Income-to-rent
NYC Income-to-Rent Calculator
Published by Nessoo.com. Last updated .
Direct answer
Most NYC landlords ask for a gross annual income of at least 40 times the monthly rent. For a $3,000 apartment, that is $120,000 a year. If you use a guarantor, many landlords ask for 80 times the rent, or $240,000. Some buildings ask for more. This is a screening practice, not a law. (StreetEasy, CityRealty)
Result
Enter a monthly rent above $0.
If a voucher sets your share of rent based on your income, an extra income rule may be illegal in NYC. (NYC Commission on Human Rights)
How do I calculate 40 times the rent?
Take the monthly rent and multiply by 40. That is the gross annual income most NYC landlords look for. For $2,500 a month, it is $100,000 a year. (StreetEasy)
To go the other way, divide your gross annual income by 40. That is the highest monthly rent that fits the rule. (StreetEasy)
The rule matches the common 30% guideline. Rent at 30% of gross income means income is 12 divided by 0.30, or 40 times the monthly rent. StreetEasy makes the same point. (Math: Nessoo.com. Source: StreetEasy.)
Use gross income, before taxes. (StreetEasy)
Income figures in the calculator round up to the next dollar. The highest rent rounds down to the next dollar so it still fits 40x. 40x and 50x are the ratios StreetEasy describes. 45x is there so you can test a number between them. Confirm the ratio with the building.
Roommates
With roommates on the lease, a landlord typically expects each person to make 40 times their own share of the rent. (StreetEasy)
Example: $4,000 rent, two people, split evenly. Each share is $2,000. Each person needs $80,000. (Math: Nessoo.com.)
How much income do I need for my rent?
| Monthly rent | 40x | 50x | Guarantor at 80x |
|---|---|---|---|
| $2,000 | $80,000 | $100,000 | $160,000 |
| $2,500 | $100,000 | $125,000 | $200,000 |
| $3,000 | $120,000 | $150,000 | $240,000 |
| $3,500 | $140,000 | $175,000 | $280,000 |
| $4,000 | $160,000 | $200,000 | $320,000 |
| $4,500 | $180,000 | $225,000 | $360,000 |
Some landlords use other ratios, so confirm with each building.
Median asking rent and income at 40x, Manhattan and Brooklyn
| Borough | Median asking rent, Q3 2026 | Annual income at 40x |
|---|---|---|
| Manhattan | $5,375 | $215,000 |
| Brooklyn | $4,197 | $167,880 |
Realtor.com states its income figures from the 30% guideline, which equals 40x. Realtor.com cites a Manhattan median household income of $106,403 (U.S. Census Bureau).
If your income is short of the number
- Ask whether the landlord accepts a guarantor. Not all do. (StreetEasy)
- Add a roommate who meets the ratio for their share.
- Ask what other documents the landlord will review. StreetEasy reports that showing savings statements can help.
- Smaller landlords sometimes review applications case by case. A Compass agent quoted by StreetEasy says some will bend the rule for tenants with excellent credit, no liabilities and savings. Bending is not guaranteed.
- Read the full guide: NYC guarantor guide.
What this calculator does not do
It does not predict whether a landlord will approve you. Landlords look at more than income, and policies differ by building. Check each building's requirements before you apply. Read the 40x rule for the gross-or-net explanation.
Where nessoo.com fits
Nessoo verifies renters' identity, income and assets.
Common questions
How do I calculate 40 times the rent?
Multiply the monthly rent by 40. That is the gross annual income many NYC landlords look for. A $2,500 rent works out to $100,000 a year (arithmetic by Nessoo.com; ratio from StreetEasy).
How much income do I need to rent a $3,500 apartment in NYC?
At 40x, $140,000 a year. At 50x, $175,000. With a guarantor at 80x, the guarantor needs $280,000. Ratios vary by building. (StreetEasy, CityRealty)
How much rent can I qualify for on my salary?
Divide your gross annual income by 40. On $72,000 a year, that is $1,800 a month (arithmetic by Nessoo.com). Use reverse mode in the calculator above.
How much do two roommates need to earn for a $4,000 apartment?
Usually $160,000 combined at 40x, or 40 times each person's share. Many buildings count combined income for co-applicants, so ask how this one does it. (StreetEasy; Stellar Management rental guide)
How does 40x work with roommates?
Each person on the lease typically needs 40 times their own share of the rent. Some buildings combine incomes instead. (StreetEasy)
Can you rent an apartment in NYC on minimum wage?
It depends on the rent. Under a 40x rule, your maximum rent is your gross annual pay divided by 40. Roommates, a guarantor or other documents can help. See the guarantor guide.
How much do I need to earn to rent in Manhattan or Brooklyn?
Use the borough table above. It shows 40x of each borough's median asking rent. (Realtor.com, data as of Q3 2026)
Do landlords count bonuses, freelance or side income?
Each landlord decides which documents count. More proof of stable income or assets generally helps your application. (StreetEasy, what you need to rent)
Does the calculator tell me if I will be approved?
No. It shows the math only. Each landlord sets its own criteria.
Does the calculator save my numbers?
No. It runs in your browser.
Sources
- StreetEasy, budgeting for an NYC rentalChecked 2026-10-27
- StreetEasy, guarantor explainerChecked 2026-10-27
- CityRealty, when and how to use a guarantorChecked 2026-10-27
- Realtor.com, NYC Rent Report Q3 2026 (published 2026-10-27)Checked 2026-10-27
- NYC Commission on Human Rights, best practices for housing providers (source of income FAQ, March 2023)Checked 2026-10-27
- NYC Commission on Human Rights, source of income discriminationChecked 2026-10-27
- StreetEasy, what you need to rentChecked 2026-10-27
- Stellar Management, rental guideChecked 2026-10-27