Presale: CF 2019-CF3 Mortgage Trust December 3, 2019 PRIMARY CREDIT ANALYST Preliminary Ratings Andy A White, CFA Centennial Class(i) Preliminary rating Preliminary amount ($)(ii) Credit enhancement (%) (1) 303-721-4890 A-1 AAA (sf) 15,390,000 30.000 andy.white @spglobal.com A-2 AAA (sf) 58,585,000 30.000 SECONDARY CONTACT A-SB AAA (sf) 21,534,000 30.000 Della Cheung A-3 AAA (sf) TBD(iii) 30.000 New York A-4 AAA (sf) TBD(iii) 30.000 (1) 212-438-3691 della.cheung X-A(iv) AAA (sf) 537,303,000 N/A @spglobal.com X-B(iv) A- (sf) 146,800,000 N/A A-S AAA (sf) 84,434,000 19.000 B AA (sf) 31,663,000 14.875 C A- (sf) 30,703,000 10.875 X-D(iv)(v) NR 34,541,000 N/A D(v) BBB- (sf) 19,189,000 8.375 E(v) NR 15,352,000 6.375 F-RR(v) NR 7,675,000 5.375 G-RR(v) NR 7,676,000 4.375 H-RR(v) NR 8,635,000 3.250 J-RR(v) NR 24,947,113 0.000 VRR Interest(vi) NR 21,551,091 N/A Note: This presale report is based on information as of Dec. 3, 2019. The ratings shown are preliminary. Subsequent information may result in the assignment of final ratings that differ from the preliminary ratings. Accordingly, the preliminary ratings should not be construed as evidence of final ratings. This report does not constitute a recommendation to buy, hold, or sell securities. (i)The certificates will be issued to qualified institutional buyers according to Rule 144A of the Securities Act of 1933. (ii)Approximate, subject to a permitted variance of plus or minus 5%. (iii)The final balances of the class A-3 and A-4 certificates will be determined at final pricing. The certificates, in aggregate, are expected to have a total balance of $441.794 million, subject to a variance of plus or minus 5%. The class A-3 certificates are expected to have a balance between $75.0 million and $220.0 million, and the A-4 certificates are expected to have a balance between $221.794 million and $366.794 million. (iv)Notional amount. (v)Non-offered certificates. (vi)Non-offered eligible vertical interest retained by KeyBank N.A. as the retaining sponsor. NR--Not rated. TBD--To be determined. N/A--Not applicable. www.standardandpoors.com December 3, 2019 1 © S&P Global Ratings. All rights reserved. No reprint or dissemination without S&P Global Ratings' permission. See Terms of Use/Disclaimer 2350989 on the last page. Presale: CF 2019-CF3 Mortgage Trust Profile Expected closing Dec 17, 2019. date Collateral Forty-eight commercial mortgage loans with an aggregate principal balance of $789.128 million ($684.103 million of offered certificates), secured by the fee and leasehold interests in 67 properties across 19 states and the District of Columbia. S&P Global Ratings 88.1% (based on S&P Global Ratings' NCF and weighted average capitalization rate of 7.55%). pooled trust LTV S&P Global Ratings 2.37x (based on S&P Global Ratings' NCF and the actual debt service payable on the mortgage loans). pooled trust DSC S&P Global Ratings 9.31% (based on S&P Global Ratings' NCF and the loan balances for the mortgage loans). pooled trust debt yield Payment structure The transaction is structured to comply with risk retention requirements by way of an eligible vertical and horizontal residual interest, which includes the class F-RR, G-RR, H-RR, and J-RR certificates. The VRR interest provides credit support only to the limited extent that it is allocated a portion of any losses incurred on the underlying mortgage loans. These losses are allocated between the VRR interest and the certificates, pro rata, according to their respective percentage allocation entitlements. The total required credit risk retention percentage for this transaction is 5.0%. On each distribution date, interest accrued for each class of certificates at the applicable pass-through rate will be distributed in the following priority, if funds are available: to the class A-1, A-2, A-SB, A-3, A-4, X-A, X-B, and X-D certificates, pro rata, based on their respective entitlements to interest for that distribution date, and then to the class A-S, then B, then C, then D, then E, then F-RR, then G-RR, then H-RR, and then J-RR certificates until interest payable to each class is paid in full. Principal payments on the certificates will be distributed to the class A-SB certificates until the balance is reduced to the planned principal balance for that distribution date, and then sequentially to the class A-1, A-2, A-SB, A-3, A-4, A-S, B, C, D, E, F-RR, G-RR, H-RR, and J-RR certificates until each class' balance is reduced to zero. If the class A-S through J-RR certificates' total balance has been reduced to zero, principal payments on the