KBRA Assigns Preliminary Ratings to BBCMS 2019-C3
NEW YORK–(BUSINESS WIRE)–Kroll Bond Rating Agency (KBRA) is pleased to announce the assignment of
Preliminary ratings to 16 classes of BBCMS 2019-C3 (see ratings list
below), a $936.6 million CMBS conduit transaction collateralized by 50
commercial mortgage loans secured by 517 properties.
The collateral properties are located in 39 states and the District of
Columbia, with two states, California (12.9%) and Florida (10.0%)
representing more than 10.0% of the pool balance. The pool has exposure
to all of the major property types, with five types representing 10.0%
or more of the pool balance: office (26.6%), lodging (19.9%),
self-storage (13.4%), retail (12.3%), and Industrial (12.1%). The loans
have principal balances ranging from $2.6 million to $57.2 million for
the largest loan in the pool, SSTII Self Storage Portfolio II (6.1%),
which is secured by 10 SmartStop-branded self-storage facilities that
together comprise 800,961 sf or 6,903 units. The properties are located
in five states within a mix of secondary (41.1% of base rent), and
tertiary (58.9%) markets. The five largest loans, which also include,
Vanguard Portfolio (5.9%), GNL Industrial Portfolio (5.2%), SWVP
Portfolio (4.8%), and Renaissance Fort Lauderdale (4.5%) represent 26.5%
of the initial pool balance, while the top 10 loans represent 45.4%.
KBRA’s analysis of the transaction incorporated our multi-borrower
rating process that begins with our analysts’ evaluation of the
underlying collateral properties’ financial and operating performance,
which determine KBRA’s estimate of sustainable net cash flow (KNCF) and
KBRA value using our U.S.
CMBS Property Evaluation Methodology. On an aggregate basis,
KNCF was 6.3% less than the issuer cash flow. KBRA capitalization rates
were applied to each asset’s KNCF to derive values that were, on an
aggregate basis, 38.4% less than third party appraisal values. The pool
has an in-trust KLTV of 98.6% and an all-in KLTV of 107.3%. The model
deploys rent and occupancy stresses, probability of default regressions,
and loss given default calculations to determine losses for each
collateral loan that are then used to assign our credit ratings.
For complete details on the analysis, please see our pre-sale report, BBCMS
2019-C3 published at www.kbra.com.
The report includes our BBCMS
2019-C3 KBRA Conduit KCAT, an easy to use, Excel-based workbook
that provides the following information:
KBRA Deal Tape – Contains KBRA loan level details for every loan in
the pool, and the ability for users to input adjustments to KNCF and
KBRA Cap Rates and see the related impact on key deal metrics.
KBRA Credit Metrics Comparison Tool – Enables the user to compare the
subject transaction to a user-defined transaction comp set. The
feature provides many of the fields that are included in our CMBS
Monthly Trend Watch publication.
- Excel-based property cash flow statements for the top 20 loans.
To access ratings, reports and disclosures, click here.
Preliminary Ratings Assigned: BBCMS 2019-C3
|Class||Initial Class Balance||Expected KBRA Rating|
1The exact initial certificate balances will not be
determined until final pricing; however, the aggregate initial
certificate balance of the Class A-3 and Class A-4 certificates is
expected to be $573.0 million 2Notional balance.
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About KBRA and KBRA Europe
KBRA is a full-service credit rating agency registered with the U.S.
Securities and Exchange Commission as an NRSRO. In addition, KBRA is
designated as a designated rating organization by the Ontario Securities
Commission for issuers of asset-backed securities to file a short form
prospectus or shelf prospectus. KBRA is also recognized by the National
Association of Insurance Commissioners as a Credit Rating Provider, and
is a certified Credit Rating Agency (CRA) by the European Securities and
Markets Authority (ESMA). Kroll Bond Rating Agency Europe Limited is
registered with ESMA as a CRA.
Parrella, CFA, Associate
Cent Wong, Senior Managing Director
D’Eugenio, Senior Director