Mixed use · Los Angeles, California
808 Olive Retail & Parking
808 Olive Retail & Parking is financed with a $25.7M CMBS loan at 5.04% that reaches maturity on May 6, 2028, in 18 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $25,677,231
- Original balance (same notes)
- $27,000,000
- Interest rate
- 5.04% fixed
- Originated
- May 4, 2018
- Maturity
- May 6, 2028
- Payments
- Interest only for 60 months, then amortizing
- Prepayment lockout ends
- February 5, 2028
- Master servicer
- Trimont LLC
- Originator
- Citi Real Estate Funding Inc.
Status
- Payment status
- Current (code 0)
- Special servicing
- Transferred May 5, 2020, returned June 10, 2021
- Workout strategy
- Resolved
- Modified
- Yes, most recently August 25, 2020
- Defeasance
- None reported
The property
- Address
- 808 South Olive Street, Los Angeles, CA 90014
- Metro
- Los Angeles-Long Beach-Anaheim, CA
- Rentable area
- 277,502 sq ft
- Built
- 1966, renovated 2017
- Largest tenants
- Calif. Chicken Nine Inc. a California corporatio; L&R Auto Parks Inc.; Shake Shack
- Value at securitization
- $49.5M (Mar 2019)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | 1.27x | 0.93x |
| Occupancy | 85% | 73% |
| Net operating income | $2.2M | $1.6M |
| Debt yield | 6.3% |
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-B4 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
- 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 85% when the loan was securitized to 73%.
- Net operating income is 27% below the underwritten figure ($1.6M a year against $2.2M).
- Debt service coverage moved from 1.27x at securitization to 0.93x on the latest statements.
- At 0.93x, the property's reported NOI does not cover its debt service.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $25.7M | Current | No | 0.93x | 73% |
| August 2026 | $25.7M | Current | No | 0.93x | 73% |
| July 2026 | $25.7M | Current | No | 0.93x | 73% |
| June 2026 | $25.8M | Current | No | 0.93x | 73% |
| May 2026 | $25.8M | Current | No | 0.93x | 73% |
| April 2026 | $25.9M | Current | No | 0.93x | 73% |
| March 2026 | $25.9M | Current | No | 0.86x | 73% |
| February 2026 | $25.9M | Current | No | 0.86x | 73% |
| January 2026 | $26.0M | Current | No | 0.86x | 73% |
| December 2025 | $26.0M | Current | No | 0.86x | 73% |
| November 2025 | $26.0M | Current | No | 0.86x | 73% |
| October 2025 | $26.1M | Current | No | 0.86x | 73% |
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 May 5, 2020, returned to the master servicer June 10, 2021.
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 2018-B4 Mortgage Trust | 17 | $25,677,231 | Sep 2026 | SEC filing, October 1, 2026 |
Other Los Angeles-Long Beach-Anaheim loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Aliso Viejo Commerce Center | Aliso Viejo, CA | Mixed use | $174.2M | 4.89% | Feb 2028 | n/a | n/a | Current |
| Airport Business Center, Irvine | Irvine, CA | Industrial | $150.0M | 4.375% | Feb 2028 | 3.15x | 90% | Current |
| Atlantic Times Square | Monterey Park, CA | Mixed use | $98.0M | 4.845% | Apr 2028 | 1.62x | 91% | Current |
| 12800 Culver | Los Angeles, CA | Other | $84.8M | 6.533% | Jul 2028 | 2.60x | 100% | Current |
| Red Building | West Hollywood, CA | Office | $80.0M | 4.386% | Jan 2028 | 1.60x | 73% | Current |
| Aliso Creek Apartments | Aliso Viejo, CA | Multifamily | $63.0M | 3.519% | Apr 2028 | 6.37x | 96% | Current |
| 6420 Wilshire | Los Angeles, CA | Office | $62.0M | 4.276% | Jan 2028 | 0.93x | 72% | Current |
| Soho Warehouse DTLA | Los Angeles, CA | Mixed use | $61.3M | 7.83% | May 2028 | 1.48x | 100% | Current |
All loans maturing in 2028 · 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.