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You are a banker structuring a ten year, fixed-interest rate CMBS loan on a trophy office tower in the Plaza District of Manhattan worth $100MM. The borrower is pushing for a first mortgage of 80% loan-to-value. To make it work, you decide to divide the whole loan into a 65% LTV 'A Note' that will be sold in a CMBS Securitization and a B-Note for the remainder of the whole loan that will be placed with an office property REIT investor seeking higher risk / higher investment yields.
(a) On an LTV basis, the B Note represents leverage points from ____% LTV to ____%LTV
(b) The 10-year swap interest rate is 2.77% and, for the whole loan, you want to price in a spread or margin over the swap rate of 183 basis points. What is the overall interest rate coupon you'll quote for the whole loan (ie the loan as a whole, in its entirety)? ______%
(c) If you think you can sell the 10-year A Note into a securitization at an interest rate of 10 year Swaps + 115 bps, what will the interest rate be on the B Note assuming the whole loan interest rate is 10 Year Swaps + 183 bps?
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