{"id":545,"date":"2026-05-25T07:50:59","date_gmt":"2026-05-25T07:50:59","guid":{"rendered":"https:\/\/nyrealestateprep.com\/ny-real-estate-math-cheat-sheet\/"},"modified":"2026-08-08T07:16:46","modified_gmt":"2026-08-08T07:16:46","slug":"ny-real-estate-math-cheat-sheet","status":"publish","type":"page","link":"https:\/\/nyrealestateprep.com\/?page_id=545","title":{"rendered":"NY Real Estate Math Cheat Sheet \u2014 12 Formulas with Examples"},"content":{"rendered":"<style>\n.nyrep-page{font-family:Inter,-apple-system,BlinkMacSystemFont,sans-serif;background:#FBF7EF;color:#0F2A44;font-size:17px;line-height:1.6;padding:0 0 80px}\n.nyrep-page *{box-sizing:border-box}\n.nyrep-hero{padding:64px 24px 32px;text-align:center;max-width:780px;margin:0 auto}\n.nyrep-eyebrow{font-size:13px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:#C9A55B;margin-bottom:14px;display:inline-block}\n.nyrep-page h1.nyrep-h1{font-family:Fraunces,Georgia,serif;font-weight:500;font-size:clamp(40px,5.6vw,68px);line-height:1.05;letter-spacing:-.02em;color:#0F2A44;margin:0}\n.nyrep-lede{font-size:19px;line-height:1.55;color:#1B3A5A;margin:18px auto 0;max-width:60ch}\n.nyrep-container{max-width:1080px;margin:0 auto;padding:0 24px}\n.nyrep-card{background:#fff;border:1px solid #E8DFCC;border-radius:14px;padding:28px 30px;margin-bottom:18px;box-shadow:0 1px 0 rgba(15,42,68,.04),0 4px 18px -10px rgba(15,42,68,.12)}\n.nyrep-card h2{font-family:Fraunces,Georgia,serif;font-weight:500;font-size:26px;line-height:1.2;letter-spacing:-.015em;color:#0F2A44;margin:0 0 12px}\n.nyrep-card h3{font-family:Fraunces,Georgia,serif;font-weight:500;font-size:20px;margin:0 0 8px;color:#0F2A44}\n.nyrep-card p{margin:0 0 12px;color:#1B3A5A}\n.nyrep-formula{font-family:'Courier New',monospace;background:#F5EEDF;border:1px solid #E8DFCC;border-radius:8px;padding:14px 18px;font-size:16px;color:#0F2A44;margin:10px 0;font-weight:600}\n.nyrep-example{background:#F5EEDF;border-left:3px solid #C9A55B;padding:12px 16px;margin:10px 0;font-size:15px;color:#1B3A5A;border-radius:0 8px 8px 0}\n.nyrep-example b{color:#0F2A44}\n.nyrep-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:18px}\n.nyrep-cta{background:#0F2A44;color:#FBF7EF;border-radius:14px;padding:36px;text-align:center;margin:40px 0}\n.nyrep-cta h3{font-family:Fraunces,serif;font-size:26px;color:#FBF7EF;margin:0 0 10px}\n.nyrep-cta p{color:rgba(251,247,239,.78);margin:0 0 20px}\n.nyrep-btn{display:inline-block;background:#C9A55B;color:#fff;padding:13px 22px;border-radius:999px;font-weight:600;font-size:15px;text-decoration:none}\n.nyrep-btn:hover{background:#8C6230;color:#fff}\n.nyrep-tag{display:inline-block;background:rgba(201,165,91,.15);color:#8C6230;padding:3px 10px;border-radius:999px;font-size:12px;font-weight:600;letter-spacing:.05em;margin-bottom:8px}\n.nyrep-toc{background:#fff;border:1px solid #E8DFCC;border-radius:12px;padding:20px 24px;margin:24px 0;font-size:15px}\n.nyrep-toc strong{color:#0F2A44;display:block;margin-bottom:8px;font-size:13px;letter-spacing:.08em;text-transform:uppercase;color:#C9A55B}\n.nyrep-toc