DOCSLIB.ORG

Measuring the Impact of COVID-19 on CRE Property Valuations

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
Measuring the Impact of COVID-19 on CRE Property Valuations May 2020 CRE Research Measuring the Impact of COVID-19 on CRE Property Valuations Commercial real estate’s immunity to the COVID-19 • Payment is made in cash or its equivalency pandemic is about to be tested in a multitude of ways. Each of the commercial property sectors: Lodging, Re- • The sales price is not impacted by special or creative tail, Multifamily, Industrial, and Office are going to face financing terms or concessions their own unique set of COVID related challenges. The In summary, market value is representative of a transac- million-dollar question looming for each of the market tion where no exceptional factors influence the parties participants, i.e. owners, brokers, lenders, and apprais- (buyers, sellers, lenders) to the transaction. ers, is straightforward and simple to understand, but not so simple to answer: COVID-19 would be considered an exceptional factor that would influence all parties to a transaction. The market value definitions, nor the additional bullet points above, What is my Property’s Value? provide much clarity or guidance for appraisers to rely on Appraisal of commercial real estate is an interesting en- when appraising a commercial property during this pan- deavor with its share of skeptics, even when the market demic. The concepts of market value as previously de- is stable and operating efficiently. The Uniform Standards fined do not contemplate how short-term occupancy and of Professional Appraisal Practice (USPAP) 2020-2021 revenue declines caused by external forces, beyond the edition defines market value as, “a type of value, stated control of the owner/property manager, should be treated as an opinion, that presumes the transfer of a property by the appraiser. Until the pandemic surfaced, many com- (i.e., a right of ownership or a bundle of such rights), as mercial real estate property sectors were pacing above of a certain date, under specific conditions set forth in their previous year’s performance metrics. Employment the value definition that is identified by the appraiser as and other market-level indicators such as interest rates applicable in an appraisal.” Appraisal organizations and and the availability of financing were favorable and readily taxing authorities have their own generally accepted or available across all major metros in the United States. statutory definitions of market value containing the fol- lowing concepts: What Creates Real Estate Value? • Buyer(s) and seller(s) are typically motivated Real estate is considered to have value in the market • Both parties are knowledgeable, informed and acting when the following four essential elements are present: in what they consider to be their own best interest (these elements are commonly referred to using the ac- ronym DUST) • Neither party is affected by undue stimulus (duress) • Demand – This suggests that someone wants to • Reasonable marketing time and exposure have purchase the property and has the financial means to been given purchase it www.trepp.com 1 CRE Research May 2020 • Utility – The property has recognized viability in the The formula for the direct capitalization approach is marketplace NOI / Cap rate = Property value: • Scarcity – The property or properties are in short sup- ply relative to the demand for them in the marketplace • Transferability – The property has clear title and can be moved from one person/entity to the next When appraisers are engaged to determine the market value of a commercial property, they will generally ar- rive at their opinion of market value by performing an The second method is Yield capitalization or Discounted income approach. The income approach is based on the Cash Flow. This process involves converting future cash- value principle of anticipation. The principle of anticipa- flows into present value by utilizing an appropriate yield tion is predicated on the perception of future benefits or discount rate. Other time value of money calculations being received by the owner. In commercial real estate, and metrics can also be determined from the DCF pro- those benefits take the form of cash flows supplied to forma to measure the viability of the investment. These the owner over the holding period and the reversionary metrics take the form of the investment’s internal rate of cash flow (net proceeds) at the time of sale. return, cash-on-cash return, equity multiple, etc. The income capitalization approach is defined by the Ap- The formula for yield capitalization or discounted cash praisal Institute as a “set of procedures through which flow is as follows: an appraiser derives a value indication for an income- producing property by converting its anticipated benefits (cash flows and reversion) into property value.” R R R R It is further stated, “this conversion can be accom- What Impact Does COVID-19 Have on Property plished in two ways. One