NEW YORK--(BUSINESS WIRE)--Fitch Ratings has upgraded three classes of J.P. Morgan Chase Commercial Mortgage Securities Corp., series 2006-FL2 and revised the Rating Outlooks on three classes to Stable from Negative. A detailed list of rating actions follows at the end of this release.
KEY RATING DRIVERS
The upgrades are primarily due to sufficient credit enhancement as a result of the full payment of the Marina Village loan since Fitch's last rating action, as well as strong expected recoveries on the remaining Fitch-rated debt given the low leverage point. The upgrades are limited to 'Asf' at this time as the sole remaining loan is a real estate owned (REO) asset that remains in special servicing; the timing on resolution remains uncertain.
The 1111 Marcus Avenue loan is secured by a condominium interest in an office complex (the complex consists of two separate condo interests) consisting of five office buildings in New Hyde Park, NY. The collateral consists of 920,059 square feet [sq] (Condo Unit 1). The property became REO in May 2014 through a deed in lieu of foreclosure after the borrower failed to pay off the loan at maturity.
As of year-end (YE) 2014, the property was 75% occupied, compared to 73% at YE2013, 64.6% at YE2012, and 79% at issuance. As reported by the special servicer, CT Investment Management, a major tenant at the property which occupies about 100k sf of space will relocate when its lease expires in April 2018. The property cash flow is expected to be affected significantly once the tenant vacates. Fitch's analysis has taken this impact into consideration.
RATING SENSITIVITIES
The outlooks have been revised to Stable from Negative as there is less uncertainty on ultimate recovery prospects. Future rating actions could occur on the lower rated bonds should the value on the remaining collateral mover significantly higher or lower than current expectations.
The transaction continues to pay down due to the diversion of interest payments from junior participant interest in order to pay down senior note interests as a result of the loan default. The special servicer is working to lease up and stabilize the property to bring up the property value.
Fitch has upgraded the following ratings and revised Outlooks as indicated:
--$6.6 million class E to 'Asf' from 'BBB-sf'; Outlook to Stable from Negative;
--$11.2 million class F to 'BBB-sf' from 'BBsf'; Outlook to Stable from Negative;
--$10 million class G to 'BBsf' from 'Bsf'; Outlook to Stable from Negative.
Fitch has affirmed the following classes:
--$12.5 million class H at 'CCCsf'; RE 100%.
--$14.4 million class J at 'CCCsf', RE 0%;
--$13 million class K at 'CCCsf', RE 0%';
--$17.1 million class L at 'Dsf/RE 0%'.
Classes A-1, A-2, B, C, D, LV-1, LV-2, and X-1 have paid in full. Class X-2 was previously withdrawn.
Additional information is available at 'www.fitchratings.com'.
Applicable Criteria and Related Research:
--'Global Structured Finance Rating Criteria' (Aug. 4, 2014);
--'Criteria for Analyzing Large Loans in U.S. Commercial Mortgage Transactions' (March 20, 2015).
Applicable Criteria and Related Research:
Global Structured Finance Rating Criteria
http://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=754389
Criteria for Analyzing Large Loans in U.S. Commercial Mortgage Transactions
http://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=862818
Additional Disclosure
Solicitation Status
http://www.fitchratings.com/gws/en/disclosure/solicitation?pr_id=981960
ALL FITCH CREDIT RATINGS ARE SUBJECT TO CERTAIN LIMITATIONS AND DISCLAIMERS. PLEASE READ THESE LIMITATIONS AND DISCLAIMERS BY FOLLOWING THIS LINK: HTTP://FITCHRATINGS.COM/UNDERSTANDINGCREDITRATINGS. IN ADDITION, RATING DEFINITIONS AND THE TERMS OF USE OF SUCH RATINGS ARE AVAILABLE ON THE AGENCY'S PUBLIC WEBSITE 'WWW.FITCHRATINGS.COM'. PUBLISHED RATINGS, CRITERIA AND METHODOLOGIES ARE AVAILABLE FROM THIS SITE AT ALL TIMES. FITCH'S CODE OF CONDUCT, CONFIDENTIALITY, CONFLICTS OF INTEREST, AFFILIATE FIREWALL, COMPLIANCE AND OTHER RELEVANT POLICIES AND PROCEDURES ARE ALSO AVAILABLE FROM THE 'CODE OF CONDUCT' SECTION OF THIS SITE. FITCH MAY HAVE PROVIDED ANOTHER PERMISSIBLE SERVICE TO THE RATED ENTITY OR ITS RELATED THIRD PARTIES. DETAILS OF THIS SERVICE FOR RATINGS FOR WHICH THE LEAD ANALYST IS BASED IN AN EU-REGISTERED ENTITY CAN BE FOUND ON THE ENTITY SUMMARY PAGE FOR THIS ISSUER ON THE FITCH WEBSITE.