Retail · Staten Island, New York
South Shore Commons
South Shore Commons is financed with a $41.8M CMBS loan at 7.82% that reaches maturity on September 6, 2028, in 22 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
- $41,750,000
- Original balance (same notes)
- $41,750,000
- Interest rate
- 7.82% fixed
- Originated
- August 23, 2023
- Maturity
- September 6, 2028
- Payments
- Interest only for the full term
- Prepayment lockout ends
- July 5, 2028
- Master servicer
- Trimont LLC
- Originator
- Citi Real Estate Funding Inc.
Status
- Payment status
- Late payment but less than 30 days delinquent (code B)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 2925, 2935, 2945, 2955, and 2965 Veterans Road West, Staten Island, NY 10309
- Metro
- New York-Newark-Jersey City, NY-NJ
- Rentable area
- 160,700 sq ft
- Built
- 2006
- Largest tenants
- MNT 2965 Inc; Retro Fitness; Z Two Diner and Lounge Inc
- Value at securitization
- $68.0M (Jun 2023)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | 1.28x | 1.21x |
| Occupancy | 99% | 89% |
| Net operating income | $4.2M | $4.0M |
| Debt yield | 9.6% |
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 BANK5 2023-5YR3 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 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.
What the filing shows
- Occupancy has fallen from 99% when the loan was securitized to 89%.
- Net operating income is 5% below the underwritten figure ($4.0M a year against $4.2M).
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $41.8M | Late payment but less than 30 days delinquent | No | 1.21x | 89% |
| August 2026 | $41.8M | Current | No | 1.21x | 89% |
| July 2026 | $41.8M | Current | No | 1.21x | 89% |
| June 2026 | $41.8M | Current | No | 1.21x | 89% |
| May 2026 | $41.8M | Current | No | 1.24x | 89% |
| April 2026 | $41.8M | Current | No | 1.24x | 89% |
| March 2026 | $41.8M | Current | No | 1.24x | 89% |
| February 2026 | $41.8M | Current | No | 1.24x | 89% |
| January 2026 | $41.8M | Current | No | 1.24x | 89% |
| December 2025 | $41.8M | Current | No | 1.24x | 89% |
| November 2025 | $41.8M | Current | No | 1.24x | 89% |
| October 2025 | $41.8M | Current | No | 1.23x | 91% |
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 |
|---|---|---|---|---|
| BANK5 2023-5YR3 | 6 | $41,750,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other New York-Newark-Jersey City 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 |
| Harborside 2-3 | Jersey City, NJ | Office | $225.0M | 5.84% | Apr 2028 | 2.29x | 76% | 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 |
All loans maturing in 2028 · All New York-Newark-Jersey City 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.