year’s income expectancy can Value? be capitalized at a market derived capitalization rate or at a capitalization rate that reflects a specified income The impacts on property performance are going to be pattern, return on investment, and change in the value of easy for appraisers to identify. Reduced rental revenue, the investment. Alternatively, the annual cash flows for reduced occupancy, increased short term risk, etc. What the holding period and the reversion can be discounted will be harder to quantify is the immediate impact to at a specified yield rate.” In layman’s terms, there are the property’s value. The direct capitalization method two methods to determine market value using the in- discussed earlier assumes the property is operating at come approach. The first is called the direct capitaliza- a stabilized level of operation. Presumably, the property tion method which capitalizes a single year’s net operat- will have achieved stabilized market occupancy, stabi- ing income (NOI) using a market derived capitalization lized market rental collections, stabilized market oper- rate (cap rate) to determine the value. ating expenses; each of those components contribute www.trepp.com 2 CRE Research May 2020 to the utilization of an appropriate market derived capi- •This rationale is already often applied to talization rate that converts the net operating income properties that suffer from long term vacancy into market value. By capitalizing a single year’s income issues in the form of a “lease-up” deduction to stream, the appraiser is essentially implying the prop- the value determined after capitalization erty is going to perform to that standard into perpetuity. • Potentially increase the capitalization rate by some fac- Below are questions the appraiser must grapple with tor to acknowledge an increase in the “short term” risk during the current COVID-19 crisis. •This may take the form of a 25 bps to 50 bps • Does COVID-19 change the market’s or the property’s adjustment “stabilized” metrics? Even though the appraiser(s) may make what appear to be • Does COVID-19 change the long-term value prospects nominal adjustments to the capitalization rate, those ad- of a property’s intrinsic DUST elements? justments can/will have a dramatic impact to the valuation. • Does COVID-19 become the new perpetual state of See the chart below to understand the impact the capi- the property’s ability to generate cash flow? talization rate plays on the overall property value, based • Are any pre-COVID-19 data points relevant? on each $1 dollar of NOI: • Sales prices $1 OF NOI AT DIFFERENT CAP RATES • Cap rates @ 4% cap rate = $1/.04 = $25.00 of Property Value • Lease rates @ 5% cap rate = $1/.05 = $20.00 of Property Value @ 6% cap rate = $1/.0 = $ of Property Value The answer to these questions will become clearer as 6 16.67 COVID-19 testing and other medical advances paint a @ 7% cap rate = $1/.07 = $14.29 of Property Value more accurate picture of the status of the pandemic. @ 8% cap rate = $1/.08 = $12.50 of Property Value Until those items related to the pandemic are known at a macro level and appraisers can accurately determine • Reduce the percentage of common area maintenance how long the pandemic is going to impact commercial (CAM) charges realized by the owner as reimbursable by property performance; appraisers will probably choose the tenants to utilize some of the following techniques when valuing commercial properties during these uncertain times. • Retail, office, and industrial properties often utilize triple net (NNN) lease arrangements and bill • Assume stabilized operations of the asset still exist back certain charges to their tenants, it will be when utilizing the direct capitalization method harder to recover these charges now • Treat revenue/occupancy losses as a form of Appraisers must also be vigilant in keeping up to date “external obsolescence” and make a line item with regulatory and other market changes during this deduction to the property’s market value after time. Certain aspects of the appraisal process have al- applying a capitalization rate to the NOI ready changed regarding physical property inspections, timing of when lenders are required to have completed www.trepp.com 3 CRE Research May 2020 appraisals submitted relative to disbursing funds, etc. Multifamily Reading as much market commentary as possible and digesting data in real time are going to be imperative. Conventional multifamily is still outperforming its coun- Each market is unique. Each market has and will be im- terparts as of right now. Forbearance programs have pacted by COVID-19 differently. The appraiser must in- provided a lifeline for Fannie Mae and Freddie Mac mul- sure he/she is competent and up to date on all things tifamily loans. Owners are eligible for 90-120-day for- that impact or could potentially impact the valuation of bearance of mortgage payments, however, opting into the property they are appraising. those agreements also prevents owners from evicting tenants for non-payment of rent.
