Retail · Richmond, Virginia
Short Pump Town Center
Public CMBS trusts hold $170.0M of the loan on Short Pump Town Center at 8.303% that reaches maturity on August 1, 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
- $170,000,000
- Original balance (same notes)
- $295,000,000
- Interest rate
- 8.303% fixed
- Originated
- n/a
- Maturity
- August 1, 2028
- Payments
- Amortizing
- Master servicer
- KeyBank Real Estate Capital
- Originator
- GSMC
Status
- Payment status
- Not reported
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 11804 West Broad Street, Richmond, VA 23237
- Metro
- Richmond, VA
- Rentable area
- 635,494 sq ft
- Built
- 2003, renovated 2014
- Largest tenants
- Saxon Shoes; THE CONTAINER STORE; Crate & Barrel
- Value at securitization
- $378.0M (Jun 2023)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | n/a | 1.77x |
| Occupancy | 94% | 96% |
| Net operating income | n/a | $26.9M |
| Debt yield | 15.8% |
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 BMO 2023-5C1 Mortgage Trust filing for the reporting period ending September 11, 2026, filed with the SEC October 2, 2026.
None this month. No flag in the cmbs.news screen applies to this loan.
cmbs.news's own rule-based labels on the filed fields (definitions), not a credit rating, a prediction or a view of the borrower.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $170.0M | Current | No | 1.85x | 93% |
| August 2026 | $170.0M | Current | No | 1.96x | 94% |
| July 2026 | $170.0M | Late payment but less than 30 days delinquent | No | 1.96x | 94% |
| June 2026 | $170.0M | Current | No | 1.96x | 94% |
| May 2026 | $170.0M | Current | No | 1.77x | 96% |
| April 2026 | $170.0M | Current | No | 1.77x | 96% |
| March 2026 | $170.0M | Current | No | 1.69x | 95% |
| February 2026 | $170.0M | Current | No | 1.69x | 95% |
| January 2026 | $170.0M | Current | No | 1.69x | 95% |
| December 2025 | $170.0M | Current | No | 1.69x | 95% |
| November 2025 | $170.0M | Current | No | 1.71x | 94% |
| October 2025 | $170.0M | Late payment but less than 30 days delinquent | No | 1.71x | 94% |
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 7 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BANK5 2023-5YR3 | 1 | $65,000,000 | Sep 2026 | SEC filing, September 29, 2026 |
| BMO 2023-5C1 Mortgage Trust | 3A-5 | $30,000,000 | Sep 2026 | SEC filing, October 2, 2026 |
| BMO 2023-5C1 Mortgage Trust | 3A-6 | $25,000,000 | Sep 2026 | SEC filing, October 2, 2026 |
| BMO 2023-5C2 Mortgage Trust | 18-A-7-2 | $17,500,000 | Sep 2026 | SEC filing, October 2, 2026 |
| BANK5 2023-5YR3 | 1A | $15,000,000 | Sep 2026 | SEC filing, September 29, 2026 |
| BANK5 2023-5YR4 | 15 | $10,000,000 | Sep 2026 | SEC filing, September 29, 2026 |
| BMO 2023-5C1 Mortgage Trust | 3A-7-1 | $7,500,000 | Sep 2026 | SEC filing, October 2, 2026 |
Other Richmond loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Riverfront Plaza | Richmond, VA | Office | $129.2M | 5.066% | May 2028 | n/a | n/a | With the special servicer and 90+ days delinquent |
| Bank of America Center, Richmond | Richmond, VA | Office | $60.5M | 5.03% | Jul 2028 | 1.77x | 79% | With the special servicer |
| Suntrust Center | Richmond, VA | Office | $41.2M | 4.632% | Jun 2028 | 1.23x | 74% | Current |
| Forest Office Park | Richmond, VA | Office | $18.0M | 4.21% | Jan 2028 | 0.27x | 61% | Current |
| Richmond Self Storage | Richmond, VA | Self storage | $6.5M | 7.88% | Sep 2028 | 1.10x | 72% | Current |
| Nelson and Koger Office Buildings | Richmond, VA | Office | $5.3M | 7.70% | Aug 2028 | 1.96x | 76% | Current |
| Stay Over Suites | Hopewell, VA | Hotel | $4.3M | 5.96% | Feb 2028 | 3.56x | 76% | Late, less than 30 days |
| Kosmo Village Mhc | Glen Allen, VA | Manufactured housing | $3.9M | 5.33% | Jul 2028 | 1.84x | 100% | 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.