← Benchmark 2021-B28 Mortgage Trust · Loan annex · CMBS market
- Deal
- Benchmark 2021-B28 Mortgage Trust
- Current balance
- $5.1M (September 2026)
- Share of deal
- 0.4%
- Status
- 90+ days delinquent
- DSCR (latest)
- 0.00
- Occupancy (latest)
- not yet reported
- Scheduled maturity
- 2031-08-06
Property and terms
| Property | 2679 Redondo |
| Address | 2679 Redondo Avenue; Long Beach, CA 90806 |
| Property type | Office |
| Units, beds or keys | not yet reported |
| Net rentable square feet | 13,000 |
| Year built | 1960 |
| Year last renovated | not yet reported |
| Original balance | $5.1M |
| Current balance | $5.1M (September 2026) |
| Share of deal balance | 0.4% |
| Interest rate at origination | 3.75% |
| Current interest rate | 3.75% |
| Origination date | 07-20-2021 |
| Original term | 120 months |
| Amortization term | 360 months |
| Interest-only period | 60 months |
| Scheduled maturity | 2031-08-06 |
| Prepayment lockout end | 05-05-2031 |
| Yield maintenance end | not yet reported |
| Servicer | Midland Loan Services |
| Loan servicer | not yet reported |
| Originator | Citi Real Estate Funding Inc. |
| Current status | 90+ days delinquent |
| Specially serviced now | Yes |
| Defeased | No |
Valuation
| Basis | Amount | Date | Source (as filed) |
|---|---|---|---|
| At securitization | $8.8M | 05-21-2021 | MAI |
| Most recent reported | $4.0M | 2025-10-01 | MAI |
Change from securitization to the most recent reported valuation: -54.6%.
Monthly history
| Month | Balance | Status | Rate | DSCR (NCF) | DSCR (NOI) | Occupancy | Advances | Financial period end | Revenue | Expenses | NOI | NCF |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| August 2021 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| September 2021 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| October 2021 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| November 2021 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| December 2021 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| January 2022 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| February 2022 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| March 2022 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| April 2022 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| May 2022 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| June 2022 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| July 2022 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| August 2022 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| September 2022 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| October 2022 | $5.1M | Current | 3.75% | 1.87 | 1.97 | 100% | $0 | 06-30-2022 | $481,571 | $100,198 | $381,373 | $361,760 |
| November 2022 | $5.1M | Current | 3.75% | 1.87 | 1.97 | 100% | $0 | 06-30-2022 | $481,571 | $100,198 | $381,373 | $361,760 |
| December 2022 | $5.1M | Current | 3.75% | 1.87 | 1.97 | 100% | $0 | 06-30-2022 | $481,571 | $100,198 | $381,373 | $361,760 |
| January 2023 | $5.1M | Current | 3.75% | 1.87 | 1.97 | 100% | $0 | 06-30-2022 | $481,571 | $100,198 | $381,373 | $361,760 |
| February 2023 | $5.1M | Current | 3.75% | 1.87 | 1.97 | 100% | $0 | 06-30-2022 | $481,571 | $100,198 | $381,373 | $361,760 |
| March 2023 | $5.1M | Current | 3.75% | 2.26 | 2.36 | 100% | $0 | 09-30-2022 | $561,046 | $102,791 | $458,255 | $438,642 |
| April 2023 | $5.1M | Current | 3.75% | 2.27 | 2.37 | 100% | $0 | 12-31-2022 | $562,627 | $102,854 | $459,773 | $440,160 |
| May 2023 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| June 2023 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| July 2023 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| August 2023 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| September 2023 | $5.1M | Current | 3.75% | 2.36 | 2.46 | 100% | $0 | 06-30-2023 | $573,558 | $96,594 | $476,964 | $457,351 |
| October 2023 | $5.1M | Current | 3.75% | 2.36 | 2.46 | 100% | $0 | 06-30-2023 | $573,558 | $96,594 | $476,964 | $457,351 |
| November 2023 | $5.1M | Current | 3.75% | 2.36 | 2.46 | 100% | $0 | 06-30-2023 | $573,558 | $96,594 | $476,964 | $457,351 |
| December 2023 | $5.1M | Current | 3.75% | 2.36 | 2.46 | 100% | $0 | 06-30-2023 | $573,558 | $96,594 | $476,964 | $457,351 |
| January 2024 | $5.1M | Current | 3.75% | 2.36 | 2.46 | 100% | $0 | 06-30-2023 | $573,558 | $96,594 | $476,964 | $457,351 |
| March 2024 | $5.1M | Current | 3.75% | 2.36 | 2.46 | 100% | $0 | 06-30-2023 | $573,558 | $96,594 | $476,964 | $457,351 |
| April 2024 | $5.1M | Current | 3.75% | 2.38 | 2.49 | 100% | $0 | 12-31-2023 | $574,958 | $92,872 | $482,086 | $462,473 |
