In order to estimate the efficiency of an evaporative heat exchanger having mini channel, the equations to calculate heat exchanger properties, those are air temperatures and water temperatures etc, are derived from the governing equations based on the Navier-Stokes equation, even though there are several assumptions to make problem simplify. There are three heat transfer zones at the mini channel heat exchanger depending on the water condition. So, there are three governing equations and solutions to calculate the properties. As the results of this study, the equations to calculate a saturation point and a dry point are derived to evaluate an evaporative heat exchanger having micro channel. It is supposed to predict and evaluate the performance of a mini channel heat exchanger with evaporation of liquid.