Load more

Recommended publications
  • The Valuation of Apartments
    THE VALUATION OF APARTMENTS By Tim Klein & Dan Blonigen Goals of this course Introduction to the basic concepts of Apartment Valuation You will leave with the ability to value an apartment in your jurisdiction! Outline What is an apartment The Inspection Valuation Sales Verification & Comparison Income Capitalization Mass Appraisal Techniques Case Study Q & A Current Market 32% of US Households are Renters – NMHC 30% of Apartment renters are under age 30, 58% under age 44 -NMHC Represents 38% of new housing starts – US Census, May 2014 “Minneapolis-St. Paul, one of the strongest rental markets in the nation.” – Marcus Millichap 2014 4th in the Nation – Marcus Millichap Cap Rates National Korpacz 1Q ’13: Average 5.73% Korpacz 1Q ’14: Average 5.79% Minneapolis RERC 1Q ‘13: Average 6.0% Consumer Life Cycle What is an Apartment What is an Apartment An Apartment is a housing unit of one or more rooms, designed to provide complete living facilities for one or more occupants. An Apartment Building is a structure containing four or more dwelling units with common areas and facilities. Common Area includes entrances, lobby, elevators or stairs, mechanical space, grounds, pool, etc… Apt Styles– Low Rise Typically 1 -3 stories No elevators 12-50 units Intermediate density Apt Styles– Mid Rise Usually steel or reinforced concrete 4-10 stories Elevator service Intermediate density Apt Styles– High Rise Steel or reinforced concrete More than 10 stories Elevator service High density Usually in urban core Apt Styles–
    [Show full text]
  • Commercial Invest Real Estate September-October
    How do investors determine ROI in an unsteady market? byy Eric B. Garfi eld,, MAI, MRICS,, and Matthew T. VanEck capitalization rate is the overall or non- As a reminder, it is noteworthy that cap ers commonly were using physical residual financed return on a real estate invest- rates and discount rates, or internal rates techniques such as land and buildings. In ment, akin to the return on total assets in of return, are not mutually exclusive. A 1959, Ellwood published “Ellwood Tables accounting terms. A cap rate is calculated discount rate is a measure of investment for Real Estate Appraising and Financing,” as a mathematical relationship between net performance over a holding period that which showed that by analyzing market operating income and an asset’s value. Most accounts for risk and return on capital. Cap mortgage terms and equity yields for a par- commonly cap rates are extracted from rates not only account for return on capital, ticular property, an appraiser could identify transactions of buyers and sellers compet- but also return of capital. A discount rate a suitable cap rate and thus property value. ing in a marketplace; but they are related to can be built up from a cap rate if income and This valuation technique became known the current state of capital markets as well growth both change at a constant rate. The as mortgage-equity analysis. Ellwood’s as the future growth outlook. So how can buildup is derived by the formula Y = R + method allowed appraisers to incorporate real estate professionals extract cap rates in CR, where Y = discount (yield) rate, R = cap and explain fi nancing’s impact on value.
    [Show full text]
  • Real Estate Market Fundamentals and Asset Pricing
    Real Estate Market Fundamentals and Asset Pricing Petros S. Sivitanides, Raymond G. Torto, and William C. Wheaton n the last year we have heard much discussion of a disconnect between the commercial real estate cap- ital and space markets. We see declines in the cap rates (yields) of property transactions, while a weak- Iened economy has generated deteriorating real estate market fundamentals (Gordon [2003]; Kaiser [2003]). Corcoran and Iwai [2003] argue that such a pattern could be just what an efficient asset market should pro- duce if the space market is always mean-reverting. If fundamentals are temporarily depressed, an efficient mar- ket will keep prices firm and hence produce lower cap rates—in anticipation of a recovery. If the space market is strong, cap rates should fall in anticipation of eventual new supply and market softening. PETROS S. SIVITANIDES is a Our objective in this discussion is an econometric senior economist at Torto examination of the historical movements in office space Wheaton Research in Boston (MA 02110). market fundamentals (vacancy and rental rates) in order psivitanides@ to compare them with a similar history of office market tortowheatonresearch.com capital movements (prices and yields). This comparison supports three conclusions: RAYMOND G. TORTO is a managing director at Torto Wheaton Research in Boston 1. In examining how market fundamentals influ- (MA 02110). ence asset pricing, it is crucial to control for [email protected] interest rates. In fact, a better way to measure how the asset market views the space market is WILLIAM C. WHEATON is a to look at real estate spreads over Treasuries.
    [Show full text]
  • Community Land Trust (CLT) FAQ
    Community Land Trust (CLT) FAQ Q1: What are CLTs? CLTs are nonprofit organizations created to increase and maintain the supply of affordable housing by providing homeownership opportunities to low- and moderate-income families. Properties are acquired by the CLT and the homes are sold to borrowers using standard mortgage products. The land under the houses is held by the CLT and leased to the homeowners at very low monthly rates. By eliminating the cost of land ownership, this low monthly lease rate helps keep the home affordable in higher cost areas. To date, more than 6,000 CLT properties have been developed across the United States according to the Institute for Community Economics (ICE). Q2: Are there resale restrictions for CLTs? Yes, the lease includes provisions that require the continued use of the land to assist future eligible borrowers. Q3: If the borrower is in default, does the CLT have the right of first refusal to purchase the property? Yes, the terms of the Fannie Mae ground lease rider give the CLT the right to purchase the subject property from the lender prior to foreclosure. Q4: How can I find out more about setting up a CLT? A national organization called the Grounded Solutions Network (formerly the National Community Land Trust Network) provides training resources, technical assistance, and other information to new and existing CLTs. For more information, visit their website: https://groundedsolutions.org/. Q5: What are the requirements for a CLT mortgage to be eligible for sale to Fannie Mae? The lender must confirm that the CLT is a nonprofit organization or public entity, such as a state or local government, county, school district, university, or college.
