Hotel · Indianapolis, Indiana
Courtyard Indy
Courtyard Indy is financed with a $6.4M CMBS loan at 5.21% that reaches maturity on March 6, 2028, in 16 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $6,435,524
- Original balance (same notes)
- $7,020,000
- Interest rate
- 5.21% fixed
- Originated
- February 14, 2018
- Maturity
- March 6, 2028
- Payments
- Interest only for 36 months, then amortizing
- Prepayment lockout ends
- December 5, 2027
- Master servicer
- Midland Loan Services
- Originator
- Citi Real Estate Funding Inc.
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Modified
- Yes, most recently April 7, 2021
- Defeasance
- None reported
The property
- Address
- 7226 Woodland Drive, Indianapolis, IN 46278
- Metro
- Indianapolis-Carmel-Greenwood, IN
- Units, rooms or beds
- 90
- Built
- 1997, renovated 2009
- Value at securitization
- $8.6M (Dec 2017)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 2.77x | 1.58x |
| Occupancy | 71% | 72% |
| Net operating income | $1.0M | $730K |
| Debt yield | 11.3% |
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 2018-B3 COMMERCIAL MORTGAGE TRUST filing for the reporting period ending September 8, 2026, filed with the SEC September 25, 2026.
- Coverage down 0.25x or more from securitization
- NOI down 20% or more from securitization
- Modified
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 29% below the underwritten figure ($730K a year against $1.0M).
- Debt service coverage moved from 2.77x at securitization to 1.58x on the latest statements.
- The most recent valuation in the filing is $13.0M (January 1, 2019), against $8.6M at securitization.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $6.4M | Current | No | 1.58x | 72% |
| August 2026 | $6.4M | Current | No | 1.58x | 72% |
| July 2026 | $6.5M | Current | No | n/a | n/a |
| June 2026 | $6.5M | Current | No | n/a | n/a |
| May 2026 | $6.5M | Current | No | n/a | n/a |
| April 2026 | $6.5M | Current | No | 1.64x | 74% |
| March 2026 | $6.5M | Current | No | 1.64x | 74% |
| February 2026 | $6.5M | Current | No | 1.51x | 76% |
| January 2026 | $6.5M | Current | No | 1.51x | 76% |
| December 2025 | $6.5M | Current | No | 1.51x | 76% |
| November 2025 | $6.5M | Current | No | 1.51x | 76% |
| October 2025 | $6.5M | Current | No | 1.10x | 74% |
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 2018-B3 COMMERCIAL MORTGAGE TRUST | 36 | $6,435,524 | Sep 2026 | SEC filing, September 25, 2026 |
Other Indianapolis-Carmel-Greenwood loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Meridian Plaza | Carmel, IN | Office | $31.5M | 7.67% | Jun 2028 | 1.72x | 74% | Current |
| Castleton Commons and Square | Indianapolis, IN | Retail | $30.8M | 5.605% | Nov 2028 | 1.04x | 76% | With the special servicer and 90+ days delinquent |
| Meridian at North | Indianapolis, IN | Office | $23.9M | 5.076% | Sep 2028 | 0.59x | 65% | Current |
| Villa Del Sol Apartments | Indianapolis, IN | Multifamily | $22.7M | 4.56% | Apr 2028 | 2.96x | 100% | Current |
| Franklin Road Distribution Center | Indianapolis, IN | Industrial | $18.5M | 5.486% | Dec 2028 | 2.07x | 84% | Current |
| Embassy Suites Indianapolis North | Indianapolis, IN | Hotel | $18.1M | 5.30% | Mar 2028 | 0.15x | 73% | Current |
| GRM Indianapolis | Indianapolis, IN | Industrial | $17.0M | 6.26% | May 2028 | 2.01x | 100% | Current |
| Lakeside Pointe At Nora | Indianapolis, IN | Multifamily | $15.2M | 5.98% | Nov 2028 | n/a | n/a | Current |
All loans maturing in 2028 · All Indianapolis-Carmel-Greenwood 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.