Office · Malvern, Pennsylvania
Great Valley Commerce Center
Public CMBS trusts hold $40.9M of the loan on Great Valley Commerce Center at 4.48% that reaches maturity on August 1, 2027, in 9 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $40,869,750
- Original balance (same notes)
- $49,275,000
- Interest rate
- 4.48% fixed
- Originated
- July 25, 2017
- Maturity
- August 1, 2027
- Payments
- Amortizing over 30 years
- Prepayment lockout ends
- May 31, 2027
- Master servicer
- Midland Loan Services
- Originator
- KeyBank National Association
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 2476 East Swedesford Road and 1000 Cedar Hollow Road, Malvern, PA 19355
- Metro
- Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
- Rentable area
- 356,223 sq ft
- Built
- 1968, renovated 2011
- Largest tenants
- Davita Inc/DVA Healthcare; Zoetis US LLC; BioTelemetry Inc/Philips
- Value at securitization
- $73.5M (May 2017)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | 1.89x | 1.91x |
| Occupancy | 100% | 86% |
| Net operating income | $5.7M | $5.7M |
| Debt yield | 14.0% |
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 Morgan Stanley Bank of America Merrill Lynch Trust 2017-C34 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 2026.
- Occupancy down 10 points or more from securitization
- 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 100% when the loan was securitized to 86%.
- The filing gives Jan 2027 as the lease end date for the largest tenant (Davita Inc/DVA Healthcare), 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 | $40.9M | Current | No | 1.88x | 85% |
| August 2026 | $41.0M | Current | No | 1.91x | 86% |
| July 2026 | $41.1M | Current | No | 1.91x | 86% |
| June 2026 | $41.1M | Current | No | 1.91x | 86% |
| May 2026 | $41.2M | Current | No | 1.91x | 86% |
| April 2026 | $41.3M | Current | No | 1.91x | 85% |
| March 2026 | $41.4M | Current | No | 1.87x | 85% |
| February 2026 | $41.5M | Current | No | 1.87x | 85% |
| January 2026 | $41.6M | Current | No | 1.87x | 85% |
| December 2025 | $41.7M | Current | No | 1.96x | 91% |
| November 2025 | $41.8M | Current | No | 1.96x | 91% |
| October 2025 | $41.9M | Current | No | 1.97x | 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.
Where the loan sits
The loan is split into 2 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| UBS Commercial Mortgage Trust 2017-C3 | 11 | $23,016,450 | Sep 2026 | SEC filing, September 28, 2026 |
| Morgan Stanley Bank of America Merrill Lynch Trust 2017-C34 | 19 | $17,853,300 | Sep 2026 | SEC filing, September 29, 2026 |
Other Philadelphia-Camden-Wilmington loans due in 2027
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Apex Fort Washington | Fort Washington, PA | Office | $48.0M | 5.28% | Mar 2027 | 1.12x | 66% | Current |
| Riverview Landing | Eagleville, PA | Multifamily | $44.0M | 4.944% | Nov 2027 | 1.32x | 93% | Current |
| Rodin Place | Philadelphia, PA | Mixed use | $41.6M | 4.35% | Aug 2027 | 1.55x | 76% | Current |
| Overlook at King of Prussia | King of Prussia, PA | Retail | $40.8M | 3.82% | Sep 2027 | 2.17x | 100% | Current |
| Kirkwood Plaza | Wilmington, DE | Retail | $32.5M | 4.59% | Nov 2027 | 2.06x | 79% | Current |
| Bakers Centre | Philadelphia, PA | Retail | $32.0M | 3.942% | Nov 2027 | 3.06x | 100% | Current |
| Valley Creek Corporate Center | Exton, PA | Office | $31.6M | 4.30% | Jun 2027 | 1.18x | 49% | With the special servicer |
| Shoppes At Flowers Mill | Langhorne, PA | Retail | $26.3M | 4.70% | Oct 2027 | 1.28x | 89% | Current |
All loans maturing in 2027 · All Philadelphia-Camden-Wilmington 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.