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Debt Yield Covenant Cushion Calculator
Debt yield cushion measures covenant safety margin.
Cushion bps
75
Current DY
0.09%
NOI shock to breach %
0.1%
How the math works
DY = NOI / loan. Cushion = DY − covenant.
$2.8M / $32M = 8.75% DY. 75 bps above 8% covenant. 8.6% NOI shock would breach.
How to Use
- Enter stabilized NOI.
- Enter loan balance.
- Enter debt yield covenant %.
- Read current DY and cushion.
Frequently Asked Questions
Debt yield?
NOI / loan balance. Covenant-level: typical 7.5-9%. Below covenant = trigger cash management or default. Simple metric that cuts through DSCR complexity (no rate sensitivity). Preferred by CMBS lenders.
Cushion benchmarks?
Investment grade: 200-400 bps cushion above covenant. Leveraged: 100-200 bps. Distressed: <100 bps. Sponsor target: maintain 150+ bps cushion to withstand NOI shocks.
Shock sensitivity?
$2M NOI, $25M loan, 8% covenant: current 8% DY — at covenant. 10% NOI drop = 7.2% DY = below covenant = trigger. Thin cushions create fragility. Test downside scenarios before covenants breach.
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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