BBCMS Mortgage Trust 2023-C21: loan annex

Data as of loan data through September 2026; ratings as held in the dataset at 2026-10-01

← BBCMS Mortgage Trust 2023-C21 · CMBS market

Detail sections for the 13 loans of this deal that do not have a page of their own. Loans with a surveillance history, loans at or above the section's size threshold of $25.0M, and the largest loans in the deal have their own pages, linked from the loan table on the deal page. Every loan in the deal appears either here or on its own page.

Art Ovation Hotel

Property	Art Ovation Hotel
Address	1255 North Palm Avenue; Sarasota, FL 34236
Property type	Lodging
Units, beds or keys	162
Net rentable square feet	not yet reported
Year built	2018
Year last renovated	not yet reported
Original balance	$20.0M
Current balance	$19.5M (September 2026)
Share of deal balance	2.9%
Interest rate at origination	5.90%
Current interest rate	5.90%
Origination date	07-14-2022
Original term	120 months
Amortization term	360 months
Interest-only period	24 months
Scheduled maturity	2032-08-05
Prepayment lockout end	06-04-2032
Yield maintenance end	not yet reported
Servicer	not yet reported
Loan servicer	not yet reported
Originator	3650 Real Estate Investment Trust 2 LLC
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$89.5M	06-01-2022	MAI
Most recent reported	$89.5M	2022-06-13	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Latest financials

Financial period end (latest)	06-30-2026
Revenue	$20.8M
Operating expenses	$15.2M
Net operating income	$5.6M
Net cash flow	$4.8M
DSCR (net cash flow)	1.17
DSCR (net operating income)	1.38
Occupancy	83%
Servicer advances outstanding	$0

Great Lakes Crossing Outlets

Property	Great Lakes Crossing Outlets
Address	4002 Baldwin Road; Auburn Hill, MI 48326
Property type	Retail
Units, beds or keys	not yet reported
Net rentable square feet	1,310,272
Year built	1998
Year last renovated	2010
Original balance	$17.5M
Current balance	$17.5M (September 2026)
Share of deal balance	2.6%
Interest rate at origination	6.52%
Current interest rate	6.52%
Origination date	01-05-2023
Original term	120 months
Amortization term	not yet reported
Interest-only period	120 months
Scheduled maturity	2033-02-01
Prepayment lockout end	08-31-2032
Yield maintenance end	not yet reported
Servicer	not yet reported
Loan servicer	not yet reported
Originator	Goldman Sachs Bank USA
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$400.0M	11-10-2022	MAI
Most recent reported	$400.0M	2022-12-01	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Largest tenants

Tenant	Square feet	Lease expiration
Bass Pro Shops Outdoor World	118,759	03-31-2049
Loeks-Star Partners, a Michigan co-	110,878	12-31-2099
Burlington	81,082	01-31-2030

The three largest tenants as reported in the latest asset-level record.

Latest financials

Financial period end (latest)	03-31-2026
Revenue	$12.8M
Operating expenses	$4.3M
Net operating income	$8.4M
Net cash flow	$8.0M
DSCR (net cash flow)	2.69
DSCR (net operating income)	2.84
Occupancy	94%
Servicer advances outstanding	$0

Compass Self Storage - Tavares (and 1 more properties)

Property	Compass Self Storage - Tavares (and 1 more properties)
Address	2601 State Road 19; 3280 Dallas Highway; Tavares, FL (and 1 more) 32778
Property type	Self storage
Units, beds or keys	["863", "475"]
Net rentable square feet	not yet reported
Year built	not yet reported
Year last renovated	2020
Original balance	$17.2M
Current balance	$17.2M (September 2026)
Share of deal balance	2.6%
Interest rate at origination	6.80%
Current interest rate	6.80%
Origination date	07-27-2023
Original term	120 months
Amortization term	not yet reported
Interest-only period	120 months
Scheduled maturity	2033-08-06
Prepayment lockout end	05-05-2033
Yield maintenance end	not yet reported
Servicer	not yet reported
Loan servicer	not yet reported
Originator	Citi Real Estate Funding Inc.
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$31.6M	05-23-2023	MAI
Most recent reported	not yet reported	not yet reported	["MAI", "MAI"]

Latest financials

Financial period end (latest)	["06-30-2026", "06-30-2026"]
Revenue	not yet reported
Operating expenses	not yet reported
Net operating income	not yet reported
Net cash flow	not yet reported
DSCR (net cash flow)	not yet reported
DSCR (net operating income)	not yet reported
Occupancy	not yet reported
Servicer advances outstanding	$0

