Obviously an interest rate is being charged, but lenders make origination fees, the timing of payments can vary, etc. Is IRR the metric used on the debt side to value the cash flows coming in and out vis a vis fees, interest payments, and loan disbursements? How is the profitability of a loan measured/compared with other loans, other than interest rate?
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IRR - like you said, need to factor in the returns that include the origination fee, exit fee, servicing fee, etc. Some lenders (my shop does this) will use a note-on-note financing/leveraged financing structure where up to 75% of the loan will be farmed out to a 3rd party LOC provider at a lower spread to leverage the overall return. For development financing we will also use the Debt Yield (Stabilized NOI/Loan Amount) as a return metric.
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