UBS Commercial Mortgage Trust 2018-C12

Tranches, pool and monthly delinquency indicator for UBS Commercial Mortgage Trust 2018-C12.

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

Current pool balance: $630.2M (September 2026)
Original pool balance: $804.9M
Loans at issuance: 77
Closing date: 2018-08-28
Weighted average coupon at issuance: 4.91%
Weighted average LTV at issuance: 50.7%
30+ delinquent (latest): 10.46%
Realized stress score: 84.5
Net rating change since issuance: +0.42 notches

Tranches

Class	Original balance	Credit support (computed)	Coupon	CUSIP	Fitch	KBRA	S&P	Moody's	DBRS
A-1	$23.4M	97.09%	3.294% fixed	90353DAU9	PIF	WR	not yet reported	WR	not yet reported
A-2	$88.0M	86.16%	4.152% fixed	90353DAV7	AAA	AAA	not yet reported	Aaa	not yet reported
A-3	$10.7M	84.83%	3.874% fixed	90353DAX3	AAA	AAA	not yet reported	Aaa	not yet reported
A-4	$185.0M	61.85%	4.030% fixed	90353DAY1	AAA	AAA	not yet reported	Aaa	not yet reported
A-5	$217.4M	34.84%	4.296% fixed	90353DAZ8	AAA	AAA	not yet reported	Aaa	not yet reported
A-S	$69.4M	26.21%	4.587% floating (WAC)	90353DBC8	AA	AAA	not yet reported	A1	not yet reported
A-SB	$39.0M	21.38%	4.194% fixed	90353DAW5	AAA	AAA	not yet reported	Aaa	not yet reported
B	$34.2M	17.13%	4.787% floating (WAC)	90353DBD6	A-	AA-	not yet reported	not yet reported	not yet reported
C	$36.2M	12.63%	5.132% floating (WAC)	90353DBE4	BBB-	BBB-	not yet reported	not yet reported	not yet reported
D	$21.6M	9.94%	3.000% fixed	90353DAC9	B-	BB	not yet reported	not yet reported	not yet reported
D-RR	$20.7M	7.38%	5.132% floating (WAC)	90353DAF2	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
E-RR	$9.1M	6.25%	5.132% floating (WAC)	90353DAH8	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
F-RR	$9.1M	5.13%	5.132% floating (WAC)	90353DAK1	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
G-RR	$9.1M	4.00%	5.132% floating (WAC)	90353DAM7	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
NR-RR	$32.2M	0.00%	5.132% floating (WAC)	90353DAP0	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	90353DAS4	not yet reported	not yet reported	not yet reported	not yet reported	not yet reported
X-A	$563.5M	Interest only	1.002% floating	90353DBA2	AAA	AAA	not yet reported	Aaa	not yet reported
X-B	$139.9M	Interest only	0.354% floating	90353DBB0	A-	AAA	not yet reported	not yet reported	not yet reported
X-D	$21.6M	Interest only	2.132% floating	90353DAA3	B-	BB	not yet reported	not yet reported	not yet reported
Z	not yet reported	not yet reported	not yet reported	90353DAR6	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	77
Original loan balance	$1.08B
Weighted average coupon	4.91%
Weighted average LTV	50.7%
Median loan LTV	60.4%
Full-term interest only (share of balance)	54.4%
Balloon loans (share of balance)	100.0%
Largest loan (share of balance)	4.6%
Five largest loans (share of balance)	22.8%
Occupancy at issuance (weighted average)	91.0%

Realized outcomes

Months reported	97
Peak 30+ delinquency	18.04% (May 2020)
Ever severe (share of original balance)	25.67%
Ever modified (share of original balance)	10.78%
Past scheduled maturity (share of original balance)	8.41%
Non-performing matured (share of original balance)	62.16%
Maximum servicer advances (share of balance)	1.04%
Median DSCR, first year	1.87
Median DSCR, latest	1.53
Realized stress score	84.5

Property types

Property type	Original balance	Share of pool
Office	$285.7M	26.5%
Lodging	$145.1M	13.5%
Multifamily	$137.7M	12.8%
Retail	$137.0M	12.7%
SE	$126.3M	11.7%
Mixed use	$58.5M	5.4%
Industrial	$26.7M	2.5%
Manufactured housing	$17.3M	1.6%
Warehouse	$17.1M	1.6%
Other (code 98)	$4.5M	0.4%
Self storage	$3.8M	0.3%

Property type is reported for 89.1% of the pool balance; shares are of the full pool.

Largest loans

Property	Location	Original balance	Share of pool	Coupon	Originated
Wyvernwood Garden Apartments	Los Angeles, CA	$50.0M	4.6%	3.67%	2018
Riverfront Plaza	Richmond, VA	$50.0M	4.6%	5.07%	2018
Wyvernwood Garden Apartments	not yet reported	$50.0M	4.6%	3.67%	2018
Riverfront Plaza	Richmond, VA	$50.0M	4.6%	5.07%	2018
Riverwalk Buildings	Lawrence, MA	$45.0M	4.2%	5.18%	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	20 of 20
Classes with a current rating in the dataset	13 of 20
Net rating change since issuance	+0.42 notches (balance-weighted)
Delinquency threshold crossed	May 2020
First downgrade	August 2021

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.