1pt usually corresponds to 1/8th in rate

Principal $500,000
Less Points 3 points $15,000
Net Cash to Borrower $485,000
Rate 4.50%
Years 30
PMT $2,533.43

Calculate the Effective Yield or IRR

Yield per Month 0.3968%
Per Year 4.7618%

FV $455,789.59
Years left 5

What is the effective yield

EY 0.463% <<< Fix this
5.56% <<< Fix this
10/30 commercial mortgage
Loan $12,500,000
Term 10
Amortization 30
Rate 6%

PMT $74,943.82
FV (Bullet Pmt) $10,460,715.62

Most commonly, the borrower will just refinance because it's unlikely they'll be able to pay the bullet pmt
Can do cash out refi if equity is built up
Generally, there will be a term element in commercial real estate
Principal $100,000.00
Interest 6%
Years 30

Payment Interest Principal Remaining Balance

0 $100,000.00
1 $599.55 $500.00 $99.55 $99,900.45
2 $599.55 $499.50 $100.05 $99,800.40
3 $599.55 $499.00 $100.55 $99,699.85
4 $599.55 $498.50 $101.05 $99,598.80
5 $599.55 $497.99 $101.56 $99,497.24
6 $599.55 $497.49 $102.06 $99,395.18
7 $599.55 $496.98 $102.57 $99,292.61
8 $599.55 $496.46 $103.09 $99,189.52
9 $599.55 $495.95 $103.60 $99,085.92
10 $599.55 $495.43 $104.12 $98,981.79
11 $599.55 $494.91 $104.64 $98,877.15
12 $599.55 $494.39 $105.16 $98,771.99
13 $599.55 $493.86 $105.69 $98,666.30
14 $599.55 $493.33 $106.22 $98,560.08
15 $599.55 $492.80 $106.75 $98,453.33
16 $599.55 $492.27 $107.28 $98,346.04
17 $599.55 $491.73 $107.82 $98,238.22
18 $599.55 $491.19 $108.36 $98,129.86
19 $599.55 $490.65 $108.90 $98,020.96
20 $599.55 $490.10 $109.45 $97,911.52
21 $599.55 $489.56 $109.99 $97,801.53
22 $599.55 $489.01 $110.54 $97,690.98
23 $599.55 $488.45 $111.10 $97,579.89
24 $599.55 $487.90 $111.65 $97,468.24
25 $599.55 $487.34 $112.21 $97,356.03
26 $599.55 $486.78 $112.77 $97,243.26
27 $599.55 $486.22 $113.33 $97,129.92
28 $599.55 $485.65 $113.90 $97,016.02
29 $599.55 $485.08 $114.47 $96,901.55
30 $599.55 $484.51 $115.04 $96,786.51
31 $599.55 $483.93 $115.62 $96,670.89
32 $599.55 $483.35 $116.20 $96,554.69
33 $599.55 $482.77 $116.78 $96,437.92
34 $599.55 $482.19 $117.36 $96,320.56
35 $599.55 $481.60 $117.95 $96,202.61
36 $599.55 $481.01 $118.54 $96,084.07
37 $599.55 $480.42 $119.13 $95,964.94
38 $599.55 $479.82 $119.73 $95,845.21
39 $599.55 $479.23 $120.32 $95,724.89
40 $599.55 $478.62 $120.93 $95,603.96
41 $599.55 $478.02 $121.53 $95,482.43
42 $599.55 $477.41 $122.14 $95,360.29
43 $599.55 $476.80 $122.75 $95,237.55
44 $599.55 $476.19 $123.36 $95,114.18
45 $599.55 $475.57 $123.98 $94,990.20
46 $599.55 $474.95 $124.60 $94,865.60
47 $599.55 $474.33 $125.22 $94,740.38
48 $599.55 $473.70 $125.85 $94,614.53
49 $599.55 $473.07 $126.48 $94,488.05
50 $599.55 $472.44 $127.11 $94,360.94
51 $599.55 $471.80 $127.75 $94,233.20
52 $599.55 $471.17 $128.38 $94,104.81
53 $599.55 $470.52 $129.03 $93,975.79
54 $599.55 $469.88 $129.67 $93,846.12
55 $599.55 $469.23 $130.32 $93,715.80
56 $599.55 $468.58 $130.97 $93,584.82
57 $599.55 $467.92 $131.63 $93,453.20
58 $599.55 $467.27 $132.28 $93,320.91
