Direct Capitalization

A valuation method common to real estate where the value of an income-producing property is calculated by taking its stabilized net operating income and divided that by a market capitalization rate. Direct Capitalization (or “direct cap”) analysis assumes that the income and expenses used in the calculation are perpetual.

Value of Income-Producing Real Estate = Stabilized Net Operating Income ÷ Market Capitalization Rate 

Putting ‘Direct Capitalization’ in Context

Windward Capital Partners, a real estate investment firm, is evaluating the acquisition of a McDonald’s property located in suburban Nashville, Tennessee. The property is a single tenant net lease (STNL) asset with McDonald’s as the tenant, secured by a 20-year ground lease. This type of investment is considered low-risk, or Core, because McDonald’s is a creditworthy tenant, the lease is long-term, and there is little to no property management responsibility given the ground lease structure.

Property Overview:

• Tenant: McDonald’s
• Lease Structure: 20-year ground lease (NNN)
• Location: Suburban Nashville, TN
• Net Operating Income (NOI): $200,000 annually
• Market Capitalization Rate: 4.50%

To determine the value of the property, Windward Capital Partners uses the Direct Capitalization method. This approach is ideal for stabilized, income-producing properties like this one, where there is predictable, steady NOI. The Direct Capitalization method calculates the value by dividing the stabilized NOI by the market capitalization rate (cap rate).

Direct Capitalization Formula:

Value = Stabilized NOI ÷ Cap Rate

In this case, the property’s annual stabilized NOI is $200,000, and the market cap rate for similar single-tenant retail assets in suburban Nashville is 4.50%. Applying the formula:

Value = $200,000 ÷ 0.045 = $4,444,444.44

Thus, the estimated value of the McDonald’s Nashville Ground Lease is approximately $4.44 million.