Office · Southfield, Michigan
One Northwestern Plaza
One Northwestern Plaza is financed with a $16.5M CMBS loan at 5.40% that reaches its anticipated repayment date on August 6, 2028, in 21 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $16,536,223
- Original balance (same notes)
- $17,850,000
- Interest rate
- 5.40% fixed
- Originated
- July 13, 2018
- Maturity
- August 6, 2028
- Anticipated repayment date
- August 6, 2028 (the rate steps up if the loan is not repaid by then)
- Payments
- Interest only for 36 months, then amortizing
- Prepayment lockout ended
- September 5, 2018
- Prepayment premium ends
- February 5, 2028 (yield maintenance)
- Originator
- LCF
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 28411 Northwestern Highway, Southfield, MI 48034
- Metro
- Detroit-Warren-Dearborn, MI
- Rentable area
- 237,942 sq ft
- Built
- 1989, renovated 2017
- Largest tenants
- Village Green Consolidated, LLC; Foster Swift Collins & Smith, PC; Stifel, Nicolaus & Company, Inc.
- Value at securitization
- $27.6M (Jun 2018)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 2.05x | 0.80x |
| Occupancy | 85% | 82% |
| Net operating income (annualized from 6 months) | $2.0M | $1.9M |
| Debt yield | 11.8% |
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.
- Coverage below 1.00x
- Coverage down 0.25x or more from securitization
On the cmbs.news watch list in every report since August 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 85% when the loan was securitized to 82%.
- Debt service coverage moved from 2.05x at securitization to 0.80x on the latest statements.
- At 0.80x, the property's reported NOI does not cover its debt service.
- The filing gives Apr 2028 as the lease end date for the largest tenant (Village Green Consolidated, LLC), 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 | $16.5M | Current | No | 0.80x | 82% |
| August 2026 | $16.6M | Current | No | 0.80x | 82% |
| July 2026 | $16.6M | Current | No | n/a | n/a |
| June 2026 | $16.6M | Current | No | n/a | n/a |
| May 2026 | $16.6M | Current | No | n/a | n/a |
| April 2026 | $16.7M | Current | No | 1.40x | 83% |
| March 2026 | $16.7M | Current | No | 1.40x | 83% |
| February 2026 | $16.7M | Current | No | 1.40x | 83% |
| January 2026 | $16.7M | Current | No | 1.50x | 81% |
| December 2025 | $16.8M | Current | No | 1.50x | 81% |
| November 2025 | $21.4M | Current | No | n/a | n/a |
| October 2025 | $16.8M | Current | No | 1.63x | 81% |
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
One trust holds this loan in the data.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| UBS Commercial Mortgage Trust 2018-C12 | 11 | $16,536,223 | Sep 2026 | SEC filing, September 28, 2026 |
Other Detroit-Warren-Dearborn loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Twelve Oaks Mall | Novi, MI | Retail | $170.2M | 4.399% | Mar 2028 | 2.43x | 86% | Current |
| Romulus - Huron | Romulus, MI | Industrial | $127.8M | 7.35% | May 2028 | 1.37x | 69% | Current |
| Penske Distribution Center | Romulus, MI | Industrial | $70.0M | 4.63% | Dec 2028 | 2.59x | 100% | Current |
| Brasswater Warehouse Portfolio | Warren, MI | Office | $65.5M | 7.25% | Jul 2028 | n/a | n/a | Current |
| Troy Place | Troy, MI | Office | $40.0M | 5.09% | Dec 2028 | 2.38x | 65% | Current |
| Kohl's Shelby Property | Shelby Township, MI | Retail | $38.1M | 3.09% | Sep 2028 | n/a | n/a | Current |
| Travelers Tower I | Southfield, MI | Office | $33.0M | 4.82% | Jul 2028 | 2.12x | 75% | Current |
| One Kennedy Square | Detroit, MI | Office | $33.0M | 4.60% | Feb 2028 | 1.93x | 88% | Current |
All loans maturing in 2028 · All Detroit-Warren-Dearborn 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.