Fitch Assigns Final Ratings to WFCM 2016-NXS5 Commercial Mortgage Pass-Through Certificates

CHICAGO--()--Fitch Ratings has assigned the following ratings and Rating Outlooks to the Wells Fargo Commercial Mortgage Trust 2016-NXS5 commercial mortgage pass-through certificates:

--$33,080,000 class A-1 'AAAsf'; Outlook Stable;

--$121,907,000 class A-2 'AAAsf'; Outlook Stable;

--$35,827,000 class A-3 'AAAsf'; Outlook Stable;

--$65,000,000 class A-4 'AAAsf'; Outlook Stable;

--$85,000,000 class A-5 'AAAsf'; Outlook Stable;

--$164,769,000 class A-6 'AAAsf'; Outlook Stable;

--$50,000,000ac class A-6FL 'AAAsf'; Outlook Stable;

--$0a class A-6FX 'AAAsf'; Outlook Stable;

--$57,007,000 class A-SB 'AAAsf'; Outlook Stable;

--$50,320,000 class A-S 'AAAsf'; Outlook Stable;

--$662,910,000b class X-A 'AAAsf'; Outlook Stable;

--$52,508,000b class X-B 'AA-sf'; Outlook Stable;

--$52,508,000 class B 'AA-sf'; Outlook Stable;

--$39,381,000 class C 'A-sf'; Outlook Stable;

--$26,254,000 class D 'BBBsf'; Outlook Stable;

--$22,185,000ab class X-F 'BB-sf'; Outlook Stable;

--$9,539,000ab class X-G 'B-sf'; Outlook Stable;

--$20,784,000a class E 'BBB-sf'; Outlook Stable;

--$22,185,000a class F 'BB-sf'; Outlook Stable;

--$9,539,000a class G 'B-sf'; Outlook Stable;

(a) Privately placed and pursuant to Rule 144A.

(b) Notional amount and interest-only.

(c) Floating rate.

Since Fitch published its expected ratings on Feb. 9, 2016, the issuer removed the $47,038,000 interest-only class X-D. As such, Fitch withdrew its expected rating of 'BBB-sf' for the class. The issuer also added the $50,000,000 class A-6FL and the $0 class A-6FX to the capital structure.

Fitch does not rate the $41,568,836a class H certificates and the $41,568,836ab class X-H certificates.

The certificates represent the beneficial ownership interest in the trust, primary assets of which are 64 loans secured by 116 commercial properties having an aggregate principal balance of approximately $875.1 million as of the cut-off date. The loans were contributed to the trust by Wells Fargo Bank, National Association, Natixis Real Estate Capital LLC and Silverpeak Real Estate Finance LLC.

Fitch reviewed a comprehensive sample of the transaction's collateral including site inspections on 66.9% of the properties by balance, cash flow analysis of 75.6%, and asset summary reviews on 75.6% of the pool.

KEY RATING DRIVERS

High Fitch Leverage: The transaction has higher leverage than other recent Fitch-rated transactions. The pool's Fitch debt service coverage ratio (DSCR) of 1.12x is below both the 2015 and 2014 averages of 1.18x and 1.19x, respectively. The pool's Fitch loan-to-value (LTV) of 110.6% is above both the 2015 average of 109.3% and the 2014 average of 106.2%.

Pool Concentration Better than Recent Deals: The top 10 loans make up 48.1% of the pool, which is below the respective YTD 2016 and 2015 averages of 55.7% and 49.3%. Additionally, the loan concentration index (LCI) is 349, below the YTD 2016 and 2015 averages of 429 and 367.

Single-Tenant Properties: The pool includes nine loans (19.4% of pool) secured by properties that are exclusively occupied by a single tenant. However, including all 33 properties with single-tenant concentration greater than 75%, the exposure represents 33.4% of the pool. This is significantly higher than the respective 2015 and 2014 averages of 12.8% and 9.3%. Loans in the top 10 secured by properties with single-tenant concentration include One Court Square (8.6% of pool), Walgreens-CVS Portfolio (5.2%), Torrance Crossroads (5.1%), and Keurig Green Mountain (3.2%).

