Fitch Upgrades 2 Classes of GECCMC 2002-1
KEY RATING DRIVERS
The upgrades are due to high credit enhancement and the large percentage of defeasance in the pool.
As of the February 2016 distribution date, the pool's aggregate principal balance has been reduced by 98.4% to \\$16.3 million from \\$1.04 billion at issuance; the pool has experienced \\$23.6 million (2.3% of the original pool balance) in realized losses to date. There are three loans remaining in the pool, one (31% of the pool) of which is defeased. Interest shortfalls are currently affecting classes N and P.
The largest loan in the pool (37.3% of the pool) is a single-tenant office property in Dearborn, MI leased to Ford Motor Company (rated 'BBB-'/Positive Outlook). The loan is fully amortizing and the lease is co-terminus with the maturity date.
The remaining non-defeased loan (31.6% of the pool) is secured by two office buildings totaling 77,839 sf located in Sacramento, CA. The two buildings were vacant as of the September 2014 rent roll. Since then occupancy has increased to approximately 15% as of September 2015. The loan previously transferred to special servicing in November 2011 for imminent maturity default. Subsequently, a loan modification was completed in September 2014 that extended the loan term to March 2019 and lowered the interest rate. The loan returned to the master servicer in January 2015.
The ratings on classes L and M are expected to remain stable as the pool continues to paydown through amortization. A further upgrade to class M is not likely due to pool concentration; downgrades are not likely due to the fully amortizing nature of the largest loan and the defeased loan.
DUE DILIGENCE USAGE
No third party due diligence was provided or reviewed in relation to this rating action.
Fitch upgrades the following classes:
--\\$893,015 class L to 'AAAsf' from 'Asf'; Outlook Stable;
--\\$7.8 million class M to 'Asf' from 'BBB-sf'; Outlook Stable.
Fitch affirms the following classes:
--\\$7.6 million class N at 'Dsf'; RE 50%;
--\\$0 class O at 'Dsf'; RE 0%.
The class A-1, A-2, A-3, B, C, D, E, F, G, H, J, and K certificates, and the interest-only class X-2 certificates have paid in full. Fitch does not rate the class P certificates. Fitch previously withdrew the rating on the interest-only class X-1 certificates.