NEW YORK--(BUSINESS WIRE)--Kroll Bond Rating Agency (KBRA) is pleased to announce the assignment of preliminary ratings to 17 classes of UBS 2018-C12 (see ratings list below), a $804.9 million CMBS conduit transaction collateralized by 65 commercial mortgage loans secured by 75 properties.
The collateral properties are located in 24 states, with three state exposures each representing more than 10.0% of the pool balance: California (12.2%), Texas (11.9%), and Virginia (11.3%). The pool has exposure to all of the major property types, with four each representing 10.0% or more of the pool balance: office (25.9%), retail (22.5%), lodging (19.4%), and multifamily (12.6%). The loans have principal balances ranging from $931,000 to $50.0 million for the largest loan in the pool, Wyvernwood Apartments (6.2%), which is secured by a 1,175-unit, Class-B, garden-style multifamily complex located in Los Angeles, California. The five largest loans, which also include Riverfront Plaza (6.2%), Riverwalk (5.6%), 139 Ludlow Street (4.2%), and Aspect RHG Hotel Portfolio (4.2%), represent 26.3% of the initial pool balance, while the top 10 loans represent 40.0%.
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 7.1% 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, 38.9% less than third party appraisal values. The pool has an in-trust KLTV of 97.3% and an all-in KLTV of 107.6%. 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, UBS 2018-C12 published at www.kbra.com. The report includes our UBS 2018-C12 KBRA Conduit Comparative Analytic Tool (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.
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Preliminary Ratings Assigned: UBS 2018-C12 |
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| Class | Initial Class Balance | Expected KBRA Rating | ||||
| A-1 | $23,420,000 | AAA(sf) | ||||
| A-2 | $87,995,000 | AAA(sf) | ||||
| A-SB | $38,957,000 | AAA(sf) | ||||
| A-3 | $10,670,000 | AAA(sf) | ||||
| A-4 | $185,000,000 | AAA(sf) | ||||
| A-5 | $217,415,000 | AAA(sf) | ||||
| A-S | $69,426,000 | AAA(sf) | ||||
| B | $34,210,000 | AA(sf) | ||||
| C | $36,222,000 | A-(sf) | ||||
| D | $21,357,0001 | BBB+(sf) | ||||
| D-RR2 | $20,902,0001 | BBB-(sf) | ||||
| E-RR2 | $9,056,000 | BB+(sf) | ||||
| F-RR2 | $9,055,000 | BB-(sf) | ||||
| G-RR2 | $9,056,000 | B-(sf) | ||||
| NR-RR2 | $32,197,824 | NR | ||||
| X-A | $563,457,0003 | AAA(sf) | ||||
| X-B | $139,858,0003 | AAA(sf) | ||||
| X-D | $21,357,0001,3 | BBB+(sf) | ||||
1Approximate initial certificate balances. The certificate balances of the Class D and Class D-RR certificates (and accordingly, the approximate notional balance of the Class X-D certificates) will not be determined until final pricing. However, each class’ initial certificate balance is expected to fall within the following ranges: Class D - $19,358,000 to $23,507,000; and Class D-RR - $18,752,000 to $22,901,000. The notional balance of the Class X-D certificates will be equal to the certificate balance of the Class D certificates. Any variation in the initial certificate balance of the Class D certificates could affect the credit enhancement for the Class D. 2In satisfaction of the US Risk Retention rules, these classes are expected to be purchased and retained by KKR Real Estate Credit Opportunity Partners Aggregator I L.P., a third-party purchaser on the closing date. Such classes will represent an “eligible horizontal residual interest” and will represent at least 5.0% of the fair market value of all non-residual certificates issued. 3Notional balance.
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)
- CMBS: UBS 2018-C12 Pre-Sale Report
- U.S. CMBS Multi-Borrower Rating Methodology
- CMBS Property Evaluation Methodology
- Methodology for Rating Interest-Only Certificates in CMBS Transactions
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.
