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Debt Stack Weighted Rate Calculator
Multi-layer capital stacks blend into a weighted rate. This calculator sums cost of capital.
Weighted rate
8.000%
Total capital
$57,000,000
Annual cost
$4,560,000
How the math works
Weighted = sum(layer × rate) ÷ total capital.
Blended rate must beat unlevered yield to create equity value. If asset yield is 7% and blended stack is 9%, leverage is destroying value — check stack configuration.
How to Use
- Enter senior balance and rate.
- Enter mezz balance and rate.
- Enter preferred equity balance and pref rate.
- Read weighted rate.
Frequently Asked Questions
Typical stack?
65% senior at 6-7%. 15% mezz at 10-13%. 10% preferred at 12-15%. 10% common equity. Blended debt cost ~7.5-9%. Varies by asset class and market conditions.
Mezz vs pref?
Mezzanine is debt (loan on ownership interests, first lien subordinate to senior). Preferred equity is equity with priority dividends. Different tax treatment, rights, and default paths.
Too much leverage?
When blended rate of capital stack exceeds asset's unlevered cash yield, stack is destroying value. Common error — layering mezz onto already-leveraged senior without running the math.
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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