OREANDA-NEWS. Fitch Ratings has affirmed all 11 rated classes of the Motel 6 Trust 2015-MTL6 commercial mortgage pass-through certificates. A detailed list of rating actions follows at the end of this release.

KEY RATING DRIVERS

The affirmations and Stable Outlooks reflect the stable-to-improving performance of the portfolio since issuance. The collateral has demonstrated an upward trend in cash flow since the sponsor's acquisition in March 2012, which parallels the U.S. lodging industry's performance over the same time period. The strong performance of the hotel sector is expected to continue into 2016 as new supply remains below the historical average and demand nears record levels. Additional information highlighting Fitch's outlook for hotel property types can be found in Fitch's Dec. 9, 2015 report '2016 Outlook: U.S. Structured Finance'; and the Dec. 10, 2015 report '2016 Outlook: Global Hotels (Still Constructive on Cycle, But Congnizant of Overstaying)'.

As of the March 2016 distribution date, the pool's aggregate certificate balance was $1.79 billion compared with $1.8 billion at issuance. The mortgage loan is secured by a first priority, mortgage loan consisting of a $90 million portion that enables the sponsor to voluntary prepay through Dec. 2016 and a $1.71 billion, five-year fixed interest-only component. Additionally, the portfolio was encumbered with an additional $200 million in mezzanine financing.

This single borrower transaction was originally secured by 507 owned economy hotels with the majority under the Motel 6 brand. During 2015, 12 properties were released and the principal balance reduced by $6.9 million. The current portfolio includes 496 properties across 47 states and one Canadian province. Approximately 13% of the portfolio by property count (64), are located in Texas (11.7% by allocated loan amount).

Since acquisition of the portfolio in 2012, the sponsors have invested significant capital towards property renovations as part of a portfolio rebranding strategy. Renovations on 110 properties were completed in 2015, upgrading 74% of the portfolio since acquisition enabling the sponsor to start a national advertising campaign to raise customer awareness of the upgraded room amenities. The $75 million up-front capital expenditure reserve has been depleted.

As of the year to date (YTD) ended September 2015, occupancy reported at 70.3%, average daily rate (ADR) at $54.16, and revenue per available room (RevPAR) at $38.53. This compares with the year-end December 2014 at 67.2% occupancy, $50.22 ADR, and $33.76 RevPAR. Servicer reported net operating income (NOI) debt service coverage ratio (DSCR) improved to 3.78x for YTD September 2015, compared to 3.41x at YE December 2014.

RATING SENSITIVITIES

Fitch used conservative cash flow assumptions on the portfolio to ensure that revenues and incomes are sustainable over the long term. Fitch applied an additional credit loss to cash flows from properties located in Texas due to the potential performance volatility within this region. The Rating Outlook for all classes remains Stable as no rating changes are expected based on the performance improvement and volatility of hotel performance over the long term.

DUE DILIGENCE USAGE

No third-party due diligence was provided or reviewed in relation to this rating action.

Fitch affirms the following classes:

--$83 million class A-1 at 'AAAsf'; Outlook Stable;
--$60 million class A-2A1 at 'AAAsf'; Outlook Stable;
--$436.8 million class A-2A2 at 'AAAsf'; Outlook Stable;
--$83 million class X-A at 'AAAsf'; Outlook Stable;
--$1.710 billion class X-CP at 'Bsf'; Outlook Stable;
--$1.710 billion class X-NCP at 'Bsf'; Outlook Stable;
--$310.9 million class B at 'AA-sf'; Outlook Stable;
--$140.4 million class C at 'A-sf'; Outlook Stable;
--$212 million class D at 'BBB-sf'; Outlook Stable;
--$350 million class E at 'BB-sf'; Outlook Stable;
--$200 million class F at 'BB-sf'; Outlook Stable.