Office portfolio, 8 properties · New York
Premier Rochester Office Portfolio
Public CMBS trusts hold $30.0M of the loan on this portfolio at 4.894% that reaches maturity on May 6, 2028, in 18 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $30,000,000
- Original balance (same notes)
- $30,000,000
- Interest rate
- 4.894% fixed
- Originated
- April 12, 2018
- Maturity
- May 6, 2028
- Payments
- Interest only for the full term
- Prepayment lockout ends
- November 5, 2027
- Master servicer
- Trimont LLC
- Originator
- UBS AG
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Value at securitization
- $98.9M (Mar 2018)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 2.24x | 1.78x |
| Occupancy | 76% | 100% |
| Net operating income (annualized from 6 months) | $6.0M | $4.8M |
| Debt yield | 16.0% |
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 UBS Commercial Mortgage Trust 2018-C10 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
- Occupancy has risen from 76% when the loan was securitized to 100%.
- Net operating income is 20% below the underwritten figure ($4.8M a year against $6.0M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 2.24x at securitization to 1.78x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $30.0M | Current | No | 1.78x | 100% |
| August 2026 | $30.0M | Current | No | 2.17x | 76% |
| July 2026 | $30.0M | Current | No | 2.17x | 76% |
| June 2026 | $30.0M | Current | No | 2.17x | 76% |
| May 2026 | $30.0M | Current | No | 2.17x | 76% |
| April 2026 | $30.0M | Current | No | 2.16x | 77% |
| March 2026 | $30.0M | Current | No | 2.16x | 77% |
| February 2026 | $30.0M | Current | No | 2.16x | 77% |
| January 2026 | $30.0M | Current | No | 2.16x | 77% |
| December 2025 | $30.0M | Current | No | 2.16x | 77% |
| November 2025 | $30.0M | Current | No | 2.16x | 77% |
| October 2025 | $30.0M | Current | No | 2.02x | 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.
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 |
|---|---|---|---|---|
| UBS Commercial Mortgage Trust 2018-C10 | 5 | $20,000,000 | Sep 2026 | SEC filing, September 28, 2026 |
| UBS Commercial Mortgage Trust 2018-C10 | 5A | $10,000,000 | Sep 2026 | SEC filing, September 28, 2026 |
Other New York loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| One SoHo Square | New York, NY | Office | $469.0M | 2.725% | Aug 2028 | 1.78x | 85% | With the special servicer |
| 11 West 42nd Street | New York, NY | Office | $274.0M | 7.44% | Jul 2028 | 1.27x | 99% | Current |
| 3 Park Avenue | New York, NY | Office | $182.0M | 4.75% | Dec 2028 | 0.61x | 47% | Current |
| Gateway Center South | Brooklyn, NY | Retail | $162.5M | 6.873% | Jun 2028 | 1.69x | 98% | Current |
| 685 Fifth Avenue Retail | New York, NY | Retail | $160.0M | 3.871% | Jul 2028 | 3.13x | 100% | With the special servicer |
| 1745 Broadway | New York, NY | Office | $144.0M | 3.768% | Jun 2028 | 2.52x | 88% | Current |
| 65 Broadway, New York (2028 maturity), loan 4Sb in CF 2019-CF1 Mortgage Trust | New York, NY | Office | $136.0M | 4.935% | Dec 2028 | n/a | n/a | Current |
| 636 11th Avenue, New York (2028 maturity), loan 7 in Benchmark 2018-B4 Mortgage Trust | New York, NY | Office | $115.0M | 4.073% | Jun 2028 | 2.84x | n/a | 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.