OREANDA-NEWS. Fitch Ratings has affirmed 10 classes of CFCRE Commercial Mortgage Trust 2011-C1 commercial mortgage pass-through certificates. A detailed list of rating actions follows at the end of this release.

KEY RATING DRIVERS

Fitch's affirmations are based on the generally stable performance of the underlying collateral pool. The reported year-end (YE) 2013 net operating income (NOI) was 3.00% lower than issuer underwriting. The pool has experienced no realized losses to date. Two loans (11.5% of the pool) appear on the servicer watchlist and are designated as Fitch Loans of Concern, which does not include any specially serviced loans.

As of the January 2015 distribution date, the pool's aggregate principal balance has been reduced by 8.1% to \$583.4 million from \$634.5 million at issuance. Per the servicer reporting, two loans (4.2% of the pool) are defeased. Interest shortfalls are currently affecting class NR.

The largest Fitch Loan of Concern is the third largest loan in the pool, Hudson Valley Mall (8.6% of the pool), which is secured by a 765,465 square foot (sf) regional mall, of which 639,465 sf is collateral, located in Kingston, NY, approximately 50 miles south of Albany, NY. The property, which was built in 1981, is currently anchored by Macy's (16% net rentable area [NRA] expires 2017), Sears (15% NRA, expires 2019), Regal Cinemas (6% NRA, expires 2017), Target (ground lease, expires 2026), and JC Penney (9% NRA). JC Penney recently provided notice to the borrower of intent to close the store in April 2015 in advance of their October 2017 lease maturity. The junior anchor stores also have upcoming 2015 and 2016 lease maturities including Old Navy (2% NRA, lease maturity July 2015), Dick's Sporting Goods (5% NRA), Best Buy (5% NRA), and H&M (2% NRA), which expire in 2016. Significant tenant rollover has occurred since origination, with the loss of tenants including Buffalo Wild Wings, Christopher & Banks, Finish Line, Motherhood Maternity, New York and Co, Pacific Sunwear, Sprint, Verizon, and Zales. The most recent tenant sales report is from YE 2012. Fitch analyzed the tenant sales report and derived an estimated \$90.00 per sf in Sears sales for the period ending December 2012, an 18% drop from the \$110.00 per sf reported at origination. No other anchor tenants reported sales for the period. The gross revenues reported for several tenants are below termination thresholds for several in-line tenants.

The servicer reported YE 2013 NOI was \$4.8 million, representing a 26% decline from the issuer's underwritten NOI of \$6.5 million. The reduction in NOI is a result of backfilling spaces at lower rents, reduced expense reimbursements, and an increase in property taxes. NOI has declined every year since issuance, with a 30% decline in NOI when comparing YE 2013 to actual YE 2010. While occupancy at the center remains high with 95% reported as of the Sept. 30, 2014 rent roll, the gross income reflected by the rent roll indicates a further decline in cash flow for the year ending in 2014. Cash flow at the property faces the potential for further decline given the JC Penney closure as well as the upcoming lease maturities of the anchors and junior anchors. Fitch will continue to monitor the performance of the property and has requested an updated tenant sales report. The master servicer reports it previously requested an updated report from the borrower. The sponsor for the loan is The Edgewater Company.

RATING SENSITIVITIES

Classes A-1 through D maintain Stable Rating Outlooks. Classes E, F, and G have Negative Rating Outlooks due to the performance deterioration of Hudson Valley Mall (8.6% of the pool). Further deterioration in cash flow, property occupancy, or a transfer to special servicing could result in a downgrade to classes E, F, and G. Additional information on rating sensitivity is available in the report 'CFCRE Commercial Mortgage Trust 2011-C1' (April 13, 2011), available at www.fitchratings.com.

Fitch affirms the following classes and revises Rating Outlooks as indicated:

--\$27 million class E at 'BBB-sf', Outlook to Negative from Stable;
--\$7.9 million class F at 'BBsf', Outlook to Negative from Stable;
--\$7.9 million class G at 'Bsf', Outlook to Negative from Stable.

Fitch affirms the following classes as indicated:

--\$285.5 million class A-2 at 'AAAsf', Outlook Stable;
--\$32.5 million class A-3 at 'AAAsf', Outlook Stable;
--\$153.6 million class A-4 at 'AAAsf', Outlook Stable;
--Interest-only class X-A at 'AAAsf', Outlook Stable;
--\$16.7 million class B at 'AAsf', Outlook Stable;
--\$19 million class C at 'Asf', Outlook Stable;
--\$14.3 million class D at 'BBB+sf', Outlook Stable.

Fitch does not rate the class NR or interest-only class X-B certificates.

Additional information on Fitch's criteria for analyzing U.S. CMBS transactions is available in the Dec. 10, 2014 report, 'U.S. Fixed-Rate Multiborrower CMBS Surveillance and Re-REMIC Criteria', which is available at 'www.fitchratings.com' under the following headers:

Structured Finance >> CMBS >> Criteria Reports