What is the difference between AFFO and FFO?

AFFO adjusts FFO by subtracting recurring capital expenditures and routine maintenance costs, offering a more accurate view of the cash available for dividend payments. FFO adds back depreciation and amortization to net income, but does not account for the ongoing maintenance expenses that AFFO includes.

Can I use this calculator for any real estate company?

This tool is designed specifically for real estate investment trusts (REITs), where the AFFO metric is most relevant for assessing dividend-paying ability. For other types of companies, conventional operating cash flow metrics are typically more appropriate.

What if I don't know the exact capital expenditure figure?

You can enter an estimated or average capital expenditure amount based on the REIT's historical spending or guidance. The calculator will adjust the AFFO result accordingly, but the accuracy of the output depends on the realism of the input.

Does the calculator include tax effects?

No, the AFFO calculation on this tool focuses on operating and property-specific adjustments. Tax effects are not factored into the displayed formula, so users should consider any tax implications separately when evaluating a REIT's cash flow.

Investment AnalysisFree Tool

AFFO Calculator — Adjusted Funds From Operations

Provided byOmni Calculatoromnicalculator.com

Our adjusted funds from operations (AFFO) calculator helps you to evaluate the performance of real estate investment ...

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Screenshot of AFFO Calculator — Adjusted Funds From Operations on Omni Calculator — omnicalculator.comOpen the live tool →

About this tool

What AFFO Calculator — Adjusted Funds From Operations does

The AFFO Calculator on Omni Calculator helps users evaluate the financial health of real estate investment trusts by computing adjusted funds from operations. By inputting net income, depreciation and amortization, gains and losses from property sales, interest income, funds from operations, rent increases, capital expenditures, and routine maintenance amounts, the tool outputs the AFFO figure and a per-share result. This provides a clearer picture of a REIT's ability to sustain dividend payments than standard operating cash flow calculations. The site presents the inputs as a straightforward list of financial line items, making it easy to enter data from a REIT's reports without needing complex spreadsheet setups. A link to the site's FFO calculator is also provided for users who want to explore the related metric first.

Step by step

How to use the Omni Calculator AFFO Calculator — Adjusted Funds From Operations

1
Enter the REIT's net income into the Net income field
2
Add depreciation and amortization totals in the designated field
3
Input gains from property sales and subtract losses from property sales as applicable
4
Fill in interest income, FFO, rent increases, capital expenditures, and routine maintenance amounts
5
Review the calculated AFFO and per-share result displayed at the bottom of the form

Is it right for you

Best for

Investors and analysts who need a quick, intuitive way to calculate adjusted funds from operations for a REIT without building a custom spreadsheet, particularly when comparing dividend sustainability across different real estate trusts.

Limitations

Relies on user-provided financial data accuracy
Does not automatically fetch live stock or REIT financials
AFFO result is an estimate based on the inputs entered

Questions

AFFO Calculator — Adjusted Funds From Operations FAQ

What is the difference between AFFO and FFO?: AFFO adjusts FFO by subtracting recurring capital expenditures and routine maintenance costs, offering a more accurate view of the cash available for dividend payments. FFO adds back depreciation and amortization to net income, but does not account for the ongoing maintenance expenses that AFFO includes.
Can I use this calculator for any real estate company?: This tool is designed specifically for real estate investment trusts (REITs), where the AFFO metric is most relevant for assessing dividend-paying ability. For other types of companies, conventional operating cash flow metrics are typically more appropriate.
What if I don't know the exact capital expenditure figure?: You can enter an estimated or average capital expenditure amount based on the REIT's historical spending or guidance. The calculator will adjust the AFFO result accordingly, but the accuracy of the output depends on the realism of the input.
Does the calculator include tax effects?: No, the AFFO calculation on this tool focuses on operating and property-specific adjustments. Tax effects are not factored into the displayed formula, so users should consider any tax implications separately when evaluating a REIT's cash flow.

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