59 $599.55 $466.60 $132.95 $93,187.97
60 $599.55 $465.94 $133.61 $93,054.36
61 $599.55 $465.27 $134.28 $92,920.08
62 $599.55 $464.60 $134.95 $92,785.13
63 $599.55 $463.93 $135.62 $92,649.50
64 $599.55 $463.25 $136.30 $92,513.20
65 $599.55 $462.57 $136.98 $92,376.22
66 $599.55 $461.88 $137.67 $92,238.55
67 $599.55 $461.19 $138.36 $92,100.19
68 $599.55 $460.50 $139.05 $91,961.14
69 $599.55 $459.81 $139.74 $91,821.39
70 $599.55 $459.11 $140.44 $91,680.95
71 $599.55 $458.40 $141.15 $91,539.80
72 $599.55 $457.70 $141.85 $91,397.95
73 $599.55 $456.99 $142.56 $91,255.39
74 $599.55 $456.28 $143.27 $91,112.12
75 $599.55 $455.56 $143.99 $90,968.13
76 $599.55 $454.84 $144.71 $90,823.42
77 $599.55 $454.12 $145.43 $90,677.99
78 $599.55 $453.39 $146.16 $90,531.82
79 $599.55 $452.66 $146.89 $90,384.93
80 $599.55 $451.92 $147.63 $90,237.31
 81 $599.55 $451.19 $148.36 $90,088.94
82 $599.55 $450.44 $149.11 $89,939.84
83 $599.55 $449.70 $149.85 $89,789.99
84 $599.55 $448.95 $150.60 $89,639.39
85 $599.55 $448.20 $151.35 $89,488.03
86 $599.55 $447.44 $152.11 $89,335.92
87 $599.55 $446.68 $152.87 $89,183.05
88 $599.55 $445.92 $153.64 $89,029.42
89 $599.55 $445.15 $154.40 $88,875.01
90 $599.55 $444.38 $155.18 $88,719.84
91 $599.55 $443.60 $155.95 $88,563.89
92 $599.55 $442.82 $156.73 $88,407.15
93 $599.55 $442.04 $157.51 $88,249.64
94 $599.55 $441.25 $158.30 $88,091.34
95 $599.55 $440.46 $159.09 $87,932.24
96 $599.55 $439.66 $159.89 $87,772.35
97 $599.55 $438.86 $160.69 $87,611.67
98 $599.55 $438.06 $161.49 $87,450.17
99 $599.55 $437.25 $162.30 $87,287.87
100 $599.55 $436.44 $163.11 $87,124.76
101 $599.55 $435.62 $163.93 $86,960.84
102 $599.55 $434.80 $164.75 $86,796.09
103 $599.55 $433.98 $165.57 $86,630.52
104 $599.55 $433.15 $166.40 $86,464.12
105 $599.55 $432.32 $167.23 $86,296.89
106 $599.55 $431.48 $168.07 $86,128.83
107 $599.55 $430.64 $168.91 $85,959.92
108 $599.55 $429.80 $169.75 $85,790.17
109 $599.55 $428.95 $170.60 $85,619.57
110 $599.55 $428.10 $171.45 $85,448.12
111 $599.55 $427.24 $172.31 $85,275.81
112 $599.55 $426.38 $173.17 $85,102.63
113 $599.55 $425.51 $174.04 $84,928.60
114 $599.55 $424.64 $174.91 $84,753.69
115 $599.55 $423.77 $175.78 $84,577.91
116 $599.55 $422.89 $176.66 $84,401.25
117 $599.55 $422.01 $177.54 $84,223.70
118 $599.55 $421.12 $178.43 $84,045.27
119 $599.55 $420.23 $179.32 $83,865.95
120 $599.55 $419.33 $180.22 $83,685.72
121 $599.55 $418.43 $181.12 $83,504.60
122 $599.55 $417.52 $182.03 $83,322.58
123 $599.55 $416.61 $182.94 $83,139.64
124 $599.55 $415.70 $183.85 $82,955.79
125 $599.55 $414.78 $184.77 $82,771.01
126 $599.55 $413.86 $185.70 $82,585.32
127 $599.55 $412.93 $186.62 $82,398.69
128 $599.55 $411.99 $187.56 $82,211.14
129 $599.55 $411.06 $188.49 $82,022.64
130 $599.55 $410.11 $189.44 $81,833.21
131 $599.55 $409.17 $190.38 $81,642.82
132 $599.55 $408.21 $191.34 $81,451.48
133 $599.55 $407.26 $192.29 $81,259.19
134 $599.55 $406.30 $193.25 $81,065.94
