Office · San Francisco, California
166 Geary Street
166 Geary Street is financed with a $18.4M CMBS loan at 5.00% that reaches maturity on March 1, 2029, in 2 years and 4 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
- $18,414,627
- Original balance (same notes)
- $19,000,000
- Interest rate
- 5.00% fixed
- Originated
- February 22, 2019
- Maturity
- March 1, 2029
- Payments
- Amortizing over 30 years
- Master servicer
- KeyBank Real Estate Capital
- Originator
- JPMCB
Status
- Payment status
- 90+ days delinquent (code 3)
- Special servicing
- Transferred July 7, 2023
- Workout strategy
- REO
- Modified
- Yes, most recently October 26, 2021
- Defeasance
- Partly defeased
The property
- Address
- 166 Geary Street, San Francisco, CA 94108
- Metro
- San Francisco-Oakland-Fremont, CA
- Rentable area
- 34,343 sq ft
- Built
- 1907, renovated 2017
- Largest tenants
- Mabre Facial Cosmetic; Soho Workspaces; Cast Operating Company LLC
- Value at securitization
- $25.8M (Sep 2019)
Performance
| At securitization | Latest (Sep 2023) | |
|---|---|---|
| DSCR (NOI) | n/a | 0.77x |
| Occupancy | 93% | 62% |
| Net operating income (annualized from 9 months) | n/a | $762K |
| Debt yield | 4.1% |
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-B10 Mortgage Trust filing for the reporting period ending September 11, 2026, filed with the SEC October 1, 2026.
- With the special servicer
- 30+ days delinquent or matured unpaid
- Coverage below 1.00x
- Occupancy down 10 points or more from securitization
- Modified
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 93% when the loan was securitized to 62%.
- At 0.77x, the property's reported NOI does not cover its debt service.
- The most recent valuation in the filing is $10.4M (June 22, 2026), against $25.8M at securitization.
- The filing gives Oct 2027 as the lease end date for the largest tenant (Mabre Facial Cosmetic), 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 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
| August 2026 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
| July 2026 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
| June 2026 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
| May 2026 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
| April 2026 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
| March 2026 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
| February 2026 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
| January 2026 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
| December 2025 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
| November 2025 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
| October 2025 | $18.4M | 90+ days delinquent | Yes | 0.77x | 62% |
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 July 7, 2023, 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 2019-B10 Mortgage Trust | 24 | $18,414,627 | Sep 2026 | SEC filing, October 1, 2026 |
Other San Francisco-Oakland-Fremont loans due in 2029
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 560 Mission Street | San Francisco, CA | Office | $300.0M | 2.589% | Dec 2029 | 2.37x | 97% | Current |
| 101 California Street | San Francisco, CA | Office | $200.0M | 3.85% | Mar 2029 | 1.60x | 91% | Current |
| 350 Bush Street | San Francisco, CA | Office | $185.0M | 3.912% | May 2029 | 4.63x | 100% | Current |
| 188 Spear Street | San Francisco, CA | Office | $125.0M | 3.57% | Jun 2029 | 3.57x | 97% | With the special servicer |
| Nema San Francisco | San Francisco, CA | Multifamily | $75.0M | 4.436% | Feb 2029 | 1.34x | 97% | Current |
| One Stockton | San Francisco, CA | Retail | $66.0M | 4.04% | Dec 2029 | -0.37x | 100% | Current |
| Pleasanton Corporate Commons | Pleasanton, CA | Mixed use | $65.8M | 7.78% | May 2029 | 1.88x | 100% | Current |
| Central Tower | San Francisco, CA | Office | $63.7M | 4.06% | May 2029 | 1.11x | 34% | With the special servicer and 90+ days delinquent |
All loans maturing in 2029 · All San Francisco-Oakland-Fremont 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.