KBRA Assigns Ratings to Velocity Commercial Capital 2024-1 (VCC 2024-1)
12 Jan 2024 | New York
KBRA assigns ratings to 18 classes of Velocity Commercial Capital 2024-1 (VCC 2024-1) mortgage-backed certificates.
VCC 2023-4 is a $221.1 million securitization collateralized by 530 small balance commercial loans secured by 582 residential rental or commercial real estate (CRE) properties. The pool is comprised entirely of fixed rate mortgages. The loans have an average outstanding principal balance of $417,245 and range from $23,394 (<0.1%) to $6.0 million (2.7%). The weighted average appraisal loan-to-value (LTV) ratio and FICO score for the pool are 63.9% and 717, respectively.
The underlying properties are located in or near 132 Core Based Statistical Areas (CBSAs) across 39 states plus the District of Columbia. The top-three CBSAs represent 29.4% of the portfolio and include New York-Newark-Jersey City, NY-NJ-PA (16.1%), Los Angeles-Long Beach-Anaheim, CA (7.6%), and Atlanta-Sandy Springs-Roswell, GA (5.6%). The three largest state exposures represent 41.9% of the portfolio and consist of California (19.5%), New York (12.1%), and Florida (10.3%).
KBRA relied on its RMBS and CMBS methodologies to analyze the transaction. In doing so, KBRA divided the pool into two distinct loan groupings, as follows: Sub-pool 1 (362 loans, 61.8% of the total pool balance) is comprised of investor loans secured by residential rental properties with four or less units. Sub-pool 2 (168 loans, 38.2%) consists of commercial real estate assets. This sub-pool is largely comprised of mixed-use properties (52 assets, 10.1%), retail properties (37 assets, 7.5%), industrial properties (17 assets, 7.1%), office properties (19 assets, 4.0%), multifamily properties (14 assets, 3.4%), commercial condominium properties (19 assets, 2.8%), automotive service properties (8 assets, 1.7%), a tennis/recreational club (one asset, 1.1%), and hospitality (one asset, 0.5%). KBRA reclassified the mixed-use and commercial condominium property types to each asset’s respective core use and classified automotive service properties as retail for our analysis.
The RMBS and CMBS portfolio credit model results were combined, on a WA basis, to determine KBRA’s modeled expected losses at each rating category and reflect the quality of the collateral, diligence, and information quality relative to typical RMBS and CMBS transactions. The losses were subsequently incorporated into our cash flow modeling, which was used to evaluate the transaction’s credit enhancement levels in the context of its modified pro rata structure.
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