NEW YORK, July 29, 2014 /PRNewswire/ -- Morningstar Credit Ratings, LLC today assigned preliminary ratings for the commercial mortgage-backed securities (CMBS) transaction COMM 2014-FL4 Mortgage Trust, Commercial Mortgage Pass-Through Certificates, Renaissance Aruba Certificates (COMM 2014-FL4, Renaissance Aruba Certificates). The preliminary ratings are based on information known to Morningstar as of July 29, 2014.




    PRELIMINARY RATINGS (AS OF JULY 29, 2014)
    ----------------------------------------

    Class                                Balance/               Preliminary Morningstar     Morningstar        Morningstar        Credit Support

                                       Notional Amt.              Ratings      DSCR            BLTV               ELTV                Levels

    Class AR1                                       $45,384,000      AAA        4.03x                   25.41%             21.76%                49.57%

    Class AR-X-CP                                   $90,000,000      AAA                N/A                N/A                N/A                   N/A

    Class AR-X-EXT                                  $90,000,000      AAA                N/A                N/A                N/A                   N/A

    Class AR2                                       $12,902,000      AA-        3.14x                   32.64%             28.87%                35.24%

    Class AR3                                        $8,622,000      A-         2.73x                   37.46%             33.63%                25.66%

    Class AR4                                       $23,092,000      NR                 N/A                N/A                N/A                   N/A

    Class AR5                                       $65,000,000      NR                 N/A                N/A                N/A                   N/A
    ---------                                       -----------      ---                ---                ---                ---                   ---




    NR - Not Rated

The key characteristics of the mortgage loan collateral supporting COMM 2014-FL4, Renaissance Aruba Certificates are:


    --  A single floating-rate mortgage loan with an initial 36-month term,
        subject to two one-year extension options. The mortgage loan is secured
        by the borrower's fee simple and leasehold interests in the Renaissance
        Aruba Resort & Casino and Retail Mall, including a 442-room resort, 114
        time-share units, two casinos, two shopping malls, and six restaurants
        and lounges;
    --  The principal balance of the mortgage loan, which is collateral for the
        trust, is $155.0 million; and
    --  The mortgage loan has been divided into a $90.0 million senior
        participation and a $65.0 million junior participation.

Based on information provided on the arranger's website, Morningstar's analysis of the loan yielded the following Morningstar metrics:


    --  A net cash flow (NCF) of $17.0 million, which is lower than the
        arranger's NCF by 2.4 percent;
    --  The Morningstar debt service coverage ratio (DSCR) is 2.03x, based on
        the stressed interest rate of 7.9 percent;
    --  Morningstar valued the property at $178.6 million using a capitalization
        rate of 9.5 percent; and
    --  The Morningstar value, which equates to $404,050 per room, is 31.3
        percent lower than the appraised value of $260.0 million. The
        Morningstar value resulted in a loan/value (LTV) ratio of 86.6 percent
        for the first mortgage loan and 50.4 percent for the senior
        participation.

Morningstar's preliminary ratings are based on the $90.0 million senior participation only and do not include the $65.0 million junior participation. In addition, Morningstar's ratings do not address the sovereign, currency, or tax risk arising from the location of the loan collateral in Aruba. Morningstar is not rating any other classes issued by the COMM 2014-FL4 trust and has not evaluated any issues or risks related to any other assets or certificates or related impact.

For complete details about the preliminary ratings for this transaction, Morningstar's Presale Analysis Package, including the Presale Report and the Representations, Warranties, and Enforcement Mechanisms, is available under the Ratings Reports tab on https://ratingagency.morningstar.com. Information subsequently received could result in the assignment of final ratings that differ from the preliminary ratings.

About Morningstar Credit Ratings, LLC and Morningstar, Inc.
Morningstar Credit Ratings, LLC is a Nationally Recognized Statistical Rating Organization (NRSRO) that specializes in structured credit research and ratings and offers a wide array of services including new-issue ratings and analysis, operational risk assessments, surveillance services, data, and technology solutions.

Morningstar Credit Ratings, LLC is a subsidiary of Morningstar, Inc. (NASDAQ: MORN), a leading provider of independent investment research in North America, Europe, Australia, and Asia.

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Morningstar, Inc. is not an NRSRO, and its credit ratings on corporate issuers are not NRSRO credit ratings.

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Michelle Weiss, +1 267-960-6014 or michelle.weiss@morningstar.com

SOURCE Morningstar, Inc.