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KBRA Assigns Preliminary Ratings to VRTX 2025-HQ

NEW YORK--(BUSINESS WIRE)-- KBRA announces the assignment of preliminary ratings to five classes of VRTX 2025-HQ, a CMBS single-borrower securitization. The collateral for the transaction is a $600 million portion of a $1.0 billion fixed rate, interest-only first lien mortgage loan. The fixed-rate loan has a five-year term and requires monthly interest-only payments based on an assumed interest rate of 6.25%. The loan is secured by the borrower鈥檚 fee simple interest in Vertex HQ , two 15-story, Class-A, LEED Gold office tower containing 1.1 million sf. The building is located in the Seaport neighborhood of downtown Boston. The buildings were developed in 2013 as a built-to-suit corporate headquarters for Vertex Pharmaceuticals Incorporated (NASDAQ: VRTX). KBRA performed a credit estimate on Vertex, and the results of the analysis indicated that Vertex has credit characteristics consistent with an entity with an investment grade rating. Vertex leases all of the office and lab space at the property and represents 96.8% of base rent. The tenant recently renewed its lease through 2044, or approximately 14 years beyond the loan term.

KBRA鈥檚 analysis of the transaction included a detailed evaluation of the property鈥檚 cash flows using our North American CMBS Property Evaluation Methodology and the application of our North American CMBS Single Borrower & Large Loan Rating Methodology. In addition, KBRA also relied on its Global Structured Finance Counterparty Methodology for assessing counterparty risk in this transaction, and its ESG Global Rating Methodology, to the extent deemed applicable.

The results of our analysis yielded a KBRA net cash flow (KNCF) for the subject of approximately $87.6 million, which is 4.7% below the issuer鈥檚 NCF, and a KBRA value of $1.06 billion, which is 34.7% below the appraiser鈥檚 value. The resulting in-trust KBRA Loan to Value (KLTV) is 94.2%. In our analysis of the transaction, we also reviewed and considered third party engineering, environmental, and appraisal reports, the results of our site inspection of the property, and legal documentation review.

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Methodologies

Disclosures

Further information on key credit considerations, sensitivity analyses that consider what factors can affect these credit ratings and how they could lead to an upgrade or a downgrade, and (where they are a key driver behind the change to the credit rating or rating outlook) can be found in the full rating report referenced above.

A description of all substantially material sources that were used to prepare the credit rating and information on the methodology(ies) (inclusive of any material models and sensitivity analyses of the relevant key rating assumptions, as applicable) used in determining the credit rating is available in the Information Disclosure Form(s) located .

Information on the meaning of each rating category can be located .

Further disclosures relating to this rating action are available in the Information Disclosure Form(s) referenced above. Additional information regarding KBRA policies, methodologies, rating scales and disclosures are available at .

About KBRA

Kroll Bond Rating Agency, LLC (KBRA), one of the major credit rating agencies (CRA), is a full-service CRA registered with the U.S. Securities and Exchange Commission as an NRSRO. Kroll Bond Rating Agency Europe Limited is registered as a CRA with the European Securities and Markets Authority. Kroll Bond Rating Agency UK Limited is registered as a CRA with the UK Financial Conduct Authority. In addition, KBRA is designated as a Designated Rating Organization (DRO) by the Ontario Securities Commission for issuers of asset-backed securities to file a short form prospectus or shelf prospectus. KBRA is also recognized as a Qualified Rating Agency by Taiwan鈥檚 Financial Supervisory Commission and is recognized by the National Association of Insurance Commissioners as a Credit Rating Provider (CRP) in the U.S.

Doc ID: 1010618

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Analytical Contacts

Kevin Gibson, Associate Director (Lead Analyst)

+1 646-731-1202

[email protected]

Patrick McQuinn, Senior Director

+1 646-731-2445

[email protected]

Nitin Bhasin, Senior Managing Director, Global Head of CMBS (Rating Committee Chair)

+1 646-731-2334

[email protected]

Business Development Contact

Andrew Foster, Senior Director

+1 646-731-1470

[email protected]

Source: Kroll Bond Rating Agency, LLC