To all the lenders/analysts at banks, lifecos, debt funds, etc. -- What are some of the various risks you look for at an asset level when evaluating a loan application? Thanks
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Not sure what exactly you're asking but you would want to at least look at the below and structure around issues if possible. For example, if there is heavy roll in the year 3 of the loan term you would want to try to sweep cash for a TI/LC reserve.
Asset level (not including DD or sponsor):
-New supply, tenant rollover, tenant credit, loan basis PSF, quality of market and submarket and MSA trend
-debt metrics: internal DY and DSCR requirements, LTV/LTC thresholds
-Sensitivities: breakeven rent, breakeven occupancy, loan payoff /takeout sensitivity (rate increase, estimated DSCR at maturity, estimated LTV/LTC at loan maturity, etc.)
Hi, to calculate breakeven occupancy, is the formula total expenses plus total debt service and divide it by total potential rental income? Is there any other way you calculate it? Thank you!
Breakeven occupancy is the occupancy level in which (Income - Expenses - Debt Service) is positive. "Breaking Even," or zero, so to say. Positive cash flow means your debt service coverage is above 1.0, which prevents you from having to tap into any interest reserve or anything of the sort. Plus, positive cash flow is just generally a good thing.
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