1. BUS424 (Ch 12, 14, 15, 16) 1 CMO, Stripped MBS, CMBS, ABS, CDO 1.Collateralized Mortgage Obligations – ch12 2.Stripped Mortgage-backed Securities – ch 12 3.Commercial MBS – Ch14 4.ABS -- Ch15 5.Collateralized debt obligations -- Ch16

2. BUS424 (Ch 12, 14, 15, 16) 2 CMOs Bond classes created by redirecting the cash flows of mortgage-related products so as to mitigate prepayment risk. Pay-through structure: there are more than one class of bondholders with the same level of credit priority Tranches: different bond classes

3. BUS424 (Ch 12, 14, 15, 16) 3 Materials Covered under CMOs Sequential-Pay Tranches (basic) Accrual Tranche Floater and Inverse Floater Planned Amortization Class versus Support Class

4. BUS424 (Ch 12, 14, 15, 16) 4 Sequential-Pay Tranches The collateral for the hypothetical CMO is a hypothetical pass-through with total par value of $400 million and the following characteristics : (1)The pass-through coupon rate is 7.5% (2)WAC=8.125% (3)WAM=357 month (4)165PSA (page 277):

5. BUS424 (Ch 12, 14, 15, 16) 5 FJF-01 TranchePar AmountCoupon Rate(%) A194,500,0007.5 B 36,500,0007.5 C 96,500,0007.5 D 73,000,0007.5 ? 1.For payment of periodic coupon interest: Disburse periodic coupon interest to each tranche on the basis of the amount of principal outstanding at the beginning of the period 2.For disbursement of principal payments: Disburse principal prepayments to tranche A until it is paid off completely. After tranche A is paid off completely, disburse principal payments to tranche B until it is paid off completely. After … After tranche C is paid off completely, disburse principal payments to tranche D until it is paid off completely.

6. BUS424 (Ch 12, 14, 15, 16) 6 Cash flow from Pass through (page 279) In month 1: total payment=$709,923; Interest=$250,000 In month 81: total payment=

7. BUS424 (Ch 12, 14, 15, 16) 7 Cash flow from the CMO Exhibit 12-2 – split the principal; CMO specifies the order of principal payment The principal pay-down window Average lives for the collateral and four tranches of the CMO – page 281 (ex 12-3).

8. BUS424 (Ch 12, 14, 15, 16) 8 Accrual Bond One tranches (or more) does (do) not receive current interest. This is an accrual tranche, or Z bond.

9. BUS424 (Ch 12, 14, 15, 16) 9 FJF-02 TranchePar AmountCoupon Rate(%) A194,500,0007.5 B 36,500,0007.5 C 96,500,0007.5 Z 73,000,0007.5 ? 1.For payment of periodic coupon interest 2.For disbursement of principal payments 3.Solution: see Exhibit 5 – page 283.

10. BUS424 (Ch 12, 14, 15, 16) 10 FJF-03: Floating-rate Tranches TranchePar AmountCoupon Rate(%) A194,500,0007.5 B 36,500,0007.5 FL 72,375,0001-month LIBOR + 0.50 IFL24,125,000 28.5-3*(1-month LIBOR) Z 73,000,0007.5 ? 1.For payment of periodic coupon interest 2.For disbursement of principal payments

11. BUS424 (Ch 12, 14, 15, 16) 11 Planned Amortization Class (PAC) Exhibit 12-8 TranchePar AmountCoupon rate (%) P$243,800,0007.5 S 156,200,0007.5 400,000,000 For payment of periodic coupon interest For disbursement of principal payments

12. BUS424 (Ch 12, 14, 15, 16) 12 Principal Payments under PAC Disburse principal payments to tranche P based on its schedule of principal repayments. Tranche P has priority with respect to current and future principal payments to satisfy the schedule. Any excess principal payments in a month over the amount necessary to satisfy the schedule for tranche P are paid to tranche S. When tranche S is paid off completely, all principal payments are to be made to tranche P regardless of the schedule.

13. BUS424 (Ch 12, 14, 15, 16) 13 Support Bonds Bodyguards for the PAC bondholders Can be partitioned into classes, I.e, bodyguards have ranks and titles, too.

14. BUS424 (Ch 12, 14, 15, 16) 14 Objective To eliminate the contraction risk and the extension risk Contraction risk: when interest rate goes down Extension risk: when interest rate goes up

15. BUS424 (Ch 12, 14, 15, 16) 15 Series of PAC Bonds Combination of PAC and sequential-pay CMO Page 290 At different prepayment rate, the average lives of 6 PAC bonds are different (ex 12-11). –What do you see from there?

16. BUS424 (Ch 12, 14, 15, 16) 16 TAC One-side prepayment protection. Has a single PSA rate from which the schedule of principal repayment is protected Typically protected when prepayment is high, thus avoid contraction risk.

17. BUS424 (Ch 12, 14, 15, 16) 17 Credit Risk and Tax Treatment of CMOs Agency CMOs Nonagency CMOs Interest and principal payments are not taxable.

18. BUS424 (Ch 12, 14, 15, 16) 18 Stripped Mortgage-Backed Securities Principal-only (PO) securities when current mortgage rate < coupon rate, prepayment speeds up.  price goes up when current mortgage rate > coupon rate, price drops. Interest-only (IO) securities current mortgage rate < coupon rate, mixed Exhibit 12-145(page 297) CMO strips: one class in CMO structure could be PO or IO.

