Mixed use · Los Angeles, California
Pershing Square Building
Pershing Square Building is financed with a $44.0M CMBS loan at 4.642% that reaches maturity on May 6, 2027, in 6 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is late, less than 30 days.
The loan
- Balance in tracked trusts
- $44,000,000
- Original balance (same notes)
- $44,000,000
- Interest rate
- 4.642% fixed
- Originated
- May 1, 2017
- Maturity
- May 6, 2027
- Payments
- Interest only for the full term
- Prepayment lockout ended
- July 5, 2019
- Prepayment premium ends
- February 5, 2027 (yield maintenance)
- Master servicer
- Trimont LLC
- Originator
- CCRE
Status
- Payment status
- Late payment but less than 30 days delinquent (code B)
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 448 South Hill Street, Los Angeles, CA 90013
- Metro
- Los Angeles-Long Beach-Anaheim, CA
- Rentable area
- 153,381 sq ft
- Built
- 1924, renovated 2017
- Largest tenants
- Pershing; Hill Corner (Mrs. Fish); CHRYSALIS MEDICAL LLC
- Value at securitization
- $75.0M (Mar 2017)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 2.22x | 1.17x |
| Occupancy | 97% | 69% |
| Net operating income (annualized from 3 months) | $4.6M | $2.4M |
| Debt yield | 5.5% |
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 CFCRE 2017-C8 Mortgage Trust filing for the reporting period ending September 11, 2026, filed with the SEC September 30, 2026.
- Coverage down 0.25x or more from securitization
- Occupancy down 10 points or more from securitization
- NOI down 20% or more from securitization
- Matures within 12 months
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 97% when the loan was securitized to 69%.
- Net operating income is 47% below the underwritten figure ($2.4M a year against $4.6M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 2.22x at securitization to 1.17x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $44.0M | Late payment but less than 30 days delinquent | No | 1.17x | 69% |
| August 2026 | $44.0M | Current | No | 1.17x | 69% |
| July 2026 | $44.0M | Current | No | 1.17x | 69% |
| June 2026 | $44.0M | Current | No | 1.25x | 73% |
| May 2026 | $44.0M | Current | No | 1.25x | 73% |
| April 2026 | $44.0M | Current | No | 1.29x | 100% |
| March 2026 | $44.0M | Current | No | 1.29x | 100% |
| February 2026 | $44.0M | Current | No | 1.29x | 100% |
| January 2026 | $44.0M | Current | No | 1.29x | 100% |
| December 2025 | $44.0M | Current | No | 1.29x | 100% |
| November 2025 | $44.0M | Current | No | 1.29x | 100% |
| October 2025 | $44.0M | Current | No | 1.29x | 100% |
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 |
|---|---|---|---|---|
| CFCRE 2017-C8 Mortgage Trust | 2 | $44,000,000 | Sep 2026 | SEC filing, September 30, 2026 |
Other Los Angeles-Long Beach-Anaheim loans due in 2027
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Del Amo Fashion Center | Torrance, CA | Retail | $400.0M | 3.658% | Jun 2027 | 4.52x | 75% | Current |
| 1999 Avenue of the Stars | Los Angeles, CA | Office | $232.8M | 4.137% | May 2027 | 4.62x | 92% | Current |
| Colorado Center | Santa Monica, CA | Office | $160.0M | 3.562% | Aug 2027 | 3.00x | 90% | Current |
| 2355 and 2383 Utah Ave | El Segundo, CA | Office | $85.0M | 5.64% | May 2027 | 1.93x | 100% | Current |
| Medical Centre Of Santa Monica - West | Santa Monica, CA | Office | $71.0M | 4.06% | Jan 2027 | n/a | n/a | Current |
| Shoreline Square | Long Beach, CA | Office | $55.6M | 3.75% | Feb 2027 | 2.52x | 80% | Current |
| Courtyard Los Angeles Sherman Oaks | Sherman Oaks, CA | Hotel | $52.6M | 4.474% | Dec 2027 | 1.49x | 71% | Current |
| Los Angeles Corporate Center | Monterey Park, CA | Office | $52.3M | 4.70% | Apr 2027 | 1.93x | 74% | Current |
All loans maturing in 2027 · All Los Angeles-Long Beach-Anaheim 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.