Office · Rochester, New York
Alex Park South
Public CMBS trusts hold $13.8M of the loan on Alex Park South at 5.44% that reaches maturity on August 1, 2028, in 21 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $13,811,425
- Original balance (same notes)
- $14,900,000
- Interest rate
- 5.44% fixed
- Originated
- July 31, 2018
- Maturity
- August 1, 2028
- Payments
- Interest only for 36 months, then amortizing
- Prepayment lockout ends
- May 31, 2028
- Master servicer
- Midland Loan Services
- Originator
- KeyBank National Association
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 210, 214 and 218-224 Alexander Street and 330-350 Monroe Avenue, Rochester, NY 14607
- Metro
- Rochester, NY
- Rentable area
- 348,872 sq ft
- Built
- 1969, renovated 2010
- Largest tenants
- Rochester General Hospital; GRHSF; Popli Design Group LLC
- Value at securitization
- $66.0M (Jun 2018)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | 1.50x | 0.76x |
| Occupancy | 94% | 72% |
| Net operating income | $4.4M | $2.2M |
| Debt yield | 16.0% |
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 BBCMS Mortgage Trust 2018-C2 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 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
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 94% when the loan was securitized to 72%.
- Net operating income is 49% below the underwritten figure ($2.2M a year against $4.4M).
- Debt service coverage moved from 1.50x at securitization to 0.76x on the latest statements.
- At 0.76x, 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 | $13.8M | Current | No | 0.76x | 72% |
| August 2026 | $13.8M | Current | No | 0.76x | 72% |
| July 2026 | $13.8M | Current | No | 0.76x | 72% |
| June 2026 | $13.9M | Current | No | 0.76x | 72% |
| May 2026 | $13.9M | Current | No | 0.76x | 72% |
| April 2026 | $13.9M | Current | No | 0.76x | 72% |
| March 2026 | $13.9M | Current | No | 0.78x | 72% |
| February 2026 | $14.0M | Current | No | 0.78x | 72% |
| January 2026 | $14.0M | Current | No | 0.78x | 72% |
| December 2025 | $14.0M | Current | No | 0.78x | 72% |
| November 2025 | $14.0M | Current | No | 0.79x | 72% |
| October 2025 | $14.0M | Current | No | 0.79x | 72% |
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 |
|---|---|---|---|---|
| BBCMS Mortgage Trust 2018-C2 | 24 | $13,811,425 | Sep 2026 | SEC filing, September 29, 2026 |
Other Rochester loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Alexander Office Park | Rochester, NY | Office | $26.0M | 5.44% | Aug 2028 | 0.77x | 72% | Current |
| 290 Woodcliff Drive | Fairport, NY | Office | $24.0M | 4.894% | May 2028 | n/a | n/a | Current |
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.