Office portfolio, 143 properties · Bloomington, Minnesota
6625 78th Street West
Public CMBS trusts hold $80.0M of the loan on this portfolio at 5.372% that reached maturity on July 1, 2025, 15 months ago. As of the Sep 2026 servicer report, the latest filed for this loan, its status is past maturity and not performing.
The loan
- Balance in tracked trusts
- $80,000,000
- Original balance (same notes)
- $80,000,000
- Interest rate
- 5.372% fixed
- Originated
- June 8, 2018
- Maturity
- July 1, 2025
- Payments
- Amortizing
- Prepayment premium ends
- March 31, 2023 (yield maintenance)
- Master servicer
- KeyBank Real Estate Capital
- Originator
- JPMorgan Chase Bank, National Association
Status
- Payment status
- Non performing matured balloon. (code 5)
- Special servicing
- Transferred November 13, 2024
- Workout strategy
- Foreclosure
- Modified
- Yes, most recently July 1, 2023
- Defeasance
- Partly defeased
The property
- Address
- 6625 78th Street West, Bloomington, MN 55439
- Metro
- Minneapolis-St. Paul-Bloomington, MN-WI
- Rentable area
- 325,000 sq ft
- Largest tenants
- Express Scripts; WPT Enterprises; Myon LLC
- Value at securitization
- $57.0M (Apr 2018)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | n/a | 1.39x |
| Occupancy | 95% | 72% |
| Net operating income | n/a | $3.6M |
| Debt yield | 4.5% |
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 Benchmark 2018-B7 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
- Occupancy down 10 points or more from securitization
- Past maturity
- 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 95% when the loan was securitized to 72%.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $80.0M | Non performing matured balloon | Yes | 1.39x | 72% |
| August 2026 | $80.0M | Non performing matured balloon | Yes | 1.39x | 72% |
| July 2026 | $80.0M | Non performing matured balloon | Yes | 1.39x | 72% |
| June 2026 | $80.0M | Non performing matured balloon | Yes | 1.39x | 72% |
| May 2026 | $80.0M | Non performing matured balloon | Yes | 1.39x | 72% |
| April 2026 | $80.0M | Non performing matured balloon | Yes | 0.39x | 72% |
| March 2026 | $80.0M | Non performing matured balloon | Yes | 0.39x | 72% |
| February 2026 | $80.0M | Non performing matured balloon | Yes | 0.39x | 72% |
| January 2026 | $80.0M | Non performing matured balloon | Yes | 0.39x | 72% |
| December 2025 | $80.0M | Non performing matured balloon | Yes | 0.39x | 72% |
| November 2025 | $80.0M | Non performing matured balloon | Yes | 0.39x | 72% |
| October 2025 | $80.0M | Non performing matured balloon | Yes | 0.39x | 72% |
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 November 13, 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
The loan is split into 3 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| Benchmark 2018-B7 Mortgage Trust | 10 | $40,000,000 | Sep 2026 | SEC filing, October 1, 2026 |
| BENCHMARK 2018-B6 MORTGAGE TRUST | 8A | $26,472,188 | Sep 2026 | SEC filing, September 25, 2026 |
| BENCHMARK 2018-B6 MORTGAGE TRUST | 8B | $13,527,812 | Sep 2026 | SEC filing, September 25, 2026 |
Other Minneapolis-St. Paul-Bloomington loans due in 2025
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 6625 78th Street West (Workspace 147 prop port) | Bloomington, MN | Office | $40.0M | 5.372% | Jul 2025 | n/a | n/a | Past maturity and not performing |
Source: each trust's ABS-EE asset-data exhibit (Regulation AB Schedule AL) on SEC EDGAR, reporting periods ending September 8, 2026, September 11, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.