FIVE 2023-V1 Mortgage Trust: loan annex

Data as of loan data through September 2026; ratings as held in the dataset at 2026-10-13

← FIVE 2023-V1 Mortgage Trust · CMBS market

Detail sections for the 10 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.

Center Point on Hamilton (and 5 more properties)

Property	Center Point on Hamilton (and 5 more properties)
Address	309 E Russell Ave 401-421 & 416 South Hamilton St; 400-418 E Russell Ave 403-445 South Centennial St, 404-432 Tate St; 324 E Russell ave; 319 South Centennial St; 411 Manning Street; 212 E Russell Ave; High Point, NC (and 5 more) 27260
Property type	Mixed use
Units, beds or keys	not yet reported
Net rentable square feet	not yet reported
Year built	not yet reported
Year last renovated	["1995", "2001", "2002", "1999", "2006"]
Original balance	$20.0M
Current balance	$19.8M (September 2026)
Share of deal balance	3.6%
Interest rate at origination	6.50%
Current interest rate	6.50%
Origination date	01-09-2023
Original term	60 months
Amortization term	360 months
Interest-only period	30 months
Scheduled maturity	2028-02-06
Prepayment lockout end	11-05-2027
Yield maintenance end	not yet reported
Servicer	Midland Loan Services
Loan servicer	not yet reported
Originator	DBR Investments Co. Limited
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
Most recent reported	not yet reported	not yet reported	["MAI", "MAI", "MAI", "MAI", "MAI", "MAI"]

Largest tenants

Tenant	Square feet	Lease expiration
Hillsdale Furniture	not yet reported	["10-01-2023", "04-01-2025", "10-31-2028", "10-01-2024", "10-01-2024", "04-01-2024"]
Behold Home	not yet reported	["04-01-2027", "04-01-2027", "10-31-2031", "10-01-2025"]
Corinthian	not yet reported	["10-01-2025", "10-01-2023", "04-30-2026", "04-01-2026"]

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

Foothill Plaza

Property	Foothill Plaza
Address	27422 and 27442 Portola Parkway; Lake Forest, CA 92610
Property type	Office
Units, beds or keys	not yet reported
Net rentable square feet	210,902
Year built	2001
Year last renovated	2019
Original balance	$18.9M
Current balance	$18.9M (September 2026)
Share of deal balance	3.5%
Interest rate at origination	6.66%
Current interest rate	6.66%
Origination date	01-05-2023
Original term	60 months
Amortization term	not yet reported
Interest-only period	60 months
Scheduled maturity	2028-01-06
Prepayment lockout end	10-05-2027
Yield maintenance end	not yet reported
Servicer	Midland Loan Services
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	$32.2M	11-30-2022	MAI
Most recent reported	$32.2M	2022-11-30	MAI

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

Largest tenants

Tenant	Square feet	Lease expiration
Risa Tech, Inc.	21,034	05-31-2029
Cox Communications California	19,692	05-31-2028
Direct Marketing Group LLC	17,348	06-30-2031

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

Latest financials

Financial period end (latest)	06-30-2026
Revenue	$4.3M
Operating expenses	$1.8M
Net operating income	$2.5M
Net cash flow	$2.0M
DSCR (net cash flow)	1.57
DSCR (net operating income)	1.99
Occupancy	75%
Servicer advances outstanding	$0

Baricelli Little Italy

Property	Baricelli Little Italy
Address	2189 & 2203 Cornell Road; Cleveland, OH 44106
Property type	Multifamily
Units, beds or keys	51
Net rentable square feet	not yet reported
Year built	1900
Year last renovated	2022
Original balance	$16.8M
Current balance	$16.8M (September 2026)
Share of deal balance	3.1%
Interest rate at origination	6.42%
Current interest rate	6.42%
Origination date	12-19-2022
Original term	60 months
Amortization term	not yet reported
Interest-only period	60 months
Scheduled maturity	2028-01-06
Prepayment lockout end	07-05-2027
Yield maintenance end	not yet reported
Servicer	Berkadia
Loan servicer	not yet reported
Originator	DBR Investments Co. Limited
Current status	Matured balloon, non-performing
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$23.4M	11-22-2022	MAI
Most recent reported	$23.4M	2022-11-22	MAI

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

Latest financials

Financial period end (latest)	03-31-2026
Revenue	$348,268
Operating expenses	$128,174
Net operating income	$220,094
Net cash flow	$216,906
DSCR (net cash flow)	0.81
DSCR (net operating income)	0.82
Occupancy	92%
Servicer advances outstanding	$91,810

