MGM-Mandalay casino loan makes CMBS return

IFR 2403 - 02 Oct 2021 - 08 Oct 2021
3 min read
Americas

A US$107.68m CMBS transaction this week funded a small portion of a US$3bn bank loan that financed a sale-leaseback transaction last year on two Las Vegas casinos – the MGM Grand and Mandalay Bay.

BX Commercial Mortgage Trust 2021-VIV5, which was led by Societe Generale and priced on Monday, was the fifth SASB issued over the past year that was backed by a piece of the original loan. The offering was marketed and allocated to a select group of investors before it officially priced, according to two buyside sources.

Citigroup, Barclays, Deutsche Bank and Societe Generale originated the jumbo MGM-Mandalay loan for the deal between Blackstone and MGM Growth Properties and began securitising it in May 2020.

Originally, the banks had intended to package US$1.9bn of the loan into a single SASB offering in March 2020, but the deal was pulled when the pandemic forced a two-month shutdown of the city's casinos.

The banks have been selling the CMBS debt in pieces rather than one large deal to allow it to be more easily absorbed by investors who remain cautious about the recovery of the Las Vegas casino industry since the pandemic, market participants said.

The banks now plan to package the rest of the loan into conduit offerings, according to Moody's.

"They got pinched by Covid which came on so strong. They have leaked it into the market instead of one big deal," a senior portfolio manager said.

The Triple A rated single-class offering carried a weighted-average life of 8.40 years and priced at swaps plus 100bp.

Each successive "VIVA" deal has drawn more interest because it was backed by a more senior part of the loan.

The previous transaction sold in December, BX 2020-VIV4 Trust, was backed by a US$550m piece of the US$1.634bn "aggregate A notes," which are senior to the loan's US$430.1m "senior B notes;" US$374m "junior B notes" and US$561.4m "aggregate C notes".

The remaining US$968.4m that has not been securitised yet is composed entirely of A notes and will be included in various conduit deals, Moody's said.

The latest "VIVA" transaction arrived in advance of a possible blockbuster US$3bn CMBS backed by a loan tied to MGM's US$3.9bn sale and leaseback deal with Blackstone on its Aria Resort & Casino and Vdara Hotel & Spa.

JP Morgan, Morgan Stanley, Citigroup and Wells Fargo may announce the offering in October, according to a source familiar with the deal.

Another mega casino CMBS might arrive by year-end to finance the US$5.65bn sale of The Cosmopolitan, which a Blackstone real estate arm sold to a group comprising Blackstone's REIT, private equity firm Stonepeak Partners and the Cherng Family Trust – the family office of Andrew Cherng who co-founded restaurant chain Panda Express.

MGM is expected to ink an operating agreement to run the casino.

Blackstone declined to comment about its CMBS funding strategy for its casino deals.