Funds From Operations (FFO): Meaning & Formula (2024)

Mike ZaccardiUpdated December 14, 2022

What Is FFO?

If you’ve never fully understood the meaning of FFO, it stands for “funds from operations” and describes cash flows produced by a REIT’s operations. FFO is calculated by adding depreciation and amortization and losses on sales of assets back to net earnings, and then subtracting any gains on sales of assets and any interest income. It is sometimes quoted on a per-share basis, called the FFO-per-share ratio. To assess the value of a REIT, owners and investors are more likely to look at its FFO-per-share ratio than its EPS. Lenders might also look at a REIT’s FFO and FFO-per-share ratio when considering whether or not to issue a real estate business a small business loan.While FFO is a valuable metric, it is not recognized by the Generally Accepted Accounting Principles (GAAP), the standardized set of principles public companies in the U.S. must follow.

FFO Formula

Calculating a REIT’s FFO is straightforward once you understand the terms and where to find the figures.The FFO formula is:FFO = (Net Income + Depreciation + Amortization + Losses on Property Sales) - Gains on Sales of Property - Interest IncomeAll the variables of the FFO formula can be found on a firm’s income statement.

FFO Calculation

The FFO calculation is important when assessing the cash flow of a REIT. How much a REIT can borrow with different types of small business loans might be based, in part, on its FFO because it indicates the company’s operational strength. Let's look deeper into where to find each term in the FFO formula and explain its purpose.

Net income: This is the company’s profit and is listed on the bottom line of the income statement. It’s a GAAP measurement, but it's not always the best method for assessing the value of a REIT.
Depreciation: This is an expense line item associated with the declining value of durable assets like property, plant, and equipment (PPE) and other fixed assets. However, real estate is different from most fixed-plant or equipment investments because property loses value infrequently. Instead, it often appreciates. Thus, it can make more sense to judge REITs by FFO, which excludes depreciation.
Amortization: This is like depreciation but it’s done with intangible assets, such as licenses, patents, and copyrights. These items do decline in value over time (due to expiration), but since this is a non-cash expense, it does not impact cash flow.
Losses and gains on property/asset sales: This typically includes long-term assets such as PPE. Because these losses and gains are considered one-time, or non-recurring, they are not part of normal operations and are not included in the FFO calculation.
Interest income: Interest income is also considered a non-recurring item, and is removed to arrive at a REIT’s FFO.

Uses of FFO

FFO is a useful tool for evaluating the performance of a REIT because it only includes items central to business operations, and excludes non-cash items (like depreciation and amortization) and gains and losses on property sales. Interest income is also removed in calculating FFO.REIT owners, investors, analysts, and lenders all might use FFO when digging into the profitability of a REIT. FFO can help these stakeholders understand a business better. For example, if a REIT is trying to secure a small business loan, a lender might look at both its FFO and its debt-to-FFO ratio to determine how well the company would be able to manage additional debt.

FFO vs EBITDA Compared

FFO is similar to another commonly used non-GAAP profitability metric called earnings before interest, taxes, depreciation and amortization, or EBITDA.Both FFO and EBITDA are used as an alternative to net income, and both add back depreciation and amortization to net income. The main difference between FFO vs EBITDA is that FFO looks at free cash flow from operations, while EBITDA seeks to measure profitability from operations.While a firm’s EBITDA is certainly important, REIT investors should use FFO vs EBITDA, since it’s more applicable to this unique corporate structure. Here’s a look at how FFO compares to EBITDA.

FFO	EBITDA
Alternative to net income	Alternative to net income
Only includes items central to operations	Only includes items central to operations
Non-GAAP measurement	Non-GAAP measurement
Used to measure free cash flow from operations	Used to measure profitability from operations

Recommended: Guide to EBITDA Margin

Pros and Cons of Using FFO

While FFO is a useful way to measure the actual amount of cash flow generated from an REIT’s business operations, it has some drawbacks. One of the biggest is that it does not deduct the cost of maintaining the existing portfolio of properties. Since real estate holdings must be maintained, FFO does not always represent the true cash flow after all expenditures.

Pros of Using FFO	Cons of Using FFO
Measures operating performance	Non-GAAP
All items easily found on the income statement	Significant non-cash charges can cause net income to vary wildly from FFO

What Makes FFO Good at Measuring REIT Performance?

FFO makes adjustments to standard cost-accounting methods that can inaccurately assess a REIT's performance. While GAAP accounting requires companies to depreciate assets over time, many investment properties actually increase in value over time. As a result, depreciation isn’t accurate in describing the value of a REIT and it needs to be added back to net income to solve this issue.In addition, FFO subtracts any gains on sales of property, since these sales are typically nonrecurring.

