Kroll Bond Rating Agency Assigns Preliminary Ratings to FREMF 2012-K20 and Freddie Mac Structured Pass-Through Certificates

NEW YORK--(BUSINESS WIRE)--Kroll Bond Rating Agency (KBRA) is pleased to announce the assignment of preliminary ratings to seven classes of FREMF 2012-K20 mortgage pass-through certificates and three classes of Freddie Mac structured pass-through certificates (SPCs), Series K20, a $1.3 billion CMBS multi-borrower transaction (see our ratings listed below).

The transaction is collateralized by 77 fixed rate multifamily mortgage loans, each of which is secured by a single property. The underlying loan collateral is geographically dispersed across 30 states, and the three highest state concentrations are New York (12.2% of the pool), Texas (10.0%,) and California (7.7%). No other state individually represents more than 6.5% of the total pool balance. In addition, much of the pool is granular in regard to loan size. Almost two-thirds of the pool (65.6%) is comprised of loans with balances that account for less than 2.0% of the aggregate transaction balance.

KBRA’s analysis of the transaction incorporated our U.S. CMBS multi-borrower rating process that begins with our analysts' evaluation of the underlying collateral properties' financial and operating performance, which are used to determine KBRA’s estimate of sustainable net cash flow (KNCF) and KBRA value. The analysis incorporates a detailed evaluation of the underlying collateral properties’ financial and operating performance using our CMBS Property Evaluation Guidelines to determine Kroll Net Cash Flow (KNCF), which is a key input used in our credit modeling process. KBRA’s weighted average KNCF for the portfolio is 2.1% 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 32.4% less than third party appraisal values. The weighted average KBRA capitalization rate for the transaction is 8.3%. 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 on the analysis, please see our Presale Report, FREMF 2012-K20, published today at www.krollbondratings.com.

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 2012-K20
Class	Rating	Balance
A-1	AAA (sf)	$197,800,000
A-2	AAA (sf)	$899,700,000
X1*	AAA (sf)	$1,097,500,000
X2-A*	AAA (sf)	$1,097,500,000
X2-B*	AAA (sf)	$201,317,111
B	A+(sf)	$71,435,000
C	A-(sf)	$32,470,000
* Notional Amount

Preliminary Ratings Assigned: Freddie Mac Structured Pass-Through Certificates, Series K20
Class	Rating	Balance
A-1	AAA (sf)	$197,800,000
A-2	AAA (sf)	$899,700,000
X1*	AAA (sf)	$1,097,500,000
* Notional Amount

Rule 17g-7 Disclosure

All Nationally Recognized Statistical Rating Organizations are required, pursuant to SEC Rule 17g-7, to provide a description regarding the representations, warranties and enforcement mechanisms that are available to investors when issuing credit ratings. KBRA’s disclosure for this transaction can be found in the report entitled FREMF 2012-K20 17g-7 Disclosure Report.

Related publications (available at www.krollbondratings.com):

CMBS: U.S. CMBS Multi-Borrower Rating Methodology, published February 23, 2012

CMBS Property Evaluation Guidelines, published June 10, 2011

About Kroll Bond Rating Agency

Kroll Bond Rating Agency, Inc. (www.krollbondratings.com) is registered with the SEC as a nationally recognized statistical rating organization (NRSRO). Kroll Bond Rating Agency was established in 2010 to restore trust in credit ratings by establishing new standards for assessing risk and by offering accurate, clear, and transparent ratings.