    [Show full text]
  • 1 I. Introduction Interest Rates, Financial Leverage, and Asset Values Are
    I. Introduction Interest rates, financial leverage, and asset values are among the most important variables in the economy. Many economists, policy makers, and investors believe that these variables may affect each other; therefore, manipulation of some variables may cause desired changes in the others. While interest rates are traditionally the variable that the Federal Reserve monitors and tries to influence, research on the recent financial crisis highlights the importance of financial leverage in the economy (see, e.g. Geanakoplos (2009), Acharya and Viswanathan (2011), among others). Recognizing this, Federal Reserve researchers are investigating whether changing requirements for mortgages’ loan-to-value ratios based on the economic environment could improve financial stability.1 The effectiveness of such policies would depend on how the loan to value ratios and property values exactly interact with each other, as well as whether and how they are endogenously determined. For example, if the two variables are only endogenously correlated and do not affect each other, policies that tries to manipulate the loan to value ratios to affect property values would have little effect. A natural starting point to understand the interactions between the loan to value ratios and property values is to understand their long-run equilibrium relationship. However, the existing literature is virtually silent on this very important issue. 1 See the speech by Ben S. Bernanke at the Annual Meeting of the American Economic Association at Philadelphia: http://www.federalreserve.gov/newsevents/speech/bernanke20140103a.htm. 1 This paper develops a very simple theoretical model in which commercial real estate mortgage interest rates, leverage, and property values are jointly determined.
    [Show full text]
  • Investment Strategy, Vacancy and Cap Rates †
    INVESTMENT STRATEGY, VACANCY AND CAP RATES † Eli Beracha Associate Professor of Real Estate Director, Hollo School of Real Estate Florida International University, 1101 Brickell Avenue Suite 1100 S, Miami, FL 33131 305-779-7906 [email protected] David H. Downs Professor, Alfred L. Blake Endowed Chair Director, The Kornblau Institute Kornblau Real Estate Program Virginia Commonwealth University School of Business Richmond, VA 23284-4000 804-475-9125 [email protected] Greg MacKinnon Director of Research Pension Real Estate Association 100 Pearl Street, 13th floor Hartford CT 06103 806-785-3847 [email protected] Abstract In this paper we examine whether and to what extent the vacancy of a commercial real estate property is related to its valuation and investment performance. Using data on individual properties, we find that high- vacancy properties are associated with lower cap rates, which suggests the expectation for higher future NOI growth from the potential occupancy of vacant space. Consistent with these expectations, we also find that, on average, high-vacancy properties are associated with higher future NOI growth compared with low-vacancy properties. On the other hand, we find evidence that the investment performance of high-vacancy properties is inferior to the performance of low-vacancy properties, on average. Overall, these results suggest an overvaluation of vacant space. This version: February 22, 2019 † We thank the Real Estate Research Institute for a research grant. We also thank the National Council of Real Estate Investment Fiduciaries and CoStar for providing their commercial real estate data. INVESTMENT STRATEGY, VACANCY AND CAP RATES Introduction: The vacant space associated with commercial real estate (CRE) properties can be viewed by investors as an option for additional revenue in the event the vacant space is occupied.
    [Show full text]
  • What Is a Capitalization Rate?
    What is a Capitalization Rate? Gina Wylie (Public Utilities) Lann Waller (Real Property) Definition: a composite rate used for converting property income into a property value Alabama Department of Revenue Property Tax Division How do we determine and apply Public Utility Capitalization Rate the appropriate Capitalization Development Rate in each section of the Property Valuation Process? August 7, 2019 1. Public Utilities… Types of Industry Purpose of developing a Public . Electric Utility cap rate . Natural Gas . Pipeline . Cost Approach and Income Approach . Railroad . To calculate the anticipated future income streams for the . Telephone-land line only income approach. Water Companies-private companies only . Airlines & Electric Coops-no cap rate . Airlines-mileage & time ratio; ground equipment . Coops-income approach only 1 Sources of Data ValueLine . ValueLine . Valueline.com . Risk-Free Rate (Treasury Bond Data) . Search for data by industry type(s) . S&P Bond data . Input data into spreadsheet template . Mergent (Moody’s) Bond Data . Stock price, Beta, Capital Structure, Dividend data, EPS . Standard & Poor’s & Moody’s Long Term Bond Yields Data, Financial Strength Rating, Timeliness Rating, Safety . Industry specific data Ranking, S & P Bond Rate, Moody’s Bond Rate . Association of American Railroads . National Association of Railroad Property Tax Representatives-range ValueLine . Provides financial and statistical data of individual companies included in particular industry type . Determine which companies will be included in cap rate study . Is this a domestic company? . Is there debt rating from both S&P and Moody’s? . Is the primary operations of the company consistent with the industry type? Risk-Free Rate Mergent . https://research.stlouisfed.org/fred2/data/DGS30 Bond .
