Kroll Bond Rating Agency (KBRA) announces the preliminary assignment of ratings to six classes of ONE 2021-PARK, a CMBS single-borrower securitization.
The collateral for the transaction is a $525.0 million non-recourse, first lien mortgage loan. The floating rate loan has an initial two-year term with three, one-year extension options, and requires monthly interest-only payments based on one-month LIBOR. The loan is secured by the borrower’s fee simple interests in One Park Avenue, a 20-story, Class-A, LEED Silver certified office building containing 943,302 sf located in Midtown Manhattan.
As of January 2021, the property was 97.7% leased to 16 tenants. The five largest tenants include New York University (61.4% of total base rent, 67.1% of total sf), a private research university system; Robert A.M. Stern (9.0%, 7.0%), an international architectural firm; Equinox One Park Avenue (6.8%, 6.9%), a company that operates luxury fitness clubs; Clarins USA Inc. (5.6%, 4.1%), a French luxury skin care, cosmetics and perfume company; and Citibank N.A. (4.6%, 1.4%), the consumer financial services arm of Citigroup. Together, these five tenants account for 87.4% of total base rent and 86.5% of the total sf.
KBRA’s analysis of the transaction included a detailed evaluation of the properties’ cash flows using our U.S. CMBS Property Evaluation Methodology and the application of our U.S. CMBS Single Borrower & Large Loan Rating Methodology. In addition, KBRA also relied on its Global Structured Finance Counterparty Methodology for assessing counterparty risk in this transaction, to the extent deemed applicable.
The results of our analysis yielded a KBRA net cash flow (KNCF) of approximately $40.0 million. To value the property, we applied a capitalization rate of 7.00% to arrive at a KBRA value of approximately $569.2 million. The resulting in-trust KBRA Loan to Value (KLTV) is 92.2%. In our analysis of the transaction, we also reviewed and considered third party engineering, environmental, and appraisal reports; the results of our site inspection of the property, and legal documentation review.
Further information on key credit considerations, sensitivity analyses that consider what factors can affect these credit ratings and how they could lead to an upgrade or a downgrade, and ESG factors (where they are a key driver behind the change to the credit rating or rating outlook) can be found in the full rating report referenced above.
A description of all substantially material sources that were used to prepare the credit rating and information on the methodology(ies) (inclusive of any material models and sensitivity analyses of the relevant key rating assumptions, as applicable) used in determining the credit rating is available in the Information Disclosure Form(s) located here.
Information on the meaning of each rating category can be located here.
Further disclosures relating to this rating action are available in the Information Disclosure Form(s) referenced above. Additional information regarding KBRA policies, methodologies, rating scales and disclosures are available at www.kbra.com.
Kroll Bond Rating Agency, LLC (KBRA) is a full-service credit rating agency registered with the U.S. Securities and Exchange Commission as an NRSRO. Kroll Bond Rating Agency Europe Limited is registered as a CRA with the European Securities and Markets Authority. Kroll Bond Rating Agency UK Limited is registered as a CRA with the UK Financial Conduct Authority pursuant to the Temporary Registration Regime. In addition, KBRA is designated as a designated rating organization by the Ontario Securities Commission for issuers of asset-backed securities to file a short form prospectus or shelf prospectus. KBRA is also recognized by the National Association of Insurance Commissioners as a Credit Rating Provider.
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