Retail · New York, New York
132-138 Mulberry Street
132-138 Mulberry Street is financed with a $9.5M CMBS loan at 7.55% that reaches maturity on April 6, 2030, in 3 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
- $9,500,000
- Original balance (same notes)
- $9,500,000
- Interest rate
- 7.55% fixed
- Originated
- April 11, 2025
- Maturity
- April 6, 2030
- Payments
- Interest only for the full term
- Prepayment lockout ends
- May 5, 2027
- Prepayment premium ends
- October 5, 2029 (yield maintenance)
- Master servicer
- Trimont LLC
- Originator
- Barclays Capital Real Estate Inc.
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 132-138 Mulberry Street, New York, NY 10013
- Metro
- New York-Newark-Jersey City, NY-NJ
- Rentable area
- 10,927 sq ft
- Built
- 1915, renovated 2018
- Largest tenants
- ASC INC; Zia Maria Little Ita; Paesano Restorante I
- Value at securitization
- $16.9M (Feb 2025)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 1.42x | 1.20x |
| Occupancy | 100% | 100% |
| Net operating income (annualized from 3 months) | $1.0M | $870K |
| Debt yield | 9.2% |
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 BBCMS Mortgage Trust 2025-5C34 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 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 16% below the underwritten figure ($870K a year against $1.0M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 1.42x at securitization to 1.20x on the latest statements.
- The filing gives Dec 2028 as the lease end date for the largest tenant (ASC 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 | $9.5M | Current | No | 1.20x | 100% |
| August 2026 | $9.5M | Current | No | 1.20x | 100% |
| July 2026 | $9.5M | Current | No | 1.20x | 100% |
| June 2026 | $9.5M | Current | No | 1.20x | 100% |
| May 2026 | $9.5M | Current | No | 1.20x | 100% |
| April 2026 | $9.5M | Current | No | 1.47x | 100% |
| March 2026 | $9.5M | Current | No | n/a | n/a |
| February 2026 | $9.5M | Current | No | n/a | n/a |
| January 2026 | $9.5M | Current | No | n/a | n/a |
| December 2025 | $9.5M | Current | No | n/a | n/a |
| November 2025 | $9.5M | Current | No | n/a | n/a |
| October 2025 | $9.5M | 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 |
|---|---|---|---|---|
| BBCMS Mortgage Trust 2025-5C34 | 21 | $9,500,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other New York-Newark-Jersey City loans due in 2030
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 711 Fifth Avenue | New York, NY | Mixed use | $545.0M | 3.16% | Mar 2030 | 2.71x | 66% | Current |
| Kings Plaza | Brooklyn, NY | Retail | $487.0M | 3.359% | Jan 2030 | 2.38x | 91% | Current |
| Grace Building | New York, NY | Office | $450.0M | 2.692% | Dec 2030 | n/a | n/a | Current |
| 545 Washington Boulevard | Jersey City, NJ | Office | $251.6M | 3.405% | Feb 2030 | 2.00x | 91% | Current |
| 605 Third Avenue | New York, NY | Office | $231.0M | 1.938% | Dec 2030 | 4.66x | 83% | Current |
| The Spiral | New York, NY | Office | $200.0M | 5.50% | Jan 2030 | n/a | n/a | Current |
| 250 West 57th Street | New York, NY | Office | $180.0M | 2.829% | Dec 2030 | 4.41x | 85% | Current |
| Mall at Bay Plaza | The Bronx, NY | Retail | $170.0M | 6.715% | Nov 2030 | n/a | n/a | Current |
All loans maturing in 2030 · All New York-Newark-Jersey City 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.