Anyone doing debt valuations for a fund NAV calc? Looking to connect with a few folks and share ideas. Aside from the typical perms, I have some bifurcated perm/revolver stuff that I'm trying to value and auditors can't help much - except tell me if I'm outside their band of reasonable. Other maybe basic questions about how to derive a market interest rate. Been doing it for several years now, just trying to make the process and valuation better with things getting more volatile.
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I have a separate valuations team that manages the process, produces the memos, gets committee approval, etc. But I'm the business guy that provides the information and signs off on the models.
What are your questions?
Here are a few on my mind.... (btw, we're a multi-family shop)
Does it matter what type of lender did the loan in question? I usually determine a prevailing interest rate using either agency rates or bank comps depending on who originated the loan. I'm wondering if that matters if either source would be competitive quoting it today. We did a lot of fixed rate bank loans recently where the bank was inside of agency pricing at origination, but now either out of the market or well outside agency pricing. Is it fair to use an agency pricing grid for the prevailing rate for a deal the agency would also do today?
We also have a couple where there's a fixed loan and a revolving line of credit.... My guess is you have to stick with pricing from a program that would do that structure since an agency or life co would not lend alongside a revolver.
For properties with DCRs below a lender's minimum, is there a special premium to the rate, or do you just use a high end of the loan comp range?
For pricing in loan features, is anyone valuing features like a stepped down prepay penalty, or is the valuation just a comparison of interest rates? I usually model premiums and discounts for things like IO and green. I should probably do for affordability too, but haven't evolved to that yet.
Also curious how people get their data. I use email newsletters that offer pricing on a range of terms and pricing tiers. For banks, I'm usually calling 3 or 4 I know, but not aggregating it in a decent way.
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