Fitch Affirms WAMU 2003-C1; Revises Outlooks & Assigns LS Ratings
Fitch Ratings affirms, assigns Loss Severity (LS) ratings and revises Rating Outlooks for Washington Mutual Asset Securities Corporation (WAMU) commercial mortgage pass-through certificates, series 2003-C1, as indicated:
--$45.2 million class A at 'AAA/LS1'; Outlook Stable;
--Interest-only class X-1 at 'AAA'; Outlook Stable;
--$11.4 million class B at 'AAA/LS4'; Outlook Stable;
--$2.9 million class C at 'AAA/LS5'; Outlook Stable;
--$12.9 million class D at 'AAA/LS4'; Outlook Stable;
--$2.9 million class E at 'AAA/LS5'; Outlook Stable;
--$4.3 million class F at 'AAA/LS5'; Outlook Stable;
--$5.7 million class G at 'AAA/LS5'; Outlook Stable;
--$2.9 million class H at 'AA+/LS5'; Outlook Stable;
--$5.7 million class J at 'A/LS5'; Outlook Stable;
--$4.3 million class K at 'BBB+/LS5'; Outlook Stable;
--$1.4 million class L at 'BBB-/LS5'; Outlook to Negative from Stable;
--$2.9 million class M at 'BB+/LS5'; Outlook to Negative from Stable;
--$2.9 million class N at 'B+/LS5'; Outlook to Negative from Stable;
--$1.4 million class O at 'B-/LS5'; Outlook to Negative from Stable.
Fitch does not rate the $5.7 million class P certificates.
Affirmations are due to the pool's stable performance and minimal future expected losses following Fitch's prospective review of potential stresses to the transaction. Fitch expects potential losses of 2.4% of the remaining pooled balance, approximately $2.7 million, from the loans in special servicing and the loans that are not expected to refinance at maturity based on Fitch's refinance test.
As of the April 2010 distribution date, the pool's collateral balance has paid down 18% to $1.13 billion from $1.38 billion at issuance. The loans have a weighted average seasoning of approximately nine years. There are three specially serviced loans (7%).
The largest specially serviced loan (3.3%) is secured by an industrial property located in Richmond, CA. The asset transferred to special servicing in November 2009 and remains vacant.
The second largest specially serviced loan (2.4%) transferred to special servicing in late March 2010 after the borrower requested payment relief. The loan is secured by a multifamily property located in Houston, TX.
Fitch stressed the cash flow of the remaining non-defeased loans by applying a 10% reduction to 2008 fiscal year end net operating income and applying an adjusted market cap rate between 7.5% and 10.5% to determine value.
Similar to Fitch's prospective analysis of recent vintage CMBS, each loan also underwent a refinance test by applying an 8% interest rate and 30-year amortization schedule based on the stressed cash flow. Loans that could refinance to a debt service coverage ratio of 1.25 times or higher were considered to payoff at maturity. Under this scenario, two loans are not expected to payoff at maturity with both loans incurring a loss when compared to Fitch's stressed value.
Additional information on Fitch's amended criteria for analyzing recent vintage U.S. CMBS is available in the July 7, 2009 report, 'Surveillance Methodology for Recent Vintage U.S. CMBS,' which is available at 'www.fitchratings.com' under the following headers:
Structured Finance >> CMBS >> Criteria Reports
Additional information is available at 'www.fitchratings.com'.
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