    [Show full text]
  • Capitalization Rate, Mortgage Interest Rate and Commercial Mortgage Demand
    MIT Center for Real Estate September, 2001 CAPITALIZATION RATE, MORTGAGE INTEREST RATE AND COMMERCIAL MORTGAGE DEMAND You Zhou Thesis, 2001 © Massachusetts Institute of Technology, 2001. This paper, in whole or in part, may not be cited, reproduced, or used in any other way without the written permission of the authors. Comments are welcome and should be directed to the attention of the authors. MIT Center for Real Estate, 77 Massachusetts Avenue, Building W31-310, Cambridge, MA, 02139-4307 (617-253-4373). Capitalization Rate, Mortgage Interest Rate and Commercial Mortgage Demand by You Zhou Bachelor of Science, civil engineering, 1992 Southwest Jiaotong University, China Master of Science, structural engineering, 1995 Northern Jiaotong University, China Submitted to the Department of Urban Studies and Planning in Partial Fulfillment of the Requirements for the Degree of Master of Science in Real Estate Development at the Massachusetts Institute of Technology September 2001 © You Zhou ALL RIGHTS RESERVED The author hereby grants to MIT permission to reproduce and to distribute publicly paper and electronic copies of this thesis document in whole or in part. Signature of Author You Zhou Department of Urban Studies and Planning August 10, 2001 Certified by William C. Wheaton Professor of Economics Thesis Supervisor Accepted by William C. Wheaton Chairman, Interdepartmental Degree Program in Real Estate Development 1 Capitalization Rate, Mortgage Interest Rate and Commercial Mortgage Demand By You Zhou Submitted to the Department of Urban Studies and Planning on August 10, 2001 in partial fulfillment of the requirements of the Degree of Master of Science in Real Estate Development at the Massachusetts Institute of Technology.
    [Show full text]
  • What Is a Community Land Trust?
    Appraising Community Land Trust Properties Community Land Trusts (CLTs), typically run by a government entity or non-profit organization, provide homeownership opportunities for qualified borrowers with low to moderate incomes. What is a CLTs: Community � Own land which they hold in perpetuity on behalf of their residents Land Trust? � Grant rights to borrowers to purchase and own a home on the land using an affordably priced long-term ground lease � Make homeownership affordable by enabling a buyer to purchase only the improvement on a property without including the land value in the cost to purchase � May work with borrowers to secure down payment and closing assistance � Generally limit future sales of the home based on income levels Four-step CLT appraisal process: 1 Determine the fee simple market value of the home. This uses the same sales comparison approach for valuing properties that are not part of a CLT. Appraisers should use sales of homes outside of CLTs in their evaluations. 2 Determine the capitalization rate. Appraisers can do this in one of two ways: � Use alternative low risk investment rates (such as long-term bonds) to determine a risk-less or safe rate. This is the most common method for determining the capitalization rate. � If there are enough sales of fee simple homes and non-community land trust homes on ground leases, determine the capitalization rate by dividing the non-CLT annual ground rent by the difference in sales price (all things being equal). 3 Determine the lease fee value. This is done by dividing the annual rent due to the CLT for the ground lease by the capitalization rate.
