Mixed use · New York, New York
128 Macdougal Street
128 Macdougal Street is financed with a $7.1M CMBS loan at 6.31% that reaches maturity on April 1, 2035, in 8 years and 5 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $7,100,000
- Original balance (same notes)
- $7,100,000
- Interest rate
- 6.31% fixed
- Originated
- March 17, 2025
- Maturity
- April 1, 2035
- Payments
- Interest only for the full term
- Prepayment lockout ends
- December 31, 2034
- Master servicer
- Trimont LLC
- Originator
- Morgan Stanley Bank, N.A.
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 128 Macdougal Street, New York, NY 10012
- Metro
- New York-Newark-Jersey City, NY-NJ
- Units, rooms or beds
- 20
- Built
- 1893, renovated 1966
- Largest tenants
- POMMES FRITES; GRAB AND GO MARKE
- Value at securitization
- $11.4M (Dec 2024)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 1.31x | 1.13x |
| Occupancy | 100% | 95% |
| Net operating income (annualized from 6 months) | $597K | $515K |
| Debt yield | 7.2% |
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 BANK 2025-BNK50 filing for the reporting period ending September 11, 2026, filed with the SEC September 28, 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
- Occupancy has fallen from 100% when the loan was securitized to 95%.
- Net operating income is 14% below the underwritten figure ($515K a year against $597K; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 1.31x at securitization to 1.13x on the latest statements.
- The filing gives May 2030 as the lease end date for the largest tenant (POMMES FRITES), 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 | $7.1M | Current | No | 1.13x | 95% |
| August 2026 | $7.1M | Current | No | 1.13x | 95% |
| July 2026 | $7.1M | Current | No | 1.13x | 95% |
| June 2026 | $7.1M | Current | No | 1.13x | 95% |
| May 2026 | $7.1M | Current | No | n/a | n/a |
| April 2026 | $7.1M | Current | No | n/a | n/a |
| March 2026 | $7.1M | Current | No | n/a | n/a |
| February 2026 | $7.1M | Current | No | n/a | n/a |
| January 2026 | $7.1M | Current | No | n/a | n/a |
| December 2025 | $7.1M | Current | No | n/a | n/a |
| November 2025 | $7.1M | Current | No | n/a | n/a |
| October 2025 | $7.1M | Current | No | n/a | n/a |
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
One trust holds this loan in the data.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BANK 2025-BNK50 | 14 | $7,100,000 | Sep 2026 | SEC filing, September 28, 2026 |
Other New York-Newark-Jersey City loans due in 2035
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 32 Old Slip - Leased Fee | New York, NY | Other | $167.0M | 5.65% | May 2035 | 1.01x | 100% | Current |
| Rentar Plaza | Queens, NY | Mixed use | $160.0M | 5.581% | Jul 2035 | 2.21x | 99% | Current |
| 255 Greenwich | New York, NY | Office | $147.0M | 6.405% | Dec 2035 | n/a | n/a | Current |
| Uovo Qpn | New York, NY | Self storage | $143.0M | 6.485% | Feb 2035 | n/a | n/a | Current |
| 29-33 9th Ave (Soho House) | New York, NY | Mixed use | $135.0M | 6.44% | Feb 2035 | n/a | n/a | Current |
| 512 West 22nd Street | New York, NY | Office | $130.0M | 6.641% | Sep 2035 | 1.57x | 100% | Current |
| 525 7th Avenue | New York, NY | Office | $125.0M | 6.28% | Nov 2035 | n/a | n/a | Current |
| 4 Union Square South | New York, NY | Retail | $120.0M | 5.642% | Sep 2035 | n/a | n/a | Current |
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.