19. BUS424 (Ch 12, 14, 15, 16) 19 Commercial Mortgage-Backed Securities (ch14) Commercial mortgage loans are for income- generating properties, including Multifamily properties (apartment buildings) Office building Industrial properties Shopping centers Hotel Health care facilities

20. BUS424 (Ch 12, 14, 15, 16) 20 Characteristics of Commercial Mortgage Loans Commercial mortgage loans are non-recourse loans – lenders can only look to the income- producing property backing the loan for interest and principal repayments. Performance Debt-to-service coverage ratio – page 331 Loan-to-value ratio – page 331 Prevent from prepayment – page 332

21. BUS424 (Ch 12, 14, 15, 16) 21 CMBS A commercial mortgage-backed security is a security backed by one or more commercial mortgage loans. It can be issued by agency or none agency backed. Single borrower/multi-property deals Multi-borrower deals

22. BUS424 (Ch 12, 14, 15, 16) 22 Asset-backed Securities – Chapter 15 Securities created by pooling loans other than first- lien mortgage loans are referred to as asset-backed securities. 4 biggest sectors Credit card receivables Auto loans Home-equity loans Manufactured housing loans

23. BUS424 (Ch 12, 14, 15, 16) 23 Creation of an ABS 1. Granting a loan –Underwriting standards –Originator of a loan 2. Securitization process –Special purpose vehicle (SPV): the ABS issuer — Legal implication: rating of ABS will be independent of the originator (page 356) –Conduit: the party who buys the loans and sell them to SPV. 3. Credit enhancements –External – bond insurance (page 358) –Internal

24. BUS424 (Ch 12, 14, 15, 16) 24 Roles of SPV 1.The potential for reducing funding costs (page 358) 2.To diversify funding sources 3.To accelerate earnings for financial reporting purposes 4.For regulated entities, potential relief from capital requirements.

25. BUS424 (Ch 12, 14, 15, 16) 25 Credit Enhancement of ABS External credit enhancement Guaranty from third party like bond insurance Internal credit enhancement Cash flow waterfall (or simply waterfall) -- cash flow to senior bondholders first, then to lower priority classes.

26. BUS424 (Ch 12, 14, 15, 16) 26 Collateral Type and Securitization Structure Amortizing assets Nonamortizing assets -- page 362 Amortization schedule Amortization period – page 363

27. BUS424 (Ch 12, 14, 15, 16) 27 Credit Risks with ABS Asset risk Structure risk -- make sure if the collateral’s cash flows match the payments that must be made to satisfy the issuer’s obligtions. Third-party providers -- Page 365

28. BUS424 (Ch 12, 14, 15, 16) 28 Credit Card Receivable- Backed Securities This is an example of ABS -- Page 366. Credit card issuers have receivables financing charges collected, fees and principals. IBs use the future cash flows from credit card receivables as collaterals to issue ABS or CDOs

29. BUS424 (Ch 12, 14, 15, 16) 29 Collateralized Debt Obligations (chapter 16, page 382) A security backed by a diversified pool of one or more of the following types of debt obligations U.S. domestic investment-grade and high-yield corporate bonds U.S. domestic bank loans Emerging market bonds Special situation loans and distressed debt Foreign bank loans Asset-backed securities Residential and commercial mortgage-back securities

30. BUS424 (Ch 12, 14, 15, 16) 30 Structure of A CDO – page 385 Collateral managers Collateral Collateral assets The funds to purchase collateral assets come from the issuance of debt obligations. Structure of debt obligations Senior tranches Mezzanine tranches Subordinate/equity tranches

31. BUS424 (Ch 12, 14, 15, 16) 31 Categories of CDOs Arbitrage transactions when the motivation of the sponsor is to earn the spread between the yield offered on the collateral and the payments made to the various tranches Balance sheet transactions when the motivation is to remove debt instruments (primarily loans) from its balance sheet, typically financial institutions such as banks seeking to reduce their capital requirement specified by bank regulators

32. BUS424 (Ch 12, 14, 15, 16) 32 Cash vs Synthetic Structures Synthetic CDO structures involve the use of credit derivatives.

33. BUS424 (Ch 12, 14, 15, 16) 33 Arbitrage Transactions TranchePar ValueCoupon ValueCoupon Rate Senior$80,000,000FloatingLIBOR+70 basis points Mezzanine$10,000,000FixedTreasury rate + 200 basis point Subordinate/Equity$10,000,000 Create an arbitrage CDO is whether a structure can offer a competitive return for the subordinate/equity tranche as below:

34. BUS424 (Ch 12, 14, 15, 16) 34 Assumptions The collateral of the CDO: bonds that all mature in 10 years The coupon rate for every bond is a fixed rate The fixed rate at the time of purchase of cash bond is the 10 year treasury plus 400 basis points To finance the senior tranche, collateral manager enters into an interest-rate swap with another party with a notional principal of $80 million in which it agrees to do the following: Pay a fixed rate each year equal to the 10-year Treasury rate plus 100 basis points Receive LIBOR

35. BUS424 (Ch 12, 14, 15, 16) 35 Cash flows Assuming the 10-year rate at the time the CDO is issued is 7%. Interest received from collatoral: Interest to senior tranche: Interest to mezzanine tranche: Interest to swap counterpart: Interest received from swap counter part As a result, Total interest received: Total interest paid: Net interest

36. BUS424 (Ch 12, 14, 15, 16) 36 Synthetic CDOs In a synthetic CDO, the collateral absorbs the economic risk associated with specified assets but does not have legal ownership of those assets Requires the use of CDS

37. BUS424 (Ch 12, 14, 15, 16) 37 Exercises (Ch12) Problem 13: should be something close to 7.26 years Problem 14: (a) support bond; (b) PAC bond Problem 20: (a) 8.67%, (b) no effect, (c) more stable cash flows and lower variability