Office · Mount Prospect, Illinois
Kensington Office Plaza
Kensington Office Plaza is financed with a $2.3M CMBS loan at 5.53% that reaches maturity on June 6, 2028, in 19 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
- $2,298,949
- Original balance (same notes)
- $4,840,000
- Interest rate
- 5.53% fixed
- Originated
- May 24, 2018
- Maturity
- June 6, 2028
- Payments
- Amortizing over 30 years
- Prepayment lockout ends
- April 5, 2028
- Originator
- LCF
Status
- Payment status
- 90+ days delinquent (code 3)
- Special servicing
- Transferred January 16, 2026
- Workout strategy
- Foreclosure
- Defeasance
- None reported
The property
- Address
- 1661 Feehanville Drive, Mount Prospect, IL 60056
- Metro
- Chicago-Naperville-Elgin, IL-IN
- Rentable area
- 85,955 sq ft
- Built
- 1986
- Largest tenants
- First Industrial Realty Trust, Inc.; Five Star Oil Transportation Co.; Metro Family Practice
- Value at securitization
- $7.3M (Apr 2018)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 1.84x | -1.86x |
| Occupancy | 89% | 21% |
| Net operating income (annualized from 6 months) | $609K | $-1.2M |
| Debt yield | -53.8% |
Debt yield here is the latest NOI divided by the balance held in the trusts below. If part of the loan sits outside them, the true figure is lower.
Watch flags
Computed from the UBS Commercial Mortgage Trust 2018-C12 filing for the reporting period ending September 11, 2026, filed with the SEC September 28, 2026.
- With the special servicer
- 30+ days delinquent or matured unpaid
- Coverage below 1.00x
- Coverage down 0.25x or more from securitization
- Occupancy down 10 points or more from securitization
- NOI down 20% or more from securitization
On the cmbs.news watch list in every report since February 2026.
cmbs.news's own rule-based labels on the filed fields (definitions), not a credit rating, a prediction or a view of the borrower.
What the filing shows
- Occupancy has fallen from 89% when the loan was securitized to 21%.
- Net operating income is 303% below the underwritten figure ($-1.2M a year against $609K; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 1.84x at securitization to -1.86x on the latest statements.
- At -1.86x, the property's reported NOI does not cover its debt service.
The last 11 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $2.3M | 90+ days delinquent | Yes | -1.86x | 21% |
| August 2026 | $2.3M | 90+ days delinquent | Yes | -1.86x | 21% |
| July 2026 | $2.3M | 60-89 days delinquent | Yes | -1.86x | 21% |
| June 2026 | $2.3M | 30-59 days delinquent | Yes | n/a | n/a |
| May 2026 | $2.3M | Late payment but less than 30 days delinquent | Yes | n/a | n/a |
| April 2026 | $2.3M | Current | Yes | 1.77x | 22% |
| March 2026 | $4.3M | 60-89 days delinquent | Yes | 1.77x | 22% |
| February 2026 | $4.3M | 30-59 days delinquent | Yes | 1.92x | 85% |
| January 2026 | $4.3M | Late payment but less than 30 days delinquent | No | 1.92x | 85% |
| December 2025 | $4.3M | Current | No | 1.92x | 85% |
| October 2025 | $4.3M | Current | No | 1.92x | 85% |
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 January 16, 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 |
|---|---|---|---|---|
| UBS Commercial Mortgage Trust 2018-C12 | 54 | $2,298,949 | Sep 2026 | SEC filing, September 28, 2026 |
Other Chicago-Naperville-Elgin loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 333 S Wabash | Chicago, IL | Office | $99.7M | 3.53% | Sep 2028 | 1.70x | 81% | Current |
| Westbrook Corporate Center | Westchester, IL | Office | $86.4M | 4.86% | Jun 2028 | 1.30x | 68% | With the special servicer and 90+ days delinquent |
| Continental Towers | Rolling Meadows, IL | Office | $84.5M | 4.75% | Sep 2028 | 0.31x | 53% | With the special servicer and 90+ days delinquent |
| Executive Towers West | Downers Grove, IL | Office | $54.2M | 4.85% | Aug 2028 | 1.23x | 63% | Current |
| The Buckingham | Chicago, IL | Multifamily | $42.3M | 5.522% | Aug 2028 | 1.18x | n/a | With the special servicer and 90+ days delinquent |
| Oak Creek Center | Lombard, IL | Office | $34.6M | 4.80% | Mar 2028 | n/a | n/a | Current |
| One Parkway North Fee | Deerfield, IL | Other | $24.5M | 4.282% | Jan 2028 | 1.91x | 81% | With the special servicer and 90+ days delinquent |
| Willows Hotel Chicago | Chicago, IL | Hotel | $20.7M | 5.155% | Jan 2028 | n/a | n/a | Current |
All loans maturing in 2028 · All Chicago-Naperville-Elgin 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.