Office · San Francisco, California
55 Green Street
55 Green Street is financed with a $36.6M CMBS loan at 3.451% that reaches maturity on November 6, 2029, in 3 years. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $36,600,000
- Original balance (same notes)
- $36,600,000
- Interest rate
- 3.451% fixed
- Originated
- November 1, 2019
- Maturity
- November 6, 2029
- Payments
- Interest only for the full term
- Prepayment lockout ended
- November 5, 2020
- Prepayment premium ends
- May 5, 2029 (yield maintenance)
- Master servicer
- JLL
- Originator
- Goldman Sachs Bank USA
Status
- Payment status
- Current (code 0)
- Special servicing
- Transferred January 26, 2024, returned February 24, 2026
- Workout strategy
- Resolved
- Defeasance
- Partly defeased
The property
- Address
- 55 Green Street, San Francisco, CA 94111
- Metro
- San Francisco-Oakland-Fremont, CA
- Rentable area
- 45,527 sq ft
- Built
- 1984, renovated 2019
- Largest tenants
- Nexus Laboratories; Twelve Labs; THG Beauty US
- Value at securitization
- $64.3M (Feb 2020)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 2.53x | 0.76x |
| Occupancy | 100% | 66% |
| Net operating income (annualized from 6 months) | $3.2M | $2.0M |
| Debt yield | 5.4% |
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 COMM 2019-GC44 Mortgage Trust filing for the reporting period ending September 11, 2026, filed with the SEC October 1, 2026.
- Coverage below 1.00x
- Coverage down 0.25x or more from securitization
- Occupancy down 10 points or more from securitization
- NOI down 20% or more from securitization
On the cmbs.news watch list in every report since 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 100% when the loan was securitized to 66%.
- Net operating income is 39% below the underwritten figure ($2.0M a year against $3.2M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 2.53x at securitization to 0.76x on the latest statements.
- At 0.76x, the property's reported NOI does not cover its debt service.
- The filing gives Jun 2026 as the lease end date for the largest tenant (Nexus Laboratories), 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 | $36.6M | Current | No | 0.76x | 66% |
| August 2026 | $36.6M | Current | No | 1.28x | 66% |
| July 2026 | $36.6M | Current | No | 1.28x | 66% |
| June 2026 | $36.6M | Current | No | 1.28x | 66% |
| May 2026 | $36.6M | Current | No | n/a | n/a |
| April 2026 | $36.6M | Current | No | 0.35x | 59% |
| March 2026 | $36.6M | Current | No | 0.35x | 59% |
| February 2026 | $36.6M | Current | Yes | 0.69x | 44% |
| January 2026 | $36.6M | Current | Yes | -0.26x | 44% |
| December 2025 | $36.6M | Current | Yes | -0.26x | 44% |
| November 2025 | $36.6M | Late payment but less than 30 days delinquent | Yes | -0.26x | 44% |
| October 2025 | $36.6M | Late payment but less than 30 days delinquent | Yes | 1.82x | 44% |
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 January 26, 2024, returned to the master servicer February 24, 2026.
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 |
|---|---|---|---|---|
| COMM 2019-GC44 Mortgage Trust | 9 | $36,600,000 | 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.