Other Income

Defining Other Income in Commercial Mortgages

In the context of commercial mortgages and real estate finance, Other Income (also frequently referred to as "Miscellaneous Income" or "Ancillary Revenue") refers to any revenue generated by a commercial property that is not derived from the primary base rent of the tenants. While the base rent is the core driver of a property's value, Other Income represents the various secondary streams of cash flow that contribute to the property's total Effective Gross Income (EGI).

For lenders, accurately identifying and verifying Other Income is essential because it directly impacts the Net Operating Income (NOI). A higher NOI generally leads to a higher property valuation and a stronger Debt Service Coverage Ratio (DSCR), both of which are critical factors in determining the maximum loan amount and interest rate for a commercial mortgage.

Common Sources of Other Income

The types of Other Income available vary significantly depending on the asset class (e.g., multifamily, office, retail, or industrial). Common examples include:

• Parking and Valet Fees: Monthly charges for assigned parking spaces, garage access, or guest valet services.
• Laundry and Vending: Revenue from coin-operated or card-based laundry machines and vending areas, common in multifamily and hospitality assets.
• Pet Rent and Fees: Monthly "pet rent" or one-time non-refundable pet deposits paid by residents in apartment complexes.
• Storage Income: Fees charged for the use of on-site storage lockers or basement storage units.
• Utility Bill-Backs: Often referred to as RUBS (Ratio Utility Billing Systems), this is income collected from tenants to reimburse the landlord for shared water, trash, or electricity expenses.
• Communications Leases: Income from leasing rooftop space for cell phone towers, satellite dishes, or billboard advertising.
• Late Fees and Lease Incentives: Penalties collected from tenants for late payments or administrative fees for lease transfers and renewals.
• Amenity Fees: Charges for access to specialized facilities such as fitness centers, clubhouses, or business centers.

The Role of Other Income in Underwriting

During the underwriting process, commercial lenders do not always treat Other Income the same as base rent. Because these revenue streams can be volatile or non-recurring, lenders apply specific standards to ensure the income is sustainable over the life of the loan.

Historical Consistency: Lenders typically require two to three years of historical operating statements to prove that the Other Income is stable. If a property shows a sudden spike in "Miscellaneous Income" without a clear explanation, a lender may "haircut" (discount) that income or exclude it entirely from the loan calculations.

Market Reasonableness: Underwriters compare the property's ancillary fees against market standards. If a landlord is charging significantly more for parking than neighboring buildings, the lender may adjust the income downward to reflect what a typical buyer or future tenant would realistically pay.

Expense Offsets: Lenders also evaluate whether the Other Income carries associated costs. For instance, if a property generates $10,000 in laundry income but requires $8,000 in machine maintenance and electricity, only the net portion is truly beneficial to the property's bottom line.

In summary, while Other Income is often a smaller component of a property’s total revenue than the base lease payments, it is a vital tool for operators to maximize profitability and for borrowers to achieve higher leverage in a commercial mortgage transaction.