135 $599.55 $405.33 $194.22 $80,871.72
136 $599.55 $404.36 $195.19 $80,676.52
137 $599.55 $403.38 $196.17 $80,480.36
138 $599.55 $402.40 $197.15 $80,283.21
139 $599.55 $401.42 $198.13 $80,085.07
140 $599.55 $400.43 $199.13 $79,885.95
141 $599.55 $399.43 $200.12 $79,685.83
142 $599.55 $398.43 $201.12 $79,484.71
143 $599.55 $397.42 $202.13 $79,282.58
144 $599.55 $396.41 $203.14 $79,079.44
145 $599.55 $395.40 $204.15 $78,875.29
146 $599.55 $394.38 $205.17 $78,670.11
147 $599.55 $393.35 $206.20 $78,463.91
148 $599.55 $392.32 $207.23 $78,256.68
149 $599.55 $391.28 $208.27 $78,048.42
150 $599.55 $390.24 $209.31 $77,839.11
151 $599.55 $389.20 $210.35 $77,628.75
152 $599.55 $388.14 $211.41 $77,417.35
153 $599.55 $387.09 $212.46 $77,204.88
154 $599.55 $386.02 $213.53 $76,991.36
155 $599.55 $384.96 $214.59 $76,776.76
156 $599.55 $383.88 $215.67 $76,561.09
157 $599.55 $382.81 $216.75 $76,344.35
158 $599.55 $381.72 $217.83 $76,126.52
159 $599.55 $380.63 $218.92 $75,907.60
160 $599.55 $379.54 $220.01 $75,687.59
161 $599.55 $378.44 $221.11 $75,466.48
162 $599.55 $377.33 $222.22 $75,244.26
163 $599.55 $376.22 $223.33 $75,020.93
164 $599.55 $375.10 $224.45 $74,796.48
165 $599.55 $373.98 $225.57 $74,570.92
166 $599.55 $372.85 $226.70 $74,344.22
167 $599.55 $371.72 $227.83 $74,116.39
168 $599.55 $370.58 $228.97 $73,887.42
169 $599.55 $369.44 $230.11 $73,657.31
170 $599.55 $368.29 $231.26 $73,426.05
171 $599.55 $367.13 $232.42 $73,193.63
172 $599.55 $365.97 $233.58 $72,960.04
173 $599.55 $364.80 $234.75 $72,725.29
174 $599.55 $363.63 $235.92 $72,489.37
175 $599.55 $362.45 $237.10 $72,252.26
176 $599.55 $361.26 $238.29 $72,013.98
177 $599.55 $360.07 $239.48 $71,774.49
178 $599.55 $358.87 $240.68 $71,533.82
179 $599.55 $357.67 $241.88 $71,291.94
180 $599.55 $356.46 $243.09 $71,048.84
181 $599.55 $355.24 $244.31 $70,804.54
182 $599.55 $354.02 $245.53 $70,559.01
183 $599.55 $352.80 $246.76 $70,312.25
184 $599.55 $351.56 $247.99 $70,064.27
185 $599.55 $350.32 $249.23 $69,815.04
186 $599.55 $349.08 $250.48 $69,564.56
187 $599.55 $347.82 $251.73 $69,312.83
188 $599.55 $346.56 $252.99 $69,059.85
189 $599.55 $345.30 $254.25 $68,805.60
190 $599.55 $344.03 $255.52 $68,550.07
191 $599.55 $342.75 $256.80 $68,293.27
192 $599.55 $341.47 $258.08 $68,035.19
193 $599.55 $340.18 $259.37 $67,775.81
194 $599.55 $338.88 $260.67 $67,515.14
195 $599.55 $337.58 $261.97 $67,253.17
196 $599.55 $336.27 $263.28 $66,989.88
197 $599.55 $334.95 $264.60 $66,725.28
198 $599.55 $333.63 $265.92 $66,459.36
199 $599.55 $332.30 $267.25 $66,192.10
200 $599.55 $330.96 $268.59 $65,923.51
201 $599.55 $329.62 $269.93 $65,653.58
202 $599.55 $328.27 $271.28 $65,382.30
203 $599.55 $326.91 $272.64 $65,109.66
204 $599.55 $325.55 $274.00 $64,835.66
205 $599.55 $324.18 $275.37 $64,560.29
206 $599.55 $322.80 $276.75 $64,283.54
207 $599.55 $321.42 $278.13 $64,005.40
208 $599.55 $320.03 $279.52 $63,725.88
209 $599.55 $318.63 $280.92 $63,444.96
210 $599.55 $317.22 $282.33 $63,162.63
