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Tri-State Distribution Portfolio (2028 maturity), loan 4A in Benchmark 2018-B4 Mortgage Trust
Tri-State Distribution Portfolio is financed with a $12.9M CMBS loan at 4.898% that reaches maturity on April 6, 2028, in 17 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $12,943,326
- Original balance (same notes)
- $13,125,000
- Interest rate
- 4.898% fixed
- Originated
- June 12, 2018
- Maturity
- April 6, 2028
- Payments
- Interest only for 60 months, then amortizing
- Master servicer
- Trimont LLC
- Originator
- CREFI
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Value at securitization
- $88.0M
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | 1.38x | 1.28x |
| Occupancy | 100% | 98% |
| Net operating income | $5.2M | $4.7M |
| Debt yield | 36.2% |
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 Benchmark 2018-B4 Mortgage Trust filing for the reporting period ending September 11, 2026, filed with the SEC October 1, 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
- Net operating income is 9% below the underwritten figure ($4.7M a year against $5.2M).
- Debt service coverage moved from 1.38x at securitization to 1.28x on the latest statements.
The last 10 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $12.9M | Current | No | n/a | n/a |
| August 2026 | $13.0M | Current | No | n/a | n/a |
| July 2026 | $13.0M | Current | No | n/a | n/a |
| June 2026 | $13.0M | Current | No | n/a | n/a |
| May 2026 | $13.0M | Current | No | n/a | n/a |
| April 2026 | $13.0M | Current | No | n/a | n/a |
| March 2026 | $13.1M | Current | No | n/a | n/a |
| February 2026 | $13.1M | Current | No | n/a | n/a |
| January 2026 | $13.1M | Current | No | n/a | n/a |
| December 2025 | $13.1M | Current | No | n/a | n/a |
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 |
|---|---|---|---|---|
| Benchmark 2018-B4 Mortgage Trust | 4A | $12,943,326 | Sep 2026 | SEC filing, October 1, 2026 |
Other other loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Millennium Partners Portfolio | Other | $190.0M | 4.285% | Jul 2028 | 1.80x | 91% | Current | |
| U.S. Industrial Portfolio (2028 maturity) | ZZ | Other | $86.9M | 4.524% | Mar 2028 | 2.15x | 100% | Current |
| 12800 Culver | Los Angeles, CA | Other | $84.8M | 6.533% | Jul 2028 | 2.60x | 100% | Current |
| Seminole Trail Portfolio | VA | Other | $65.0M | 6.695% | Jan 2028 | 1.86x | 85% | Current |
| Oak Street NLP Fund Portfolio | Other | $59.9M | 6.138% | Mar 2028 | 2.35x | 100% | Current | |
| ICP/IRG Holdings Portfolio | Other | $52.2M | 7.35% | May 2028 | 1.40x | 69% | Current | |
| North Bay Portfolio | CA | Other | $51.0M | 4.504% | Apr 2028 | 1.84x | 88% | Current |
| Shops at Riverwalk & River Walk Corporate Center | Bakersfield, CA | Other | $50.8M | 6.835% | Jun 2028 | 2.01x | 97% | 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.