NEW YORK--(BUSINESS WIRE)--Kroll Bond Rating Agency (KBRA) is pleased to announce the assignment of preliminary ratings to seven classes of FREMF Series 2018-K85 mortgage pass-through certificates and five classes of Freddie Mac structured pass-through certificates (SPCs), Series K-085 (see ratings list below). FREMF Series 2018-K85 is a $1.6 billion CMBS multi-borrower transaction. Freddie Mac will guarantee six classes of certificates issued in the underlying Series 2018-K85 securitization and will deposit the guaranteed underlying certificates into a separate trust that will issue the SPCs.
The underlying transaction is collateralized by 59 fixed-rate multifamily mortgage loans. The loans have principal balances that range from $1.5 million to $128.0 million. The largest exposure is represented by Dulles Greene (8.2%), a Class-B garden-style multifamily complex located in Herndon, Virginia, approximately 28 miles west of Washington DC. The five largest loans represent 26.1% of the cut-off date balance and also include Lincoln Greene (5.9%), Fresco Apartment Homes (4.6%), Courtyard At Mount Tabor (4.1%), and The Reef Student Living (3.3%). The assets are located in 22 states, with the three largest concentrations in Texas (18.0%), California (15.9%), and Virginia (10.1%).
KBRA’s analysis of the underlying transaction incorporated our CMBS Multi-Borrower rating process that begins with our analysts' evaluation of the underlying collateral properties' financial and operating performance, which is used to determine KBRA’s estimate of sustainable net cash flow (KNCF) and KBRA value using our U.S. CMBS Property Evaluation Methodology. KBRA’s weighted average KNCF for the portfolio is 4.6% less than the issuer’s NCF. KBRA capitalization rates were applied to each asset’s KNCF to derive individual property values that, on an aggregate basis, were 41.4% less than third-party appraisal values. The weighted average KBRA capitalization rate for the transaction is 8.57%. The KBRA credit model deploys rent and occupancy stresses, probability of default regressions, and loss-given default calculations to determine losses for each collateral loan, which are then used to assign our credit ratings.
For complete details of the analysis, please see our pre-sale report, FREMF 2018-K85, published at www.kbra.com. The report includes our KBRA Comparative Analytic Tool (KCAT). KCAT is 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.
- Excel based property cash flow statements for the top 20 loans.
The preliminary ratings are based on information known to KBRA at the time of this publication. Information received subsequent to this release could result in the assignment of final ratings that differ from the preliminary ratings.
Preliminary Ratings Assigned: FREMF 2018-K85
| Class | Class Balance (US$) | Expected KBRA Rating | ||||||
| A-1 | $109,341,000 | AAA(sf) | ||||||
| A-2 | $1,153,000,000 | AAA(sf) | ||||||
| A-M | $77,922,000 | AA- (sf) | ||||||
| X1 | $1,262,341,000* | AAA(sf) | ||||||
| XAM | $77,922,000* | AAA(sf) | ||||||
| B | $62,338,000 | BBB+(sf) | ||||||
| C | $38,961,000 | BBB(sf) | ||||||
| D | $116,884,315 | NR | ||||||
| X3 | $218,183,315* | NR |
*Notional Balance
Preliminary Ratings Assigned: Freddie Mac Structured Pass-Through Certificates, Series K-085
| Class | Class Balance (US$) | Expected KBRA Rating | ||||||
| A-1 | $109,341,000 | AAA(sf) | ||||||
| A-2 | $1,153,000,000 | AAA(sf) | ||||||
| A-M | $77,922,000 | AA-(sf) | ||||||
| X1 | $1,262,341,000* | AAA(sf) | ||||||
| XAM | $77,922,000* | AAA(sf) | ||||||
| X3 | $218,183,315* | NR |
*Notional Balance
To access ratings, reports and disclosures, click here.
Related Publications: (available at www.kbra.com)
- FREMF 2018-K85 Pre-Sale Report
- U.S. CMBS Multi-Borrower Rating Methodology
- U.S. 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 designated as a designated rating organization by the Ontario Securities Commission for issuers of asset-backed securities to file a short form prospectus or shelf prospectus, is recognized by the National Association of Insurance Commissioners as a Credit Rating Provider, and is 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.
