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Blended Cost of Capital Calculator
Blended cost of capital tells you the floor return needed to clear the capital stack. This calculator weights each tier and returns WACC.
Blended WACC
9.93%
Debt-only WACC
6.96%
Total stack
$10,000,000
How the math works
WACC = Σ(tier × rate) ÷ total stack. Each dollar in the stack costs its own rate; the weighted blend is the return floor.
Project IRR must clear WACC plus margin. Deal economics boil down to: project return > WACC + risk premium. Below that, value is being transferred to investors, not created.
How to Use
- Enter each capital tier amount.
- Enter each tier's rate or return.
- Read blended WACC.
Frequently Asked Questions
What is 'good' WACC?
Core: 5-7%. Value-add: 8-10%. Development: 10-13%. Distressed: 14%+. Match your WACC to your asset risk profile.
Why tax-adjust?
For taxable entities, debt interest is deductible — effectively lowering after-tax cost. Most real estate is pass-through, so tax shield flows to investors; adjust at investor level, not entity.
Deal must beat WACC by how much?
Minimum 200bps for core, 400-500bps for development. Thinner spreads = limited margin for error. Investors demand wider spreads for riskier deals.
How does this interact with the rest of the capital stack?
Each tier of the stack affects the next. Senior debt constrains LTC and DSCR. Mezz and pref consume equity spread. Interest rate hedges protect DSCR but cost premium. Always model the full stack holistically — optimizing one tier alone often degrades another. Institutional underwriters run three or four scenarios across the stack before committing capital.
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