Office · Carmel, Indiana
Hamilton Crossing, Carmel
Public CMBS trusts hold $45.7M of the loan on Hamilton Crossing at 4.92% that reaches maturity on February 6, 2027, in 3 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is with the special servicer.
The loan
- Balance in tracked trusts
- $45,740,468
- Original balance (same notes)
- $55,125,000
- Interest rate
- 4.92% fixed
- Originated
- January 25, 2017
- Maturity
- February 6, 2027
- Payments
- Amortizing over 30 years
- Prepayment lockout ends
- November 5, 2026
- Master servicer
- Trimont LLC
- Originator
- Citigroup Global Markets Realty Corp.
Status
- Payment status
- Current (code 0)
- Special servicing
- Transferred June 28, 2019
- Workout strategy
- Full Payoff
- Defeasance
- None reported
The property
- Address
- 12650, 12722-12802 and 13085 Hamilton Crossing Boulevard and 12800, 12900 and 13000 North Meridian Street, Carmel, IN 46032
- Metro
- Indianapolis-Carmel-Greenwood, IN
- Rentable area
- 590,917 sq ft
- Built
- 1989, renovated 2000
- Largest tenants
- Aptiv Services US LLC; Little Star Center Inc. d/b/a Middle Star; Blue & Co LLC
- Value at securitization
- $76.1M (Dec 2016)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 1.89x | 1.36x |
| Occupancy | 89% | 66% |
| Net operating income (annualized from 3 months) | $6.6M | $4.8M |
| Debt yield | 10.6% |
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 CITIGROUP COMMERCIAL MORTGAGE TRUST 2017-P7 filing for the reporting period ending September 10, 2026, filed with the SEC September 30, 2026.
- With the special servicer
- Coverage down 0.25x or more from securitization
- Occupancy down 10 points or more from securitization
- NOI down 20% or more from securitization
- Matures within 12 months
On the cmbs.news watch list in all 12 monthly reports we hold (October 2025 to September 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 89% when the loan was securitized to 66%.
- Net operating income is 27% below the underwritten figure ($4.8M a year against $6.6M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 1.89x at securitization to 1.36x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $45.7M | Late payment but less than 30 days delinquent | Yes | 1.36x | 66% |
| August 2026 | $45.8M | Payment not received but still in grace period or not yet due | Yes | 1.36x | 66% |
| July 2026 | $45.9M | Payment not received but still in grace period or not yet due | Yes | 1.22x | 66% |
| June 2026 | $46.0M | Late payment but less than 30 days delinquent | Yes | 1.22x | 66% |
| May 2026 | $46.1M | Payment not received but still in grace period or not yet due | Yes | 1.20x | 65% |
| April 2026 | $46.2M | Payment not received but still in grace period or not yet due | Yes | 1.20x | 65% |
| March 2026 | $46.3M | Payment not received but still in grace period or not yet due | Yes | 1.20x | 65% |
| February 2026 | $46.5M | Payment not received but still in grace period or not yet due | Yes | 1.20x | 65% |
| January 2026 | $46.6M | Payment not received but still in grace period or not yet due | Yes | 1.27x | 62% |
| December 2025 | $17.0M | 30-59 days delinquent | Yes | n/a | n/a |
| November 2025 | $46.7M | Payment not received but still in grace period or not yet due | Yes | 1.27x | 62% |
| October 2025 | $46.8M | Payment not received but still in grace period or not yet due | Yes | 1.22x | 62% |
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 June 28, 2019, 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
The loan is split into 2 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| CITIGROUP COMMERCIAL MORTGAGE TRUST 2017-P7 | 9 | $29,122,358 | Sep 2026 | SEC filing, September 30, 2026 |
| CD 2017-CD4 Mortgage Trust | 12 | $16,618,110 | Sep 2026 | SEC filing, September 25, 2026 |
Other Indianapolis-Carmel-Greenwood loans due in 2027
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Lockefield Gardens | Indianapolis, IN | Multifamily | $30.4M | 4.618% | Nov 2027 | 1.35x | 88% | Current |
| Covance Business Center | Indianapolis, IN | Mixed use | $20.3M | 4.45% | Oct 2027 | 1.72x | 100% | Current |
| Meridian North | Indianapolis, IN | Mixed use | $15.4M | 4.82% | Nov 2027 | 1.90x | 98% | Current |
| Shiloh Crossing | Avon, IN | Retail | $10.4M | 4.774% | May 2027 | 1.67x | 100% | Current |
| Mill Creek Self Storage | Noblesville, IN | Self storage | $5.9M | 5.38% | Feb 2027 | 1.65x | 85% | Current |
| 117 East Washington | Indianapolis, IN | Mixed use | $5.5M | 4.74% | Sep 2027 | 2.02x | 100% | Current |
| Cvs Retail Plaza | Indianapolis, IN | Retail | $5.3M | 4.36% | Aug 2027 | 3.50x | 100% | Current |
| Strawbridge Green Apartments | Indianapolis, IN | Multifamily | $4.9M | 4.26% | Aug 2027 | 2.07x | 93% | Current |
All loans maturing in 2027 · All Indianapolis-Carmel-Greenwood loans
Source: each trust's ABS-EE asset-data exhibit (Regulation AB Schedule AL) on SEC EDGAR, reporting periods ending September 8, 2026, September 10, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.