NEW YORK--(BUSINESS WIRE)--Kroll Bond Rating Agency (KBRA) is pleased to announce the assignment of preliminary ratings to 16 classes of BANK 2018-BNK12 (see ratings list below), a $901.2 million CMBS conduit transaction collateralized by 63 commercial mortgage loans secured by 95 properties.
The collateral properties are located in 26 states, with four state exposures each representing more than 10.0% of the pool balance: California (23.7%), Virginia (21.1%), New York (11.9%), and Tennessee (11.8%). The pool has exposure to all of the major property types, with four each representing 10.0% or more of the pool balance: retail (28.3%), multifamily (26.5%), office (23.3%), and lodging (10.6%). The loans have principal balances ranging from $1.2 million to $90.0 million for the largest loan in the pool, CoolSprings Galleria (10.0%), securing 640,176 sf of a super-regional mall located in Franklin, Tennessee, approximately 16 miles south of downtown Nashville. The five largest loans, which also include One Dulles Tower (9.9%), Fair Oaks Mall (8.9%), Rittenhouse Hill (7.0%), and 181 Fremont Street (6.4%), represent 42.2% of the initial pool balance, while the top 10 loans represent 62.7%.
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 CMBS Property Evaluation Methodology. On an aggregate basis, KNCF was 7.7% 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, 41.6% less than third party appraisal values. The pool has an in-trust KLTV of 85.4% and an all-in KLTV of 97.4%. 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, BANK 2018-BNK12 published today at www.kbra.com. The report includes our BANK 2018-BNK12 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.
Preliminary Ratings Assigned: BANK 2018-BNK12
|Class||Initial Class Balance||Expected KBRA Rating|
|A-3||See Footnote (1)||AAA(sf)|
|A-4||See Footnote (1)||AAA(sf)|
1 The exact initial balances of the Class A-3 and A-4 certificates will not be determined until final pricing. However, the aggregate certificate balance of the Class A-3 and A-4 certificates is expected to be $453.028 million. Each class’ initial certificate balance is expected to fall within the following ranges: Class A-3 - $60.0 million to $210.0 million; Class A-4 - $243.028 million to $393.028 million. 2Notional balance as calculated as set forth in the Legal Analysis section of the pre-sale report. 3To satisfy the US risk retention rules, each of Bank of America, Wells Fargo Bank and Morgan Stanley Bank are expected to purchase a portion of the RR Interest which is expected to be a “single vertical security” and an “eligible vertical interest”. The RR Interest will equal approximately 5.0% of each class of non-residual certificates issue.
Representations & Warranties Disclosure
All Nationally Recognized Statistical Rating Organizations are required, pursuant to SEC Rule 17g-7, to provide a description of a transaction’s representations, warranties and enforcement mechanisms that are available to investors when issuing credit ratings. KBRA’s disclosure for this transaction can be found in the report available here.
Related Publications: (available at www.kbra.com)
- U.S. CMBS Multi-Borrower Rating Methodology
- CMBS Property Evaluation Methodology
- Methodology for Rating Interest-Only Certificates in CMBS Transactions
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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 recognized by the National Association of Insurance Commissioners as a Credit Rating Provider and 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.