| May 2024 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| June 2024 | $5.1M | Matured balloon, non-performing | 3.75% | not yet reported | not yet reported | not yet reported | $16,458 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| July 2024 | $5.1M | Matured balloon, non-performing | 3.75% | not yet reported | not yet reported | not yet reported | $15,927 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| August 2024 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| September 2024 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| October 2024 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| November 2024 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| December 2024 | $5.1M | Current | 3.75% | not yet reported | not yet reported | not yet reported | $0 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| January 2025 | $5.1M | Matured balloon, non-performing | 3.75% | 2.40 | 2.50 | 100% | $16,458 | 09-30-2024 | $586,574 | $102,290 | $484,283 | $464,670 |
| February 2025 | $5.1M | 30-59 days delinquent | 3.75% | 2.40 | 2.50 | 100% | $32,916 | 09-30-2024 | $586,574 | $102,290 | $484,283 | $464,670 |
| March 2025 | $5.1M | 60-89 days delinquent | 3.75% | 2.40 | 2.50 | 100% | $47,781 | 09-30-2024 | $586,574 | $102,290 | $484,283 | $464,670 |
| April 2025 | $5.1M | 90+ days delinquent | 3.75% | 2.40 | 2.50 | 100% | $64,238 | 12-31-2024 | $588,143 | $103,199 | $484,944 | $465,331 |
| May 2025 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $80,165 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| June 2025 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $96,623 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| July 2025 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $108,568 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| August 2025 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $120,912 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| September 2025 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $133,255 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| October 2025 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $145,200 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| November 2025 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $145,200 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| December 2025 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $145,200 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| January 2026 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $145,200 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| February 2026 | $5.1M | 90+ days delinquent | 3.75% | 0.00 | 0.00 | not yet reported | $145,200 | 09-30-2025 | $22,201 | $20,421 | $1,780 | $1,780 |
| March 2026 | $5.1M | 90+ days delinquent | 3.75% | 0.00 | 0.00 | not yet reported | $24,288 | 09-30-2025 | $22,201 | $20,421 | $1,780 | $1,780 |
| April 2026 | $5.1M | 90+ days delinquent | 3.75% | 0.18 | 0.18 | not yet reported | $24,288 | 12-31-2025 | $74,930 | $24,525 | $50,405 | $50,405 |
| May 2026 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $24,288 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| June 2026 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $24,288 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| July 2026 | $5.1M | 90+ days delinquent | 3.75% | not yet reported | not yet reported | not yet reported | $24,288 | not yet reported | not yet reported | not yet reported | not yet reported | not yet reported |
| August 2026 | $5.1M | 90+ days delinquent | 3.75% | 0.00 | 0.00 | not yet reported | $24,288 | 06-30-2026 | $74,930 | $64,824 | $10,106 | $-9,507 |
| September 2026 | $5.1M | 90+ days delinquent | 3.75% | 0.00 | 0.00 | not yet reported | $24,288 | 06-30-2026 | $74,930 | $64,824 | $10,106 | $-9,507 |
Revenue, expenses, net operating income (NOI) and net cash flow (NCF) are the most recent financials reported as of each month, for the financial period ending on the date shown. DSCR is debt service coverage on the net cash flow and net operating income bases as reported.
Status timeline
| Date | Event |
|---|---|
| February 2025 | First reported 30 or more days delinquent |
| 2025-03-10 | Transferred to the special servicer |
Also filed in other trusts
Loans are sometimes split across trusts (pari passu), and each trust files the loan at its whole-loan amount. A loan with the same property name and origination date is filed in: Benchmark 2022-B32 Mortgage Trust; Benchmark 2022-B36 Mortgage Trust.
Sources: SEC Form ABS-EE asset-level reports for the deal. Definitions are in the methods note on the market page.