a{color:#1B3A5A;text-decoration:none;margin-right:14px;display:inline-block;padding:4px 0}\n.nyrep-toc a:hover{color:#C9A55B}\n.nyrep-print{display:none}\n@media print{.nyrep-hero,.nyrep-cta,#nyrep-disclaimer,.nyrep-print-hide{display:none}.nyrep-page{background:#fff;color:#000;padding:0}.nyrep-card{break-inside:avoid;box-shadow:none;border:1px solid #ccc;margin-bottom:8px;padding:14px 16px}.nyrep-formula{background:#f5f5f5}}\n<\/style>\n<div class=\"nyrep-page\">\n<div class=\"nyrep-hero\">\n  <span class=\"nyrep-eyebrow\">Free study resource<\/span><\/p>\n<h1 class=\"nyrep-h1\">NY Real Estate Math Cheat Sheet<\/h1>\n<p class=\"nyrep-lede\">Every formula tested on the New York Salesperson exam \u2014 with worked examples. Print, save, study.<\/p>\n<div style=\"margin-top:24px\"><a href=\"javascript:window.print()\" class=\"nyrep-btn\">\ud83d\udda8 Print this page<\/a><\/div>\n<\/div>\n<div class=\"nyrep-container\">\n<div class=\"nyrep-toc\">\n<strong>What&#8217;s inside<\/strong><br \/>\n<a href=\"#commission\">Commission<\/a><a href=\"#cobroker\">Co-Broker Split<\/a><a href=\"#points\">Discount Points<\/a><a href=\"#ltv\">Loan-to-Value<\/a><a href=\"#downpayment\">Down Payment<\/a><a href=\"#proration\">Prorations<\/a><a href=\"#area\">Area &#038; Acres<\/a><a href=\"#caprate\">Cap Rate<\/a><a href=\"#grm\">Gross Rent Multiplier<\/a><a href=\"#millrate\">Mill Rate<\/a><a href=\"#mortgage\">Mortgage Payment<\/a><a href=\"#tmethod\">T-Method<\/a>\n<\/div>\n<div id=\"nyrep-disclaimer\">\n<div style=\"background:#FBF7EF;border:1px solid #E8DFCC;border-left:4px solid #C9A55B;border-radius:12px;padding:18px 22px;margin:32px 0;font-size:14px;line-height:1.55;color:#6B6056\"><strong style=\"color:#0F2A44;display:block;margin-bottom:6px\">Educational use only<\/strong>NY Real Estate Prep is an independent study tool \u2014 not affiliated with the New York Department of State or any licensing authority. This material is not legal, tax, or financial advice. Always verify current exam policies and licensing requirements directly with the NY DOS at <a href=\"https:\/\/dos.ny.gov\" rel=\"noopener\" style=\"color:#8C6230\">dos.ny.gov<\/a>.<\/div>\n<\/div>\n<div style=\"background:#FBF7EF;border:1px solid #E8DFCC;border-left:4px solid #C9A55B;border-radius:12px;padding:20px 24px;margin:28px 0;display:flex;flex-wrap:wrap;align-items:center;gap:16px;justify-content:space-between\">\n<div style=\"flex:1 1 300px\">\n<strong style=\"display:block;color:#0F2A44;font-size:17px;margin-bottom:4px\">Download the free PDF<\/strong><br \/>\n<span style=\"color:#6B6056;font-size:14px\">All 12 formulas with worked examples &mdash; print it and keep it next to you while you study.