UBS Commercial Mortgage Trust 2018-C10

Tranches, pool and monthly delinquency indicator for UBS Commercial Mortgage Trust 2018-C10.

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

Current pool balance: $595.0M (September 2026)
Original pool balance: $730.4M
Loans at issuance: 64
Closing date: 2018-05-31
Weighted average coupon at issuance: 5.11%
Weighted average LTV at issuance: 52.6%
30+ delinquent (latest): 0.50%
Realized stress score: 60.0
Net rating change since issuance: -0.00 notches

Tranches

Class	Original balance	Credit support (computed)	Coupon	CUSIP	Fitch	KBRA	S&P	Moody's	DBRS
A-1	$21.3M	97.08%	3.185% fixed	90276FAS3	PIF	WR	not yet reported	WR	not yet reported
A-2	$23.1M	93.91%	3.559% fixed	90276FAT1	PIF	WR	not yet reported	WR	not yet reported
A-3	$195.0M	67.22%	4.048% fixed	90276FAV6	AAA	AAA	not yet reported	Aaa	not yet reported
A-4	$237.1M	34.75%	4.313% fixed	90276FAW4	AAA	AAA	not yet reported	Aaa	not yet reported
A-S	$41.1M	29.13%	4.494% fixed	90276FAZ7	AAA	AAA	not yet reported	Aa2	not yet reported
A-SB	$34.7M	24.38%	4.213% fixed	90276FAU8	AAA	AAA	not yet reported	Aaa	not yet reported
B	$33.8M	19.75%	4.696% floating (WAC)	90276FBA1	AA	AA	not yet reported	not yet reported	not yet reported
C	$37.4M	14.63%	5.263% floating (WAC)	90276FBB9	A-	A-	not yet reported	not yet reported	not yet reported
D	$32.0M	10.25%	3.000% fixed	90276FAC8	BBB-	BBB-	not yet reported	not yet reported	not yet reported
D-RR	$11.9M	8.63%	5.263% floating (WAC)	90276FAF1	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
E-RR	$20.1M	5.88%	5.263% floating (WAC)	90276FAH7	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
F-RR	$9.1M	4.63%	5.263% floating (WAC)	90276FAK0	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
NR-RR	$33.8M	0.00%	5.263% floating (WAC)	90276FAM6	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
R	not yet reported	not yet reported	not yet reported	90276FAQ7	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
X-A	$511.3M	Interest only	1.138% floating	90276FAX2	AAA	AAA	not yet reported	Aaa	not yet reported
X-B	$112.3M	Interest only	0.452% floating	90276FAY0	AA	AAA	not yet reported	not yet reported	not yet reported
X-D	$32.0M	Interest only	2.263% floating	90276FAA2	BBB-	BBB-	not yet reported	not yet reported	not yet reported
Z	not yet reported	not yet reported	not yet reported	90276FAN4	not yet reported	not yet reported	not yet reported	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	64
Original loan balance	$732.6M
Weighted average coupon	5.11%
Weighted average LTV	52.6%
Median loan LTV	62.5%
Full-term interest only (share of balance)	62.6%
Balloon loans (share of balance)	100.0%
Largest loan (share of balance)	6.8%
Five largest loans (share of balance)	26.0%
Occupancy at issuance (weighted average)	91.9%

Realized outcomes

Months reported	100
Peak 30+ delinquency	10.38% (July 2025)
Ever severe (share of original balance)	15.98%
Ever modified (share of original balance)	6.03%
Past scheduled maturity (share of original balance)	0.51%
Non-performing matured (share of original balance)	32.62%
Maximum servicer advances (share of balance)	0.65%
Median DSCR, first year	1.69
Median DSCR, latest	1.64
Realized stress score	60.0

Property types

Property type	Original balance	Share of pool
Office	$147.9M	20.2%
Retail	$138.3M	18.9%
Lodging	$84.8M	11.6%
Mixed use	$51.1M	7.0%
Industrial	$27.6M	3.8%
Other (code 98)	$24.0M	3.3%
Multifamily	$23.4M	3.2%
Self storage	$17.2M	2.3%
Manufactured housing	$2.1M	0.3%

Property type is reported for 70.5% of the pool balance; shares are of the full pool.

Largest loans

Property	Location	Original balance	Share of pool	Coupon	Originated
HTI Medical Office Portfolio	not yet reported	$50.0M	6.8%	4.54%	2018
NYC REIT Mixed Use Portfolio	NY	$50.0M	6.8%	4.52%	2018
RE/MAX PLAZA	Denver, CO	$35.5M	4.9%	4.68%	2018
130 ORCHARD STREET	New York, NY	$27.8M	3.8%	5.03%	2018
Defeased	not yet reported	$27.0M	3.7%	5.30%	2018

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	18 of 18
Classes with a current rating in the dataset	12 of 18
Net rating change since issuance	-0.00 notches (balance-weighted)
Delinquency threshold crossed	May 2020
First downgrade	May 2025

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.