Network Crossing

Property	Network Crossing
Address	5250 & 5253 Prue Road; San Antonio, TX 78240
Property type	Office
Units, beds or keys	not yet reported
Net rentable square feet	143,831
Year built	2008
Year last renovated	not yet reported
Original balance	$15.9M
Current balance	$15.9M (September 2026)
Share of deal balance	2.9%
Interest rate at origination	6.80%
Current interest rate	6.80%
Origination date	12-22-2022
Original term	60 months
Amortization term	not yet reported
Interest-only period	60 months
Scheduled maturity	2028-01-06
Prepayment lockout end	11-05-2027
Yield maintenance end	not yet reported
Servicer	CBRE Loan Services, Inc
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	$23.5M	12-07-2022	MAI
Most recent reported	$23.5M	2022-12-07	MAI

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

Largest tenants

Tenant	Square feet	Lease expiration
Regentx Partners, LL	43,416	07-31-2030
LHCG CXVII, LLC, LHC	19,003	12-31-2028
The Chenega Corporat	19,003	02-28-2034

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

Latest financials

Financial period end (latest)	06-30-2026
Revenue	$2.7M
Operating expenses	$974,929
Net operating income	$1.7M
Net cash flow	$1.6M
DSCR (net cash flow)	1.42
DSCR (net operating income)	1.57
Occupancy	68%
Servicer advances outstanding	$0

Essex Crossing

Property	Essex Crossing
Address	175 Delancey Street; New York, NY 10002
Property type	Mixed use
Units, beds or keys	not yet reported
Net rentable square feet	83,348
Year built	2016
Year last renovated	not yet reported
Original balance	$15.7M
Current balance	$15.7M (September 2026)
Share of deal balance	2.9%
Interest rate at origination	6.87%
Current interest rate	6.87%
Origination date	12-23-2022
Original term	60 months
Amortization term	not yet reported
Interest-only period	60 months
Scheduled maturity	2028-01-01
Prepayment lockout end	06-30-2027
Yield maintenance end	not yet reported
Servicer	Midland Loan Services
Loan servicer	not yet reported
Originator	Goldman Sachs Bank USA
Current status	Matured balloon, non-performing
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$62.6M	10-18-2022	MAI
Most recent reported	$62.6M	2022-10-18	MAI

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

Largest tenants

Tenant	Square feet	Lease expiration
NYU Hospitals Center	55,845	01-31-2034
Grand Street Settlement Inc.	11,958	01-25-2038
Henry Street Settlement	9,040	12-31-2029

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	$92,786

ECD Hampton Inn Lincolnshire

Property	ECD Hampton Inn Lincolnshire
Address	1400 Milwaukee Avenue 215 and 235 Parkway Drive; Lincolnshire, IL 60069
Property type	Lodging
Units, beds or keys	117
Net rentable square feet	not yet reported
Year built	1998
Year last renovated	2020
Original balance	$10.0M
Current balance	$10.0M (September 2026)
Share of deal balance	1.8%
Interest rate at origination	6.57%
Current interest rate	6.57%
Origination date	12-15-2022
Original term	60 months
Amortization term	not yet reported
Interest-only period	60 months
Scheduled maturity	2028-01-06
Prepayment lockout end	01-05-2027
Yield maintenance end	not yet reported
Servicer	Midland Loan Services
Loan servicer	not yet reported
Originator	DBR Investments Co. Limited
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$26.0M	10-18-2022	MAI
Most recent reported	$26.0M	2022-10-18	MAI

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

Latest financials

Financial period end (latest)	03-31-2026
Revenue	$663,751
Operating expenses	$719,238
Net operating income	$-55,487
Net cash flow	$-82,037
DSCR (net cash flow)	-0.49
DSCR (net operating income)	-0.33
Occupancy	63%
Servicer advances outstanding	$0

Rockwell Chicago

Property	Rockwell Chicago
Address	3001 North Rockwell 2950 North Campbell Avenue; Chicago, IL 60618
Property type	Industrial
Units, beds or keys	not yet reported
Net rentable square feet	195,467
Year built	1965
Year last renovated	not yet reported
Original balance	$10.0M
Current balance	$10.0M (September 2026)
Share of deal balance	1.8%
Interest rate at origination	6.29%
Current interest rate	6.29%
Origination date	10-07-2022
Original term	60 months
Amortization term	not yet reported
Interest-only period	60 months
Scheduled maturity	2027-11-06
Prepayment lockout end	07-05-2027
Yield maintenance end	not yet reported
Servicer	Midland Loan Services
Loan servicer	not yet reported
Originator	DBR Investments Co. Limited
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$21.9M	08-25-2022	MAI
Most recent reported	$21.9M	2022-08-25	MAI

