What a Gross Rent Multiplier of 10 Means

A GRM of 10 means the purchase price equals 10 years of gross rent. A GRM of 10 is typical of most US metros. Income is real but thin relative to price, and whether the property cash flows depends on taxes, insurance and the interest rate more than on the rent.

A 10x GRM on a $300,000 property

Rent needed: $2,500 a month, $30,000 a year
Rent as a percent of price: 0.83% (below the 1% rule, which is a GRM of 8.3)
Gross yield: 10.0%
Collected after 5% vacancy: $28,500
Implied NOI at a 36% expense ratio: $18,240
Implied cap rate: 6.08%

The implied lines are what a 10x GRM means if the property's costs are typical. Real taxes, insurance and dues move the cap rate while leaving the GRM unchanged, which is the reason GRM is a screen and not an underwriting number.

Rent needed for a GRM of 10 at other prices

The rent-to-price column is constant because GRM is a pure ratio of the two. Price only changes the dollar figure.

Price	Monthly rent	Annual rent	Rent / price
$100k	$835	$10,020	0.83%
$150k	$1,250	$15,000	0.83%
$200k	$1,665	$19,980	0.83%
$250k	$2,085	$25,020	0.83%
$300k	$2,500	$30,000	0.83%
$350k	$2,915	$34,980	0.83%
$400k	$3,335	$40,020	0.83%
$500k	$4,165	$49,980	0.83%
$600k	$5,000	$60,000	0.83%
$750k	$6,250	$75,000	0.83%
$1m	$8,335	$100,020	0.83%

Cap rate a 10x GRM implies at different expense ratios

The same GRM produces very different cap rates depending on what it costs to run the property. Single-family rentals in low-tax states run 25 to 35%. High-tax states, condos with dues, and older multifamily run 40 to 50%.

Expense ratio	Cap rate at 5% vacancy	Cap rate at 8% vacancy
25%	7.12%	6.90%
30%	6.65%	6.44%
36%	6.08%	5.89%
40%	5.70%	5.52%
45%	5.22%	5.06%
50%	4.75%	4.60%

Check your own property against 10x

The calculator is loaded with the example above and a target GRM of 10. Replace the numbers with yours.

Gross rent multiplier

10.00x

Typical

Typical. Eight to twelve years of gross rent, where most US metros trade. Cash flow depends on expenses and financing.

$300,000 price / $30,000 gross rent

Gross screens

Rent to pricemonthly rent / price: 0.83%
1% ruleneeds $3,000 a month: Below it
Gross yieldannual gross rent / price: 10.00%
Monthly GRMprice / monthly rent: 120
Gross paybackyears of gross rent to equal price: 10.0 yrs

At a 10.0x GRM

Price this rent supports: $300,000
Asking is below that by: $0
Rent needed at asking pricevs $2,500 now: $2,500

What this GRM implies

Collected after vacancy: $28,500
Operating expenses36% of collected: -$10,260
Implied NOI: $18,240
Implied cap rate: 6.08%

GRM skips expenses. These lines show what the ratio means if this property's costs are typical. Replace them with real figures before you rely on it.

GRM of 10 questions

Is a GRM of 10 good?

It is average. A 10x GRM is in the 8 to 12 range where most US metros trade. The property may or may not cash flow depending on expenses and financing, so it is worth running the full cap rate.

What rent do I need for a GRM of 10 on a $300,000 property?

$2,500 a month, or $30,000 a year. Divide the price by the GRM and then by twelve: $300,000 / 10 / 12 = $2,500.

What cap rate does a GRM of 10 imply?

About 6.1% with 5% vacancy and operating expenses at 36% of collected rent. The formula is (1 minus vacancy) times (1 minus expense ratio) divided by GRM. Higher taxes, HOA dues or insurance push the real cap rate lower than the implied figure.