<\/span>\n<\/div>\n<p><a href=\"https:\/\/nyrealestateprep.com\/wp-content\/uploads\/2026\/08\/ny-real-estate-math-formulas.pdf\" download style=\"display:inline-block;background:#C9A55B;color:#0F2A44;font-weight:700;font-size:15px;text-decoration:none;padding:12px 24px;border-radius:999px;white-space:nowrap\">Download PDF &darr;<\/a>\n<\/div>\n<div class=\"nyrep-card\" id=\"commission\">\n<span class=\"nyrep-tag\">Commission<\/span><\/p>\n<h2>1. Commission<\/h2>\n<div class=\"nyrep-formula\">Commission = Sale Price \u00d7 Commission Rate<\/div>\n<div class=\"nyrep-example\"><b>Example:<\/b> Home sells for $500,000 with a 6% total commission. Total commission = $500,000 \u00d7 0.06 = <b>$30,000<\/b>.<\/div>\n<\/div>\n<div class=\"nyrep-card\" id=\"cobroker\">\n<span class=\"nyrep-tag\">Commission Split<\/span><\/p>\n<h2>2. Co-Broker \/ Agent Split<\/h2>\n<div class=\"nyrep-formula\">Agent&#8217;s Take = Total Commission \u00d7 Brokerage Split \u00d7 Agent Split<\/div>\n<div class=\"nyrep-example\"><b>Example:<\/b> Total commission $30,000. Brokerage gets 50% of the deal ($15,000), agent gets 70% of that split. Agent earns $15,000 \u00d7 0.70 = <b>$10,500<\/b>.<\/div>\n<\/div>\n<div class=\"nyrep-card\" id=\"points\">\n<span class=\"nyrep-tag\">Finance<\/span><\/p>\n<h2>3. Discount Points<\/h2>\n<div class=\"nyrep-formula\">Each Point = 1% of Loan Amount<\/div>\n<div class=\"nyrep-example\"><b>Example:<\/b> A $400,000 loan with 2 discount points. Cost = $400,000 \u00d7 0.02 = <b>$8,000<\/b>. (Points are paid at closing to lower the interest rate.)<\/div>\n<\/div>\n<div class=\"nyrep-card\" id=\"ltv\">\n<span class=\"nyrep-tag\">Finance<\/span><\/p>\n<h2>4. Loan-to-Value Ratio (LTV)<\/h2>\n<div class=\"nyrep-formula\">LTV = Loan Amount \u00f7 Property Value<\/div>\n<div class=\"nyrep-example\"><b>Example:<\/b> $360,000 loan on a $400,000 property. LTV = 360,000 \/ 400,000 = <b>90%<\/b>. (LTVs above 80% usually require PMI on conventional loans.)<\/div>\n<\/div>\n<div class=\"nyrep-card\" id=\"downpayment\">\n<span class=\"nyrep-tag\">Finance<\/span><\/p>\n<h2>5. Down Payment<\/h2>\n<div class=\"nyrep-formula\">Down Payment = Purchase Price \u00d7 Down Payment %<\/div>\n<div class=\"nyrep-example\"><b>Example:<\/b> 20% down on $500,000 = $500,000 \u00d7 0.20 = <b>$100,000<\/b>. Loan amount = $500,000 \u2212 $100,000 = $400,000.<\/div>\n<\/div>\n<div class=\"nyrep-card\" id=\"proration\">\n<span class=\"nyrep-tag\">Closing Math<\/span><\/p>\n<h2>6. Prorations (365-day method)<\/h2>\n<div class=\"nyrep-formula\">Daily Rate = Annual Amount \u00f7 365<br \/>Proration = Daily Rate \u00d7 Days<\/div>\n<div class=\"nyrep-example\"><b>Example:<\/b> Annual property tax $4,380. Daily rate = $4,380 \/ 365 = $12\/day. Seller owes 90 days = $12 \u00d7 90 = <b>$1,080<\/b>.<\/p>\n<p>Some questions use the 360-day &#8220;banker&#8217;s year&#8221; \u2014 read the question carefully.<\/p><\/div>\n<\/div>\n<div class=\"nyrep-card\" id=\"area\">\n<span class=\"nyrep-tag\">Area &#038; Measurement<\/span><\/p>\n<h2>7. Area &#038; Acres \u2014 Essential Conversions<\/h2>\n<div class=\"nyrep-formula\">1 Acre = 43,560 sq ft<br \/>1 Sq Mile = 640 acres<br \/>Rectangle Area = Length \u00d7 Width<br \/>Triangle Area = (Base \u00d7 Height) \u00f7 2<\/div>\n<div class=\"nyrep-example\"><b>Example:<\/b> A lot is 100 ft \u00d7 200 ft. Area = 100 \u00d7 200 = 20,000 sq ft = 20,000 \/ 43,560 = <b>0.46 acres<\/b>.