Office portfolio, 9 properties · Tulsa, Oklahoma
Exchange Tower and 8 other properties
The trusts' filings for the period ending October 13, 2026 no longer list this loan: it was paid off, defeased or liquidated, or the trust stopped reporting. The figures below are from the earlier filings.
Public CMBS trusts hold $34.9M of the loan on this portfolio at 5.25% that reaches maturity on March 6, 2029, in 2 years and 4 months. As of the Oct 2026 servicer report its status is current.
The loan
- Balance in tracked trusts
- $34,903,760
- Original balance (same notes)
- $48,675,000
- Interest rate
- 5.25% fixed
- Originated
- February 26, 2019
- Maturity
- March 6, 2029
- Payments
- Amortizing over 30 years
- Master servicer
- KeyBank Real Estate Capital
- Originator
- Citi Real Estate Funding Inc.
Status
- Payment status
- Payment not received but still in grace period or not yet due. (code A)
- Special servicing
- Transferred March 18, 2024, returned September 30, 2024
- Workout strategy
- Resolved
- Modified
- Yes, most recently September 5, 2024
- Defeasance
- None reported
The property
- Address
- 4500 South Garnett Road, Tulsa, OK 74146
- Metro
- Tulsa, OK
- Value at securitization
- $67.4M
Performance
| Measure | At securitization | Latest |
|---|---|---|
| DSCR (NOI) | n/a | n/a |
| Occupancy | n/a | n/a |
| Net operating income (annualized from 6 months) | n/a | $3.6M |
| Debt yield | 10.4% |
Coverage and occupancy are filed property by property, so there is no single figure for this loan. The property table below has each one.
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 2019-B10 Mortgage Trust filing for the reporting period ending October 13, 2026, filed with the SEC October 30, 2026.
- 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.
Refinance test on today's income
The latest annual NOI in the filing is $3.6M, a debt yield of 10.4% on $34.9M. Lenders often size a new loan so NOI is at least 9% to 10% of the loan amount.
| Debt yield a lender requires | Largest loan | Against today's balance |
|---|---|---|
| 9% | $40.2M | $5.3M of room |
| 10% | $36.2M | $1.3M of room |
Arithmetic on the filed NOI only: no rates, reserves, cap rates or lender terms. NOI can be a year old; see the statement dates above.
Refinance and early payoff, at today's rates
This estimate uses today's Treasury curve and needs JavaScript.
Rough estimates, not quotes. New loan: the filed NOI divided by the coverage you set, at the Treasury yield for the term plus your spread. Early payoff: the present value of the remaining scheduled payments to the open date at today's Treasury yields, less the balance, which is roughly what defeasance or yield maintenance costs. Loan documents, fees and the securities bought change the real number. Treasury yields: U.S. Treasury daily par curve.
Properties securing the loan
| Property | Location | Type | Occupancy | DSCR |
|---|---|---|---|---|
| Exchange Tower | Tulsa, OK | Office | 41% | 0.42x |
| Towne Center | Tulsa, OK | Office | 54% | 0.65x |
| Two Memorial Place | Tulsa, OK | Office | 80% | 2.36x |
| Triad Center I | Tulsa, OK | Office | 29% | 0.29x |
| Corporate Place | Tulsa, OK | Office | 38% | 0.30x |
| The 51 Yale Building | Tulsa, OK | Office | 66% | 1.77x |
| Commerce Tower | Tulsa, OK | Office | 72% | 1.75x |
| Riverbridge Office | n/a | n/a | ||
| Three Memorial Place | n/a | n/a |
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| October 2026 | $34.9M | Payment not received but still in grace period or not yet due | No | n/a | n/a |
| September 2026 | $38.2M | Late payment but less than 30 days delinquent | No | n/a | n/a |
| August 2026 | $39.6M | Payment not received but still in grace period or not yet due | No | n/a | n/a |
| July 2026 | $39.6M | Payment not received but still in grace period or not yet due | No | n/a | n/a |
| June 2026 | $39.7M | Late payment but less than 30 days delinquent | No | n/a | n/a |
| May 2026 | $39.8M | Payment not received but still in grace period or not yet due | No | n/a | n/a |
| April 2026 | $39.9M | Payment not received but still in grace period or not yet due | No | n/a | n/a |
| March 2026 | $40.0M | Payment not received but still in grace period or not yet due | No | n/a | n/a |
| February 2026 | $40.1M | Payment not received but still in grace period or not yet due | No | n/a | n/a |
| January 2026 | $40.2M | Payment not received but still in grace period or not yet due | No | n/a | n/a |
| December 2025 | $40.2M | Current | No | n/a | n/a |
| November 2025 | $40.4M | Payment not received but still in grace period or not yet due | No | n/a | n/a |
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 March 18, 2024, returned to the master servicer September 30, 2024.
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
The loan is split into 2 notes held by different trusts. Each trust reports its own piece.
| Trust | Asset no. in that trust | Balance | Report period | Source |
|---|---|---|---|---|
| Benchmark 2019-B10 Mortgage Trust | 16 | $19,571,629 | Oct 2026 | SEC filing, October 30, 2026 |
| GS Mortgage Securities Trust 2019-GC39 | 13 | $15,332,131 | Oct 2026 | SEC filing, October 22, 2026 |
Other Tulsa loans due in 2029
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Union Point Apartments | Tulsa, OK | Multifamily | $25.0M | 6.40% | Jul 2029 | 1.52x | 90% | Current |
| Somerset Park at Union | Tulsa, OK | Multifamily | $18.8M | 3.81% | Nov 2029 | 3.65x | 92% | Current |
| Home2 Suites by Hilton Tulsa and 1 other property | Tulsa, OK | Hotel | $17.8M | 4.10% | Nov 2029 | n/a | n/a | Current |
| Bank Of America Center, Tulsa | Tulsa, OK | Office | $15.2M | 5.05% | May 2029 | 1.07x | 85% | Current |
| Metroplex Apartments | Tulsa, OK | Multifamily | $9.1M | 4.17% | Dec 2029 | 3.02x | 91% | Current |
| Heatherstone Apartments | Tulsa, OK | Multifamily | $7.5M | 5.25% | Feb 2029 | 2.94x | 99% | Current |
Source: each trust's ABS-EE asset-data exhibit (Regulation AB Schedule AL) on SEC EDGAR, reporting periods ending October 6, 2026, October 13, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.