll projection.

    If this step does not work

    Return to Rent Roll Type if the wrong model is shown.

    Income and Expenses step showing the operating statement entry workspace.
    Enter income, vacancy, reimbursements, expenses, and footnotes in the rows that feed effective gross income and NOI.
  2. 2

    Add an additional-income row

    Additional Income section

    Select the control for adding a non-rental income source.

    Expected result: A new editable income row appears.

    If this step does not work

    Press Escape if the row was added accidentally.

  3. 3

    Complete the additional-income row

    Additional Income row

    Enter the source name and all displayed numeric values.

    Expected result: The row saves and appears in the total.

    If this step does not work

    Select the row again to correct an inaccurate value.

  4. 4

    Review starter expenses

    Operating Expenses section

    Compare Property Tax, Insurance, and Management Fee starter rows with the source statement.

    Expected result: Only categories and amounts from your statement remain.

    If this step does not work

    Edit or delete a starter row that does not apply. Deletion is immediate, so use it carefully.

  5. 5

    Add an operating-expense row

    Operating Expenses section

    Select the control for adding an operating expense category.

    Expected result: A new editable expense row appears.

    If this step does not work

    Remove the row if it duplicates an existing category.

  6. 6

    Complete the operating-expense row

    Operating Expenses row

    Enter its current, growth, or pro-forma amounts.

    Expected result: Total operating expenses update from the saved row.

    If this step does not work

    Compare one category at a time and check annual versus monthly source units.

  7. 7

    Review suggested property tax

    Income & Expenses, Property Tax row

    Compare a prefilled Property Tax amount with your statement.

    Expected result: The saved property tax matches the figure you want to market.

    If this step does not work

    CREBuilder can prefill an empty Property Tax starter row from public tax records. Type over it when your statement shows a different amount.

  8. 8

    Add page footnotes

    Financial Footnotes

    Enter concise numbered notes for supported pages.

    Expected result: The notes remain after autosave.

    If this step does not work

    Shorten or correct a note that does not save.

  9. 9

    Verify statement totals

    Income & Expenses totals

    Compare every displayed total with your statement.

    Expected result: The totals match, and Continue moves you to Valuation.

    If this step does not work

    Continue does not check the numbers for you, so correct the first mismatched row before leaving.

Resolve statement mismatches

A monthly source amount makes the annual total too low

Likely cause: The page expects annual amounts.

  1. Annualize the source amount outside the row.
  2. Enter the annual total.
  3. Document the convention in a footnote if readers need it.
The page has no growth columns

Likely cause: The rent-roll projection is Pro Forma.

  1. Enter separate In-Place and Pro Forma values.
  2. Use Multi-Year Cash Flow if annual growth is required.
NOI differs from the source

Likely cause: Rental income, vacancy, reimbursements, additional income, or expense rows may differ.

  1. Reconcile rent-roll income first.
  2. Then additional income.
  3. Then total operating expenses.
  4. Compare EGI and NOI last.

Final verification

  • Operating Expenses row: Total operating expenses update from the saved row.
  • Income & Expenses, Property Tax row: The saved property tax matches the figure you want to market.
  • Financial Footnotes: The notes remain after autosave.
  • Income & Expenses totals: The totals match, and Continue moves you to Valuation.
  • No blocking warning, failed status, or unresolved validation message remains in the completed workflow.

Related guides

Build a commercial rent roll

Build a tenant-by-tenant rent roll for retail, office, or industrial, and CREBuilder annualizes rent and recoveries from whatever basis your lease uses.

Open guide

Build and verify a pro forma analysis

Show buyers the upside: current and stabilized rent, income, expenses, and NOI side by side in one clean comparison.

Open guide

Read and verify the cash-flow projection

Read the Multi-Year Cash Flow line by line, from base rent to cash flow after debt, so you can explain every number to a buyer.

Open guide

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