June 09, 2021 01:45 PM Eastern Daylight Time

NEW YORK -Kroll Bond Rating Agency (KBRA) announces the assignment of preliminary ratings to nine classes of BX 2021-SOAR, a CMBS single-borrower securitization.

The collateral for the transaction is an approximately $1.6 billion non-recourse, first lien mortgage loan. The floating rate loan has an initial two-year term with three one-year extension options and requires monthly interest-only payments based on one-month LIBOR. The loan is secured by the borrowers’ fee simple interests in 112 industrial totaling 22.9 million sf located across nine states. As of March 2021, the portfolio had an occupancy of 96.6%.

KBRA’s analysis of the transaction included a detailed evaluation of the properties’ cash flows cash flows using our U.S. CMBS Property Evaluation Methodology and the application of our U.S. 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, to the extent deemed applicable.

The results of our analysis yielded a KBRA net cash flow (KNCF) for the portfolio of approximately $88.8 million, which is 9.2% below the issuer’s NCF, and an aggregate KBRA value of approximately $1.2 billion, which is 45.7% below the aggregate of the appraiser’s individual as-is values for each portfolio property. The resulting in-trust KBRA Loan to Value (KLTV) is 140.0%. In our analysis of the transaction, we also reviewed and considered third party engineering, environmental, seismic and appraisal reports; the results of our site inspection of the properties, and legal documentation review.

Click here to view the report. To access ratings and relevant documents, click here.

Related Publications

U.S. CMBS Property Evaluation Methodology
U.S. CMBS Single Borrower & Large Loan Rating Methodology
Methodology for Rating Interest-Only Certificates in CMBS Transactions
Global Structured Finance Counterparty 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) is a full-service credit rating agency 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 pursuant to the Temporary Registration Regime. 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. KBRA is also recognized by the National Association of Insurance Commissioners as a Credit Rating Provider.



Contacts
Analytical Contacts

Erin Qu, Senior Analyst (Lead Analyst)
+1 (646) 731-3308
erin.qu@kbra.com

James Wang, Senior Director
+1 (646) 731-2450
james.wang@kbra.com

Mimi Ophir, Director
+1 (646) 731-3383
mimi.ophir@kbra.com

Keith Kockenmeister, Senior Managing Director (Rating Committee Chair)
+1 (646) 731-2349
keith.kockenmeister@kbra.com

Business Development Contact

Michelle Paterson, Managing Director
+1 (646) 731-2397
michelle.patterson@kbra.com