Office · Las Vegas, Nevada
Arroyo South Office
Arroyo South Office is financed with a $17.4M CMBS loan at 4.498% that reaches maturity on November 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
- $17,382,123
- Original balance (same notes)
- $21,400,000
- Interest rate
- 4.498% fixed
- Originated
- October 27, 2016
- Maturity
- November 6, 2026
- Payments
- Amortizing over 30 years
- Prepayment lockout ended
- January 5, 2019
- Prepayment premium ends
- August 5, 2026 (yield maintenance)
- Master servicer
- Trimont LLC
- Originator
- SMC
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 7150, 7250 & 7255 South Tenaya Way, Las Vegas, NV 89113
- Metro
- Las Vegas-Henderson-North Las Vegas, NV
- Rentable area
- 138,690 sq ft
- Built
- 2009
- Largest tenants
- EVERI PAYMENTS INC; PN II INC.; Vegas.com Tix4less
- Value at securitization
- $32.2M (Sep 2016)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | 1.79x | 2.28x |
| Occupancy | 96% | 89% |
| Net operating income | $2.3M | $3.0M |
| Debt yield | 17.1% |
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 JPMCC Commercial Mortgage Securities Trust 2016-JP4 filing for the reporting period ending September 11, 2026, filed with the SEC September 28, 2026.
- Matures within 12 months
- Largest tenant's lease ends within 12 months
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 96% when the loan was securitized to 89%.
- Net operating income is 28% above the underwritten figure ($3.0M a year against $2.3M).
- Debt service coverage moved from 1.79x at securitization to 2.28x on the latest statements.
- The filing gives Oct 2026 as the lease end date for the largest tenant (EVERI PAYMENTS INC), before the loan matures. Lenders look hard at that rollover.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $17.4M | Current | No | 2.28x | 89% |
| August 2026 | $17.4M | Current | No | 2.28x | 89% |
| July 2026 | $17.5M | Current | No | 2.28x | 89% |
| June 2026 | $17.5M | Current | No | 2.28x | 89% |
| May 2026 | $17.5M | Current | No | 2.28x | 89% |
| April 2026 | $17.6M | Current | No | 2.28x | 89% |
| March 2026 | $17.6M | Current | No | 2.31x | 89% |
| February 2026 | $17.7M | Current | No | 2.31x | 89% |
| January 2026 | $17.7M | Current | No | 2.03x | 89% |
| December 2025 | $17.8M | Current | No | 2.03x | 89% |
| November 2025 | $17.8M | Current | No | 2.03x | 89% |
| October 2025 | $17.8M | Current | No | 2.03x | 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.
Where the loan sits
One trust holds this loan in the data.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| JPMCC Commercial Mortgage Securities Trust 2016-JP4 | 16 | $17,382,123 | Sep 2026 | SEC filing, September 28, 2026 |
Other Las Vegas-Henderson-North Las Vegas loans due in 2026
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Hampton Inn Tropicana | Las Vegas, NV | Hotel | $20.9M | 4.835% | Nov 2026 | 2.89x | 65% | Current |
| The Hamptons | Las Vegas, NV | Multifamily | $14.4M | 4.269% | Nov 2026 | 1.33x | 72% | With the special servicer |
| Southwest Business Center | Las Vegas, NV | Industrial | $6.7M | 4.398% | Nov 2026 | 1.89x | 78% | Current |
| Crosswinds | Las Vegas, NV | Multifamily | $2.5M | 4.269% | Nov 2026 | 3.21x | 92% | With the special servicer |
All loans maturing in 2026 · All Las Vegas-Henderson-North Las Vegas 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.