Office · Bala Cynwyd, Pennsylvania
One Presidential
One Presidential is financed with a $27.7M CMBS loan at 5.08% that reached maturity on July 5, 2026, 3 months ago. As of the Sep 2026 servicer report, the latest filed for this loan, its status is past maturity and not performing.
The loan
- Balance in tracked trusts
- $27,709,052
- Original balance (same notes)
- $31,590,940
- Interest rate
- 5.08% fixed
- Originated
- May 5, 2017
- Maturity
- July 5, 2026
- Payments
- Amortizing over 30 years
- Prepayment lockout ended
- March 4, 2026
- Master servicer
- Midland
- Originator
- AREF
Status
- Payment status
- Non performing matured balloon. (code 5)
- Special servicing
- Transferred November 16, 2021
- Workout strategy
- REO
- Defeasance
- None reported
The property
- Address
- 1 Presidential Boulevard, Bala Cynwyd, PA 19004
- Metro
- Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
- Rentable area
- 133,116 sq ft
- Built
- 1956, renovated 2007
- Largest tenants
- The Pep Boys - Manny, Moe & Jack; Solaris (MidLantic MSO, LLC); CRE Investment Advisors, LLC
- Value at securitization
- $50.3M (Apr 2017)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 1.55x | 0.52x |
| Occupancy | 98% | 85% |
| Net operating income (annualized from 3 months) | $3.2M | $1.1M |
| Debt yield | 4.0% |
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 Morgan Stanley Capital I Trust 2017-H1 filing for the reporting period ending September 11, 2026, filed with the SEC October 2, 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
- Past maturity
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 98% when the loan was securitized to 85%.
- Net operating income is 66% below the underwritten figure ($1.1M a year against $3.2M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 1.55x at securitization to 0.52x on the latest statements.
- At 0.52x, the property's reported NOI does not cover its debt service.
- The most recent valuation in the filing is $21.6M (April 28, 2026), against $50.3M at securitization.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $27.7M | Non performing matured balloon | Yes | 0.52x | 85% |
| August 2026 | $27.7M | Non performing matured balloon | Yes | 0.52x | 85% |
| July 2026 | $27.7M | Non performing matured balloon | Yes | 0.52x | 85% |
| June 2026 | $27.7M | 90+ days delinquent | Yes | 0.52x | 85% |
| May 2026 | $27.7M | 90+ days delinquent | Yes | n/a | n/a |
| April 2026 | $27.7M | 90+ days delinquent | Yes | 0.80x | 57% |
| March 2026 | $27.7M | 90+ days delinquent | Yes | 0.93x | 68% |
| February 2026 | $27.7M | 90+ days delinquent | Yes | 0.93x | 68% |
| January 2026 | $27.7M | 90+ days delinquent | Yes | 0.95x | 68% |
| December 2025 | $27.7M | 90+ days delinquent | Yes | 0.95x | 68% |
| November 2025 | $27.7M | 90+ days delinquent | Yes | 0.95x | 68% |
| October 2025 | $27.7M | 90+ days delinquent | Yes | 0.95x | 68% |
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 November 16, 2021, 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 |
|---|---|---|---|---|
| Morgan Stanley Capital I Trust 2017-H1 | 13 | $27,709,052 | Sep 2026 | SEC filing, October 2, 2026 |
Other Philadelphia-Camden-Wilmington loans due in 2026
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 839 Market Street | Wilmington, DE | Mixed use | $7.2M | 5.11% | Dec 2026 | n/a | n/a | Current |
| 1120 Executive Plaza | Mount Laurel, NJ | Office | $6.6M | 4.336% | Sep 2026 | n/a | n/a | Past maturity and not performing |
| Grand Self Storage & Mhc | Sicklerville, NJ | Mixed use | $5.2M | 4.53% | Dec 2026 | n/a | n/a | Current |
All loans maturing in 2026 · All Philadelphia-Camden-Wilmington 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.