Temat: News.....
PRESS RELEASE: Moody's Assigns Definitive Ratings To Five Cmbs Classes Of Fremf 2011-K703
The following is a press release from Moody's Investors Service:
Approximately $1.13 Billion of Structured Securities Affected
New York, September 15, 2011 -- Moody's Investors Service has assigned
definitive ratings to five classes of CMBS securities, issued by FREMF
2011-K703 Mortgage Trust, Multifamily Mortgage Pass-Through Certificates,
Series 2011-K703.
Cl. A-1, Definitive Rating Assigned Aaa (sf)
Cl. A-2, Definitive Rating Assigned Aaa (sf)
Cl. B, Definitive Rating Assigned A3 (sf)
Cl. X-1, Definitive Rating Assigned Aaa (sf)
Cl. X-2, Definitive Rating Assigned Aaa (sf)
RATINGS RATIONALE
The ratings are primarily based on the quality of the collateral and the
structural and legal integrity of the transaction, without taking into
account the Freddie Mac Guarantee. The ratings for classes A-1, A-2, B,
X1, and X2 will be subject to on-going monitoring, upgrades, downgrades,
and any further assessment by Moody's after its date of issuance.
The Certificates are collateralized by 71 fixed rate loans secured by 71
properties. The ratings are based on the collateral and the structure of
the transaction.
Moody's CMBS ratings methodology combines both commercial real estate and
structured finance analysis. Based on commercial real estate analysis,
Moody's determines the credit quality of each mortgage loan and
calculates an expected loss on a loan specific basis. Under structured
finance, the credit enhancement for each certificate typically depends on
the expected frequency, severity, and timing of future losses. Moody's
also considers a range of qualitative issues as well as the transaction's
structural and legal aspects.
The credit risk of loans is determined primarily by two factors: 1)
Moody's assessment of the probability of default, which is largely driven
by each loan's DSCR, and 2) Moody's assessment of the severity of loss
upon a default, which is largely driven by each loan's LTV ratio.
The Moody's Actual DSCR of 1.33X is higher than the 2007 conduit/fusion
transaction average of 1.31X. The Moody's Stressed DSCR of 0.92X is the
same as the 2007 conduit/fusion transaction average of 0.92X.
Moody's Trust LTV ratio of 103.9% is lower than the 2007 conduit/fusion
transaction average of 110.6%.
Moody's also considers both loan level diversity and property level
diversity when selecting a ratings approach. The pool's loan level
(includes cross collateralized and cross defaulted loans) and property
level Herfindahl Index is 45. The transaction's loan and property level
diversity is higher than the band of Herfindahl scores found in most
multi-borrower transactions issued since 2009.
All of the loans are represented by multifamily properties which
historically exhibit lower severity rates than other commercial property
types.
Moody's also grades properties on a scale of 1 to 5 (best to worst) and
considers those grades when assessing the likelihood of debt payment.
The factors considered include property age, quality of construction,
location, market, and tenancy. The pool's weighted average property
quality grade is 2.26, which is in-line with the indices calculated in
most multi-borrower transactions since 2009.
The principal methodology used in this rating was 'Moody's Approach to
Rating U.S. CMBS Conduit Transactions' published in September 2000.
Please see the Credit Policy page on
http://moodys.com for a copy of this
methodology.
Moody's analysis employs the excel-based CMBS Conduit Model v2.50 which
derives credit enhancement levels based on an aggregation of adjusted
loan level proceeds derived from Moody's loan level DSCR and LTV ratios.
Major adjustments to determining proceeds include loan structure,
property type, sponsorship and diversity.
The V Score for this transaction is assessed as Low/Medium, the same as
the V score assigned to the U.S. Conduit and CMBS sector. This reflects
typical volatility with respect to the critical assumptions used in the
rating process as well as an average disclosure of securitization
collateral and ongoing performance.
Moody's V Scores provide a relative assessment of the quality of available
credit information and the potential variability around the various
inputs to a rating determination. The V Score ranks transactions by the
potential for significant rating changes owing to uncertainty around the
assumptions due to data quality, historical performance, the level of
disclosure, transaction complexity, the modeling, and the transaction
governance that underlie the ratings. V Scores apply to the entire
transaction (rather than individual tranches).
Moody's Parameter Sensitivities: If Moody's value of the collateral used
in determining the initial rating were decreased by 5%, 15%, or 24%, the
model-indicated rating for the currently rated Aaa classes would be Aa1,
Aa2, A1, respectively. Parameter Sensitivities are not intended to
measure how the rating of the security might migrate over time; rather
they are designed to provide a quantitative calculation of how the
initial rating might change if key input parameters used in the initial
rating process differed. The analysis assumes that the deal has not aged.
