Free tool
Enter your rent, occupancy and concessions. See how your building stacks up against its submarket and what the difference is worth in a year.
We take your rent, remove concessions, and compare it with the average effective rent in your submarket. Then we compare occupancy. Where you trail the market, we turn the gap into dollars for a full year.
The income index puts both together: what you collect per home, divided by what the average home in your submarket collects. At 100 you match the market. At 90 you collect 90 cents on each market dollar.
A submarket average is a starting point, not a comp set. A newer building should beat it, and an older one with fewer amenities may not reach it. If your number surprises you, that is the conversation worth having.
Want the real comparison?
Send us your rent roll and T12. We will build a true comp set for your building and show you where the income is.
Questions
Insights
Ownership and InvestingNOI sets what your building is worth, so every dollar you add to it is worth far more than a dollar. Here is where the real gains hide, on both the income and expense sides.
Market InsightsQ3 2025 in Reno-Sparks: occupancy near 89%, rents up, concessions rising and absorption slowing. A quarter-by-the-numbers look at what changed and why it matters.
Accounting and FinanceTwo buildings with the same rents can be worth very different amounts. The gap is often the operating expense ratio. Here is how it works and what a point is worth.
Midtown is not reported on its own. Use Downtown Reno or the Reno market.
Across every occupied home
Share of rent given back. One month free on a 12-month lease is 8.3%.
Shows what the income gap is worth in value
Income below market, per year
$53,616
Against the Reno market overall average, September 2026.
Income index
93
100 is the Reno market
Concessions cost
$0/yr
None entered
Rent after concessions
Occupancy
What this compares
Averages across a whole submarket, not comps for your building. Age, size, finishes and unit mix all move what your building should earn, so treat a gap as a question worth asking, not a verdict.
Source: ALN Apartment Data, latest reading for Reno market overall (September 2026).
An estimate for planning, not an appraisal or a promise of results. The income shown is before any cost of earning it.
