Mixed use portfolio, 2 properties · Lawrence, Massachusetts
280 and 290 Merrimack Street
Public CMBS trusts hold $60.0M of the loan on this portfolio at 7.01% that reaches maturity on December 6, 2029, in 3 years and 1 month. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $60,000,000
- Original balance (same notes)
- $60,000,000
- Interest rate
- 7.01% fixed
- Originated
- November 20, 2024
- Maturity
- December 6, 2029
- Payments
- Interest only for the full term
- Prepayment lockout ends
- September 5, 2029
- Master servicer
- Midland Loan Services
- Originator
- Starwood Mortgage Capital LLC
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 280 and 290 Merrimack Street, Lawrence, MA 01841
- Metro
- Boston-Cambridge-Newton, MA-NH
- Value at securitization
- $129.9M
Performance
| At securitization | Latest | |
|---|---|---|
| DSCR (NOI) | n/a | n/a |
| Occupancy | n/a | n/a |
| Net operating income | $8.9M | $7.8M |
| Debt yield | 13.0% |
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 2025-5C33 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 12% below the underwritten figure ($7.8M a year against $8.9M).
Properties securing the loan
| Property | Location | Type | Occupancy | DSCR |
|---|---|---|---|---|
| 280 and 290 Merrimack Street | Lawrence, MA | Mixed Use | 85% | 1.23x |
| 350 Merrimack Street | Lawrence, MA | Office | 100% | 1.67x |
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $60.0M | Current | No | 1.23x | 85% |
| August 2026 | $60.0M | Current | No | 1.30x | 85% |
| July 2026 | $60.0M | Current | No | 1.30x | 85% |
| June 2026 | $60.0M | Current | No | 1.30x | 85% |
| May 2026 | $60.0M | Current | No | n/a | n/a |
| April 2026 | $60.0M | Current | No | 1.75x | 93% |
| March 2026 | $60.0M | Current | No | n/a | n/a |
| February 2026 | $60.0M | Current | No | n/a | n/a |
| January 2026 | $60.0M | Current | No | n/a | n/a |
| December 2025 | $60.0M | Current | No | n/a | n/a |
| November 2025 | $60.0M | Current | No | n/a | n/a |
| October 2025 | $60.0M | 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
The loan is split into 6 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BBCMS Mortgage Trust 2024-5C31 | 20 | $20,000,000 | Sep 2026 | SEC filing, September 29, 2026 |
| BMO 2025-5C10 Mortgage Trust | 20 | $12,500,000 | Sep 2026 | SEC filing, October 2, 2026 |
| BMO 2025-5C11 Mortgage Trust | 20 | $12,500,000 | Sep 2026 | SEC filing, October 2, 2026 |
| BBCMS Mortgage Trust 2025-5C33 | 19A-10 | $5,000,000 | Sep 2026 | SEC filing, September 29, 2026 |
| BBCMS Mortgage Trust 2025-5C33 | 19A-4-1 | $5,000,000 | Sep 2026 | SEC filing, September 29, 2026 |
| BBCMS Mortgage Trust 2025-5C33 | 19A-9 | $5,000,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other Boston-Cambridge-Newton loans due in 2029
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 610 Main Street North | Cambridge, MA | Mixed use | $160.0M | 3.797% | Jun 2029 | n/a | n/a | Current |
| 39R Medford Street | Somerville, MA | Self storage | $118.0M | 5.99% | Sep 2029 | n/a | n/a | Current |
| 30 Jacks Bridge Road | Londonderry, NH | Industrial | $116.0M | 3.82% | Nov 2029 | n/a | n/a | Current |
| 200 Sidney | Cambridge, MA | Mixed use | $103.5M | 5.488% | Aug 2029 | n/a | n/a | Current |
| 125 Summer | Boston, MA | Office | $102.6M | 6.567% | Nov 2029 | 1.92x | 89% | Current |
| Linx | Watertown, MA | Mixed use | $94.0M | 5.795% | Sep 2029 | 2.22x | 90% | Current |
| 201 Merrimack Street | Lawrence, MA | Industrial | $62.5M | 6.89% | Sep 2029 | n/a | n/a | Current |
| Wareham Crossing | Wareham, MA | Retail | $48.6M | 6.421% | Nov 2029 | 2.06x | 97% | Current |
All loans maturing in 2029 · All Boston-Cambridge-Newton 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.