Office · Chicago, Illinois
100 & 150 South Wacker Drive
Public CMBS trusts hold $100.0M of the loan on 100 & 150 South Wacker Drive at 6.089% that reaches maturity on February 1, 2033, in 6 years and 3 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $100,000,000
- Original balance (same notes)
- $100,000,000
- Interest rate
- 6.089% fixed
- Originated
- January 24, 2023
- Maturity
- February 1, 2033
- Payments
- Interest only for the full term
- Prepayment lockout ends
- July 31, 2032
- Master servicer
- Trimont LLC
- Originator
- WFB
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 100 & 150 South Wacker Drive, Chicago, IL 60606
- Metro
- Chicago-Naperville-Elgin, IL-IN
- Rentable area
- 1,174,534 sq ft
- Built
- 1961, renovated 2015
- Largest tenants
- Charles Schwab & Co. Inc.; Golub Capital Management LLC; G2 CROWD INC
- Value at securitization
- $267.8M (Jan 2023)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 2.92x | 2.30x |
| Occupancy | 75% | 60% |
| Net operating income (annualized from 6 months) | $18.0M | $14.3M |
| Debt yield | 14.3% |
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 MSWF Commercial Mortgage Trust 2023-1 filing for the reporting period ending September 11, 2026, filed with the SEC October 2, 2026.
- Coverage down 0.25x or more from securitization
- Occupancy down 10 points or more from securitization
- NOI down 20% or more from securitization
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
- Occupancy has fallen from 75% when the loan was securitized to 60%.
- Net operating income is 21% below the underwritten figure ($14.3M a year against $18.0M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 2.92x at securitization to 2.30x on the latest statements.
- The filing gives Dec 2027 as the lease end date for the largest tenant (Charles Schwab & Co. Inc.), before the loan matures. Lenders look hard at that rollover.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $100.0M | Current | No | 2.30x | 60% |
| August 2026 | $100.0M | Current | No | 2.30x | 60% |
| July 2026 | $100.0M | Current | No | 2.27x | 61% |
| June 2026 | $100.0M | Current | No | 2.27x | 61% |
| May 2026 | $100.0M | Current | No | 2.20x | 61% |
| April 2026 | $100.0M | Current | No | 2.20x | 61% |
| March 2026 | $100.0M | Current | No | 2.20x | 61% |
| February 2026 | $100.0M | Current | No | 2.47x | 62% |
| January 2026 | $100.0M | Current | No | 2.47x | 62% |
| December 2025 | $100.0M | Current | No | 2.65x | 63% |
| November 2025 | $100.0M | Current | No | 2.65x | 63% |
| October 2025 | $100.0M | Current | No | 2.65x | 63% |
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 |
|---|---|---|---|---|
| BANK 2023-BNK45 | 2 | $65,000,000 | Sep 2026 | SEC filing, September 29, 2026 |
| MSWF Commercial Mortgage Trust 2023-1 | 4 | $35,000,000 | Sep 2026 | SEC filing, October 2, 2026 |
Other Chicago-Naperville-Elgin loans due in 2033
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Woodfield Mall | Schaumburg, IL | Retail | $254.0M | 6.335% | Dec 2033 | 2.47x | 94% | Current |
| Axis Apartments, Chicago | Chicago, IL | Multifamily | $136.0M | 6.88% | Dec 2033 | 1.04x | 92% | Current |
| 645 North Michigan Ave | Chicago, IL | Mixed use | $53.7M | 7.62% | Dec 2033 | 1.34x | 90% | Current |
| Village Square, Lake Zurich | Lake Zurich, IL | Retail | $52.5M | 7.07% | May 2033 | n/a | n/a | Current |
| Hyatt Regency Schaumburg | Schaumburg, IL | Hotel | $24.0M | 8.55% | Nov 2033 | n/a | n/a | Current |
| River Forest Medical Offices | River Forest, IL | Office | $22.0M | 8.65% | Oct 2033 | n/a | n/a | With the special servicer and 90+ days delinquent |
| Goldcoast Logistics | Elgin, IL | Industrial | $12.0M | 6.99% | Oct 2033 | n/a | n/a | With the special servicer and 30-59 days delinquent |
| 8052 South Laflin Street | Chicago, IL | Multifamily | $6.6M | 6.556% | Mar 2033 | n/a | n/a | With the special servicer and 90+ days delinquent |
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.