DBRS Confirms Ratings on Arbor Realty Commercial Real Estate Notes 2016-FL1, Ltd.

DBRS Limited (DBRS) confirmed the ratings on the following classes of secured floating-rate notes (the Notes) issued by Arbor Realty Commercial Real Estate Notes 2016-FL1, Ltd. (the Issuer):

-- Class A at AAA (sf)
-- Class B at AA (sf)
-- Class C at BBB (low) (sf)

All trends are Stable. DBRS does not rate the first loss piece, the Preferred Shares held by the Issuer.

The rating confirmations reflect the performance of the transaction, which remains in line with DBRS’s expectations at issuance. The pool currently consists of 28 interest-only floating-rate loans totaling $298 million, secured by 23 multifamily properties and five commercial properties. In July 2017, the pool consisted of 23 loans totaling $247.0 million, secured by 22 multifamily properties and four commercial properties. The transaction is structured with an initial 35-month replacement period whereby the Issuer can substitute collateral in the pool, subject to certain Eligibility Criteria, including Rating Agency Condition by DBRS. As of the July 2018 remittance, there remains $27.0 million in equity that the Issuer can fund by originating additional loans. The transaction pays sequentially after the replacement period ends.

As of the July 2018 remittance, only seven of the original 18 loans, representing 26.3% of the current transaction balance, remain in the pool as 21 additional loans have been added during the replacement period. All loans have a maximum initial term of two or three years, with extension options generally available, subject to criteria.

The loans are predominantly secured by multifamily properties, most of which are located in urban and suburban markets that benefit from greater liquidity and/or are affordable offerings in stable communities. Most of the properties are currently cash-flowing assets in a period of transition with viable plans and loan structure in place to facilitate stabilization and value growth. All of the loans are structured with cash management in place at origination and are also structured with reserves, including several loans that were structured with an initial debt service reserve.

The Issuer, Servicer, Mortgage Loan Seller and Advancing Agent are related parties, and are considered non-rated entities. In addition to recently issued transactions (one in 2013, one in 2014, two in 2015 and three in 2017), Arbor Realty SR, Inc. (Arbor) has a proven track record with several collateralized loan obligation platforms that performed well in 2004, 2005 and 2006. Arbor holds the 23.0% equity of the Preferred Shares in the transaction.

All ratings will be subject to ongoing surveillance, which could result in ratings being upgraded, downgraded, placed under review, confirmed or discontinued by DBRS.

Notes:
All figures are in U.S. dollars unless otherwise noted.

The principal methodology is CMBS North American Surveillance, which can be found on dbrs.com under Methodologies. For a list of the Structured Finance related methodologies that may be used during the rating process, please see the DBRS Global Structured Finance Related Methodologies document on www.dbrs.com. Please note that not every related methodology listed under a principal Structured Finance asset class methodology may be used to rate or monitor an individual structured finance or debt obligation.

The related regulatory disclosures pursuant to the National Instrument 25-101 Designated Rating Organizations are hereby incorporated by reference and can be found by clicking on the link under Related Documents or by contacting us at info@dbrs.com.

This rating is endorsed by DBRS Ratings Limited for use in the European Union.

The rated entity or its related entities did participate in the rating process for this rating action. DBRS had access to the accounts and other relevant internal documents of the rated entity or its related entities in connection with this rating action.

For more information on this credit or on this industry, visit www.dbrs.com or contact us at info@dbrs.com.