Office portfolio, 4 properties · Louisiana
New Orleans MOB Portfolio
This portfolio is financed with a $16.0M CMBS loan at 4.75% that reaches maturity on August 1, 2029, in 2 years and 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
- $15,960,152
- Original balance (same notes)
- $17,400,000
- Interest rate
- 4.75% fixed
- Originated
- July 19, 2019
- Maturity
- August 1, 2029
- Payments
- Interest only for 24 months, then amortizing
- Prepayment lockout ends
- May 31, 2029
- Master servicer
- Wells Fargo Bank, NA
- Originator
- CIBC Inc.
Status
- Payment status
- Current (code 0)
- Special servicing
- Transferred October 18, 2021, returned November 7, 2025
- Workout strategy
- Resolved
- Modified
- Yes, most recently March 1, 2023
- Defeasance
- None reported
The property
- Value at securitization
- $24.7M
Performance
| At securitization | Latest (Jun 2025) | |
|---|---|---|
| DSCR (NOI) | 1.68x | 0.77x |
| Occupancy | 92% | 79% |
| Net operating income (annualized from 6 months) | $1.8M | $848K |
| Debt yield | 5.3% |
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 BBCMS Mortgage Trust 2019-C4 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 2026.
- 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
- Modified
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 92% when the loan was securitized to 79%.
- Net operating income is 54% below the underwritten figure ($848K a year against $1.8M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 1.68x at securitization to 0.77x on the latest statements.
- At 0.77x, the property's reported NOI does not cover its debt service.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $16.0M | Current | No | 0.77x | 79% |
| August 2026 | $16.0M | Current | No | 0.77x | 79% |
| July 2026 | $16.0M | Current | No | 0.77x | 79% |
| June 2026 | $16.0M | Current | No | 0.77x | 79% |
| May 2026 | $16.1M | Current | No | 0.77x | 79% |
| April 2026 | $16.1M | Current | No | 0.77x | 79% |
| March 2026 | $16.1M | Current | No | 0.77x | 79% |
| February 2026 | $16.1M | Current | No | 0.77x | 79% |
| January 2026 | $16.2M | Current | No | 0.77x | 79% |
| December 2025 | $16.2M | Current | No | 0.77x | 79% |
| November 2025 | $16.2M | Current | Yes | 0.77x | 79% |
| October 2025 | $16.2M | Current | Yes | 0.79x | 78% |
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 October 18, 2021, returned to the master servicer November 7, 2025.
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 |
|---|---|---|---|---|
| BBCMS Mortgage Trust 2019-C4 | 15 | $15,960,152 | Sep 2026 | SEC filing, September 29, 2026 |
Other Louisiana loans due in 2029
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Intercontinental New Orleans | New Orleans, LA | Hotel | $185.0M | 4.958% | May 2029 | n/a | n/a | Current |
| Elmwood Shopping Center | Elmwood, LA | Retail | $85.0M | 6.60% | Jan 2029 | 2.50x | 96% | Current |
| Doubletree New Orleans | New Orleans, LA | Hotel | $74.0M | 3.833% | Dec 2029 | 0.99x | 65% | Current |
| Pan American Life Center | New Orleans, LA | Office | $43.2M | 3.97% | Jun 2029 | 1.70x | 80% | Current |
| Victory Louisiana Real Estate Portfolio | Metairie, LA | Retail | $34.0M | 7.195% | Mar 2029 | 1.76x | 100% | Current |
| Shreveport Storage Portfolio | LA | Self storage | $29.7M | 4.755% | Apr 2029 | 2.06x | 87% | Current |
| DTL-Ambassador Crossing | Lafayette, LA | Retail | $25.1M | 4.85% | May 2029 | 1.66x | 96% | Current |
| Emerald Pointe Apartments, Harvey | Harvey, LA | Multifamily | $25.0M | 3.80% | Aug 2029 | 3.07x | 94% | Current |
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.