Multifamily · Chicago, Illinois
The Buckingham
The Buckingham is financed with a $42.3M CMBS loan at 5.522% that reaches maturity on August 6, 2028, in 21 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is with the special servicer and 90+ days delinquent.
The loan
- Balance in tracked trusts
- $42,275,856
- Original balance (same notes)
- $45,300,000
- Interest rate
- 5.522% fixed
- Originated
- July 27, 2018
- Maturity
- August 6, 2028
- Payments
- Interest only for 36 months, then amortizing
- Prepayment lockout ends
- April 5, 2028
- Originator
- UBS AG
Status
- Payment status
- 90+ days delinquent (code 3)
- Special servicing
- Transferred October 16, 2025
- Workout strategy
- TBD
- Modified
- Yes, most recently October 4, 2021
- Defeasance
- Partly defeased
The property
- Address
- 59 E. Van Buren Street, Chicago, IL 60605
- Metro
- Chicago-Naperville-Elgin, IL-IN
- Rentable area
- 151,739 sq ft
- Units, rooms or beds
- 437
- Built
- 1927, renovated 2007
- Value at securitization
- $71.7M (Jul 2018)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 1.64x | 1.18x |
| Occupancy | 98% | n/a |
| Net operating income (annualized from 3 months) | $4.2M | $3.7M |
| Debt yield | 8.7% |
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 UBS Commercial Mortgage Trust 2018-C13 filing for the reporting period ending September 11, 2026, filed with the SEC September 28, 2026.
- With the special servicer
- 30+ days delinquent or matured unpaid
- Coverage down 0.25x or more from securitization
- Modified
On the cmbs.news watch list in all 12 monthly reports we hold (October 2025 to September 2026).
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 11% below the underwritten figure ($3.7M a year against $4.2M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 1.64x at securitization to 1.18x on the latest statements.
- The most recent valuation in the filing is $70.2M (January 5, 2026), against $71.7M at securitization.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $42.3M | 90+ days delinquent | Yes | 1.18x | n/a |
| August 2026 | $42.3M | 90+ days delinquent | Yes | 1.18x | n/a |
| July 2026 | $42.4M | 90+ days delinquent | Yes | 1.18x | n/a |
| June 2026 | $42.5M | 90+ days delinquent | Yes | 1.18x | n/a |
| May 2026 | $42.5M | 60-89 days delinquent | Yes | n/a | n/a |
| April 2026 | $42.6M | 90+ days delinquent | Yes | 1.25x | 79% |
| March 2026 | $42.7M | 90+ days delinquent | Yes | 1.25x | 79% |
| February 2026 | $42.7M | 90+ days delinquent | Yes | 1.25x | 79% |
| January 2026 | $42.8M | 90+ days delinquent | Yes | 1.25x | 79% |
| December 2025 | $42.9M | 90+ days delinquent | Yes | 1.25x | 79% |
| November 2025 | $42.9M | 90+ days delinquent | Yes | 1.25x | 79% |
| October 2025 | $42.9M | 90+ days delinquent | No | 1.25x | 79% |
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.
Special-servicing history
- Transferred to the special servicer July 7, 2020, returned to the master servicer February 11, 2022.
- Transferred to the special servicer October 16, 2025, still there.
Transfer and return dates as reported in the filings of the past year; an earlier episode shows here only if a filing in that year still reports it.
Where the loan sits
One trust holds this loan in the data.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| UBS Commercial Mortgage Trust 2018-C13 | 2 | $42,275,856 | Sep 2026 | SEC filing, September 28, 2026 |
Other Chicago-Naperville-Elgin loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 333 S Wabash | Chicago, IL | Office | $99.7M | 3.53% | Sep 2028 | 1.70x | 81% | Current |
| Westbrook Corporate Center | Westchester, IL | Office | $86.4M | 4.86% | Jun 2028 | 1.30x | 68% | With the special servicer and 90+ days delinquent |
| Continental Towers | Rolling Meadows, IL | Office | $84.5M | 4.75% | Sep 2028 | 0.31x | 53% | With the special servicer and 90+ days delinquent |
| Executive Towers West | Downers Grove, IL | Office | $54.2M | 4.85% | Aug 2028 | 1.23x | 63% | Current |
| Oak Creek Center | Lombard, IL | Office | $34.6M | 4.80% | Mar 2028 | n/a | n/a | Current |
| One Parkway North Fee | Deerfield, IL | Other | $24.5M | 4.282% | Jan 2028 | 1.91x | 81% | With the special servicer and 90+ days delinquent |
| Willows Hotel Chicago | Chicago, IL | Hotel | $20.7M | 5.155% | Jan 2028 | n/a | n/a | Current |
| Shops at Fox River | McHenry, IL | Retail | $19.9M | 4.565% | May 2028 | 2.59x | 88% | Current |
All loans maturing in 2028 · All Chicago-Naperville-Elgin 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.