<\/div>\n<\/div>\n<div class=\"nyrep-card\" id=\"caprate\">\n<span class=\"nyrep-tag\">Investment<\/span><\/p>\n<h2>8. Capitalization Rate (Cap Rate)<\/h2>\n<div class=\"nyrep-formula\">Cap Rate = Net Operating Income (NOI) \u00f7 Property Value<br \/>(or rearranged: Value = NOI \u00f7 Cap Rate)<\/div>\n<div class=\"nyrep-example\"><b>Example:<\/b> A building generates $60,000 NOI and sells for $750,000. Cap rate = 60,000 \/ 750,000 = <b>8%<\/b>.<br \/>To value a property: NOI of $80,000 at an 8% cap rate \u2192 80,000 \/ 0.08 = <b>$1,000,000<\/b>.<\/div>\n<\/div>\n<div class=\"nyrep-card\" id=\"grm\">\n<span class=\"nyrep-tag\">Investment<\/span><\/p>\n<h2>9. Gross Rent Multiplier (GRM)<\/h2>\n<div class=\"nyrep-formula\">GRM = Sale Price \u00f7 Monthly Gross Rent<br \/>(Annual version: GIM = Sale Price \u00f7 Annual Gross Income)<\/div>\n<div class=\"nyrep-example\"><b>Example:<\/b> $300,000 property rents for $2,000\/month. GRM = 300,000 \/ 2,000 = <b>150<\/b>. To value a similar property renting at $2,500\/month: $2,500 \u00d7 150 = <b>$375,000<\/b>.<\/div>\n<\/div>\n<div class=\"nyrep-card\" id=\"millrate\">\n<span class=\"nyrep-tag\">Property Tax<\/span><\/p>\n<h2>10. Mill Rate (Property Tax)<\/h2>\n<div class=\"nyrep-formula\">Tax = Assessed Value \u00d7 Mill Rate \u00f7 1,000<br \/>(1 mill = $1 per $1,000 of assessed value)<\/div>\n<div class=\"nyrep-example\"><b>Example:<\/b> Assessed value $200,000, mill rate 25. Annual tax = 200,000 \u00d7 25 \/ 1,000 = <b>$5,000<\/b>.<\/div>\n<\/div>\n<div class=\"nyrep-card\" id=\"mortgage\">\n<span class=\"nyrep-tag\">Finance<\/span><\/p>\n<h2>11. Monthly Mortgage Payment (PITI components)<\/h2>\n<div class=\"nyrep-formula\">PITI = Principal + Interest + Taxes + Insurance<br \/>Simple-interest portion: Interest = Loan Balance \u00d7 Rate \u00d7 Time<\/div>\n<div class=\"nyrep-example\"><b>First-month interest example:<\/b> $300,000 loan at 6% annual rate.<br \/>Monthly interest = $300,000 \u00d7 0.06 \/ 12 = <b>$1,500<\/b>.<br \/>(Use payment-per-thousand tables on the exam when asked for the full monthly payment.)<\/div>\n<\/div>\n<div class=\"nyrep-card\" id=\"tmethod\">\n<span class=\"nyrep-tag\">Universal Math Tool<\/span><\/p>\n<h2>12. The T-Method (works on nearly every problem)<\/h2>\n<div class=\"nyrep-formula\">Whole \u00d7 Rate = Part<br \/>Part \u00f7 Rate = Whole<br \/>Part \u00f7 Whole = Rate<\/div>\n<div class=\"nyrep-example\"><b>Example:<\/b> A home sells for $400,000 with a $24,000 commission. What&#8217;s the commission rate?<br \/>Rate = Part \/ Whole = 24,000 \/ 400,000 = <b>6%<\/b>.<\/p>\n<p>Draw a T on your scratch paper: cover the value you&#8217;re solving for and the operation reveals itself.<\/p><\/div>\n<\/div>\n<div class=\"nyrep-cta\">\n<h3>Ready to put these to work?<\/h3>\n<p>Try the free 10-question diagnostic \u2014 see how you score on math, agency, contracts, and the rest.