Office · Westchester, Illinois
Westbrook Corporate Center
Public CMBS trusts hold $86.4M of the loan on Westbrook Corporate Center at 4.86% that reaches maturity on June 6, 2028, in 19 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
- $86,385,114
- Original balance (same notes)
- $99,000,000
- Interest rate
- 4.86% fixed
- Originated
- May 10, 2018
- Maturity
- June 6, 2028
- Payments
- Amortizing over 30 years
- Prepayment lockout ends
- January 5, 2028
- Master servicer
- Trimont LLC
- Originator
- CREFI
Status
- Payment status
- 90+ days delinquent (code 3)
- Special servicing
- Transferred September 10, 2024
- Workout strategy
- Foreclosure
- Defeasance
- None reported
The property
- Address
- 1-5 Westbrook Corporate Center, Westchester, IL 60154
- Metro
- Chicago-Naperville-Elgin, IL-IN
- Rentable area
- 1,140,369 sq ft
- Built
- 1986, renovated 2017
- Largest tenants
- INGREDION INCORPORATED; Insurance Auto Auctions Inc; Follett Higher Education Group Inc
- Value at securitization
- $136.0M (Apr 2018)
Performance
| At securitization | Latest (Jun 2024) | |
|---|---|---|
| DSCR (NOI) | 1.99x | 1.30x |
| Occupancy | 84% | 68% |
| Net operating income | $12.5M | $8.2M |
| Debt yield | 9.5% |
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-B5 Mortgage Trust 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
- 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 84% when the loan was securitized to 68%.
- Net operating income is 34% below the underwritten figure ($8.2M a year against $12.5M).
- Debt service coverage moved from 1.99x at securitization to 1.30x on the latest statements.
- The most recent valuation in the filing is $42.2M (February 2, 2026), against $136.0M at securitization.
- The filing gives Nov 2027 as the lease end date for the largest tenant (INGREDION INCORPORATED), before the loan matures. Lenders look hard at that rollover.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $86.4M | 90+ days delinquent | Yes | 1.30x | 68% |
| August 2026 | $86.4M | 90+ days delinquent | Yes | 1.30x | 68% |
| July 2026 | $86.4M | 90+ days delinquent | Yes | 1.30x | 68% |
| June 2026 | $86.4M | 90+ days delinquent | Yes | 1.30x | 68% |
| May 2026 | $86.4M | 90+ days delinquent | Yes | 1.30x | 68% |
| April 2026 | $86.4M | 90+ days delinquent | Yes | 1.30x | 68% |
| March 2026 | $86.6M | 90+ days delinquent | Yes | 1.30x | 68% |
| February 2026 | $86.9M | 90+ days delinquent | Yes | 1.30x | 68% |
| January 2026 | $86.9M | 90+ days delinquent | Yes | 1.30x | 68% |
| December 2025 | $86.9M | 60-89 days delinquent | Yes | 1.30x | 68% |
| November 2025 | $87.4M | 90+ days delinquent | Yes | 1.30x | 68% |
| October 2025 | $87.4M | 90+ days delinquent | Yes | 1.30x | 68% |
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 September 10, 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
The loan is split into 3 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| Benchmark 2018-B4 Mortgage Trust | 11 | $34,903,076 | Sep 2026 | SEC filing, October 1, 2026 |
| Morgan Stanley Capital I Trust 2018-H3 | 7 | $34,903,076 | Sep 2026 | SEC filing, October 2, 2026 |
| Benchmark 2018-B5 Mortgage Trust | 19 | $16,578,962 | 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 |
| 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 |
| The Buckingham | Chicago, IL | Multifamily | $42.3M | 5.522% | Aug 2028 | 1.18x | n/a | With the special servicer and 90+ days delinquent |
| 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.