Centene Office Building

Property	Centene Office Building
Address	1700 N. University Drive; Plantation, FL 33322
Property type	Office
Units, beds or keys	not yet reported
Net rentable square feet	145,983
Year built	2020
Year last renovated	not yet reported
Original balance	$15.6M
Current balance	$15.6M (September 2026)
Share of deal balance	2.3%
Interest rate at origination	3.42%
Current interest rate	3.42%
Origination date	05-04-2021
Original term	120 months
Amortization term	not yet reported
Interest-only period	120 months
Scheduled maturity	2031-05-05
Prepayment lockout end	12-04-2030
Yield maintenance end	not yet reported
Servicer	not yet reported
Loan servicer	not yet reported
Originator	3650 Real Estate Investment Trust 2 LLC
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$78.7M	03-09-2021	MAI
Most recent reported	$78.7M	2021-03-09	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Largest tenants

Tenant	Square feet	Lease expiration
Centene Management Company LLC	145,983	11-30-2030

The three largest tenants as reported in the latest asset-level record.

Latest financials

Financial period end (latest)	not yet reported
Revenue	not yet reported
Operating expenses	not yet reported
Net operating income	not yet reported
Net cash flow	not yet reported
DSCR (net cash flow)	not yet reported
DSCR (net operating income)	not yet reported
Occupancy	not yet reported
Servicer advances outstanding	$0

11 West 42nd Street

Property	11 West 42nd Street
Address	11 West 42nd Street; New York, NY 10036
Property type	Office
Units, beds or keys	not yet reported
Net rentable square feet	960,568
Year built	1927
Year last renovated	2018
Original balance	$15.0M
Current balance	$15.0M (September 2026)
Share of deal balance	2.2%
Interest rate at origination	7.44%
Current interest rate	7.44%
Origination date	06-30-2023
Original term	60 months
Amortization term	not yet reported
Interest-only period	60 months
Scheduled maturity	2028-07-06
Prepayment lockout end	07-05-2025
Yield maintenance end	01-05-2028
Servicer	not yet reported
Loan servicer	not yet reported
Originator	UBS AG
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$555.0M	04-19-2023	MAI
Most recent reported	$555.0M	2023-04-19	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Largest tenants

Tenant	Square feet	Lease expiration
Michael Kors (USA),	218,450	03-31-2037
First-Citizens Bank & Trust Company	151,537	05-31-2034
Kohn Pedersen Fox Associates, P.C.	131,490	04-30-2027

The three largest tenants as reported in the latest asset-level record.

Latest financials

Financial period end (latest)	06-30-2026
Revenue	$62.0M
Operating expenses	$35.9M
Net operating income	$26.2M
Net cash flow	$23.1M
DSCR (net cash flow)	1.12
DSCR (net operating income)	1.27
Occupancy	99%
Servicer advances outstanding	$0

500 Delaware Avenue

Property	500 Delaware Avenue
Address	500 Delaware Avenue; Wilmington, DE 19801
Property type	Office
Units, beds or keys	not yet reported
Net rentable square feet	371,222
Year built	2006
Year last renovated	2020
Original balance	$15.0M
Current balance	$15.0M (September 2026)
Share of deal balance	2.2%
Interest rate at origination	4.84%
Current interest rate	4.84%
Origination date	04-07-2022
Original term	120 months
Amortization term	not yet reported
Interest-only period	120 months
Scheduled maturity	2032-05-05
Prepayment lockout end	11-04-2031
Yield maintenance end	not yet reported
Servicer	not yet reported
Loan servicer	not yet reported
Originator	3650 Real Estate Investment Trust 2 LLC
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$125.7M	03-03-2022	MAI
Most recent reported	$125.7M	2022-03-03	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Largest tenants

Tenant	Square feet	Lease expiration
Wilmington Savings Fund Society, FSI	74,421	12-31-2039
Morris James LLP	64,928	05-31-2026
Sargent & Lundy, LLC	47,441	10-31-2027

The three largest tenants as reported in the latest asset-level record.

Latest financials

Financial period end (latest)	03-31-2026
Revenue	$12.8M
Operating expenses	$4.7M
Net operating income	$8.1M
Net cash flow	$7.9M
DSCR (net cash flow)	1.89
DSCR (net operating income)	1.94
Occupancy	94%
Servicer advances outstanding	$0

