Office · Beverly Hills, California
Rox San Medical Offices
Rox San Medical Offices is financed with a $52.0M CMBS loan at 3.296% that reaches maturity on July 5, 2028, in 20 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $52,000,000
- Original balance (same notes)
- $52,000,000
- Interest rate
- 3.296% fixed
- Originated
- June 18, 2021
- Maturity
- July 5, 2028
- Payments
- Interest only for the full term
- Prepayment lockout ends
- April 4, 2028
- Master servicer
- Midland Loan Services
- Originator
- 3650 Real Estate Investment Trust 2 LLC
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 465 N. Roxbury Drive, Beverly Hills, CA 90210
- Metro
- Los Angeles-Long Beach-Anaheim, CA
- Rentable area
- 56,524 sq ft
- Built
- 1963, renovated 1999
- Largest tenants
- Dermatology Associates Medical Group; Benjamin Talei, M.D.; Calvert Enterprises, Inc.
- Value at securitization
- $80.0M (Apr 2021)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 2.28x | 1.97x |
| Occupancy | 98% | 100% |
| Net operating income (annualized from 3 months) | $4.0M | $3.5M |
| Debt yield | 6.7% |
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 3650R 2021-PF1 Commercial Mortgage Trust filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 2026.
- Coverage down 0.25x 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
- Net operating income is 12% below the underwritten figure ($3.5M a year against $4.0M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 2.28x at securitization to 1.97x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $52.0M | Current | No | 1.97x | 100% |
| August 2026 | $52.0M | Current | No | 1.97x | 100% |
| July 2026 | $52.0M | Current | No | 1.97x | 100% |
| June 2026 | $52.0M | Current | No | n/a | n/a |
| May 2026 | $52.0M | Current | No | n/a | n/a |
| April 2026 | $52.0M | Current | No | 1.77x | 94% |
| March 2026 | $52.0M | Current | No | 1.77x | 94% |
| February 2026 | $52.0M | Current | No | 1.77x | 94% |
| January 2026 | $52.0M | Current | No | 1.62x | 87% |
| December 2025 | $52.0M | Current | No | 1.62x | 87% |
| November 2025 | $52.0M | Current | No | 1.62x | 87% |
| October 2025 | $52.0M | Current | No | 1.62x | 87% |
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 |
|---|---|---|---|---|
| 3650R 2021-PF1 Commercial Mortgage Trust | 3 | $52,000,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other Los Angeles-Long Beach-Anaheim loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Aliso Viejo Commerce Center | Aliso Viejo, CA | Mixed use | $174.2M | 4.89% | Feb 2028 | n/a | n/a | Current |
| Airport Business Center, Irvine | Irvine, CA | Industrial | $150.0M | 4.375% | Feb 2028 | 3.15x | 90% | Current |
| Atlantic Times Square | Monterey Park, CA | Mixed use | $98.0M | 4.845% | Apr 2028 | 1.62x | 91% | Current |
| 12800 Culver | Los Angeles, CA | Other | $84.8M | 6.533% | Jul 2028 | 2.60x | 100% | Current |
| Red Building | West Hollywood, CA | Office | $80.0M | 4.386% | Jan 2028 | 1.60x | 73% | Current |
| Aliso Creek Apartments | Aliso Viejo, CA | Multifamily | $63.0M | 3.519% | Apr 2028 | 6.37x | 96% | Current |
| 6420 Wilshire | Los Angeles, CA | Office | $62.0M | 4.276% | Jan 2028 | 0.93x | 72% | Current |
| Soho Warehouse DTLA | Los Angeles, CA | Mixed use | $61.3M | 7.83% | May 2028 | 1.48x | 100% | Current |
All loans maturing in 2028 · 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.