Benchmark 2019-B10 Mortgage Trust

Tranches, pool and monthly delinquency indicator for Benchmark 2019-B10 Mortgage Trust.

Data as of loan data through September 2026; ratings as held in the dataset at build

Current pool balance: $960.8M (September 2026)
Original pool balance: $1.15B
Loans at issuance: 107
Closing date: 2019-04-11
Weighted average coupon at issuance: 4.89%
Weighted average LTV at issuance: 44.7%
30+ delinquent (latest): 0.00%
Realized stress score: 31.3
Net rating change since issuance: +0.37 notches

Tranches

Class	Original balance	Credit support (computed)	Coupon	CUSIP	Fitch	KBRA	S&P	Moody's	DBRS
A-1	$18.1M	98.35%	2.793% fixed	08162VAA6	PIF	WR	NR	not yet reported	not yet reported
A-2	$130.6M	86.40%	3.614% fixed	08162VAB4	PIF	WR	NR	not yet reported	not yet reported
A-3	$260.0M	62.63%	3.455% fixed	08162VAD0	AAA	AAA	AAA (sf)	not yet reported	not yet reported
A-4	$319.7M	33.38%	3.717% fixed	08162VAE8	AAA	AAA	AAA (sf)	not yet reported	not yet reported
A-M	$108.0M	23.51%	3.979% fixed	08162VAG3	AA-	AAA	AA- (sf)	not yet reported	not yet reported
A-SB	$37.0M	20.13%	3.615% fixed	08162VAC2	AAA	AAA	AAA (sf)	not yet reported	not yet reported
B	$45.1M	16.00%	4.180% floating (WAC)	08162VAH1	A-	AA	NRprelim	not yet reported	not yet reported
C	$45.1M	11.88%	3.750% fixed	08162VAJ7	BBB-	A-	NRprelim	not yet reported	not yet reported
D	$28.7M	9.25%	3.000% fixed	08162VAV0	BB	BBB+	NR	not yet reported	not yet reported
E	$23.2M	7.13%	3.000% fixed	08162VAX6	CCC	BBB-	NR	not yet reported	not yet reported
F	$24.6M	4.88%	3.615% floating (WAC)	08162VAZ1	CC	BB	NR	not yet reported	not yet reported
G	$10.9M	3.88%	3.615% floating (WAC)	08162VBB3	C	B	NR	not yet reported	not yet reported
H	$42.4M	0.00%	3.615% floating (WAC)	08162VBD9	not yet reported	not yet reported	NRprelim	not yet reported	not yet reported
R	not yet reported	not yet reported	not yet reported	08162VBH0	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
S	not yet reported	not yet reported	not yet reported	08162VBG2	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
X-A	$873.4M	Interest only	1.233% floating	08162VAF5	AA-	AAA	AA- (sf)	not yet reported	not yet reported
X-B	$90.2M	Interest only	0.900% floating	08162VAK4	BBB-	AAA	NRprelim	not yet reported	not yet reported
X-D	$51.9M	Interest only	1.865% floating	08162VAM0	CCC	BBB-	NR	not yet reported	not yet reported
X-F	$24.6M	Interest only	1.250% floating	08162VAP3	CC	BB	NR	not yet reported	not yet reported
X-G	$10.9M	Interest only	1.250% floating	08162VAR9	C	B	NRprelim	not yet reported	not yet reported
X-H	$42.4M	Interest only	1.250% floating	08162VAT5	not yet reported	not yet reported	NR	not yet reported	not yet reported

Credit support is computed from the class stack order in the prospectus: the share of the deal's principal balance in classes junior to the class. Interest-only classes carry a notional balance and no principal support figure. Ratings are the latest held in the dataset for each class and agency; NR means the agency shows the class as not rated, WR that the rating was withdrawn, PIF that the class has been paid in full. Any other status value is shown exactly as the agency reports it. A + after a CUSIP marks a class with companion CUSIPs in the dataset.

Pool at issuance

Loans	107
Original loan balance	$1.30B
Weighted average coupon	4.89%
Weighted average LTV	44.7%
Median loan LTV	64.0%
Full-term interest only (share of balance)	55.2%
Balloon loans (share of balance)	100.0%
Largest loan (share of balance)	5.8%
Five largest loans (share of balance)	23.8%
Occupancy at issuance (weighted average)	92.6%

Realized outcomes

Months reported	91
Peak 30+ delinquency	0.00% (April 2019)
Ever severe (share of original balance)	6.38%
Ever modified (share of original balance)	13.70%
Past scheduled maturity (share of original balance)	0.00%
Non-performing matured (share of original balance)	64.09%
Maximum servicer advances (share of balance)	0.48%
Median DSCR, first year	1.52
Median DSCR, latest	1.54
Realized stress score	31.3

Property types

Property type	Original balance	Share of pool
Office	$378.3M	29.1%
Multifamily	$302.8M	23.3%
Retail	$212.0M	16.3%
Mixed use	$148.2M	11.4%
Lodging	$112.5M	8.7%
SE	$68.6M	5.3%
Self storage	$52.1M	4.0%
Multiple property types	$8.7M	0.7%
Industrial	$6.7M	0.5%

Property type is reported for 99.2% of the pool balance; shares are of the full pool.

Largest loans

Property	Location	Original balance	Share of pool	Coupon	Originated
3 Columbus Circle	New York, NY	$75.0M	5.8%	3.91%	2019
Saint Louis Galleria	Saint Louis, MO	$60.0M	4.6%	5.00%	2018
ARC Apartments	Long Island City, NY	$60.0M	4.6%	4.13%	2019
3 Park Avenue	New York, NY	$60.0M	4.6%	4.75%	2018
9800 Wilshire	Beverly Hills, CA	$55.0M	4.2%	5.15%	2019

Delinquency and stress indicator

▬ 30+ days delinquent · ▬ Distressed (90+, foreclosure, REO, non-performing matured)

Monthly shares of the deal's reported balance, from the deal indicator series in the dataset. Months in which fewer than half of the reported loans carry a delinquency status code are not plotted.

Ratings

Classes with a CUSIP	21 of 21
Classes with a current rating in the dataset	19 of 21
Net rating change since issuance	+0.37 notches (balance-weighted)
Delinquency threshold crossed	Not crossed in the dataset
First downgrade	None recorded

Sources: SEC Form ABS-EE asset-level reports, Form 10-D distribution reports and the deal prospectus; rating histories published under SEC Rule 17g-7(b) and agency releases. Definitions are in the methods note on the market page.