Finance category
Mortgage, loan, investing, tax, and money calculators.
Break-Even Leverage Calculator
Leverage past a limit flips a deal negative. This calculator shows the max LTV you can take and still cover debt service with current NOI.
Break-even LTV
83.3%
Max loan at break-even
$8,333,333
Safe LTV (75% of break-even)
62.5%
How the math works
Break-even loan = NOI ÷ mortgage constant. Break-even LTV = that loan ÷ price. Anything above breaks cash flow.
Underwrite reserves and stress cases to stay meaningfully below break-even LTV. Deals that pencil only at maximum leverage are fragile — small NOI slips turn them cash-negative.
How to Use
- Enter purchase price.
- Enter NOI (annual).
- Enter mortgage constant (debt service ÷ loan).
- Read break-even LTV.
Frequently Asked Questions
What is mortgage constant?
Annual debt service ÷ loan amount. Combines rate and amortization. A 30-yr 7% loan has ~7.98% constant; interest-only 7% = 7.00%. Always use the loan's actual constant.
Why LTV matters?
Above break-even LTV, cash flow goes negative. Negative cash flow deals require owner to feed the asset, which burns equity fast. Always stay under break-even.
Safe cushion?
Underwrite to 70-75% of break-even LTV. Reserves protect against expense surprises. Max-leveraged deals lose money when one tenant defaults or taxes reassess.
How do institutional LPs use this?
Institutional LPs expect sensitivity tables at every underwriting — base case plus at least two stress scenarios. Submit this output alongside traditional pro formas. LPs read quickly for two things: does the base case clear target IRR, and does the stress case produce positive equity multiple. If both yes, deal is investable. If stress goes negative, more equity or a lower purchase price is needed.
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