Multifamily · Manchester, New Hampshire
Village at Beech Hill
Village at Beech Hill is financed with a $25.8M CMBS loan at 5.515% 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 with the special servicer and 90+ days delinquent.
The loan
- Balance in tracked trusts
- $25,768,970
- Original balance (same notes)
- $27,200,000
- Interest rate
- 5.515% fixed
- Originated
- August 20, 2018
- Maturity
- September 6, 2028
- Payments
- Interest only for 36 months, then amortizing
- Prepayment lockout ends
- June 5, 2028
- Originator
- UBS AG
Status
- Payment status
- 90+ days delinquent (code 3)
- Special servicing
- Transferred August 8, 2024
- Workout strategy
- Foreclosure
- Defeasance
- Partly defeased
The property
- Address
- 120 Beech Hill Avenue, Manchester, NH 03103
- Rentable area
- 277,568 sq ft
- Units, rooms or beds
- 320
- Built
- 1973
- Value at securitization
- $37.7M (Jun 2018)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 1.64x | 0.04x |
| Occupancy | 96% | 73% |
| Net operating income | $2.5M | $68K |
| Debt yield | 0.3% |
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 below 1.00x
- Coverage down 0.25x or more from securitization
- Occupancy down 10 points or more from securitization
- NOI down 20% or more from securitization
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
- Occupancy has fallen from 96% when the loan was securitized to 73%.
- Net operating income is 97% below the underwritten figure ($68K a year against $2.5M).
- Debt service coverage moved from 1.64x at securitization to 0.04x on the latest statements.
- At 0.04x, the property's reported NOI does not cover its debt service.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $25.8M | 90+ days delinquent | Yes | 0.04x | 73% |
| August 2026 | $25.8M | 90+ days delinquent | Yes | 0.04x | 73% |
| July 2026 | $25.8M | 90+ days delinquent | Yes | 0.35x | 74% |
| June 2026 | $25.8M | 90+ days delinquent | Yes | 0.06x | 75% |
| May 2026 | $25.8M | 90+ days delinquent | Yes | 0.06x | 75% |
| April 2026 | $25.8M | 90+ days delinquent | Yes | n/a | n/a |
| March 2026 | $25.8M | 90+ days delinquent | Yes | n/a | n/a |
| February 2026 | $25.8M | 90+ days delinquent | Yes | n/a | n/a |
| January 2026 | $25.8M | 90+ days delinquent | Yes | n/a | n/a |
| December 2025 | $25.8M | 90+ days delinquent | Yes | n/a | n/a |
| November 2025 | $25.8M | 90+ days delinquent | Yes | n/a | n/a |
| October 2025 | $25.8M | 60-89 days delinquent | Yes | 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.
Special-servicing history
- Transferred to the special servicer August 8, 2024, 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 | 7 | $25,768,970 | Sep 2026 | SEC filing, September 28, 2026 |
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.