Office · Brookline, Massachusetts
10 Brookline Place
Public CMBS trusts hold $82.0M of the loan on 10 Brookline Place at 4.337% that reaches maturity on December 1, 2028, in 2 years and 1 month. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $82,000,000
- Original balance (same notes)
- $82,000,000
- Interest rate
- 4.337% fixed
- Originated
- November 7, 2018
- Maturity
- December 1, 2028
- Payments
- Interest only for the full term
- Prepayment lockout ended
- January 31, 2020
- Prepayment premium ends
- August 31, 2028 (yield maintenance)
- Master servicer
- Midland Loan Services
- Originator
- JPMorgan Chase Bank, National Association
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 10 Brookline Place, Brookline, MA 02445
- Metro
- Boston-Cambridge-Newton, MA-NH
- Rentable area
- 173,439 sq ft
- Built
- 1969, renovated 2010
- Largest tenants
- Dana Farber Cancer Institute; Bell Atlantic Mobile of Mars; New Cingular Wireless Pcs LLC dba Cingular Wirele
- Value at securitization
- $156.0M (Jan 2019)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | 2.33x | 2.50x |
| Occupancy | 100% | 100% |
| Net operating income | $8.4M | $9.0M |
| Debt yield | 11.0% |
Debt yield here is the latest NOI divided by the balance held in the trusts below. If part of the loan sits outside them, the true figure is lower.
Watch flags
Computed from the BENCHMARK 2019-B9 MORTGAGE TRUST filing for the reporting period ending September 11, 2026, filed with the SEC September 30, 2026.
None this month. No flag in the cmbs.news screen applies to this loan.
cmbs.news's own rule-based labels on the filed fields (definitions), not a credit rating, a prediction or a view of the borrower.
What the filing shows
- Net operating income is 8% above the underwritten figure ($9.0M a year against $8.4M).
- Debt service coverage moved from 2.33x at securitization to 2.50x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $82.0M | Current | No | 2.50x | 100% |
| August 2026 | $82.0M | Current | No | 2.50x | 100% |
| July 2026 | $82.0M | Current | No | 2.50x | 100% |
| June 2026 | $82.0M | Current | No | 2.50x | 100% |
| May 2026 | $82.0M | Current | No | 2.50x | 100% |
| April 2026 | $82.0M | Current | No | 2.50x | 100% |
| March 2026 | $82.0M | Current | No | 2.50x | 100% |
| February 2026 | $82.0M | Current | No | 2.50x | 100% |
| January 2026 | $82.0M | Current | No | 2.50x | 100% |
| December 2025 | $82.0M | Current | No | 2.49x | 100% |
| November 2025 | $82.0M | Current | No | 2.49x | 100% |
| October 2025 | $82.0M | Current | No | 2.49x | 100% |
From each trust's ABS-EE filing for that month. Coverage and occupancy change only when the servicer reports new statements. If one trust holding a piece of the loan skipped a month, that month's balance reads low.
Where the loan sits
The loan is split into 2 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| Benchmark 2018-B8 Mortgage Trust | 5 | $50,000,000 | Sep 2026 | SEC filing, September 28, 2026 |
| BENCHMARK 2019-B9 MORTGAGE TRUST | 8 | $32,000,000 | Sep 2026 | SEC filing, September 30, 2026 |
Other Boston-Cambridge-Newton loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Back Bay Office | Boston, MA | Office | $237.5M | 6.298% | Jul 2028 | 2.24x | 86% | Current |
| CrossPoint | Lowell, MA | Office | $150.0M | 4.734% | Feb 2028 | 2.29x | 74% | Current |
| Atrium Center | Chestnut Hill, MA | Mixed use | $115.0M | 3.90% | Jan 2028 | 4.70x | 100% | Current |
| Tripadvisor Hq | Needham, MA | Office | $98.2M | 4.883% | Aug 2028 | 2.35x | 100% | Current |
| Riverwalk Buildings | Lawrence, MA | Office | $55.9M | 5.176% | Jun 2028 | 1.40x | 89% | Current |
| Millennium Tower Boston | Boston, MA | Retail | $55.7M | 4.285% | Jul 2028 | n/a | n/a | Current |
| Axcelis Corporate Center | Beverly, MA | Industrial | $40.3M | 4.92% | Feb 2028 | 1.45x | 100% | Current |
| Riverworks | Watertown, MA | Office | $38.6M | 4.857% | Nov 2028 | 2.11x | 88% | Current |
All loans maturing in 2028 · All Boston-Cambridge-Newton loans
Source: each trust's ABS-EE asset-data exhibit (Regulation AB Schedule AL) on SEC EDGAR, reporting period ending September 11, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.