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Debt Yield Stress Test Calculator
CMBS and life-company lenders use debt yield (NOI ÷ loan) as a rate-independent cushion metric. They size the loan so that even after a 10% NOI haircut, the yield stays above 9-10%. This calculator stresses NOI, computes resulting yield, and sizes the maximum loan that survives the stress test — useful for pre-quoting acquisition financing on stabilized commercial assets.
Lender stress assumption
CMBS often requires 9-10%
Current debt yield
10.00%
Stressed debt yield
9.00%
Max supportable loan
$2,000,000
Stress test result
PASS
Loan paydown to pass
$0
How the math works
Debt yield = NOI / loan amount. Unlike DSCR (which depends on rate and amortization), debt yield gives lenders a rate-independent measure of cushion. CMBS lenders generally require 9-10% minimum even after stressing NOI down 10%.
A property with $180K NOI on a $1.8M loan delivers 10% debt yield. After a 10% NOI stress, the yield drops to 9% — exactly at the floor for most CMBS programs.
How to Use
- Enter stabilized NOI and the lender's NOI haircut (commonly 10%).
- Enter the proposed loan amount and the lender's minimum debt yield.
- Read the stressed debt yield and the maximum loan that satisfies the floor.
Frequently Asked Questions
Why debt yield instead of DSCR?
DSCR depends on the interest rate and amortization. Debt yield depends only on NOI and loan amount, so it gives lenders a clean rate-environment-proof metric.
Typical thresholds?
9% minimum for high-quality multifamily and industrial; 10-11% for office and retail; 12%+ for hospitality. Some bridge lenders use 7-8% during stabilization.
How does this affect proceeds?
If you have $200K NOI and the lender requires 10% debt yield, they cap the loan at $2M regardless of LTV or DSCR — debt yield is often the binding constraint.
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