DBRS Morningstar Assigns Provisional Ratings to FRTKL 2021-SFR1 Trust

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

-- $143.3 million Class A at AAA (sf)
-- $27.5 million Class B at AAA (sf)
-- $21.8 million Class C at AA (high) (sf)
-- $24.7 million Class D at A (high) (sf)
-- $29.4 million Class E-1 at BBB (high) (sf)
-- $32.3 million Class E-2 at BBB (low) (sf)
-- $24.7 million Class F at BB (sf)
-- $28.5 million Class G at B (high) (sf)

The AAA (sf) rating on the Class A and B Certificates reflects 60.3% and 52.6% of credit enhancement provided by subordinated notes in the pool. The AA (high) (sf), A (high) (sf), BBB (high) (sf), BBB (low) (sf), BB (sf), and B (high) (sf) ratings reflect 46.6%, 39.7%, 31.6%, 22.6%, 15.8%, and 7.9% credit enhancement, respectively.

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

FRTKL 2021-SFR1 ) 1,791 properties are in 17 states, with the largest concentration by broker price opinion value in Texas (26.6%). The largest metropolitan statistical area (MSA) by value is Oklahoma City (12.9%), followed by Amarillo, Texas (10.9%). The geographic concentration dictates the home-price stresses applied to the portfolio and the resulting market value decline (MVD). The MVD at the AAA (sf) rating level for this deal is 48.5%. FRTKL 2021-SFR1 has properties from 78 MSAs, many of which experienced dramatic home price index declines in the housing crisis of 2008.

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 will finalize the provisional ratings on each class based on the level of stresses each class can withstand and whether such stresses are commensurate with the applicable rating level. DBRS Morningstar's analysis includes estimated base-case net cash flows (NCFs) 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 of 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) pandemic, 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 - June 2021 Update,” published on June 18, 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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