AFFO Calculator

Calculate Adjusted Funds From Operations for REITs — a measure of recurring cash flow available for dividends.

Last updated: 2026-05-24T22:58:29.666Z

Funds From Operations — FFO ($)

Adjustments

Recurring CapEx ($)

Straight-line rent adj. ($)

Leasing commissions ($)

Tenant improvements ($)

Shares outstanding (optional)

Results

Enter FFO to compute AFFO and optionally per-share figures.

About AFFO

AFFO adjusts FFO for recurring capital expenditures and other maintenance items to better reflect cash available for dividends in REITs.

Use AFFO per share to compare dividend sustainability across REITs.

FFO $5,000,000; recurring CapEx $500,000; straight-line rent $100,000; leasing commissions $75,000; tenant improvements $150,000 → AFFO = $4,175,000.

How is AFFO different from FFO?

AFFO deducts recurring capital expenditures and other maintenance items from FFO.

Should I use AFFO for dividends?

AFFO is commonly used to assess dividend sustainability for REITs.

Are adjustments standardized?

No — review company filings for specific adjustments.

Can AFFO be negative?

Yes — if adjustments exceed FFO.

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