Fixed Rate Debt
Fixed Rate debt refers to a form of financing where the interest rate used to calculate the interest due in each period is constant (i.e. does not change). This is in contrast to Floating Rate debt, where the interest rate does change periodically.
The interest rate on a Fixed Rate loan is set (i.e. locked) upon origination of the loan. The interest rate is generally determined by taking some benchmark rate (e.g. Government bonds), and adding a premium to that rate to arrive at the fixed annual interest rate.
So for instance, imagine a lender is pricing a 10-yr fixed rate loan using the 10-yr UST as the benchmark. Furthermore, imagine the lender quotes the rate at 150 bps over the 10-yr UST. At the time of the rate lock, the lender will take the yield on the 10-yr UST at that moment (e.g. 1.60%) and will add the agreed upon premium (e.g. 150 bps or 1.50%) to arrive at the fixed interest rate (e.g. 1.60% + 1.50% = 3.10%).
Putting “Fixed Rate Debt” in Context
The Santos Family has owned Madison Plaza Tower, a 45-story, 800,000 square foot Class A office building in the heart of Manhattan’s Central Business District (CBD), for over 30 years. The building has been a consistent performer with a high occupancy rate, long-term creditworthy tenants, and stable cash flow. In 2024, the family decides to refinance an existing loan that was taken out a decade earlier. Their goal is to lock in favorable, long-term financing to ensure stable debt service payments over the next 10 years.
The Santos Family approaches Phoenix Life Insurance, a well-known provider of long-term, fixed-rate debt. Phoenix Life specializes in offering fixed-rate loans, which align well with their own long-term liabilities, such as life insurance policies and annuities. The family is offered a 10-year fixed rate loan that is priced based on a spread of 220 basis points (bps) over the 10-year U.S. Treasury yield (UST).
At the time of refinancing, the 10-year UST yield is 3.50%. Phoenix Life’s pricing mechanism adds a 220 bps premium to this benchmark rate, resulting in a fixed interest rate of 5.70% for the loan (3.50% + 2.20% = 5.70%). This fixed interest rate will remain unchanged for the entire 10-year loan term, regardless of fluctuations in interest rates during that period.
Why Fixed Rate Debt?
For the Santos Family, opting for fixed-rate debt is a strategic move. Given the building’s stable cash flow and their long-term ownership horizon, locking in a fixed rate offers predictability in debt service payments. This is crucial for long-term planning, as it allows the family to avoid the risk of rising interest rates that would otherwise come with a floating rate loan. The fixed-rate loan enables the family to focus on managing their asset without the need to constantly hedge against interest rate volatility.
For Phoenix Life Insurance, providing fixed-rate debt aligns with their investment strategy. As a life insurance company, they have long-term liabilities in the form of life insurance policies and annuities. By offering a fixed-rate loan, they can match the fixed interest income from the loan with their long-term obligations, helping to manage their balance sheet more effectively.
The Financial Implications
Let’s consider the financial details for the Santos Family. The Madison Plaza Tower generates a net operating income (NOI) of $10 million annually. With the new 10-year loan from Phoenix Life, they will finance $100 million of the property’s value. Assuming interest-only payments for simplicity, the family will pay 5.70% annually in interest, which equals:
Annual Interest Payment = $100 million × 5.70% = $5.7 million
This payment is fixed for the entire loan term, allowing the Santos Family to comfortably manage debt service with an ample coverage ratio, given their $10 million NOI.
The fixed-rate loan also ensures that the family won’t face unexpected increases in interest expenses due to rising market rates, which could erode their cash flow and overall return on investment. In this case, fixed-rate debt provides long-term financial stability for both the borrower and the lender.
Conclusion
The Santos Family’s decision to refinance with a fixed-rate loan from Phoenix Life Insurance offers them predictability and stability in managing their iconic office tower. The long-term fixed rate allows them to secure affordable debt and avoid potential market volatility, while Phoenix Life benefits from a reliable, steady income stream that matches its own long-term liabilities.
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