Self storage portfolio, 9 properties · Salem, Massachusetts
38 Swampscott Road
Public CMBS trusts hold $67.5M of the loan on this portfolio at 6.741% that reaches maturity on March 6, 2030, in 3 years and 4 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $67,500,000
- Original balance (same notes)
- $67,500,000
- Interest rate
- 6.741% fixed
- Originated
- February 19, 2025
- Maturity
- March 6, 2030
- Payments
- Interest only for the full term
- Prepayment lockout ends
- September 5, 2029
- Master servicer
- Midland Loan Services
- Originator
- UBS AG
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 36 and 38-52 Swampscott Road, Salem, MA 01970
- Metro
- Boston-Cambridge-Newton, MA-NH
- Value at securitization
- $107.6M
Performance
| At securitization | Latest | |
|---|---|---|
| DSCR (NOI) | n/a | n/a |
| Occupancy | n/a | n/a |
| Net operating income (annualized from 3 months) | $6.1M | $4.7M |
| Debt yield | 6.9% |
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 BMO 2025-5C10 Mortgage Trust filing for the reporting period ending September 11, 2026, filed with the SEC October 2, 2026.
- NOI down 20% or more from securitization
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 24% below the underwritten figure ($4.7M a year against $6.1M; the latest statement covers 3 months, annualized).
Properties securing the loan
| Property | Location | Type | Occupancy | DSCR |
|---|---|---|---|---|
| 38 Swampscott Road | Salem, MA | Self Storage | n/a | n/a |
| 2744 Dam Neck Road | Virginia Beach, VA | Self Storage | n/a | n/a |
| 3959 Garwood Avenue | Portsmouth, VA | Self Storage | n/a | n/a |
| 910 and 928 Enterprise Court | Lexington, KY | Self Storage | n/a | n/a |
| 112 Industry Parkway | Nicholasville, KY | Self Storage | n/a | n/a |
| Commando Self Storage | Hatfield, PA | Self Storage | 82% | 1.12x |
| 251 Etter Drive | Nicholasville, KY | Self Storage | n/a | n/a |
| 2270 and 2278 Frankfort Court | Lexington, KY | Self Storage | n/a | n/a |
| 2201 Lexington Road | Nicholasville, KY | Retail | n/a | n/a |
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $67.5M | Current | No | n/a | n/a |
| August 2026 | $67.5M | Current | No | n/a | n/a |
| July 2026 | $67.5M | Current | No | n/a | n/a |
| June 2026 | $67.5M | Current | No | n/a | n/a |
| May 2026 | $67.5M | Current | No | n/a | n/a |
| April 2026 | $67.5M | Current | No | n/a | n/a |
| March 2026 | $67.5M | Current | No | n/a | n/a |
| February 2026 | $67.5M | Current | No | n/a | n/a |
| January 2026 | $67.5M | Current | No | n/a | n/a |
| December 2025 | $67.5M | Current | No | n/a | n/a |
| November 2025 | $67.5M | Current | No | n/a | n/a |
| October 2025 | $67.5M | 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
The loan is split into 2 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BMO 2025-5C9 Mortgage Trust | 4 | $60,000,000 | Sep 2026 | SEC filing, October 2, 2026 |
| BMO 2025-5C10 Mortgage Trust | 25 | $7,500,000 | Sep 2026 | SEC filing, October 2, 2026 |
Other Boston-Cambridge-Newton loans due in 2030
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Vertex Hq | Boston, MA | Mixed use | $311.5M | 4.936% | Sep 2030 | 1.41x | 100% | Current |
| 500 Kendall Street | Cambridge, MA | Mixed use | $230.0M | 5.912% | Feb 2030 | n/a | n/a | Current |
| Logan Cargo Park | East Boston, MA | Industrial | $120.0M | 6.90% | Mar 2030 | 1.22x | 96% | Current |
| Staples HQ | Framingham, MA | Office | $90.0M | 3.11% | Feb 2030 | 5.08x | 100% | Current |
| 825 Morton Street | Boston, MA | Retail | $50.0M | 5.819% | Nov 2030 | n/a | n/a | Current |
| Fresh Pond Cambridge | Cambridge, MA | Retail | $50.0M | 3.15% | Nov 2030 | 3.80x | 98% | Current |
| 133 Peterborough Street | Boston, MA | Multifamily | $41.5M | 6.08% | Mar 2030 | n/a | n/a | Current |
| Brickyard Square | Epping, NH | Retail | $36.5M | 6.87% | Jun 2030 | 0.80x | 82% | Current |
All loans maturing in 2030 · 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.