NEW YORK–(COMMERCIAL THREAD) – Kroll Bond Rating Agency (KBRA) assigns preliminary ratings to 18 classes of mortgage-backed certificates Velocity Commercial Capital 2021-3 (VCC 2021-3).
VCC 2021-3 is a securitization of $ 204.2 million secured by 455 low-balance commercial loans secured by 517 Residential Rental or Commercial Real Estate (CRE) properties. The pool consists of 448 fixed rate mortgages (99.1% of the total pool) and seven variable rate mortgages (0.9%). The loans have an average outstanding principal balance of $ 448,803, which ranges from $ 44,135 (0.02%) to $ 5.0 million (2.4%). The weighted average valuation loan to value ratio (LTV) and the FICO score for the pool are 68.1% and 721, respectively.
The underlying properties are located in or near 115 Central Statistical Areas (CBSAs) in 34 states. The top three CBSAs represent 39.6% of the portfolio and include New York-Newark-Jersey City, NY-NJ (17.2%), San Francisco-Oakland-Hayward, CA (12.3%) and Los Angeles-Long Beach-Anaheim, California (10.2%). The three largest state exposures represent 58.3% of the portfolio and consist of California (31.7%), New York (13.6%) and Florida (13.0%).
KBRA relied on its RMBS and CMBS methodologies to analyze the transaction. In doing so, KBRA divided the pool into two separate loan groups, as follows: Sub-pool 2 (153 loans, 47.7%) consists of commercial real estate assets. This sub-pool is largely made up of industrial / warehouse buildings (21 assets, 25.2% CRE), multi-family buildings with five or more dwellings (29 assets, 23.3%), mixed use ( 44 workers, 16.2%), shops (23 workers, 15.5%), offices (20 workers, 13.4%) and automobiles (six workers, 2.5%). The issuer allocated 10 assets (4.0% of CRE) to a property of the commercial co-ownership type. However, KBRA has reclassified this type of property as industrial / warehouse, office or retail, which represents the primary use of each asset.
The results of the RMBS and CMBS portfolio credit models were combined, on a WA basis, to determine KBRA’s modeled expected losses for each rating category and to reflect the quality of collateral, due diligence and quality of the credit. information on typical RMBS and CMBS transactions. The losses were subsequently incorporated into our cash flow modeling, which was used to assess the credit enhancement levels of the transaction in the context of its modified pro rata structure.
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Further information on key credit considerations, sensitivity analyzes that examine the factors that may affect these credit ratings and how they might lead to an upgrade or downgrade, and ESG factors (when they are a key factor in changing the credit rating or rating outlook) can be found in the full rating report mentioned above.
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Information on the meaning of each rating category can be found here.
Further information relating to this rating measure is available in the information disclosure form (s) referenced above. Additional information regarding KBRA’s policies, methodologies, rating scales and disclosures are available at www.kbra.com.
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