certificates will be distributed to the class A-1, A-2, A-SB, A-3, and A-4 certificates, pro rata, based on each class' certificate balance. Losses will be allocated to each class of certificates in reverse alphabetical order starting with the class J-RR certificates through and including the class A-S certificates, and then to the class A-1, A-2, A-SB, A-3, and A-4 certificates, pro rata, based on each class' certificate balance. The class X-A certificates' notional amount will equal to the aggregate certificate balances of the class A-1, A-2, A-SB, A-3, and A-4 certificates. The class X-B certificates' notional amount will equal to the aggregate certificate balances of the class A-S, B, and C certificates. The class X-D certificates' notional amount will equal to the aggregate certificate balances of the class D and E certificates. Depositor CCRE Commercial Mortgage Securities, L.P. Mortgage loan Cantor Commercial Real Estate Lending L.P., Starwood Mortgage Capital LLC, and KeyBank National sellers and sponsors Association. Master servicer Midland Loan Services, a Division of PNC Bank National Association. Special servicer Midland Loan Services, a Division of PNC Bank National Association. Trustee and Wells Fargo Bank N.A. certificate administrator Operating advisor Park Bridge Lender Services LLC. and asset representations reviewer LTV--Loan-to-value ratio, which is based on S&P Global Ratings' values. DSC--Debt service coverage. NCF--Net cash flow. VRR--Vertical risk retention. www.standardandpoors.com December 3, 2019 2 © S&P Global Ratings. All rights reserved. No reprint or dissemination without S&P Global Ratings' permission. See Terms of Use/Disclaimer 2350989 on the last page. Presale: CF 2019-CF3 Mortgage Trust Rationale The preliminary ratings assigned to the CF 2019-CF3 Mortgage Trust's commercial mortgage pass-through certificates reflect the credit support provided by the transaction's structure, our view of the underlying collateral's economics, the trustee-provided liquidity, the collateral pool's relative diversity, and our overall qualitative assessment of the transaction. S&P Global Ratings determined that the collateral pool has, on a weighted average basis, debt service coverage (DSC) of 2.37x and beginning and ending loan-to-value (LTV) ratios of 88.1% and 83.9%, respectively, based on our values. Transaction Overview The chart shows an overview of the transaction's structure, cash flows, and other considerations. Chart 1 www.standardandpoors.com December 3, 2019 3 © S&P Global Ratings. All rights reserved. No reprint or dissemination without S&P Global Ratings' permission. See Terms of Use/Disclaimer 2350989 on the last page. Presale: CF 2019-CF3 Mortgage Trust Strengths The transaction exhibits the following strengths: - The transaction has a strong weighted average S&P Global Ratings' DSC of 2.37x based on actual debt service and, for the partial-term interest-only loans, the debt service due when the interest-only period expires. However, the prevailing low interest rate environment influences this DSC, as well as the senior and junior loan components structure of some of the larger loans. Any increase in interest rates could affect the loans' ability to refinance at maturity. Our DSCs for the pool range from 1.25x-11.74x. - The pool is geographically diverse, with 67 properties spread across 19 states and the District of Columbia. The largest concentration is in California (10 properties, 19.7% of the pooled trust balance), followed by New York (14 properties, 14.7%) and Maryland (two properties, 10.9%). No other state accounts for more than 8.1% of the pooled trust balance. - The transaction has a strong concentration of properties in primary markets, specifically within relatively strong metropolitan statistical areas (MSAs), including New York, Washington D.C., and Los Angeles. Of the pooled trust balance, 71.7% is located in primary markets (as defined by S&P Global Ratings) and 20.1% in secondary markets. The remaining properties (8.2%) are located in tertiary markets. - The loan pool has a relatively diverse mix of property types. Of the pooled trust balance, 34.6% are backed by office properties, 27.2% by multifamily and manufactured housing properties, 10.4% by retail properties, 9.5% by industrial properties, 6.7% by mixed-use properties, 6.1% by lodging properties, and 5.5% by self-storage on a loan basis as classified by S&P Global Ratings. - The transaction has a moderate amount of diversity by loan balance, with an effective loan count (as measured by the Herfindahl Index) of 28.4.