Office · Long Beach, California
444 West Ocean
444 West Ocean is financed with a $25.2M CMBS loan at 4.18% that reaches maturity on September 1, 2027, in 10 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
- $25,212,610
- Original balance (same notes)
- $26,500,000
- Interest rate
- 4.18% fixed
- Originated
- August 18, 2017
- Maturity
- September 1, 2027
- Payments
- Interest only for 60 months, then amortizing
- Prepayment lockout ends
- June 30, 2027
- Master servicer
- Trimont LLC
- Originator
- KeyBank National Association
Status
- Payment status
- 90+ days delinquent (code 3)
- Special servicing
- Transferred July 9, 2024
- Workout strategy
- Foreclosure
- Defeasance
- None reported
The property
- Address
- 432, 436-440 and 444 West Ocean Boulevard, Long Beach, CA 90802
- Metro
- Los Angeles-Long Beach-Anaheim, CA
- Rentable area
- 187,363 sq ft
- Built
- 1967, renovated 2014
- Largest tenants
- Premier Business Centers; Shipco Transport Inc.; California Bank & Trust
- Value at securitization
- $41.0M (May 2017)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | 1.68x | 1.05x |
| Occupancy | 84% | 73% |
| Net operating income | $2.6M | $1.6M |
| Debt yield | 6.5% |
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 Morgan Stanley Bank of America Merrill Lynch Trust 2017-C34 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 2026.
- With the special servicer
- 30+ days delinquent or matured unpaid
- Coverage down 0.25x or more from securitization
- Occupancy down 10 points or more from securitization
- NOI down 20% or more from securitization
- Matures within 12 months
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 84% when the loan was securitized to 73%.
- Net operating income is 37% below the underwritten figure ($1.6M a year against $2.6M).
- Debt service coverage moved from 1.68x at securitization to 1.05x on the latest statements.
- The most recent valuation in the filing is $18.4M (December 1, 2025), against $41.0M at securitization.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $25.2M | 90+ days delinquent | Yes | 1.05x | 73% |
| August 2026 | $25.2M | 90+ days delinquent | Yes | 1.05x | 73% |
| July 2026 | $25.2M | 90+ days delinquent | Yes | 1.05x | 73% |
| June 2026 | $25.2M | 90+ days delinquent | Yes | 1.05x | 73% |
| May 2026 | $25.2M | 90+ days delinquent | Yes | 1.05x | 73% |
| April 2026 | $25.2M | 90+ days delinquent | Yes | 1.26x | 74% |
| March 2026 | $25.2M | 90+ days delinquent | Yes | 1.26x | 74% |
| February 2026 | $25.2M | 90+ days delinquent | Yes | 1.26x | 74% |
| January 2026 | $25.2M | 90+ days delinquent | Yes | 1.26x | 74% |
| December 2025 | $25.3M | 90+ days delinquent | Yes | 1.26x | 74% |
| November 2025 | $25.3M | 90+ days delinquent | Yes | 1.26x | 74% |
| October 2025 | $25.6M | 90+ days delinquent | Yes | 1.26x | 74% |
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 9, 2024, 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 |
|---|---|---|---|---|
| Morgan Stanley Bank of America Merrill Lynch Trust 2017-C34 | 14 | $25,212,610 | Sep 2026 | SEC filing, September 29, 2026 |
Other Los Angeles-Long Beach-Anaheim loans due in 2027
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Del Amo Fashion Center | Torrance, CA | Retail | $400.0M | 3.658% | Jun 2027 | 4.52x | 75% | Current |
| 1999 Avenue of the Stars | Los Angeles, CA | Office | $232.8M | 4.137% | May 2027 | 4.62x | 92% | Current |
| Colorado Center | Santa Monica, CA | Office | $160.0M | 3.562% | Aug 2027 | 3.00x | 90% | Current |
| 2355 and 2383 Utah Ave | El Segundo, CA | Office | $85.0M | 5.64% | May 2027 | 1.93x | 100% | Current |
| Medical Centre Of Santa Monica - West | Santa Monica, CA | Office | $71.0M | 4.06% | Jan 2027 | n/a | n/a | Current |
| Shoreline Square | Long Beach, CA | Office | $55.6M | 3.75% | Feb 2027 | 2.52x | 80% | Current |
| Courtyard Los Angeles Sherman Oaks | Sherman Oaks, CA | Hotel | $52.6M | 4.474% | Dec 2027 | 1.49x | 71% | Current |
| Los Angeles Corporate Center | Monterey Park, CA | Office | $52.3M | 4.70% | Apr 2027 | 1.93x | 74% | Current |
All loans maturing in 2027 · All Los Angeles-Long Beach-Anaheim 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.