Which component is NOT included in the calculation of effective gross income?

Effective gross income (EGI) is a crucial metric in real estate that reflects the income a property is expected to generate after accounting for potential losses in revenue. To understand why operating expenses are not included in the calculation of EGI, it’s important to look at what constitutes effective gross income.

Effective gross income is calculated by taking potential gross income, which is the total income a property could generate if fully leased, and then deducting vacancies and collection losses. Miscellaneous income, such as fees from parking or laundry, can also be added to this figure. The focus here is specifically on revenue generation.

Operating expenses, on the other hand, are the costs required to run and maintain a property, such as utilities, maintenance, property management fees, and taxes. While these expenses are essential for assessing the investment's profitability, they are deducted from effective gross income to arrive at net operating income (NOI) rather than being included in the calculation of EGI.

Therefore, since effective gross income is concerned solely with income generation and not the costs associated with running the property, operating expenses are intentionally excluded from this calculation.