For properties, it is the result of first calculating the net operating income, less mortgage and construction loan interest, less cost recovery for improvements and personal property, less amortization of loan points and leasing commissions to arrive at real estate taxable income.  Next, real estate taxable income is multiplied by the applicable marginal tax rate to result in the tax liability (savings).  Then, from the net operating income, annual debt service is subtracted to equal the cash flow before taxes (CFBT).  Finally, the cash flow after taxes (CFAT) is calculated from the CFBT, less the tax liability (savings), plus investment tax credit.  The Cash Flow Analysis Worksheet can be used to calculate a property’s gross operating income, net operating income, real estate taxable income and tax liability or (savings), CFBT, and CFAT.

Then