Multifamily · Louisville, Kentucky
Eden Apartments
Eden Apartments is financed with a $7.6M CMBS loan at 6.625% that reaches maturity on July 1, 2028, in 20 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is with the special servicer and 90+ days delinquent.
The loan
- Balance in tracked trusts
- $7,600,000
- Original balance (same notes)
- $7,600,000
- Interest rate
- 6.625% fixed
- Originated
- n/a
- Maturity
- July 1, 2028
- Payments
- Amortizing
- Master servicer
- KeyBank Real Estate Capital
- Originator
- SGFC
Status
- Payment status
- 90+ days delinquent (code 3)
- Special servicing
- Transferred August 4, 2026
- Workout strategy
- Other
- Defeasance
- Partly defeased
The property
- Address
- 800 Minette Circle, Louisville, KY 40258
- Metro
- Louisville/Jefferson County, KY-IN
- Units, rooms or beds
- 124
- Built
- 1972, renovated 2022
- Value at securitization
- $11.8M (Apr 2023)
Performance
| At securitization | Latest (Sep 2025) | |
|---|---|---|
| DSCR (NOI) | n/a | 1.50x |
| Occupancy | 95% | 90% |
| Net operating income | n/a | $764K |
| Debt yield | 10.1% |
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 BMO 2023-5C1 Mortgage Trust filing for the reporting period ending September 11, 2026, filed with the SEC October 2, 2026.
- With the special servicer
- 30+ days delinquent or matured unpaid
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 95% when the loan was securitized to 90%.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $7.6M | 90+ days delinquent | Yes | 1.50x | 90% |
| August 2026 | $7.6M | 60-89 days delinquent | Yes | 1.50x | 90% |
| July 2026 | $7.6M | 30-59 days delinquent | No | 1.50x | 90% |
| June 2026 | $7.6M | Late payment but less than 30 days delinquent | No | 1.50x | 90% |
| May 2026 | $7.6M | Not reported | No | 1.50x | 90% |
| April 2026 | $7.6M | Not reported | No | 1.30x | 90% |
| March 2026 | $7.6M | Not reported | No | 1.30x | 90% |
| February 2026 | $7.6M | Not reported | No | 1.30x | 90% |
| January 2026 | $7.6M | Not reported | No | 1.30x | 90% |
| December 2025 | $7.6M | Not reported | No | 1.30x | 86% |
| November 2025 | $7.6M | Not reported | No | 1.30x | 86% |
| October 2025 | $7.6M | Not reported | No | 1.30x | 86% |
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.
Special-servicing history
- Transferred to the special servicer August 4, 2026, still there.
Transfer and return dates as reported in the filings of the past year; an earlier episode shows here only if a filing in that year still reports it.
Where the loan sits
One trust holds this loan in the data.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BMO 2023-5C1 Mortgage Trust | 23 | $7,600,000 | Sep 2026 | SEC filing, October 2, 2026 |
Other Louisville/Jefferson County loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Oxmoor Center | Louisville, KY | Retail | $90.0M | 8.12% | Jun 2028 | 1.56x | 99% | Current |
| Four Points Louisville Airport | Louisville, KY | Hotel | $7.4M | 5.74% | Apr 2028 | 2.21x | 44% | Current |
| Clarksville Shops | Clarksville, IN | Retail | $2.8M | 5.42% | Feb 2028 | 0.56x | 93% | Current |
All loans maturing in 2028 · All Louisville/Jefferson County 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.