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

Largest tenants

Tenant	Square feet	Lease expiration
Cenveo Corporation ROCKWELL PROPERTIES, LLC	150,085	12-31-2031
Cenveo Corporation	45,382	12-31-2031

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

Latest financials

Financial period end (latest)	06-30-2026
Revenue	$2.2M
Operating expenses	$831,177
Net operating income	$1.4M
Net cash flow	$1.3M
DSCR (net cash flow)	2.09
DSCR (net operating income)	2.12
Occupancy	100%
Servicer advances outstanding	$0

Holiday Inn Express Van Nuys

Property	Holiday Inn Express Van Nuys
Address	8244 Orion Avenue; Van Nuys, CA 91406
Property type	Lodging
Units, beds or keys	130
Net rentable square feet	not yet reported
Year built	1967
Year last renovated	2012
Original balance	$10.0M
Current balance	$10.0M (September 2026)
Share of deal balance	1.8%
Interest rate at origination	6.47%
Current interest rate	6.47%
Origination date	01-20-2023
Original term	60 months
Amortization term	not yet reported
Interest-only period	60 months
Scheduled maturity	2028-02-06
Prepayment lockout end	03-05-2025
Yield maintenance end	11-05-2027
Servicer	Midland Loan Services
Loan servicer	not yet reported
Originator	DBR Investments Co. Limited
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
At securitization	$19.4M	11-01-2023	MAI
Most recent reported	$19.4M	2023-11-01	MAI

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

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

2959 W. 47th Street (and 4 more properties)

Property	2959 W. 47th Street (and 4 more properties)
Address	2959 W. 47th Street; 4725-27 S. Talman Ave; 4030 & 4013 S. Archer Ave 3955 S. California Ave & 2737 W. 39th Place; 2525 S. Artesian Avenue; 4013 S. Archer Ave; Chicago, IL (and 4 more) 60632
Property type	Mixed use
Units, beds or keys	not yet reported
Net rentable square feet	not yet reported
Year built	not yet reported
Year last renovated	not yet reported
Original balance	$9.7M
Current balance	$9.0M (September 2026)
Share of deal balance	1.7%
Interest rate at origination	6.18%
Current interest rate	6.18%
Origination date	01-30-2023
Original term	60 months
Amortization term	300 months
Interest-only period	not yet reported
Scheduled maturity	2028-02-06
Prepayment lockout end	11-05-2027
Yield maintenance end	not yet reported
Servicer	Midland Loan Services
Loan servicer	not yet reported
Originator	DBR Investments Co. Limited
Current status	Current
Specially serviced now	No
Defeased	No

Valuation

Basis	Amount	Date	Source (as filed)
Most recent reported	not yet reported	not yet reported	["MAI", "MAI", "MAI", "MAI", "MAI"]

Largest tenants

Tenant	Square feet	Lease expiration
Martin Martinez dba ING Logistics	not yet reported	["09-30-2026", "11-30-2032", "04-30-2029", "02-28-2029", "02-28-2027"]
America Service Group, Inc.	not yet reported	["01-31-2029", "11-30-2032", "04-30-2027", "02-28-2027"]
Source One Auto Sales, Inc.	not yet reported	["01-31-2030", "05-31-2027", "04-30-2027"]

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

Latest financials

Financial period end (latest)	03-31-2026
Revenue	$529,755
Operating expenses	$172,870
Net operating income	$356,885
Net cash flow	$330,614
DSCR (net cash flow)	1.74
DSCR (net operating income)	1.88
Occupancy	100%
Servicer advances outstanding	$0

CityLine Kangaroo Storage

Property	CityLine Kangaroo Storage
Address	308 Southwest Dr 410 North American Road; Cheyenne, WY 82007
Property type	Self storage
Units, beds or keys	503
Net rentable square feet	88,300
Year built	1973
Year last renovated	not yet reported
Original balance	$5.1M
Current balance	$5.1M (September 2026)
Share of deal balance	0.9%
Interest rate at origination	6.43%
Current interest rate	6.43%
Origination date	12-07-2022
Original term	60 months
Amortization term	not yet reported
Interest-only period	60 months
Scheduled maturity	2028-01-06
Prepayment lockout end	10-05-2027
Yield maintenance end	not yet reported
Servicer	Midland Loan Services
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	$9.0M	11-01-2022	MAI
Most recent reported	$9.0M	2022-11-01	MAI

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

Latest financials

Financial period end (latest)	03-31-2026
Revenue	$616,520
Operating expenses	$215,121
Net operating income	$401,400
Net cash flow	$392,570
DSCR (net cash flow)	1.18
DSCR (net operating income)	1.21
Occupancy	84%
Servicer advances outstanding	$0