DBRS Morningstar Assigns Provisional Ratings to STAR 2021-SFR1 Trust

DBRS, Inc. (DBRS Morningstar) assigned provisional ratings to the following Single-Family Rental Pass-Through Certificates (the Certificates) to be issued by STAR 2021-SFR1 Trust (STAR 2021-SFR1):

-- $95.1 million Class A at AAA (sf)
-- $25.6 million Class B at AAA (sf)
-- $30.1 million Class C at AA (sf)
-- $28.8 million Class D at A (low) (sf)
-- $36.7 million Class E at BBB (low) (sf)
-- $28.7 million Class F at BB (low) (sf)
-- $33.7 million Class G at B (low) (sf)

The AAA (sf) rating on the Class A Certificates reflects 69.6% and 61.4% of credit enhancement provided by subordinated notes in the pool. The AA (sf), A (low) (sf), BBB (high) (sf), BBB (low) (sf), BB (low) (sf), and B (low) ratings reflect 51.8%, 42.5%, 30.8%, 21.6%, and 10.8% of credit enhancement, respectively.

Other than the classes specified above, DBRS Morningstar does not rate any other classes in this transaction.

STAR 2021-SFR1’s 1,612 properties are in five states, with the largest concentration by broker price opinion value in Georgia (56.4%). The largest metropolitan statistical area (MSA) by value is Atlanta (56.4%), followed by Phoenix (20.8%). The geographic concentration dictates the home-price stresses applied to the portfolio and the resulting market value decline (MVD). The Atlanta concentration was mitigated by DBRS Morningstar’s qualitative adjustments and the distribution of the properties across 51 ZIP codes within the MSA. The MVD at the AAA (sf) rating level for this deal is 56.6%. STAR 2021-SFR1 has properties from 12 MSAs, most of which did not experience home-price index declines as dramatic as those in the recent housing downturn.

DBRS Morningstar assigned the provisional ratings for each class of certificates by performing a quantitative and qualitative collateral, structural, and legal analysis. This analysis uses DBRS Morningstar’s single-family rental subordination model and is based on DBRS Morningstar’s published criteria. (For more details, see www.dbrsmorningstar.com.) DBRS Morningstar developed property-level stresses for the analysis of single-family rental assets. DBRS Morningstar's analysis includes estimated base-case net cash flow (NCF) by evaluating the gross rent, concession, vacancy, operating expenses, and capital expenditure data. The DBRS Morningstar NCF analysis resulted in a minimum debt service coverage ratio higher than 1.0 times.

Furthermore, DBRS Morningstar reviewed the third-party participants in the transaction, including the property manager, servicer, and special servicer. These transaction parties are acceptable to DBRS Morningstar. DBRS Morningstar also conducted a legal review and found no material rating concerns.

For more information regarding rating methodologies and the Coronavirus Disease (COVID-19), please see the following DBRS Morningstar press releases and commentary: “DBRS Morningstar Provides Update on Rating Methodologies in Light of Measures to Contain Coronavirus Disease (COVID-19),” dated March 12, 2020; “DBRS Morningstar Global Structured Finance Rating Methodologies and Coronavirus Disease (COVID-19),” dated March 20, 2020; and “Global Macroeconomic Scenarios: January 2021 Update,” published on January 28, 2021.

A description of how DBRS Morningstar considers ESG factors within the DBRS Morningstar analytical framework can be found in the DBRS Morningstar Criteria: Approach to Environmental, Social, and Governance Risk Factors in Credit Ratings at https://www.dbrsmorningstar.com/research/373262.

Notes:
All figures are in U.S. dollars unless otherwise noted.

The principal methodology is the U.S. Single-Family Rental Securitization Ratings Methodology (May 28, 2020), which can be found on dbrsmorningstar.com under Methodologies & Criteria.

For more information regarding rating methodologies and Coronavirus Disease (COVID-19), please see the following DBRS Morningstar press release: https://www.dbrsmorningstar.com/research/357883.

For more information regarding structured finance rating methodologies and Coronavirus Disease (COVID-19), please see the following DBRS Morningstar press release: https://www.dbrsmorningstar.com/research/358308.

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.

The full report providing additional analytical detail is available by clicking on the link under Related Documents below or by contacting us at [email protected].

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

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