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Portfolio Debt Stack Calculator
Portfolio-level debt metrics drive institutional underwriting and refi planning.
Weighted avg rate
0.06%
Total portfolio debt
$185,000,000
Portfolio LTV
0.7%
How the math works
Weighted rate = Σ(balance × rate) ÷ total. LTV = total debt ÷ portfolio value.
$100M × 5.5% + $60M × 6.75% + $25M × 9.5% = $11.925M weighted int. / $185M = 6.45% weighted rate. $185M/$275M = 67% LTV.
How to Use
- Enter agency debt balance, rate, maturity.
- Enter bank debt balance, rate, maturity.
- Enter bridge debt balance, rate, maturity.
- Enter total portfolio value.
- Read weighted metrics.
Frequently Asked Questions
Why manage the portfolio debt stack?
Portfolio-level debt metrics (not just single-asset) drive LP reporting, lender relationships, and refinance strategy. Weighted average interest rate shows true cost of capital. Weighted maturity shows refinance risk concentration. Weighted LTV shows deleveraging trajectory. Institutional sponsors manage this actively — staggering maturities, diversifying lender relationships, balancing fixed/floating exposure. Amateur sponsors manage debt asset-by-asset and miss portfolio opportunities.
What's a healthy stack?
Weighted avg rate vs benchmark: should be within 50-100 bps of 10-year Treasury + asset-class spread. Weighted maturity: should be staggered with no single year >25% of maturities. Fixed/floating mix: 40-70% fixed for most stabilized; 30-50% fixed for value-add. Lender concentration: no single lender >30% of stack. Portfolio LTV: 50-65% for stabilized, 65-75% for value-add. Deviation from these ranges suggests intervention needed.
How to manage refinance risk?
Map maturities by year. Flag any year with >25% of stack maturing. Refinance 12-18 months early if rate environment favorable. Stagger by diversifying deal-timing not just asset-by-asset. Build relationships with 4-8 lenders (agency, bank, life co, debt fund, CMBS) — single-lender concentration is portfolio risk. Consider proactive refinance to stagger rather than waiting for maturity walls. Institutional sponsors commit 50-150 bps annually to this process.
How does capital markets team structure?
Sponsor has internal capital markets desk. Quarterly pipeline review: upcoming maturities, refinance candidates, sale candidates, cash-out opportunities. Lender scorecard: rate offered, execution speed, flexibility, documentation, relationship value. Portfolio LTV dashboard tracked monthly. Annual 'debt stack strategic review' with CEO/CFO. Small portfolios outsource to experienced real estate investment bankers or boutique advisors for same analysis.
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