Finance category
Mortgage, loan, investing, tax, and money calculators.
Coupon Reset Calculator
Floating-rate loans reset periodically. This calculator sizes the debt service delta at each reset.
Annual debt service delta
$120,000
Monthly delta
$10,000
Delta % of current DS
26.09%
How the math works
Delta = balance × (reset coupon − current coupon). Positive = cost increase at reset.
Size reserves against reset delta times 6 months to absorb the step-up. Approach lenders 90 days before reset if projected delta exceeds 10% of current debt service.
How to Use
- Enter current coupon.
- Enter projected reset coupon.
- Enter balance.
- Enter months until reset.
- Read annual delta.
Frequently Asked Questions
Reset frequency?
Monthly on daily SOFR, quarterly on 3-month SOFR, annually on LIBOR-legacy loans. Construction and bridge often monthly; permanent commercial usually quarterly.
Managing resets?
Tracking spreadsheet of all floating-rate loans with next reset dates and projected rates. Build 3-month, 6-month, and 12-month coupon forecasts against forward curve.
Reset risk?
Large resets (100+ bps up) can break covenant compliance. Set alerts 90 days pre-reset to arrange reserves, covenant waivers, or refinancing discussions before resetting lenders get uncomfortable.
How often should I rerun this?
Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.
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