211 $599.55 $315.81 $283.74 $62,878.90
212 $599.55 $314.39 $285.16 $62,593.74
213 $599.55 $312.97 $286.58 $62,307.16
214 $599.55 $311.54 $288.01 $62,019.14
215 $599.55 $310.10 $289.45 $61,729.69
216 $599.55 $308.65 $290.90 $61,438.79
217 $599.55 $307.19 $292.36 $61,146.43
218 $599.55 $305.73 $293.82 $60,852.61
219 $599.55 $304.26 $295.29 $60,557.32
220 $599.55 $302.79 $296.76 $60,260.56
221 $599.55 $301.30 $298.25 $59,962.31
222 $599.55 $299.81 $299.74 $59,662.57
223 $599.55 $298.31 $301.24 $59,361.34
224 $599.55 $296.81 $302.74 $59,058.59
225 $599.55 $295.29 $304.26 $58,754.33
226 $599.55 $293.77 $305.78 $58,448.56
227 $599.55 $292.24 $307.31 $58,141.25
228 $599.55 $290.71 $308.84 $57,832.40
229 $599.55 $289.16 $310.39 $57,522.01
230 $599.55 $287.61 $311.94 $57,210.07
231 $599.55 $286.05 $313.50 $56,896.57
232 $599.55 $284.48 $315.07 $56,581.51
233 $599.55 $282.91 $316.64 $56,264.86
234 $599.55 $281.32 $318.23 $55,946.64
235 $599.55 $279.73 $319.82 $55,626.82
236 $599.55 $278.13 $321.42 $55,305.40
237 $599.55 $276.53 $323.02 $54,982.38
238 $599.55 $274.91 $324.64 $54,657.74
239 $599.55 $273.29 $326.26 $54,331.48
240 $599.55 $271.66 $327.89 $54,003.59
241 $599.55 $270.02 $329.53 $53,674.05
242 $599.55 $268.37 $331.18 $53,342.87
243 $599.55 $266.71 $332.84 $53,010.04
244 $599.55 $265.05 $334.50 $52,675.54
245 $599.55 $263.38 $336.17 $52,339.36
246 $599.55 $261.70 $337.85 $52,001.51
247 $599.55 $260.01 $339.54 $51,661.97
248 $599.55 $258.31 $341.24 $51,320.73
249 $599.55 $256.60 $342.95 $50,977.78
250 $599.55 $254.89 $344.66 $50,633.12
251 $599.55 $253.17 $346.38 $50,286.73
252 $599.55 $251.43 $348.12 $49,938.62
253 $599.55 $249.69 $349.86 $49,588.76
254 $599.55 $247.94 $351.61 $49,237.15
255 $599.55 $246.19 $353.36 $48,883.79
256 $599.55 $244.42 $355.13 $48,528.66
257 $599.55 $242.64 $356.91 $48,171.75
258 $599.55 $240.86 $358.69 $47,813.06
259 $599.55 $239.07 $360.49 $47,452.57
260 $599.55 $237.26 $362.29 $47,090.28
261 $599.55 $235.45 $364.10 $46,726.18
262 $599.55 $233.63 $365.92 $46,360.27
263 $599.55 $231.80 $367.75 $45,992.52
264 $599.55 $229.96 $369.59 $45,622.93
265 $599.55 $228.11 $371.44 $45,251.49
266 $599.55 $226.26 $373.29 $44,878.20
267 $599.55 $224.39 $375.16 $44,503.04
268 $599.55 $222.52 $377.04 $44,126.00
269 $599.55 $220.63 $378.92 $43,747.08
270 $599.55 $218.74 $380.82 $43,366.27
271 $599.55 $216.83 $382.72 $42,983.55
272 $599.55 $214.92 $384.63 $42,598.92
273 $599.55 $212.99 $386.56 $42,212.36
274 $599.55 $211.06 $388.49 $41,823.87
275 $599.55 $209.12 $390.43 $41,433.44
276 $599.55 $207.17 $392.38 $41,041.06
277 $599.55 $205.21 $394.35 $40,646.71
278 $599.55 $203.23 $396.32 $40,250.40
279 $599.55 $201.25 $398.30 $39,852.10
280 $599.55 $199.26 $400.29 $39,451.81
281 $599.55 $197.26 $402.29 $39,049.52
282 $599.55 $195.25 $404.30 $38,645.21
283 $599.55 $193.23 $406.32 $38,238.89
284 $599.55 $191.19 $408.36 $37,830.53
285 $599.55 $189.15 $410.40 $37,420.13
286 $599.55 $187.10 $412.45 $37,007.68
