Rate Index

How the Rate Index Works

A commercial mortgage interest rate is typically comprised of two distinct parts: the Index and the Margin (also known as the spread). The relationship is expressed through the following formula:

Index + Margin = Fully Indexed Rate

• The Index: This is the variable portion of the rate that moves up or down based on market forces.
• The Margin: This is a fixed percentage added by the lender to cover overhead, risk, and profit. While the index changes over time, the margin usually remains constant for the life of the loan.

Commonly Used Rate Indices

Lenders select specific indices based on the type of commercial property, the length of the loan, and the specific loan product. The most common include:

• SOFR (Secured Overnight Financing Rate): The current primary benchmark for many floating-rate commercial loans, which replaced the now-defunct LIBOR. It is based on transactions in the Treasury repurchase market.
• U.S. Treasury Yields (CMT): Often used for fixed-rate or "hybrid" commercial mortgages, these indices are based on the yields of U.S. Treasury securities (such as the 5-year or 10-year Note).
• Prime Rate: The interest rate that commercial banks charge their most creditworthy corporate customers. It is often used for smaller commercial lines of credit or construction loans.
• Cost of Funds Index (COFI): A regional average of interest expenses incurred by financial institutions, though this is less common in modern commercial lending than SOFR or Treasuries.

The Impact on Borrowers

The choice of a Rate Index significantly impacts the borrower's debt service obligations. If the index rises, the monthly mortgage payment increases; if the index falls, the payment decreases. For this reason, many commercial borrowers using index-based loans will purchase interest rate caps or swaps to hedge against the risk of the index rising beyond a certain threshold.

When evaluating a commercial loan commitment, it is vital for the borrower to understand which index is being used, how frequently that index is adjusted (e.g., monthly or annually), and the historical volatility of that specific benchmark.