KBRA Assigns Preliminary Ratings to ARES 2026-GCP

NEW YORK--(BUSINESS WIRE)--KBRA announces the assignment of preliminary ratings to three classes of ARES 2026-GCP, a CMBS single-borrower securitization. The collateral for the transaction is a $430.0 million floating rate, interest-only mortgage loan. The loan is expected to have a two-year initial term with three, 12-month extension options and will require monthly interest-only payments based on one-month Term SOFR plus an assumed spread of 2.15%. The loan will be secured by the borrowers’ fee simple interests in 30 primarily self-storage properties totaling approximately 2.3 million sf, including 262,951 sf of other unit types, primarily parking and commercial space. The properties are located across 10 states, the five largest of which are Florida (23.5% of loan balance), California (21.6%), Washington (20.2%), Massachusetts (9.8%), and Oregon (7.2%). As of September 2025, the portfolio's self-storage component was 91.1% leased, and the total portfolio occupancy was 89.9% leased.

KBRA’s analysis of the transaction included a detailed evaluation of the property’s cash flows using our North American CMBS Property Evaluation Methodology and the application of our North American CMBS Single Borrower & Large Loan Rating Methodology. In addition, KBRA also relied on its Global Structured Finance Counterparty Methodology for assessing counterparty risk in this transaction, and its ESG Global Rating Methodology, to the extent deemed applicable.

The results of our analysis yielded a KBRA net cash flow (KNCF) for the subject of approximately $28.5 million, which is 11.5% below the issuer’s NCF, and a KBRA value of approximately $355.5 million, which is 43.1% below the appraiser’s aggregate as-is values. The resulting in-trust KBRA Loan to Value (KLTV) is 121.0%. In our analysis of the transaction, we also reviewed and considered third party engineering, environmental, and appraisal reports, the results of our site inspections of the properties, and legal documentation review.

To access ratings and relevant documents, click here.

Click here to view the report.

Methodologies

• Structured Finance: Global Structured Finance Counterparty Methodology
• CMBS: North American CMBS Property Evaluation Methodology
• CMBS: North American CMBS Single Borrower & Large Loan Rating Methodology
• CMBS: Methodology for Rating Interest-Only Certificates in CMBS Transactions
• ESG Global Rating Methodology

Disclosures

Further information on key credit considerations, sensitivity analyses that consider what factors can affect these credit ratings and how they could lead to an upgrade or a downgrade, and ESG factors (where they are a key driver behind the change to the credit rating or rating outlook) can be found in the full rating report referenced above.

A description of all substantially material sources that were used to prepare the credit rating and information on the methodology(ies) (inclusive of any material models and sensitivity analyses of the relevant key rating assumptions, as applicable) used in determining the credit rating is available in the Information Disclosure Form(s) located here.

Information on the meaning of each rating category can be located here.

Further disclosures relating to this rating action are available in the Information Disclosure Form(s) referenced above. Additional information regarding KBRA policies, methodologies, rating scales and disclosures are available at www.kbra.com.

About KBRA

Kroll Bond Rating Agency, LLC (KBRA), one of the major credit rating agencies (CRA), is a full-service CRA registered with the U.S. Securities and Exchange Commission as an NRSRO. Kroll Bond Rating Agency Europe Limited is registered as a CRA with the European Securities and Markets Authority. Kroll Bond Rating Agency UK Limited is registered as a CRA with the UK Financial Conduct Authority. In addition, KBRA is designated as a Designated Rating Organization (DRO) by the Ontario Securities Commission for issuers of asset-backed securities to file a short form prospectus or shelf prospectus. KBRA is also recognized as a Qualified Rating Agency by Taiwan’s Financial Supervisory Commission and is recognized by the National Association of Insurance Commissioners as a Credit Rating Provider (CRP) in the U.S.

Doc ID: 1013005