Office · Charleston, South Carolina
Benefitfocus HQ
Benefitfocus HQ is financed with a $40.0M CMBS loan at 3.99% that reaches maturity on January 1, 2027, in 2 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $40,000,000
- Original balance (same notes)
- $40,000,000
- Interest rate
- 3.99% fixed
- Originated
- December 29, 2021
- Maturity
- January 1, 2027
- Payments
- Interest only for the full term
- Prepayment lockout ended
- September 30, 2026
- Master servicer
- Midland Loan Services
- Originator
- Citi Real Estate Funding Inc.
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 215 Benefitfocus Way, Charleston, SC 29492
- Metro
- Charleston-North Charleston, SC
- Rentable area
- 145,800 sq ft
- Built
- 2015
- Largest tenants
- Benefitfocus.com, Inc.
- Value at securitization
- $61.6M (Dec 2021)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 2.64x | 3.29x |
| Occupancy | 100% | 100% |
| Net operating income (annualized from 6 months) | $4.3M | $10.8M |
| Debt yield | 26.9% |
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 Benchmark 2022-B32 Mortgage Trust filing for the reporting period ending September 11, 2026, filed with the SEC September 28, 2026.
- Matures 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
- Net operating income is 152% above the underwritten figure ($10.8M a year against $4.3M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 2.64x at securitization to 3.29x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $40.0M | Current | No | 3.29x | 100% |
| August 2026 | $40.0M | Current | No | n/a | n/a |
| July 2026 | $40.0M | Current | No | n/a | n/a |
| June 2026 | $40.0M | Current | No | n/a | n/a |
| May 2026 | $40.0M | Current | No | n/a | n/a |
| April 2026 | $40.0M | Current | No | 3.15x | 100% |
| March 2026 | $40.0M | Current | No | 3.15x | 100% |
| February 2026 | $40.0M | Current | No | 3.18x | 100% |
| January 2026 | $40.0M | Current | No | 3.18x | 100% |
| December 2025 | $40.0M | Current | No | 3.18x | 100% |
| November 2025 | $40.0M | Current | No | 3.18x | 100% |
| October 2025 | $40.0M | Current | No | 3.17x | 100% |
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 |
|---|---|---|---|---|
| Benchmark 2022-B32 Mortgage Trust | 16 | $40,000,000 | Sep 2026 | SEC filing, September 28, 2026 |
Other Charleston-North Charleston loans due in 2027
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Advance Auto - Mount Pleasant | Mt. Pleasant, SC | Retail | $15.8M | 5.172% | Aug 2027 | n/a | n/a | Late, less than 30 days |
All loans maturing in 2027 · All Charleston-North Charleston 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.