Mixed use · New York, New York
85 Tenth Avenue
Public CMBS trusts hold $100.0M of the loan on 85 Tenth Avenue at 3.821% that reaches maturity on December 6, 2026, in 1 month. As of the Sep 2026 and Oct 2026 servicer reports its status is with the special servicer.
The loan
- Balance in tracked trusts
- $100,000,000
- Original balance (same notes)
- $100,000,000
- Interest rate
- 3.821% fixed
- Originated
- December 1, 2016
- Maturity
- December 6, 2026
- Payments
- Interest only for the full term
- Prepayment lockout ended
- March 5, 2019
- Prepayment premium ends
- August 5, 2026
- Master servicer
- Wells Fargo
- Originator
- DBNY, WF
Status
- Payment status
- Payment not received but still in grace period or not yet due. (code A)
- Special servicing
- Transferred July 31, 2026
- Workout strategy
- Other
- Defeasance
- None reported
The property
- Address
- 85 Tenth Avenue, New York, NY 10011
- Metro
- New York-Newark-Jersey City, NY-NJ
- Rentable area
- 643,903 sq ft
- Built
- 1914, renovated 2016
- Largest tenants
- GOOGLE; Clear; TELEHOUSE INTERNATIONAL
- Value at securitization
- $835.0M (Nov 2016)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 3.74x | 1.91x |
| Occupancy | 100% | 89% |
| Net operating income (annualized from 3 months) | $36.9M | $19.1M |
| Debt yield | 19.1% |
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 CD 2017-CD3 Mortgage Trust filing for the reporting period ending October 6, 2026, filed with the SEC October 22, 2026.
- With the special servicer
- 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 every report since August 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 89%.
- Net operating income is 48% below the underwritten figure ($19.1M a year against $36.9M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 3.74x at securitization to 1.91x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| October 2026 | $75.0M | Payment not received but still in grace period or not yet due | Yes | 1.91x | 89% |
| September 2026 | $100.0M | Late payment but less than 30 days delinquent | Yes | 1.91x | 89% |
| August 2026 | $100.0M | Current | Yes | 1.91x | 89% |
| July 2026 | $100.0M | Payment not received but still in grace period or not yet due | No | 1.91x | 89% |
| June 2026 | $100.0M | Current | No | 1.91x | 89% |
| May 2026 | $100.0M | Current | No | 2.72x | 89% |
| April 2026 | $100.0M | Payment not received but still in grace period or not yet due | No | 2.72x | 89% |
| March 2026 | $100.0M | Payment not received but still in grace period or not yet due | No | 2.72x | 89% |
| February 2026 | $100.0M | Current | No | 2.56x | 89% |
| January 2026 | $100.0M | Current | No | 2.57x | 89% |
| December 2025 | $100.0M | Current | No | 2.57x | 89% |
| November 2025 | $100.0M | Current | No | 2.57x | 89% |
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 31, 2026, 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 2 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| CD 2017-CD3 Mortgage Trust | 3 | $75,000,000 | Oct 2026 | SEC filing, October 22, 2026 |
| Bank of America Merrill Lynch Commercial Mortgage Trust 2017-BNK3 | 4 | $25,000,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other New York-Newark-Jersey City loans due in 2026
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Novo Nordisk HQ | Plainsboro, NJ | Office | $210.7M | 2.838% | Nov 2026 | 4.18x | 78% | Current |
| 681 Fifth Avenue | New York, NY | Mixed use | $135.0M | 4.127% | Nov 2026 | 0.16x | 66% | With the special servicer and 90+ days delinquent |
| The Essex | New York, NY | Mixed use | $117.0M | 2.759% | Nov 2026 | n/a | n/a | Current |
| 8 Times Square & 1460 Broadway | New York, NY | Mixed use | $100.0M | 4.05% | Nov 2026 | 2.01x | 100% | With the special servicer |
| 55 Prospect Street, Brooklyn (2026 maturity) | Brooklyn, NY | Office | $72.9M | 4.05% | Sep 2026 | n/a | n/a | With the special servicer |
| 101 Ludlow | New York, NY | Mixed use | $71.0M | 4.412% | Nov 2026 | 1.81x | 100% | Current |
| 20 Times Square, New York (2026 maturity), loan 1 in CSAIL 2018-CX12 Commercial Mortgage Trust | New York, NY | Other | $64.7M | 3.108% | May 2026 | 4.15x | n/a | With the special servicer |
| 20 Times Square, New York (2026 maturity), loan 1 in UBS Commercial Mortgage Trust 2018-C11 | New York, NY | Mixed use | $64.7M | 3.108% | May 2026 | n/a | n/a | With the special servicer |
All loans maturing in 2026 · All New York-Newark-Jersey City loans
Source: each trust's ABS-EE asset-data exhibit (Regulation AB Schedule AL) on SEC EDGAR, reporting periods ending September 11, 2026, October 6, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.