RATING SENSITIVITIES

For this transaction, Fitch's net cash flow (NCF) was 16.7% below the most recent year's net operating income (NOI; for properties for which a full-year NOI was provided, excluding properties that were stabilizing during this period). Unanticipated further declines in property-level NCF could result in higher defaults and loss severities on defaulted loans and in potential rating actions on the certificates.

Fitch evaluated the sensitivity of the ratings assigned to WFCM 2016-NXS5 certificates and found that the transaction displays average sensitivity to further declines in NCF. In a scenario in which NCF declined a further 20% from Fitch's NCF, a downgrade of the junior 'AAAsf' certificates to 'A-sf' could result. In a more severe scenario, in which NCF declined a further 30% from Fitch's NCF, a downgrade of the junior 'AAAsf' certificates to 'BBB-sf' could result. The presale report includes a detailed explanation of additional stresses and sensitivities on pages 10-11.

DUE DILIGENCE USAGE

Fitch was provided with third-party due diligence information from Deloitte & Touche LLP. The third-party due diligence information was provided on Form ABS Due Diligence-15E and focused on a comparison and re-computation of certain characteristics with respect to each mortgage loan. Fitch considered this information in its analysis and the findings did not have an impact on our analysis. A copy of the ABS Due Diligence Form-15E received by Fitch in connection with this transaction may be obtained through the link contained on the bottom of the related rating action commentary (RAC).

Additional information is available at www.fitchratings.com.

Applicable Criteria

Counterparty Criteria for Structured Finance and Covered Bonds (pub. 14 May 2014)
https://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=744158

Criteria for Analyzing Multiborrower U.S. and Canadian Commercial Mortgage Transactions (pub. 01 Dec 2015)
https://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=874795

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

Rating Criteria for Structured Finance Servicers (pub. 23 Apr 2015)
https://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=864375

Rating Criteria for U.S. Commercial Mortgage Servicers (pub. 14 Feb 2014)
https://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=735382

U.S. and Canadian Fixed-Rate Multiborrower CMBS Surveillance and U.S. Re-REMIC Criteria (pub. 13 Nov 2015)
https://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=873395

Related Research

Wells Fargo Commercial Mortgage Trust 2016-NXS5 -- Appendix
https://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=877688

Additional Disclosures

Dodd-Frank Rating Information Disclosure Form
https://www.fitchratings.com/creditdesk/press_releases/content/ridf_frame.cfm?pr_id=1000122

ABS Due Diligence Form 15E 1
https://www.fitchratings.com/creditdesk/press_releases/content/ridf15E_frame.cfm?pr_id=1000122&flm_nm=15e_1000122_1.pdf

Solicitation Status
https://www.fitchratings.com/gws/en/disclosure/solicitation?pr_id=1000122

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

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Contacts

Fitch Ratings
Primary Analyst
Eric Kraushaar, +1-312-368-3335
Analyst
Fitch Ratings, Inc
70 West Madison St
Chicago, IL 60602
or
Secondary Analyst
Charles MacKenzie, +1-212-908-0532
Analyst
or
Committee Chairperson
Robert Vrchota, +1-312-368-3336
Managing Director
or
Media Relations, New York
Sandro Scenga, +1-212-908-0278
sandro.scenga@fitchratings.com

Contacts

Fitch Ratings
Primary Analyst
Eric Kraushaar, +1-312-368-3335
Analyst
Fitch Ratings, Inc
70 West Madison St
Chicago, IL 60602
or
Secondary Analyst
Charles MacKenzie, +1-212-908-0532
Analyst
or
Committee Chairperson
Robert Vrchota, +1-312-368-3336
Managing Director
or
Media Relations, New York
Sandro Scenga, +1-212-908-0278
sandro.scenga@fitchratings.com