Mixed use · Chicago, Illinois
1027-1031 West Madison Street
1027-1031 West Madison Street is financed with a $8.5M CMBS loan at 4.75% that reaches maturity on September 6, 2028, in 22 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is with the special servicer and 90+ days delinquent.
The loan
- Balance in tracked trusts
- $8,500,000
- Original balance (same notes)
- $8,500,000
- Interest rate
- 4.75% fixed
- Originated
- August 22, 2018
- Maturity
- September 6, 2028
- Payments
- Interest only for the full term
- Prepayment lockout ends
- April 5, 2028
- Master servicer
- KeyBank Real Estate Capital
- Originator
- Citi Real Estate Funding Inc.
Status
- Payment status
- 90+ days delinquent (code 3)
- Special servicing
- Transferred April 25, 2025
- Workout strategy
- Foreclosure
- Defeasance
- None reported
The property
- Address
- 1027-1031 West Madison Street, Chicago, IL 60607
- Metro
- Chicago-Naperville-Elgin, IL-IN
- Rentable area
- 30,170 sq ft
- Built
- 1872, renovated 2005
- Largest tenants
- XSell Technologies Inc; TAB Restaurants Inc.; Crosstown fitness
- Value at securitization
- $13.4M (Jul 2018)
Performance
| At securitization | Latest (Dec 2024) | |
|---|---|---|
| DSCR (NOI) | n/a | 1.21x |
| Occupancy | 100% | 47% |
| Net operating income | n/a | $496K |
| Debt yield | 5.8% |
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 2018-B6 MORTGAGE TRUST filing for the reporting period ending September 8, 2026, filed with the SEC September 25, 2026.
- With the special servicer
- 30+ days delinquent or matured unpaid
- Occupancy down 10 points or more from securitization
On the cmbs.news watch list in all 12 monthly reports we hold (October 2025 to September 2026).
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 100% when the loan was securitized to 47%.
- The filing gives Aug 2025 as the lease end date for the largest tenant (XSell Technologies 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 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
| August 2026 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
| July 2026 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
| June 2026 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
| May 2026 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
| April 2026 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
| March 2026 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
| February 2026 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
| January 2026 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
| December 2025 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
| November 2025 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
| October 2025 | $8.5M | 90+ days delinquent | Yes | 1.21x | 47% |
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.
Special-servicing history
- Transferred to the special servicer April 25, 2025, still there.
Transfer and return dates as reported in the filings of the past year; an earlier episode shows here only if a filing in that year still reports it.
Where the loan sits
One trust holds this loan in the data.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BENCHMARK 2018-B6 MORTGAGE TRUST | 39 | $8,500,000 | Sep 2026 | SEC filing, September 25, 2026 |
Other Chicago-Naperville-Elgin loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 333 S Wabash | Chicago, IL | Office | $99.7M | 3.53% | Sep 2028 | 1.70x | 81% | Current |
| Westbrook Corporate Center | Westchester, IL | Office | $86.4M | 4.86% | Jun 2028 | 1.30x | 68% | With the special servicer and 90+ days delinquent |
| Continental Towers | Rolling Meadows, IL | Office | $84.5M | 4.75% | Sep 2028 | 0.31x | 53% | With the special servicer and 90+ days delinquent |
| Executive Towers West | Downers Grove, IL | Office | $54.2M | 4.85% | Aug 2028 | 1.23x | 63% | Current |
| The Buckingham | Chicago, IL | Multifamily | $42.3M | 5.522% | Aug 2028 | 1.18x | n/a | With the special servicer and 90+ days delinquent |
| Oak Creek Center | Lombard, IL | Office | $34.6M | 4.80% | Mar 2028 | n/a | n/a | Current |
| One Parkway North Fee | Deerfield, IL | Other | $24.5M | 4.282% | Jan 2028 | 1.91x | 81% | With the special servicer and 90+ days delinquent |
| Willows Hotel Chicago | Chicago, IL | Hotel | $20.7M | 5.155% | Jan 2028 | n/a | n/a | Current |
All loans maturing in 2028 · All Chicago-Naperville-Elgin loans
Source: each trust's ABS-EE asset-data exhibit (Regulation AB Schedule AL) on SEC EDGAR, reporting period ending September 8, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.