Debt Sizing
Compare 5 term sheets in 10 minutes. DSCR, debt yield, LTV — sized to actual constraints, not guesses.
A lender sends a term sheet. Your analyst builds a debt schedule, sizes to DSCR, checks LTV, runs the debt yield. Then another term sheet arrives. And another. Each one is a separate model, a separate set of assumptions, a separate afternoon. The comparison spreadsheet is always out of date.
Upload term sheets into the Data Room. Describe the deal economics in chat and Apers sizes against every constraint — DSCR, LTV, debt yield — across multiple term sheets simultaneously. Approve the output, open it in Google Sheets, and save the finished comparison to your Library. Five lenders compared in ten minutes, not five afternoons.
Four Steps to Sized Debt
Describe the deal
Enter the property economics — NOI, purchase price, target leverage — in the chat. Upload term sheets to the Data Room for Apers to parse automatically.
Apers sizes each structure
Every term sheet is sized to the binding constraint — DSCR, LTV, or debt yield — with amortization, IO periods, and prepayment provisions modeled in parallel.
Review and approve
Before writing a single cell, Apers shows its plan. Approve the comparison, reject with feedback, or attach a Playbook to filter against your investment criteria.
Export and share
The finished comparison opens in Google Sheets with full formula transparency. Save to your Library for future reference or download as .xlsx.
Multi-Metric Sizing
DSCR, LTV, debt yield — size to the binding constraint across construction, bridge, and permanent debt. The system finds what governs.
Side-by-Side Term Sheets
Multiple lenders, multiple structures — compared on the same basis. Interest-only periods, amortization, prepayment provisions all modeled.
Full Capital Stack
Senior, mezzanine, preferred equity, C-PACE — model the complete capital structure with intercreditor mechanics and blended cost of capital.
Approve Every Step
Apers shows its plan before writing a single cell — which constraints it will size to, which assumptions it will use, and what formulas it will write. Approve one change at a time or switch to Fast Mode.
Google Sheets + Library
The finished comparison lives in Google Sheets with full version history and formula transparency. Save to your Library, download as .xlsx, or share a link with your capital markets team.
Models
Frequently Asked Questions
How does Apers size debt against multiple constraints?
Apers sizes each term sheet to DSCR, LTV, and debt yield constraints simultaneously, then identifies the binding constraint that determines maximum proceeds. The XL-2 engine builds the full debt schedule with amortization, coverage ratios, and proceeds comparison.
Can Apers compare multiple lender term sheets?
Yes. Upload all term sheets into the Data Room and Apers models each one on the same basis — rate, proceeds, coverage, and constraint analysis — in a single comparison view. Changes to deal economics flow through every term sheet simultaneously.
What documents do I need for debt sizing?
Upload lender term sheets and your property financials (T-12, rent roll, operating budget) to the Data Room. The UDPE engine reads scanned PDFs, native spreadsheets, and other common formats.
How does Apers handle DSCR calculations?
Apers calculates DSCR using your actual NOI and the debt service terms from each term sheet. It sizes to your minimum coverage requirement, shows the binding constraint, and adjusts proceeds accordingly. Every calculation is traced to source data.
Can I adjust assumptions and re-run the debt sizing?
Yes. Change any input — NOI, rate, amortization, coverage requirement — and every term sheet comparison updates automatically. You can also run scenarios in parallel sub-chats to test different rate environments or operating assumptions.