A financial measurement used in the Real Estate Investment Trust (REIT) industry that calculates how much it costs to get a tenant into a domicile in order to produce a dividend for investors. The ratio is EBITA (earnings before interest, taxes, depreciation, and amortization) minus the gains on the sale of property, leasing commissions, tenant improvements, maintenance capital expenditures, and straight-line rent, divided by the cost of capital, which includes interest expense, preferred dividends, optional distributions, and common dividends.