Fitch Affirms PCMT 2003-PWR1

NEW YORK--()--Fitch Ratings has affirmed all classes of Prudential Commercial Mortgage Trust 2003-PWR1 (PCMT 2003-PWR1) commercial mortgage pass-through certificates. A detailed list of rating actions follows at the end of this press release.

KEY RATING DRIVERS

The affirmations of the distressed ratings indicate the weak performance of the remaining loan and already incurred losses. One loan remains in the pool, which is scheduled to mature in 2020.

As of the September 2015 distribution date, the pool's aggregate principal balance has been reduced by 97% to $29 million from $960 million at issuance. Interest shortfalls are currently affecting classes G through P. The trust has incurred 5.2% in realized losses.

The remaining loan in the pool, Brandywine Office Building & Garage loan (100% of the pool), is secured by a 405,844 square foot (sf) office building with a 660 parking space garage located in Wilmington, DE. The loan previously underwent a modification in June 2011, which included a $15.1 million write-off of principal; an interest rate reduction with periodic rate increases until December 2015; and interest-only payments until maturity May 2020. The property's performance has continued to suffer due to declining occupancy and deteriorating cash flows. Occupancy is 37.4% as of June 2015.

RATING SENSITIVITIES

Ratings on class F and G are not likely to change unless performance of the asset improves significantly or upon disposition of the asset as losses are realized.

DUE DILIGENCE USAGE

No third party due diligence was provided or reviewed in relation to this rating action.

Fitch affirms the following classes and revises REs as indicated:

--$9.2 million class F at 'CCCsf'; RE 35%;

--$12 million class G at 'Csf'; RE 0%;

--$7.9 million class H at 'Dsf'; RE 0%;

--$0 class J affirmed at 'Dsf'; RE 0%;

--$0 class K affirmed at 'Dsf'; RE 0%;

--$0 class L affirmed at 'Dsf'; RE 0%;

--$0 class M at 'Dsf'; RE 0%;

--$0 class N at 'Dsf'; RE 0%.

The class A-1, A-2, B, C, D, E and X-2 certificates have paid in full. Fitch does not rate the class P certificates. Fitch previously withdrew the rating on the interest-only class X-1 certificates.

Additional information is available at www.fitchratings.com.

Applicable Criteria

Global Structured Finance Rating Criteria (pub. 06 Jul 2015)
https://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=867952

U.S. Fixed-Rate Multiborrower CMBS Surveillance and Re-REMIC Criteria (pub. 10 Dec 2014)
https://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=812608

Additional Disclosures

Dodd-Frank Rating Information Disclosure Form
https://www.fitchratings.com/creditdesk/press_releases/content/ridf_frame.cfm?pr_id=991949

Solicitation Status
https://www.fitchratings.com/gws/en/disclosure/solicitation?pr_id=991949

Endorsement Policy
https://www.fitchratings.com/jsp/creditdesk/PolicyRegulation.faces?context=2&detail=31

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.

Contacts

Fitch Ratings
Primary Analyst:
Catherine Barbieri, +1-212-908-0638
Associate Director
Fitch Ratings, Inc.
33 Whitehall Street
New York, NY 10004
or
Committee Chairperson:
Mary MacNeill, +1-212-908-0785
Managing Director
or
Media Relations:
Sandro Scenga, +1-212-908-0278
New York
sandro.scenga@fitchratings.com

Contacts

Fitch Ratings
Primary Analyst:
Catherine Barbieri, +1-212-908-0638
Associate Director
Fitch Ratings, Inc.
33 Whitehall Street
New York, NY 10004
or
Committee Chairperson:
Mary MacNeill, +1-212-908-0785
Managing Director
or
Media Relations:
Sandro Scenga, +1-212-908-0278
New York
sandro.scenga@fitchratings.com