287 $599.55 $185.04 $414.51 $36,593.17
288 $599.55 $182.97 $416.58 $36,176.59
289 $599.55 $180.88 $418.67 $35,757.92
290 $599.55 $178.79 $420.76 $35,337.16
291 $599.55 $176.69 $422.86 $34,914.29
292 $599.55 $174.57 $424.98 $34,489.31
293 $599.55 $172.45 $427.10 $34,062.21
294 $599.55 $170.31 $429.24 $33,632.97
295 $599.55 $168.16 $431.39 $33,201.59
296 $599.55 $166.01 $433.54 $32,768.04
297 $599.55 $163.84 $435.71 $32,332.33
298 $599.55 $161.66 $437.89 $31,894.44
299 $599.55 $159.47 $440.08 $31,454.37
300 $599.55 $157.27 $442.28 $31,012.09
301 $599.55 $155.06 $444.49 $30,567.60
302 $599.55 $152.84 $446.71 $30,120.88
303 $599.55 $150.60 $448.95 $29,671.94
304 $599.55 $148.36 $451.19 $29,220.75
305 $599.55 $146.10 $453.45 $28,767.30
306 $599.55 $143.84 $455.71 $28,311.59
307 $599.55 $141.56 $457.99 $27,853.59
308 $599.55 $139.27 $460.28 $27,393.31
309 $599.55 $136.97 $462.58 $26,930.73
310 $599.55 $134.65 $464.90 $26,465.83
311 $599.55 $132.33 $467.22 $25,998.61
312 $599.55 $129.99 $469.56 $25,529.05
313 $599.55 $127.65 $471.91 $25,057.15
314 $599.55 $125.29 $474.26 $24,582.88
315 $599.55 $122.91 $476.64 $24,106.25
316 $599.55 $120.53 $479.02 $23,627.23
317 $599.55 $118.14 $481.41 $23,145.81
318 $599.55 $115.73 $483.82 $22,661.99
319 $599.55 $113.31 $486.24 $22,175.75
320 $599.55 $110.88 $488.67 $21,687.08
321 $599.55 $108.44 $491.12 $21,195.96
322 $599.55 $105.98 $493.57 $20,702.39
323 $599.55 $103.51 $496.04 $20,206.35
324 $599.55 $101.03 $498.52 $19,707.84
325 $599.55 $98.54 $501.01 $19,206.82
326 $599.55 $96.03 $503.52 $18,703.31
327 $599.55 $93.52 $506.03 $18,197.27
328 $599.55 $90.99 $508.56 $17,688.71
329 $599.55 $88.44 $511.11 $17,177.60
330 $599.55 $85.89 $513.66 $16,663.94
331 $599.55 $83.32 $516.23 $16,147.71
332 $599.55 $80.74 $518.81 $15,628.90
333 $599.55 $78.14 $521.41 $15,107.49
334 $599.55 $75.54 $524.01 $14,583.48
335 $599.55 $72.92 $526.63 $14,056.84
336 $599.55 $70.28 $529.27 $13,527.58
337 $599.55 $67.64 $531.91 $12,995.67
338 $599.55 $64.98 $534.57 $12,461.09
339 $599.55 $62.31 $537.25 $11,923.85
340 $599.55 $59.62 $539.93 $11,383.92
341 $599.55 $56.92 $542.63 $10,841.29
342 $599.55 $54.21 $545.34 $10,295.94
343 $599.55 $51.48 $548.07 $9,747.87
344 $599.55 $48.74 $550.81 $9,197.06
345 $599.55 $45.99 $553.57 $8,643.49
346 $599.55 $43.22 $556.33 $8,087.16
347 $599.55 $40.44 $559.11 $7,528.05
348 $599.55 $37.64 $561.91 $6,966.14
349 $599.55 $34.83 $564.72 $6,401.42
350 $599.55 $32.01 $567.54 $5,833.87
351 $599.55 $29.17 $570.38 $5,263.49
352 $599.55 $26.32 $573.23 $4,690.26
353 $599.55 $23.45 $576.10 $4,114.16
354 $599.55 $20.57 $578.98 $3,535.18
355 $599.55 $17.68 $581.87 $2,953.31
356 $599.55 $14.77 $584.78 $2,368.52
357 $599.55 $11.84 $587.71 $1,780.81
358 $599.55 $8.90 $590.65 $1,190.17
359 $599.55 $5.95 $593.60 $596.57
360 $599.55 $2.98 $596.57 ($0.00)
 $100,000
30
6%
$599.55

N 360
INT 6.000%
PV $100,000
PMT $599.55

Estimate Balance at any time

FV $83,685.72
Years Elapsed 10
PV $83,685.72