Retail · Washington, District of Columbia
7828 Georgia Ave NW
7828 Georgia Ave NW is financed with a $13.5M CMBS loan at 3.73% that reaches maturity on April 6, 2031, in 4 years and 5 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $13,520,000
- Original balance (same notes)
- $13,520,000
- Interest rate
- 3.73% fixed
- Originated
- March 19, 2021
- Maturity
- April 6, 2031
- Payments
- Interest only for the full term
- Prepayment lockout ends
- February 5, 2031
- Master servicer
- Midland Loan Services
- Originator
- Citi Real Estate Funding Inc.
Status
- Payment status
- Current (code 0)
- Special servicing
- Transferred June 6, 2025, returned February 6, 2026
- Workout strategy
- Resolved
- Modified
- Yes, most recently January 8, 2026
- Defeasance
- None reported
The property
- Address
- 7828 Georgia Avenue NW, Washington, DC 20012
- Metro
- Washington-Arlington-Alexandria, DC-VA-MD-WV
- Rentable area
- 48,199 sq ft
- Built
- 1964, renovated 2019
- Largest tenants
- C Target Corp - #T3328; Morris Miller Wines & Liquors; Shepherd Park Children's Academy
- Value at securitization
- $19.8M (Feb 2021)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 2.37x | 3.14x |
| Occupancy | 95% | 91% |
| Net operating income (annualized from 3 months) | $1.2M | $1.6M |
| Debt yield | 12.0% |
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 Benchmark 2021-B25 Mortgage Trust filing for the reporting period ending September 11, 2026, filed with the SEC September 28, 2026.
- Modified
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 91%.
- Net operating income is 34% above the underwritten figure ($1.6M a year against $1.2M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 2.37x at securitization to 3.14x on the latest statements.
- The filing gives Jan 2030 as the lease end date for the largest tenant (C Target Corp - #T3328), 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 | $13.5M | Current | No | 3.14x | 91% |
| August 2026 | $13.5M | Current | No | 3.14x | 91% |
| July 2026 | $13.5M | Current | No | 3.14x | 91% |
| June 2026 | $13.5M | Current | No | n/a | n/a |
| May 2026 | $13.5M | Current | No | n/a | n/a |
| April 2026 | $13.5M | Current | No | 2.55x | 95% |
| March 2026 | $13.5M | Current | No | 2.55x | 95% |
| February 2026 | $13.5M | Current | Yes | 2.55x | 95% |
| January 2026 | $13.5M | Current | Yes | 2.48x | 95% |
| December 2025 | $13.5M | Current | Yes | 2.48x | 95% |
| November 2025 | $13.5M | Current | Yes | 2.48x | 95% |
| October 2025 | $13.5M | Current | Yes | 2.48x | 95% |
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 June 6, 2025, returned to the master servicer February 6, 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 |
|---|---|---|---|---|
| Benchmark 2021-B25 Mortgage Trust | 30 | $13,520,000 | Sep 2026 | SEC filing, September 28, 2026 |
Other Washington-Arlington-Alexandria loans due in 2031
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 1100 First Street NE | Washington, DC | Office | $146.0M | 3.002% | Oct 2031 | n/a | n/a | With the special servicer and 30-59 days delinquent |
| Project Embassy | Washington, DC | Mixed use | $140.0M | 7.542% | Aug 2031 | n/a | n/a | Current |
| Three Constitution Square | Washington, DC | Office | $96.0M | 2.579% | May 2031 | 5.35x | 100% | Current |
| National Cancer Institute Center | Frederick, MD | Office | $83.0M | 2.759% | Jun 2031 | 4.24x | 100% | Current |
| Unizo Four for 1100 First Street | Washington, DC | Office | $65.0M | 3.002% | Oct 2031 | n/a | n/a | With the special servicer and 90+ days delinquent |
| Mall at Prince Georges | Hyattsville, MD | Retail | $57.9M | 7.355% | Jun 2031 | n/a | n/a | Current |
| The Landing at Woodyard | Clinton, MD | Retail | $44.5M | 3.74% | Jul 2031 | 2.30x | 100% | Current |
| Crescent Gateway | Bethesda, MD | Mixed use | $43.0M | 4.03% | Feb 2031 | 1.55x | 100% | Current |
All loans maturing in 2031 · All Washington-Arlington-Alexandria 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.