Parameter Sensitivities only reflect the ratings impact of each scenario
from a quantitative/model-indicated standpoint. Qualitative factors are
also taken into consideration in the ratings process, so the actual
ratings that would be assigned in each case could vary from the
information presented in the Parameter Sensitivity analysis.
REGULATORY DISCLOSURES
For ratings issued on a program, series or category/class of debt, this
announcement provides relevant regulatory disclosures in relation to each
rating of a subsequently issued bond or note of the same series or
category/class of debt or pursuant to a program for which the ratings are
derived exclusively from existing ratings in accordance with Moody's
rating practices. For ratings issued on a support provider, this
announcement provides relevant regulatory disclosures in relation to the
rating action on the support provider and in relation to each particular
rating action for securities that derive their credit ratings from the
support provider's credit rating. For provisional ratings, this
announcement provides relevant regulatory disclosures in relation to the
provisional rating assigned, and in relation to a definitive rating that
may be assigned subsequent to the final issuance of the debt, in each
case where the transaction structure and terms have not changed prior to
the assignment of the definitive rating in a manner that would have
affected the rating. For further information please see the ratings tab
on the issuer/entity page for the respective issuer on
http://moodys.com.
Information sources used to prepare the rating are the following: parties
involved in the ratings, parties not involved in the ratings, public
information, and confidential and proprietary Moody's Investors Service
information.
Moody's received and took into account one or more third-party
assessments on the due diligence performed regarding the underlying
assets or financial instruments in this transaction and the assessments
had a neutral impact on the rating.
Moody's considers the quality of information available on the rated
entity, obligation or credit satisfactory for the purposes of issuing a
rating.
Moody's adopts all necessary measures so that the information it uses
in assigning a rating is of sufficient quality and from sources Moody's
considers to be reliable including, when appropriate, independent
third-party sources. However, Moody's is not an auditor
and cannot in every instance independently verify or validate information
received in the rating process.
Please see Moody's Rating Symbols and Definitions on the Rating Process
page on
http://moodys.com for further information on the meaning
of each rating category and the definition of default and recovery.
Please see ratings tab on the issuer/entity page on
http://moodys.com
for the last rating action and the rating history.
The date on which some ratings were first released goes back to a time
before Moody's ratings were fully digitized and accurate data may not
be available. Consequently, Moody's provides a date that
it believes is the most reliable and accurate based on the information
that is available to it. Please see the ratings disclosure page
on our website
http://moodys.com for further information.
Please see
http://moodys.com for any updates on changes to
the lead rating analyst and to the Moody's legal entity that has issued
the rating.
Moody's Investors Service, Inc.
250 Greenwich Street
New York, NY 10007
U.S.A.
JOURNALISTS: 212-553-0376
SUBSCRIBERS: 212-553-1653
© 2011 Moody's Investors Service, Inc. and/or its licensors
and affiliates (collectively, 'MOODY'S'). All rights reserved.
CREDIT RATINGS ARE MOODY'S INVESTORS SERVICE, INC.'S ('MIS')
CURRENT OPINIONS OF THE RELATIVE FUTURE CREDIT RISK OF ENTITIES,
CREDIT COMMITMENTS, OR DEBT OR DEBT-LIKE SECURITIES.
MIS DEFINES CREDIT RISK AS THE RISK THAT AN ENTITY MAY NOT MEET ITS CONTRACTUAL,
FINANCIAL OBLIGATIONS AS THEY COME DUE AND ANY ESTIMATED FINANCIAL LOSS
IN THE EVENT OF DEFAULT. CREDIT RATINGS DO NOT ADDRESS ANY OTHER
RISK, INCLUDING BUT NOT LIMITED TO: LIQUIDITY RISK,
MARKET VALUE RISK, OR PRICE VOLATILITY. CREDIT RATINGS ARE
NOT STATEMENTS OF CURRENT OR HISTORICAL FACT. CREDIT RATINGS DO
NOT CONSTITUTE INVESTMENT OR FINANCIAL ADVICE, AND CREDIT RATINGS
ARE NOT RECOMMENDATIONS TO PURCHASE, SELL, OR HOLD PARTICULAR
SECURITIES. CREDIT RATINGS DO NOT COMMENT ON THE SUITABILITY OF
AN INVESTMENT FOR ANY PARTICULAR INVESTOR. MIS ISSUES ITS CREDIT
(MORE TO FOLLOW) Dow Jones Newswires
September 15, 2011 10:05 ET (14:05 GMT)