<\/p>\n<p><a href=\"\/courses\/free-ny-real-estate-quiz\/\" class=\"nyrep-btn\">Take the free diagnostic \u2192<\/a>\n<\/div>\n<div class=\"nyrep-card\">\n<h3>Studying tip<\/h3>\n<p>On exam day you&#8217;ll get a basic four-function calculator at the testing center (no graphing or financial calculators allowed by NY DOS \/ PSI). Practice these problems using only basic arithmetic \u2014 your scratch paper and a basic calculator. Don&#8217;t rely on shortcuts your phone can do.<\/p>\n<\/div>\n<\/div>\n<\/div>\n<div style=\"background:#0F2A44;border-radius:14px;padding:24px 28px;margin:28px 0;color:#FBF7EF;display:flex;flex-wrap:wrap;align-items:center;gap:18px;justify-content:space-between\">\n<div style=\"flex:1 1 320px\">\n<strong style=\"display:block;font-size:19px;margin-bottom:6px;color:#fff\">5 free printable PDFs<\/strong><br \/>\n<span style=\"font-size:14.5px;line-height:1.6;color:#D6E2EE\">Math formula sheet, 161-term glossary, New York quick reference, 4-week study plan and exam day checklist. No email required.<\/span>\n<\/div>\n<p><a href=\"https:\/\/nyrealestateprep.com\/free-pdf-downloads\/\" style=\"display:inline-block;background:#C9A55B;color:#0F2A44;font-weight:700;font-size:15px;text-decoration:none;padding:12px 26px;border-radius:999px;white-space:nowrap\">Get the PDFs &rarr;<\/a>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Free study resource NY Real Estate Math Cheat Sheet Every formula tested on the New York Salesperson exam \u2014 with worked examples. Print, save, study. \ud83d\udda8 Print this page What&#8217;s inside CommissionCo-Broker SplitDiscount PointsLoan-to-ValueDown PaymentProrationsArea &#038; AcresCap RateGross Rent MultiplierMill RateMortgage PaymentT-Method Educational use onlyNY Real Estate Prep is an independent study tool \u2014 not [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-545","page","type-page","status-publish","hentry"],"_hostinger_reach_plugin_has_subscription_block":false,"_hostinger_reach_plugin_is_elementor":false,"_links":{"self":[{"href":"https:\/\/nyrealestateprep.com\/index.php?rest_route=\/wp\/v2\/pages\/545","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/nyrealestateprep.com\/index.php?rest_route=\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/nyrealestateprep.com\/index.php?rest_route=\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/nyrealestateprep.com\/index.php?rest_route=\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/nyrealestateprep.com\/index.php?rest_route=%2Fwp%2Fv2%2Fcomments&post=545"}],"version-history":[{"count":2,"href":"https:\/\/nyrealestateprep.com\/index.php?rest_route=\/wp\/v2\/pages\/545\/revisions"}],"predecessor-version":[{"id":1025,"href":"https:\/\/nyrealestateprep.com\/index.php?rest_route=\/wp\/v2\/pages\/545\/revisions\/1025"}],"wp:attachment":[{"href":"https:\/\/nyrealestateprep.com\/index.php?rest_route=%2Fwp%2Fv2%2Fmedia&parent=545"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}