Back Bay Office

Property	Back Bay Office
Address	222 Berkeley Street 500 Boylston Street; Boston, MA 02116
Property type	Office
Units, beds or keys	not yet reported
Net rentable square feet	1,306,559
Year built	1987
Year last renovated	2022
Original balance	$12.5M
Current balance	$12.5M (September 2026)
Share of deal balance	1.9%
Interest rate at origination	6.30%
Current interest rate	6.30%
Origination date	06-07-2023
Original term	60 months
Amortization term	not yet reported
Interest-only period	60 months
Scheduled maturity	2028-07-06
Prepayment lockout end	10-05-2025
Yield maintenance end	01-05-2028
Servicer	not yet reported
Loan servicer	not yet reported
Originator	Deutsche Bank AG, acting through its New York Branch
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$1.41B	10-19-2022	MAI
Most recent reported	$1.41B	2022-10-19	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Largest tenants

Tenant	Square feet	Lease expiration
Wayfair	298,380	12-31-2026
DraftKings Inc.	125,104	12-31-2026
Summit Partners	79,223	11-30-2033

The three largest tenants as reported in the latest asset-level record.

Latest financials

Financial period end (latest)	03-31-2026
Revenue	$27.4M
Operating expenses	$10.4M
Net operating income	$17.0M
Net cash flow	$16.9M
DSCR (net cash flow)	2.23
DSCR (net operating income)	2.24
Occupancy	86%
Servicer advances outstanding	$0

One & Two Commerce Square

Property	One & Two Commerce Square
Address	2005 & 2001 Market Street; Philadelphia, PA 19103
Property type	Office
Units, beds or keys	not yet reported
Net rentable square feet	2,079,354
Year built	1987
Year last renovated	2013
Original balance	$12.5M
Current balance	$12.5M (September 2026)
Share of deal balance	1.9%
Interest rate at origination	7.79%
Current interest rate	7.79%
Origination date	06-01-2023
Original term	60 months
Amortization term	not yet reported
Interest-only period	60 months
Scheduled maturity	2028-06-06
Prepayment lockout end	07-05-2025
Yield maintenance end	12-05-2027
Servicer	not yet reported
Loan servicer	not yet reported
Originator	Barclays Capital Real Estate Inc.
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$428.0M	03-30-2023	MAI
Most recent reported	$428.0M	2023-03-30	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Largest tenants

Tenant	Square feet	Lease expiration
PwC US Group LLP	138,413	04-30-2030
Fox Rothschild LLP	83,024	10-31-2040
Stradley, Ronon, Stevens & Youn	69,111	12-31-2033

The three largest tenants as reported in the latest asset-level record.

Latest financials

Financial period end (latest)	03-31-2026
Revenue	$15.0M
Operating expenses	$7.2M
Net operating income	$7.8M
Net cash flow	$7.0M
DSCR (net cash flow)	1.63
DSCR (net operating income)	1.82
Occupancy	90%
Servicer advances outstanding	$0

4 Apollo Drive

Property	4 Apollo Drive
Address	4 Apollo Drive; Whippany, NJ 07981
Property type	Office
Units, beds or keys	not yet reported
Net rentable square feet	not yet reported
Year built	2006
Year last renovated	2020
Original balance	$12.2M
Current balance	$12.2M (September 2026)
Share of deal balance	1.8%
Interest rate at origination	7.13%
Current interest rate	7.13%
Origination date	08-22-2023
Original term	120 months
Amortization term	not yet reported
Interest-only period	120 months
Scheduled maturity	2033-09-06
Prepayment lockout end	12-05-2023
Yield maintenance end	06-05-2033
Servicer	not yet reported
Loan servicer	not yet reported
Originator	Citi Real Estate Funding Inc.
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$24.7M	06-28-2023	MAI
Most recent reported	$24.7M	2023-06-28	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Largest tenants

Tenant	Square feet	Lease expiration
CAE SimuFlite Inc.	127,144	11-01-2031

The three largest tenants as reported in the latest asset-level record.

Latest financials

Financial period end (latest)	06-30-2026
Revenue	$1.9M
Operating expenses	$195,773
Net operating income	$1.8M
Net cash flow	$1.7M
DSCR (net cash flow)	1.87
DSCR (net operating income)	1.98
Occupancy	100%
Servicer advances outstanding	$0

Total Plaza

Property	Total Plaza
Address	1201 Louisiana Street; Houston, TX 77002
Property type	Office
Units, beds or keys	not yet reported
Net rentable square feet	844,461
Year built	1971
Year last renovated	2020
Original balance	$12.5M
Current balance	$11.6M (September 2026)
Share of deal balance	1.7%
Interest rate at origination	4.77%
Current interest rate	4.77%
Origination date	04-05-2022
Original term	120 months
Amortization term	360 months
Interest-only period	not yet reported
Scheduled maturity	2032-04-06
Prepayment lockout end	04-05-2025
Yield maintenance end	10-05-2031
Servicer	not yet reported
Loan servicer	not yet reported
Originator	Column Financial, Inc.
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$183.3M	03-01-2022	MAI
Most recent reported	$183.3M	2022-03-01	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Largest tenants

Tenant	Square feet	Lease expiration
TotalEnergies American Services, Inc.	335,201	04-30-2033
Woodside Energy USA Services Inc.	49,929	04-30-2027
Petroleum Club of Houston	30,240	03-31-2031

The three largest tenants as reported in the latest asset-level record.

