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Fitch Upgrades 3 Classes GMAC 1998-C2.

NEW YORK New York, state, United States
New York, Middle Atlantic state of the United States. It is bordered by Vermont, Massachusetts, Connecticut, and the Atlantic Ocean (E), New Jersey and Pennsylvania (S), Lakes Erie and Ontario and the Canadian province of
 -- Fitch upgrades GMAC GMAC General Motors Acceptance Corporation
GMAC Graduate Management Admission Council
GMAC Give Me A Call
GMAC Genetic Manipulation Advisory Committee
GMAC Genetic Modification Advisory Committee (Singapore)
GMAC Give Me A Chance
 commercial mortgage securities, Inc., series 1998-C2 as follows:

--$19 million class H to 'BBB-' from 'BB+';

--$19 million class J to 'BB+' from 'BB-';

--$19 million class K to 'BB-' from 'B+'.

In addition, Fitch affirms the following classes:

--$1.2 billion class A-2 at 'AAA';

--Interest Only (IO) class X at 'AAA';

--$126.5 million class B at 'AAA';

--$113.9 million class C at 'AAA';

--$164.5 million class D at 'AAA';

--$38 million class E at 'AAA';

--$88.6 million class F at 'AA-';

--$44.3 million class G at 'BBB+;

--$25.3 million class L at 'B-'.

Fitch affirms the $17.6 million class M at 'CC'. However, the distressed recovery rating has been lowered to 'DR5' from 'DR4' due to a decrease in recoveries.

Class A-1 has paid in full. Class N, which is not rated by Fitch, was reduced to zero due to losses.

The upgrades are a result of defeasance and an increase subordination levels due to additional loan amortization and prepayments since Fitch's last rating action. A total of 74 loans (29.0%) have defeased since issuance. As of the November 2006 distribution date, the transaction's principal balance decreased 24.4% to $1.91 billion compared to $2.53 billion at issuance.

Fitch expects losses on the three specially serviced loans (0.6%) to significantly impact the principal balance of class M. The largest of these loans (0.2%) is an REO reo

NZ a language [Maori]
 asset secured by a 467-pad mobile home property in Saginaw, MI. The special servicer is working with the property manager to improve the site for marketability.

Fitch reviewed operating statement analysis reports and other performance information provided by the master servicer. The Fitch stressed debt service coverage ratio The debt service coverage ratio (DSCR), or debt service ratio, is the ratio of net operating income to debt payments on a piece of investment real estate. It is a popular benchmark used in the measurement of an income-producing property’s ability to produce  (DSCR DSCR

See: Debt-service coverage ratio
) for the loan is calculated based on a Fitch adjusted net cash flow (NCF See National Cristina Foundation. ) and a stressed debt service based on the current loan balance and a hypothetical mortgage constant.

Five credit assessed loans (27.5%) are in the pool. One loan, the Arden Realty Inc. loan (6.7%), is defeased.

The OPERS OPERS Ohio Public Employees Retirement System
OPERS Oklahoma Public Employees Retirement System
 Factory Outlet Portfolio (9.2%) is secured by 12 cross-collateralized and cross defaulted outlet properties within nine centers. Occupancy as of September 2006 was 92%, a 4.9% decrease from 96.7% at issuance. The year-end (YE) 2005 Fitch stressed debt service coverage ratio (DSCR) was 2.50 times (x) compared to 1.68x at issuance. The loan maintains an investment grade credit assessment.

The two remaining investment grade credit assessed loans, South Towne Center South Towne Center is a shopping mall in Sandy, Utah, located just east of I-15 on 10600 South. The property, built in 1986, contains 1.3 million square feet of retail space with 150 stores and restaurants. It is managed by The Macerich Company.  & Marketplace (3.4%) and Grove Property Trust (3.3%), have performed at or better than expected at issuance. The loans maintain investment grade credit assessments.

The Boykin Portfolio (5%) remains below investment grade.

Fitch's Distressed Recovery (DR) ratings, introduced in April 2006 across all sectors of structured finance, are designed to estimate recoveries on a forward-looking basis while taking into account the time value of money. For more information on Distressed Recovery ratings, see the full report ('Structured Finance Distressed Recovery Ratings'), which is available on the Fitch Ratings web site at

Fitch's rating definitions and the terms of use Terms of Use are rules set up by the owner of an intellectual property or service to govern how they may be legally used.

In many cases, terms of service are used as a contractual agreement between a company and users of a service they provide.
 of such ratings are available on the agency's public site, Published ratings, criteria and methodologies are available from this site, at all times. Fitch's code of conduct, confidentiality, conflicts of interest, affiliate firewall, compliance and other relevant policies and procedures Policies and Procedures are a set of documents that describe an organization's policies for operation and the procedures necessary to fulfill the policies. They are often initiated because of some external requirement, such as environmental compliance or other governmental  are also available from the 'Code of Conduct' section of this site.
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Publication:Business Wire
Date:Dec 5, 2006
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