Adjusted FFO vs FFO

Adjusted funds from operations, or adjusted FFO, is a related metric that takes a REIT's capital expenditures into account. These recurring capital expenditures might include maintenance expenses, such as painting apartments or roof replacements. Adjusted FFO was developed to provide a better measure of a REIT’s dividend-generating capacity. It’s sometimes referred to as cash (or funds) available for distribution.

FFO	Adjusted FFO
Excludes non-recurring expenses	Adds back some non-recurring items
Doesn’t consider capital expenditures	Subtracts capital expenditures

FFO Calculation Example

As an example, let’s calculate the FFO of XYZ REIT and see how it compares to net income.Net income = $60 millionDepreciation and amortization expenses = $10 millionLoss from an asset sale = $5 millionGains from an asset sale = $3 millionInterest income = $7 millionTo calculate the company’s FFO, we must take the $60 million of net income and add back $10 million of depreciation and amortization expense and $5 million from the asset sale loss, then subtract $3 million in gains on asset sale and $7 million of interest income.FFO = ($60 million + $10 million + $5 million) - $3million - $7 million = $65 million

The Takeaway

The FFO formula is commonly used to measure the amount of cash flow generated by a REIT, a business that holds a portfolio of commercial real estate or real estate loans. FFO adjusts for one-time and non-standard income so that investors can get a better sense of true profitability. Lenders might also use the FFO gauge when determining whether to approve a REIT for a small business loan.

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Frequently Asked Questions

What is a good FFO for a REIT?

Is FFO the same thing as EBITDA?

What is the difference between NOI and FFO?

Photo credit: iStock/Drazen Zigic

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About the Author

Mike Zaccardi

Mike Zaccardi, CFA, CMT, is a finance expert and writer specializing in investments, markets, personal finance, and retirement planning. He enjoys putting a narrative to complex financial data and concepts; analyzing stock market sectors, ETFs, economic data, and broad market conditions; and producing snackable content for various audiences.

FAQs

Funds From Operations (FFO): Meaning & Formula? ›

Funds from Operations (FFO) Definition: For Equity REITs, FFO equals Net Income + Real Estate-Related Depreciation & Amortization + Losses / (Gains) on Property Sales + Impairments.

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What is the meaning of FFO? ›

What is FFO or Funds from Operations? Funds from operations (FFO) is the actual amount of cash flow generated from a company's business operations.

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What is the meaning of funds from operations? ›

FFO is the cash flow that a company generates as a result of its business operations. The net inflow of cash and its equivalents as a result of a company's operating activities is measured by funds from operations. Real estate investment trusts (REITs) are the companies that employ FFO most frequently.

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What is the meaning of FFO in S&P? ›

Funds from operations (FFO) to total debt is a leverage ratio that is used to assess the risk of a company, real estate investment trusts (REITs) in particular. The FFO to total debt ratio measures the ability of a company to pay off its debt using net operating income alone.

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How do you calculate FFO funds from operations? ›

FFO is calculated by adding depreciation, amortization, and losses on sales of assets to earnings and then subtracting any gains on sales of assets and any interest income. It is sometimes quoted on a per-share basis.

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What is FFO funds from? ›

Funds From Operations (FFO) for a REIT: Meaning, Calculations, and Real-Life Usage. For Equity REITs, Funds from Operations (FFO) equals Net Income + Real Estate-Related Depreciation & Amortization + Losses / (Gains) on Property Sales + Impairments.

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What is a good FFO for a REIT? ›

REITs tend to have higher-than-average payout ratios, and 70–80% of FFO is common. But if this percentage is too close to (or higher than) 100%, a dividend cut could be on the horizon.

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Why is FFO important? ›

FFO measures cash generated by REITs from their core operations, excluding gains/losses on sales. It is used to assess the financial performance and value of real estate companies. FFO provides a more accurate depiction of a REIT's profitability than net income.

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Is FFO the same as EBITDA? ›

EBITDA → By ignoring working capital, FFO shares some similarities with EBITDA, but the metric is not exactly EBITDA, either. The notable difference is that EBITDA attempts to capture profitability from operations, while FFO is a levered metric (post-interest) and captures the effect of taxes and preferred dividends.

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Is FFO the same as CFO? ›

FFO is similar to CFO except that it excludes changes in working capital. Drawback: Does not adjust for capital expenditures and working capital investments. Cash used for these purposes are not available to pay off debts.

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What is the difference between FFO and cash from operations? ›

Cash flow is a measurement of the net amount of cash and equivalents moving in and out of a business. FFO is a specific method of expressing the cash generated by real estate investment trusts (REITs) and is close to, but not the same as, a certain type of cash flow.

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What does FFO multiple tell you? ›

An FFO Multiple is the factor by which the FFO per share determines the value of the property.