Mixed use · New York, New York
90 Fifth Avenue
Public CMBS trusts hold $104.5M of the loan on 90 Fifth Avenue at 4.307% that reaches maturity on July 6, 2027, in 8 months. As of the Oct 2026 servicer report its status is with the special servicer and 90+ days delinquent.
The loan
- Balance in tracked trusts
- $104,500,000
- Original balance (same notes)
- $104,500,000
- Interest rate
- 4.307% fixed
- Originated
- July 6, 2017
- Maturity
- July 6, 2027
- Payments
- Interest only for the full term
- Prepayment lockout ended
- September 5, 2019
- Master servicer
- Trimont LLC
- Originator
- Goldman Sachs Mortgage Company
Status
- Payment status
- 90+ days delinquent (code 3)
- Special servicing
- Transferred February 15, 2024
- Workout strategy
- Foreclosure
- Defeasance
- None reported
The property
- Address
- 90 Fifth Avenue, New York, NY 10011
- Metro
- New York-Newark-Jersey City, NY-NJ
- Rentable area
- 139,921 sq ft
- Built
- 1903, renovated 2016
- Largest tenants
- COMMERCE BANK; ALTSCHOOL II, LLC; TD BANK
- Value at securitization
- $180.0M (Jun 2017)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | 1.48x | 0.17x |
| Occupancy | 92% | 3% |
| Net operating income | $6.7M | $766K |
| Debt yield | 0.7% |
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 GS Mortgage Securities Trust 2018-GS9 filing for the reporting period ending October 6, 2026, filed with the SEC October 22, 2026.
- With the special servicer
- 30+ days delinquent or matured unpaid
- 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
- Matures within 12 months
On the cmbs.news watch list in all 12 monthly reports we hold (November 2025 to October 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 92% when the loan was securitized to 3%.
- Net operating income is 89% below the underwritten figure ($766K a year against $6.7M).
- Debt service coverage moved from 1.48x at securitization to 0.17x on the latest statements.
- At 0.17x, the property's reported NOI does not cover its debt service.
- The most recent valuation in the filing is $90.0M (July 1, 2026), against $180.0M at securitization.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| October 2026 | $104.5M | 90+ days delinquent | Yes | 0.17x | 3% |
| September 2026 | $104.5M | 90+ days delinquent | Yes | 0.17x | 3% |
| August 2026 | $104.5M | 90+ days delinquent | Yes | 0.17x | 3% |
| July 2026 | $104.5M | 90+ days delinquent | Yes | 0.17x | 3% |
| June 2026 | $104.5M | 60-89 days delinquent | Yes | 0.17x | 3% |
| May 2026 | $104.5M | 60-89 days delinquent | Yes | 1.61x | 91% |
| April 2026 | $104.5M | 90+ days delinquent | Yes | 1.61x | 91% |
| March 2026 | $104.5M | 60-89 days delinquent | Yes | 1.61x | 91% |
| February 2026 | $104.5M | 30-59 days delinquent | Yes | 1.61x | 91% |
| January 2026 | $104.5M | 30-59 days delinquent | Yes | 1.61x | 91% |
| December 2025 | $104.5M | 30-59 days delinquent | Yes | 1.61x | 91% |
| November 2025 | $104.5M | 90+ days delinquent | Yes | 1.61x | 91% |
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 February 15, 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 |
|---|---|---|---|---|
| GS Mortgage Securities Trust 2017-GS7 | 11 | $37,000,000 | Oct 2026 | SEC filing, October 22, 2026 |
| GS Mortgage Securities Trust 2017-GS8 | 13 | $33,750,000 | Oct 2026 | SEC filing, October 22, 2026 |
| GS Mortgage Securities Trust 2018-GS9 | 10 | $33,750,000 | Oct 2026 | SEC filing, October 22, 2026 |
Other New York-Newark-Jersey City loans due in 2027
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| General Motors Building | New York, NY | Mixed use | $726.3M | 3.43% | Jun 2027 | 2.58x | 99% | Current |
| 245 Park Avenue | New York, NY | Office | $700.0M | 3.669% | Jun 2027 | 2.08x | 97% | Current |
| Yorkshire Towers | New York, NY | Multifamily | $318.0M | 3.04% | Jun 2027 | n/a | n/a | Current |
| Olympic Tower | New York, NY | Mixed use | $280.0M | 3.954% | May 2027 | n/a | n/a | Current |
| 85 Broad Street | New York, NY | Office | $241.0M | 3.693% | Jun 2027 | 2.28x | 62% | With the special servicer |
| 225 & 233 Park Avenue South | New York, NY | Office | $235.0M | 3.651% | Jun 2027 | -0.14x | 29% | Current |
| Worldwide Plaza | New York, NY | Office | $235.0M | 3.605% | Nov 2027 | 1.49x | 62% | With the special servicer and 90+ days delinquent |
| 237 Park Avenue | New York, NY | Office | $215.4M | 3.752% | Aug 2027 | 3.71x | 89% | Current |
All loans maturing in 2027 · All New York-Newark-Jersey City loans
Source: each trust's ABS-EE asset-data exhibit (Regulation AB Schedule AL) on SEC EDGAR, reporting period ending October 6, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.