Rating Rationale
September 11, 2020 | Mumbai
Innovative Infocom and IT Parks Private Limited
'CRISIL BBB-/Stable' assigned to bank debt
 
Rating Action
Total Bank Loan Facilities Rated Rs.80 Crore
Long Term Rating CRISIL BBB-/Stable (Assigned)
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has assigned its 'CRISIL BBB-/Stable' rating to the long-term bank facilities of Innovative Infocom and IT Parks Private Limited (IPL).
 
The rating reflects the company's long-term lease agreement and steady cash flow in the form of lease rentals from reputed counterparties, secured payment structure with an escrow mechanism, and adequate liquidity as reflected in moderate debt service coverage ratio (DSCR) and debt service reserve account (DSRA). These strengths are partially offset by customer concentration in rental receipts, with more than 95% of lease rentals coming in from the two tenants; and exposure to risks related to timely renewal of lease contracts and to interest rate risk over the long debt tenure.

Key Rating Drivers & Detailed Description
Strengths: 
* Long-term lease agreement and steady cash flow and secured payment mechanism: IPL has leased out assets for the data centres to reputed IT (information technology) companies, and receives steady cash flow in the form of monthly lease rentals. The lease agreement is for 9-10 years with a lock-in period for 5 years, which eliminates the risk of premature termination of the lease. Also, the property is situated in Mahape, Navi Mumbai, which is increasingly being preferred by corporates as it forms an important link to the IT corridor.
 
Moreover, the company leases out data centres, which is essential for corporates' business operations and security. On the back of the essential nature of data centres, the company has signed letter of intent (LoI) with ESDS Software Solutions Pvt Ltd ('CRISIL BBB+/Stable/CRISIL A2') for its upcoming leasable area of 80,000 square feet (sq ft). While there was a slight delay due to Covid-19 in receipt of rentals during April-August 2020, the company has received all the pending rentals in September.
 
* Adequate DSCR: IPL is estimated to have an average DSCR of over 1.3 times throughout the tenure of the loan. The company has availed of lease rental discounting loan of Rs 54 crore from LIC Housing Finance against its existing leased area. The escrow account with a well-defined payment waterfall mechanism, wherein the debt obligation on the rated loan has the top priority along with reputed counterparties, supports overall financial risk profile. Furthermore, the company maintains DSRA equivalent to 2 EMIs, which adds cushion.
 
Weaknesses:
* Customer concentration in revenue: More than 95% of the lease rental comes from the top two clients - ESDS Internet Services Pvt Ltd and Iron Mountain India Pvt Ltd - who occupy majority of the total leased area of 1.04 lakh sq ft. This exposes IPL to the risk of revenue concentration. Although the heavy investment for data centers partly mitigate the risk of relocation of tenants, any delay in receipt of rentals or change in clients' credit risk profiles can impact cash flows severely.
 
* Exposure to risks related to timely renewal of lease contracts and interest rate risk: IPL's lease agreements are for 9-10 years, with a lock-in period of five years. The clients could move out on expiry of the contract, which would adversely affect the company's lease rental income. The company's lease rental discounting (LRD) loan has a floating interest rate. While the interest rate was reduced recently, any increase in it could affect debt protection metrics.
Liquidity Adequate

Lease rentals are likely to comfortably cover debt obligation on the LRD facilities. The soundness of the LRD obligation structure with an escrow account and a well-defined payment mechanism underpins liquidity. Additionally, the DSRA equivalent to 2 months' EMIs and surplus lease rental (after settling the EMIs) should support liquidity.

Outlook: Stable

CRISIL believes IPL will maintain its adequate debt protection metrics over the medium term, backed by steady cash flow from lease rentals.

Rating Sensitivity factors
Upward factors
* Significant improvement in DSCR of over 1.8 times on the back of higher-than-anticipated cash flow, leading to significant surplus
* Faster collection of rentals and sizeable increase in DSRA
* Faster-than-expected project completion and commencement of lease rentals
 
Downward factors
* Draw down of additional  debt on existing lease rentals or lower-than-expected lease rentals, leading to DSCR dropping to below 1.2 times
* Severe delays in receipt of lease rentals
* Any substantial intercorporate deposits extended to group concerns
About the Company

Incorporated in 2007 and promoted by Mr Amar Jadhav, IPL operates a 1.04 lakh sq ft commercial park in Mahape, Navi Mumbai. It is also coming up with a leasable area of 80,000 sq ft for which it has received LoI from the ESDS group. The company specialises in leasing out of commercial property for data centres.

Key Financial Indicators
Particulars as on March 31, Unit 2020 2019
Operating income Rs.Crore 11.6 8.7
Reported profit after tax Rs.Crore 2.4 0.5
PAT margins % 20.8 5.8
Adjusted debt/adjusted networth times 22.9 -135
Interest coverage times 1.9 1.5

Any other information: Not applicable

Note on complexity levels of the rated instrument:
CRISIL complexity levels are assigned to various types of financial instruments and are included (where applicable) in the Annexure -- Details of Instrument in this Rating Rationale. For more details on the CRISIL complexity levels, please visit www.crisil.com/complexity-levels.
Annexure - Details of Instrument(s)
ISIN Name of Instrument Date of Allotment Coupon Rate (%) Maturity Date Issue Size
(Rs.Cr)
Complexity level Rating Assigned with Outlook
NA Lease Rental Discounting Loan NA NA Apr-2035 50 NA CRISIL BBB-/Stable
NA Proposed Long Term Bank Loan Facility NA NA NA 30 NA CRISIL BBB-/Stable
Annexure - Rating History for last 3 Years
  Current 2020 (History) 2019  2018  2017  Start of 2017
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Fund-based Bank Facilities  LT/ST  80.00  CRISIL BBB-/Stable    --    --    --    --  -- 
All amounts are in Rs.Cr.
Annexure - Details of various bank facilities
Current facilities Previous facilities
Facility Amount (Rs.Crore) Rating Facility Amount (Rs.Crore) Rating
Lease Rental Discounting Loan 50 CRISIL BBB-/Stable -- 0 --
Proposed Long Term Bank Loan Facility 30 CRISIL BBB-/Stable -- 0 --
Total 80 -- Total 0 --
Links to related criteria
CRISILs Approach to Financial Ratios
CRISILs Bank Loan Ratings - process, scale and default recognition

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