Mixed use · Los Angeles, California
925 N La Brea Avenue
925 N La Brea Avenue is financed with a $26.8M CMBS loan at 4.19% that reaches maturity on October 6, 2026, this month. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $26,816,988
- Original balance (same notes)
- $29,400,000
- Interest rate
- 4.19% fixed
- Originated
- October 3, 2016
- Maturity
- October 6, 2026
- Payments
- Interest only for 60 months, then amortizing
- Prepayment lockout ended
- January 5, 2019
- Prepayment premium ends
- April 5, 2026
- Master servicer
- Midland
- Originator
- CGMRC
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 925 N. La Brea Avenue, Los Angeles, CA 90038
- Metro
- Los Angeles-Long Beach-Anaheim, CA
- Rentable area
- 63,331 sq ft
- Built
- 2016
- Largest tenants
- RGN-Los Angeles XXX, L.L.C.; XV, L.L.C.; Jonathan Simkhai Inc.
- Value at securitization
- $46.6M (Jul 2016)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 2.02x | 0.67x |
| Occupancy | 100% | 71% |
| Net operating income (annualized from 3 months) | $2.5M | $1.2M |
| Debt yield | 4.4% |
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 CITIGROUP COMMERCIAL MORTGAGE TRUST 2016-P6 filing for the reporting period ending September 8, 2026, filed with the SEC September 25, 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
- Past maturity
On the cmbs.news watch list in every report since July 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 71%.
- Net operating income is 54% below the underwritten figure ($1.2M a year against $2.5M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 2.02x at securitization to 0.67x on the latest statements.
- At 0.67x, 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 | $26.8M | Current | No | 0.67x | 71% |
| August 2026 | $26.9M | Current | No | 0.67x | 71% |
| July 2026 | $26.9M | Current | No | 0.67x | 71% |
| June 2026 | $27.0M | Current | No | n/a | n/a |
| May 2026 | $27.0M | Current | No | n/a | n/a |
| April 2026 | $27.1M | Current | No | 1.11x | 71% |
| March 2026 | $27.1M | Current | No | 1.11x | 71% |
| February 2026 | $27.2M | Current | No | 0.99x | 89% |
| January 2026 | $27.2M | Current | No | 0.99x | 89% |
| December 2025 | $27.2M | Current | No | 0.97x | 89% |
| November 2025 | $27.3M | Current | No | 0.97x | 73% |
| October 2025 | $27.3M | Current | No | 0.97x | 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.
Where the loan sits
One trust holds this loan in the data.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| CITIGROUP COMMERCIAL MORTGAGE TRUST 2016-P6 | 8 | $26,816,988 | Sep 2026 | SEC filing, September 25, 2026 |
Other Los Angeles-Long Beach-Anaheim loans due in 2026
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Center West | Los Angeles, CA | Office | $80.0M | 4.435% | Dec 2026 | 0.78x | 35% | Current |
| Platform | Culver City, CA | Mixed use | $37.0M | 5.143% | Dec 2026 | 2.35x | 95% | Current |
| Sixty Hotel Beverly Hills | Beverly Hills, CA | Hotel | $37.0M | 6.00% | Aug 2026 | 1.47x | 74% | With the special servicer |
| Calabasas Tech Center | Calabasas, CA | Office | $33.0M | 4.858% | Dec 2026 | 1.63x | 68% | Current |
| Courtyard Century City | Los Angeles, CA | Hotel | $32.9M | 4.25% | Nov 2026 | 2.22x | 78% | Current |
| Golden Cove Shopping Center | Rancho Palos Verdes, CA | Mixed use | $23.1M | 4.78% | Dec 2026 | 1.40x | 97% | Current |
| 431 Ocean Front Walk | Los Angeles, CA | Mixed use | $16.0M | 4.971% | Dec 2026 | n/a | n/a | Current |
| Melrose Place | Los Angels, CA | Retail | $16.0M | 4.452% | Dec 2026 | n/a | n/a | Current |
All loans maturing in 2026 · 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 8, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.