Rex says
Money math without the spreadsheet headache. Plug in your numbers and I'll show you exactly where the dollars land.
Try a scenario
Click to load — tweak from there.Inputs
Result
Current blended rate
7.34%
Annual interest savings if refinanced
$1,850
Breakeven period on closing costs
78
Total portfolio balance
$550,000
Current total annual interest
$40,350
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How to use this
- 1Enter loan 1 balance ($).
- 2Enter loan 1 rate (%).
- 3Enter loan 2 balance ($).
- 4Enter loan 2 rate (%).
- 5Enter loan 3 balance ($).
- 6Enter loan 3 rate (%).
- 7Enter proposed blanket refi rate (%).
- 8Enter new loan closing costs ($).
- 9Read your current blended rate on the right — it updates as you type.
- 10Hit Share to keep the scenario or send it to someone.
About this calculator
Investors with several properties financed at different rates and balances often want to know their true blended cost of debt, and whether consolidating into a single portfolio or blanket loan actually saves money once new closing costs are factored in. This calculator takes up to a handful of existing loan balances and rates, computes the weighted-average blended rate across the whole portfolio, and compares the current blended annual interest cost against a proposed new portfolio loan's rate and closing costs to show the breakeven period and dollar savings over your intended hold. Blanket loans and portfolio DSCR products can simplify servicing and sometimes offer a lower rate through economies of scale, but they usually cross-collateralize every property in the pool, meaning a problem with one property can affect your ability to sell or refinance any of them individually — a real structural tradeoff worth weighing against the rate savings this calculator quantifies.
Worked example
Using the values the calculator loads with:
Inputs
- Loan 1 balance: 180000 $
- Loan 1 rate: 7.5 %
- Loan 2 balance: 220000 $
- Loan 2 rate: 6.75 %
- Loan 3 balance: 150000 $
- Loan 3 rate: 8 %
- Proposed blanket refi rate: 7 %
- New loan closing costs: 12000 $
Results
- Current blended rate: 7.34%
- Annual interest savings if refinanced: $1,850
- Breakeven period on closing costs: 78
- Total portfolio balance: $550,000
- Current total annual interest: $40,350
What each field means
Inputs
- Loan 1 balance ($)
- The loan 1 balance used in the calculation, measured in $. Starts at 180000 $ so you have a working example on load.
- Loan 1 rate (%)
- The loan 1 rate used in the calculation, measured in %. Starts at 7.5 % so you have a working example on load. Accepted range: 0–15 %.
- Loan 2 balance ($)
- The loan 2 balance used in the calculation, measured in $. Starts at 220000 $ so you have a working example on load.
- Loan 2 rate (%)
- The loan 2 rate used in the calculation, measured in %. Starts at 6.75 % so you have a working example on load. Accepted range: 0–15 %.
- Loan 3 balance ($)
- The loan 3 balance used in the calculation, measured in $. Starts at 150000 $ so you have a working example on load.
- Loan 3 rate (%)
- The loan 3 rate used in the calculation, measured in %. Starts at 8 % so you have a working example on load. Accepted range: 0–15 %.
- Proposed blanket refi rate (%)
- The proposed blanket refi rate used in the calculation, measured in %. Starts at 7 % so you have a working example on load. Accepted range: 0–15 %.
- New loan closing costs ($)
- The new loan closing costs used in the calculation, measured in $. Starts at 12000 $ so you have a working example on load.
Results
- Current blended rate
- Returned as a percentage and shown as the headline result. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Annual interest savings if refinanced
- Returned as a money amount in US dollars. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Breakeven period on closing costs
- Returned as a whole number. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Total portfolio balance
- Returned as a money amount in US dollars. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
- Current total annual interest
- Returned as a money amount in US dollars. It recalculates instantly whenever you change an input, so you can compare scenarios without reloading.
FAQ
What's the main risk of a blanket/portfolio loan?
Cross-collateralization — all properties in the pool typically secure the entire loan, so selling one property usually requires a partial release (with specific paydown terms in the loan documents) rather than a simple standalone sale, and a default or covenant breach tied to one property can put the whole portfolio at risk.
Does a lower blended rate always justify refinancing?
Only after accounting for closing costs and any prepayment penalties on the existing loans, which is why this calculator computes a breakeven period. If you plan to sell or restructure within that breakeven window, the refi likely doesn't pay for itself despite the lower rate.
Can I include more than three loans in this analysis?
This calculator handles three loans for a quick estimate; for a larger portfolio, sum your total balance and compute a weighted-average rate manually the same way — multiply each balance by its rate, sum those products, and divide by total balance.
Are portfolio loan rates usually better than individual loans?
Sometimes, due to economies of scale and lower per-loan underwriting cost for the lender, but not always — DSCR pricing on individual properties has gotten competitive, and the cross-collateralization risk of a blanket loan is a real cost that a slightly better rate doesn't automatically offset.
Accuracy and limitations
- Results are estimates before tax, fees, and inflation unless an input explicitly covers them.
- Rates are treated as fixed for the whole period — variable-rate products will drift from this projection.
- This is educational maths, not financial advice. Check anything contractual with the lender or your accountant.
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How much cash you pull out (or leave in) on the refinance step.
Hard Money Bridge Loan Total Cost Calculator
Total all-in cost of a short-term hard money or bridge loan, points included.
Cite this calculator
Writing about this topic? Grab a citation — every link helps keep these tools free.
RevenueLab. (2026). Portfolio Refinance Blended Rate Calculator. Retrieved from https://www.revenuelab.fyi/toolbox/portfolio-refinance-blended-rate
<p>Source: <a href="https://www.revenuelab.fyi/toolbox/portfolio-refinance-blended-rate" target="_blank" rel="noopener">Portfolio Refinance Blended Rate Calculator — RevenueLab</a> (2026).</p>
Source: [Portfolio Refinance Blended Rate Calculator — RevenueLab](https://www.revenuelab.fyi/toolbox/portfolio-refinance-blended-rate) (2026).