Latest financials

Financial period end (latest)	03-31-2026
Revenue	$28.1M
Operating expenses	$20.4M
Net operating income	$7.8M
Net cash flow	$6.3M
DSCR (net cash flow)	1.11
DSCR (net operating income)	1.37
Occupancy	81%
Servicer advances outstanding	$0

Seagate Campus

Property	Seagate Campus
Address	47488 Kato Road; Fremont, CA 94538
Property type	Industrial
Units, beds or keys	not yet reported
Net rentable square feet	574,775
Year built	2010
Year last renovated	2016
Original balance	$11.0M
Current balance	$11.0M (September 2026)
Share of deal balance	1.6%
Interest rate at origination	7.04%
Current interest rate	7.04%
Origination date	05-24-2023
Original term	120 months
Amortization term	not yet reported
Interest-only period	120 months
Scheduled maturity	2033-06-06
Prepayment lockout end	12-05-2032
Yield maintenance end	not yet reported
Servicer	not yet reported
Loan servicer	not yet reported
Originator	UBS AG
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$260.0M	04-13-2023	MAI
Most recent reported	$260.0M	2023-04-13	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Largest tenants

Tenant	Square feet	Lease expiration
Seagate Technology LLC	574,775	05-31-2028

The three largest tenants as reported in the latest asset-level record.

Latest financials

Financial period end (latest)	06-30-2026
Revenue	$25.7M
Operating expenses	$859,283
Net operating income	$24.9M
Net cash flow	$24.0M
DSCR (net cash flow)	1.95
DSCR (net operating income)	2.03
Occupancy	100%
Servicer advances outstanding	$0

1516 Motor Parkway

Property	1516 Motor Parkway
Address	1516 Motor Parkway; Hauppauge, NY 11749
Property type	Warehouse
Units, beds or keys	not yet reported
Net rentable square feet	140,125
Year built	1981
Year last renovated	2016
Original balance	$9.1M
Current balance	$9.1M (September 2026)
Share of deal balance	1.4%
Interest rate at origination	3.49%
Current interest rate	3.49%
Origination date	11-10-2021
Original term	120 months
Amortization term	not yet reported
Interest-only period	120 months
Scheduled maturity	2031-12-05
Prepayment lockout end	12-04-2024
Yield maintenance end	08-04-2031
Servicer	not yet reported
Loan servicer	not yet reported
Originator	3650 Real Estate Investment Trust 2 LLC
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$26.9M	08-18-2021	MAI
Most recent reported	$26.9M	2021-08-18	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Largest tenants

Tenant	Square feet	Lease expiration
Webb Enterprises LLC	140,000	12-31-2032

The three largest tenants as reported in the latest asset-level record.

Latest financials

Financial period end (latest)	not yet reported
Revenue	not yet reported
Operating expenses	not yet reported
Net operating income	not yet reported
Net cash flow	not yet reported
DSCR (net cash flow)	not yet reported
DSCR (net operating income)	not yet reported
Occupancy	not yet reported
Servicer advances outstanding	$0

Hackensack Self Storage

Property	Hackensack Self Storage
Address	138-160 Johnson Avenue 56 Orchard Street; Hackensack, NJ 07601
Property type	Self storage
Units, beds or keys	605
Net rentable square feet	60,843
Year built	1986
Year last renovated	not yet reported
Original balance	$6.2M
Current balance	$6.2M (September 2026)
Share of deal balance	0.9%
Interest rate at origination	6.91%
Current interest rate	6.91%
Origination date	07-26-2023
Original term	120 months
Amortization term	not yet reported
Interest-only period	120 months
Scheduled maturity	2033-08-06
Prepayment lockout end	not yet reported
Yield maintenance end	05-05-2033
Servicer	not yet reported
Loan servicer	not yet reported
Originator	Citi Real Estate Funding Inc.
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$15.9M	03-02-2023	MAI
Most recent reported	$15.9M	2023-03-02	MAI

Change from securitization to the most recent reported valuation: 0.0%.

Latest financials

Financial period end (latest)	06-30-2026
Revenue	$1.3M
Operating expenses	$699,259
Net operating income	$588,789
Net cash flow	$561,410
DSCR (net cash flow)	1.29
DSCR (net operating income)	1.36
Occupancy	63%
Servicer advances outstanding	$0