The clean split
NOI is the property operating result. Start with rent and other property income, subtract vacancy and operating expenses, then stop before debt service.
Cash flow is owner-specific. Once you subtract the actual mortgage payment, reserves, and financing costs, you are measuring how the deal behaves for you.
Why this matters
Two buyers can own the same property and have the same NOI with very different cash flow. A low-rate loan, larger down payment, seller credit, or private money structure can change the owner outcome without changing the property.
That is why lenders look at DSCR, investors look at cash-on-cash, and operators still care about NOI quality.
Use it in PropertyFlowLab
Use the 101 calculators for the first pass. Then run Rent Yield when you need the full picture with debt, vacancy, expenses, and downside.