Fitch Affirms COMM Mortgage Trust 2005-FL10

CHICAGO--(BUSINESS WIRE)-- Fitch Ratings has affirmed four classes of COMM Mortgage Trust 2005-FL10. A detailed list of rating actions follows at the end of this release.

KEY RATING DRIVERS

As of the July 2015 remittance, the pool has paid down by 98% since issuance, with only one asset remaining.

The affirmations of the distressed ratings are due to exceptionally high credit risk associated with the remaining asset, Berkshire Mall. The mall comprises 589,146 square feet (sf) of a 715,146-sf regional mall located in Lanesboro, MA, about 40 miles east of Albany, NY. The collateral consists of 192,793 sf of in-line space and 396,353 sf of anchor/major tenant space. The non-collateral anchor space (Target) totals approximately 126,000 sf.

The mall continues to face significant challenges related to trade area fundamentals, tenant retention and capital expenditure needs which will ultimately affect investor interest and the long-term viability of the asset. The immediate trade area for the subject property is considered rural and tertiary in nature and is confronting declining population trends with incomes below state and national levels. The servicer has successfully renewed the theater tenant through 2025 and leased large-format space to local retailers on a short-term basis; however, tenant retention remains a looming challenge with significant rollover in the next few years. Approximately 85% of leases expire through 2018. The asset will eventually require additional capital expenditures and cosmetic renovation to remain competitive in the market.

As of March 2015, the mall was 90% occupied, an improvement from 73% in 2014. The loan transferred to special servicing in January 2014 due to the imminent expiration of the forbearance agreement. A deed-in-lieu of foreclosure was executed in June of 2014 and the asset remains real estate owned. The mall is being managed and leased by CBL & Associates Properties, which specializes in new development and repositioning of distressed properties.

RATING SENSITIVITIES

The ratings of the remaining distressed classes (those rated below 'Bsf') are subject to further downgrade with the loss of any major tenant coupled with a prolonged hold period prior to disposition. Fitch anticipates significant losses based on current valuations of the asset and uncertainty related to anchor tenant renewal and future stabilization of the asset.

DUE DILIGENCE USAGE

No third party due diligence was provided or reviewed in relation to this rating action.

Fitch has affirmed the following classes as indicated:

-- $6.4 million class J at 'CCCsf'; RE 100%;

-- $19.8 million class K at 'Csf'; RE 5%;

-- $6.5 million class L at 'Csf'; RE 0%;

-- $4.3 million class M at 'Dsf'; RE 0%.

The following classes, originally rated by Fitch, have paid in full: A-1, A-J1, A-J2, X-1, MOAX-1, MOAX-2, MOAX-3, B, C, D, E, F, MOA-1, MOA-2, N-PC, O-PC, P-PC, Q-PC, N-DEL and O-DEL.

Fitch does not rate the class A-J3, G, H and MOA-3 certificates.

In addition, Fitch previously withdrew the ratings on the interest-only classes X-2-DB, X-2-NOM, X-2-SG, X-3-DB, X-3-NOM and X-3-SG.

Additional information is available at www.fitchratings.com.

Applicable Criteria

Criteria for Analyzing Large Loans in U.S. Commercial Mortgage Transactions (pub. 20 Mar 2015)https://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=862818

Global Structured Finance Rating Criteria (pub. 06 Jul 2015)https://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=867952

Additional Disclosures

Dodd-Frank Rating Information Disclosure Formhttps://www.fitchratings.com/creditdesk/press_releases/content/ridf_frame.cfm?pr_id=988713

Solicitation Statushttps://www.fitchratings.com/gws/en/disclosure/solicitation?pr_id=988713

Endorsement Policyhttps://www.fitchratings.com/jsp/creditdesk/PolicyRegulation.faces?context=2&detail=31

ALL FITCH CREDIT RATINGS ARE SUBJECT TO CERTAIN LIMITATIONS AND DISCLAIMERS. PLEASE READ THESE LIMITATIONS AND DISCLAIMERS BY FOLLOWING THIS LINK: HTTP://FITCHRATINGS.COM/UNDERSTANDINGCREDITRATINGS. IN ADDITION, RATING DEFINITIONS AND THE TERMS OF USE OF SUCH RATINGS ARE AVAILABLE ON THE AGENCY'S PUBLIC WEBSITE 'WWW.FITCHRATINGS.COM'. PUBLISHED RATINGS, CRITERIA AND METHODOLOGIES ARE AVAILABLE FROM THIS SITE AT ALL TIMES. FITCH'S CODE OF CONDUCT, CONFIDENTIALITY, CONFLICTS OF INTEREST, AFFILIATE FIREWALL, COMPLIANCE AND OTHER RELEVANT POLICIES AND PROCEDURES ARE ALSO AVAILABLE FROM THE 'CODE OF CONDUCT' SECTION OF THIS SITE. FITCH MAY HAVE PROVIDED ANOTHER PERMISSIBLE SERVICE TO THE RATED ENTITY OR ITS RELATED THIRD PARTIES. DETAILS OF THIS SERVICE FOR RATINGS FOR WHICH THE LEAD ANALYST IS BASED IN AN EU-REGISTERED ENTITY CAN BE FOUND ON THE ENTITY SUMMARY PAGE FOR THIS ISSUER ON THE FITCH WEBSITE.

View source version on businesswire.com: http://www.businesswire.com/news/home/20150729006801/en/

Fitch Ratings, Inc.
Primary Analyst
David Ro, +1-312-368-3132
Director
70 West Madison
Chicago, IL 60602
or
Committee Chairperson
Britt Johnson, +1-312-606-2341
Senior Director
or
Media Relations, New York
Alyssa Castelli, +1-212-908-0540
[email protected]

Source: Fitch Ratings

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