Updated July 24, 2026
Gross scheduled income is the total scheduled income a property would generate at full occupancy — rent from every unit at current rates, plus other income like laundry, parking, and storage — before any deduction for vacancy or collection loss.
GSI = Gross Scheduled Rent (GSR) + other income, both at their full scheduled value. It sits between two related figures sellers and buyers use constantly: GSR, which is rent alone with no other income included, and Effective Gross Income (EGI), which starts from GSI and then subtracts vacancy and collection loss to arrive at what the property actually collects. GSI is a "ceiling" figure like GSR — useful for seeing the full income potential of a building, not for underwriting it.
The three terms get used loosely and interchangeably in conversation, which creates real confusion in pricing discussions. A seller who quotes "gross income" without specifying whether other income is included, or whether vacancy has been deducted, is giving a buyer three different possible numbers depending on interpretation. Naming the specific figure — GSR, GSI, or EGI — and showing the math between them is part of presenting a rent roll a serious buyer can underwrite from without having to re-derive it themselves.
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