Retail · Las Vegas, Nevada
Miracle Mile Mall
Public CMBS trusts hold $50.0M of the loan on Miracle Mile Mall at 6.991% 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 current.
The loan
- Balance in tracked trusts
- $50,000,000
- Original balance (same notes)
- $50,000,000
- Interest rate
- 6.991% fixed
- Originated
- June 6, 2023
- Maturity
- June 6, 2028
- Payments
- Interest only for the full term
- Prepayment lockout ended
- August 5, 2025
- Prepayment premium ends
- December 5, 2027 (yield maintenance)
- Master servicer
- Midland Loan Services
- Originator
- Goldman Sachs Bank USA
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 3663 South Las Vegas Boulevard, Las Vegas, NV 89109
- Metro
- Las Vegas-Henderson-North Las Vegas, NV
- Rentable area
- 480,500 sq ft
- Built
- 2000, renovated 2023
- Largest tenants
- V Theater; Saxe Theater; Victoria's Secret
- Value at securitization
- $1.1B (Mar 2023)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 1.98x | 1.51x |
| Occupancy | 85% | 88% |
| Net operating income (annualized from 3 months) | $59.7M | $46.1M |
| Debt yield | 92.2% |
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 2023-V3 Mortgage Trust filing for the reporting period ending September 11, 2026, filed with the SEC September 28, 2026.
- Coverage down 0.25x or more from securitization
- NOI down 20% or more from securitization
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
- Net operating income is 23% below the underwritten figure ($46.1M a year against $59.7M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 1.98x at securitization to 1.51x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $50.0M | Current | No | 1.51x | 88% |
| August 2026 | $50.0M | Current | No | 1.51x | 88% |
| July 2026 | $50.0M | Current | No | 1.51x | 88% |
| June 2026 | $50.0M | Current | No | n/a | n/a |
| May 2026 | $50.0M | Current | No | n/a | n/a |
| April 2026 | $50.0M | Current | No | 1.50x | 85% |
| March 2026 | $50.0M | Current | No | 1.50x | 85% |
| February 2026 | $50.0M | Current | No | 1.50x | 85% |
| January 2026 | $50.0M | Current | No | 1.50x | 85% |
| December 2025 | $50.0M | Current | No | 1.46x | 85% |
| November 2025 | $50.0M | Current | No | 1.46x | 85% |
| October 2025 | $50.0M | Current | No | 1.46x | 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.
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 |
|---|---|---|---|---|
| Benchmark 2023-B39 Mortgage Trust | 13 | $30,000,000 | Sep 2026 | SEC filing, September 28, 2026 |
| Benchmark 2023-V3 Mortgage Trust | 21 | $20,000,000 | Sep 2026 | SEC filing, September 28, 2026 |
Other Las Vegas-Henderson-North Las Vegas loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Montecito Crossing | Las Vegas, NV | Retail | $150.0M | 4.191% | Jan 2028 | n/a | n/a | Current |
| Showcase II | Las Vegas, NV | Retail | $128.0M | 4.896% | May 2028 | 1.58x | 100% | Current |
| Miracle Mile Shops | Las Vegas, NV | Retail | $106.3M | 6.991% | Jun 2028 | 1.51x | 88% | Current |
| Sahara Center | Las Vegas, NV | Retail | $37.0M | 4.366% | May 2028 | 2.63x | 75% | Current |
| River Valley MHC Portfolio | Las Vegas, NV | Manufactured housing | $33.1M | 4.91% | Aug 2028 | 1.70x | 92% | Current |
| Desert Marketplace | Las Vegas, NV | Retail | $31.2M | 5.415% | Nov 2028 | 1.38x | 99% | Current |
| The Grove Apartments, Las Vegas | Las Vegas, NV | Multifamily | $21.3M | 5.24% | Dec 2028 | 2.03x | 87% | Current |
| Rainbow Sunset Pavilion - Nv | Las Vegas, NV | Office | $19.5M | 4.70% | Jan 2028 | 1.24x | 100% | Current |
All loans maturing in 2028 · All Las Vegas-Henderson-North Las Vegas 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.