DBRS Morningstar Assigns Ratings to FREMF 2018-K84 Mortgage Trust, Series 2018-K84

DBRS, Inc. (DBRS Morningstar) assigned ratings to the Multifamily Mortgage Pass-Through Certificates, Series 2018-K84 issued by FREMF 2018-K84 Mortgage Trust, Series 2018-K84 (the Issuer) as follows:

-- Class A-1 at AAA (sf)
-- Class A-2 at AAA (sf)
-- Class A-M at AA (sf)
-- Class B at A (low) (sf)
-- Class C at BBB (sf)
-- Class X1 at AAA (sf)
-- Class X2-A at AAA (sf)
-- Class X2-B at BBB (high) (sf)
-- Class XAM at AA (high) (sf)

All trends are Stable.

The certificates are currently also rated by DBRS Morningstar’s affiliated rating agency, Morningstar Credit Ratings, LLC (MCR). In connection with the ongoing consolidation of DBRS Morningstar and MCR, MCR previously announced that it had placed its outstanding ratings of these certificates Under Review–Analytical Integration Review and that MCR intended to withdraw its outstanding ratings; such withdrawal will occur on or about December 23, 2019. In accordance with MCR’s engagement letter covering these certificates, upon withdrawal of MCR’s outstanding ratings, the DBRS Morningstar ratings will become the successor ratings to the withdrawn MCR ratings. Information about the MCR ratings, including the history of the MCR ratings, can be found at www.morningstarcreditratings.com.

The ratings were determined using DBRS Morningstar’s “North American CMBS Multi-borrower Rating Methodology,” “North American CMBS Surveillance Methodology,” and the North American CMBS Insight Model. As part of the integration of the analytical teams for DBRS, Inc. and MCR, DBRS Morningstar announced its determination that the aforementioned methodologies and model would be used to assign ratings to the outstanding multi-borrower transactions rated by MCR. For further information on that announcement, please see the press release dated September 12, 2019, on the DBRS Morningstar website at www.dbrs.com.

At issuance, the collateral consisted of 71 fixed-rate loans secured by multifamily properties. As of the November 2019 remittance, the pool had all of the original 71 loans remaining in the pool, with a collateral reduction from issuance of 0.1%. There have been no loans that have taken a loss since issuance. As of the November 2019 remittance, there were six loans on the servicer’s watchlist, representing 3.6% of the pool, and no loans in special servicing. For the loans reporting an in-place debt service coverage ratio (DSCR), the weighted-average (WA) DSCR was 1.65 times (x) compared with the Issuer’s underwritten DSCR of 1.51x for the pool. At issuance, the pool had a WA loan-to-value ratio (LTV) of 64.9%, which has remained the same as of the November 2019 remittance.

DBRS Morningstar analyzed the conduit pool to determine the ratings, reflecting the long-term probability of default (POD) within the term and its liquidity at maturity. As part of this process, DBRS Morningstar reviewed the performance of the underlying loans, with a focus on the largest 15 loans in the transaction and any loans on the servicer’s watchlist. In general, the Issuer’s underwritten net cash flow figure was analyzed, stressed by the average haircut by vintage for transactions previously rated by DBRS Morningstar. In general, qualitative adjustments for property quality and/or sponsor strength were not applied. Market ranks were generally assigned by zip code(s). For those loans with a higher-risk profile, based either on the issuance metrics or the performance history since issuance, an increase to the loan’s POD was made. For loans exhibiting investment-grade characteristics, a POD and/or loss given default adjustment may have been made in certain instances.

DBRS Morningstar will provide detailed loan-level commentary for pivotal loans within the transaction on the DBRS Viewpoint platform within the near term.

Classes X1, X2-A, X2-B, and XAM are interest-only (IO) certificates that reference a single rated tranche or multiple rated tranches. The IO rating mirrors the lowest-rated applicable reference obligation tranche adjusted upward by one notch if senior in the waterfall.

DBRS Morningstar notes that a legal analysis, which included but was not limited to legal opinions and various transaction documents, was performed by MCR as part of its normal course of assigning new ratings to the transaction on or prior to the closing date. Additionally, DBRS Morningstar notes that the transaction contains and benefits from representations and warranties (R&W) surrounding the origination of the mortgage loans; however, DBRS Morningstar did not separately review the R&W or any of the mortgage exceptions. Lastly, DBRS Morningstar also notes that the transaction is part of a programmatic issuance.

All ratings are subject to surveillance, which could result in ratings being upgraded, downgraded, placed under review, confirmed, or discontinued by DBRS Morningstar.

For supporting data and more information on this transaction, please log onto www.viewpoint.dbrs.com.

Notes:
The principal methodologies are the North American CMBS Multi-borrower Rating Methodology and the North American CMBS Surveillance Methodology, which can be found on dbrs.com under Methodologies & Criteria. For a list of the structured-finance-related methodologies that may be used during the rating process, please see the DBRS Morningstar Global Structured Finance Related Methodologies document, which can be found on www.dbrs.com in the Commentary tab under Regulatory Affairs. Please note that not every related methodology listed under a principal structured finance asset class methodology may be used to rate or monitor an individual structured finance or debt obligation.

The rated entity or its related entities did participate in the rating process for this rating action. DBRS Morningstar had access to the accounts and other relevant internal documents of the rated entity or its related entities in connection with this rating action.

Please see the related appendix for additional information regarding the sensitivity of assumptions used in the rating process. Please note a sensitivity analysis is not performed for CMBS bonds rated CCC or lower. The DBRS Morningstar long-term rating scale definition indicates that ratings of CCC or lower are assigned when the bond is highly likely to default or default is imminent, thereby prevailing over a sensitivity analysis.

For more information on this credit or on this industry, visit www.dbrs.com or contact us at [email protected].

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