    [Show full text]
  • Assume Fannie Mae Loan 16.5% Down Payment!* +Significant Value Add Opportunity the Offering
    Cloudhaven & Sunhaven Apartments 5th and 6th Avenue South | St. Cloud, MN 56304 FOR SALE | $3,920,000 Mike Bobick, CCIM 320.333.2692 [email protected] A 40 Unit Family Housing Package Cloudhaven - 28 Units - Located at 605 15th Street South, 1416 and 1420 6th Avenue South, St. Cloud, MN 56301. Sunhaven - 12 Units - Located at 1450 5th Avenue South, St. Cloud, MN 56301. *Assume Fannie Mae Loan 16.5% Down Payment!* +Significant Value Add Opportunity The Offering Granite City Real Estate is proud to present Cloudhaven and Sunhaven apartments, a 40 unit investment package consisting of all 4 bedroom, 1-1/2 or 2 bath family housing units centrally located in St. Cloud, MN. The investment includes four buildings all constructed between 1987 and 1988. Rents range from $900-$1250 per unit monthly. Until recently these buildings were occupied by students, generally only 10 months per year. As demand has changed at St. Cloud State University, these properties have been converted to family housing and the result is higher lease rates, full-time occupancy, which has resulted more stable performance. The unit mix includes 4-two level townhome style units and the remaining 36 units are four-bedroom flats with a unique separate water closet, shower, both with doors, and double sink bathroom. These buildings qualify for the HUD Section 8 voucher program which provides guaranteed contributions to tenant’s monthly rent. Approximately 75% of the tenancy participates in this program. The investment is being offered at $3,920,000, which is a 7.78% “going in” capitalization rate, assuming an overall vacancy of 6.6%.
    [Show full text]
  • Appraisal Pp Requirements
    Appppraisal Requirements FNMA Regulations In selecting an appraiser to provide an opinion of value for a leasehold held by a community land trust, the lender must make sure the appraiser is knowledgeable in the techniques of direct capitalization and market derivation of capitalization rates that are necessary to appraise this type of property. This means an appraiser with an advanced license. In Vermont this would be an appraiser wihith a license beginning with 079 (Certified Residential) or 080 (Certified General). FFiannie Mae RRiequiremen ts – Community Land Trusts Fannie Mae will purchase loans where the home is located on Community Land Trust owned land. Lease agreement must conform to ICE Model Lease. Fannie Mae Form 2100 –Rider to Lease must be used. Leasehold Value Appraisal is required. The Appraiser to use a three Step Process . Develop an Opinion of the fee simple value of the property by using the Sales Comparison Approach. Develop an applicable capitalization rate and convert the income from the ground lease into a lease fee value by using a market derived capitalization rate. Calculate the leasehold value by reducing the fee simple value by the lease fee value. When this apprailisal techihnique is used, there is no need to document the land value of the security property. Forms That Can be Used: Single family w/interior inspection FNMA 1004 (FHMLC 70) Single family w/exterior only inspection FNMA 2055 Manufactured homes FNMA 1004C Condominiums w/interior inspection FNMA 1073 (if the project is on FNMA’s approved list). Condominiums w/exterior only inspection FNMA 1075 Small Residential Income Property (2‐4) FNMA 1025 Appraisal Update/Completions FNMA 1004D The subject property should be appraised in fee simple title of ownership and fee simple comparables used in the Sales Comparison Grid.
    [Show full text]
  • U.S. Single-Family Rental Securitization Ratings Methodology
    ? U.S. Single-Family Rental Securitization Ratings Methodology Morningstar Credit Ratings Editor’s note: There are no substantive changes from the methodology published in January 2017. This January 2018 methodology is hereby republished and takes effect immediately. Version: 2.0 Introduction Contents Morningstar Credit Ratings, LLC will apply this methodology to determine ratings of securities backed by 1 Introduction pools of single-family rental properties. The single-family houses generally are investment properties that 1 Section 1 – Rating Methodology are rented or available for rent. While the methodology is designed to be consistently applied to new 5 Section 2 – Ratings and Rating Actions of issue and surveillance of single-family rental securities, as a transaction seasons, actual performance Other Agencies 6 Appendix 1: Guide to the Morningstar data will influence the assumptions used in determining whether to maintain or change a rating. Single-Family Rental Quantitative Analysis and Subordination Model The definitions of Morningstar's letter-grade ratings, a surveillance general description, application of changes to Morningstar methodology, access to rating opinions and conflicts are available at www.morningstarcreditratings.com in “Morningstar Credit Ratings Definitions and Other Related Opinions and Identifiers." Section 1 – Rating Methodology The Morningstar single-family rental securities ratings methodology generally includes a quantitative and qualitative analysis of the properties backing the securities, the monetization feature, and the payment priority of the securities, as well as a legal review of the offering materials, trust and servicing agreement, purchase and sale agreement, and deal-level opinions related to the transaction. With respect to the monetization feature, Morningstar will conduct a legal review of the related documents, organizational documents of special-purpose vehicles, and opinions specific to the monetization feature.
    [Show full text]