← Benchmark 2023-B40 Mortgage Trust · Loan annex · CMBS market
- Deal
- Benchmark 2023-B40 Mortgage Trust
- Current balance
- $37.1M (September 2026)
- Share of deal
- 7.9%
- Status
- Current
- DSCR (latest)
- 1.23
- Occupancy (latest)
- 90%
- Scheduled maturity
- 2033-12-06
Property and terms
| Property | 645 North Michigan Ave |
| Address | 645 North Michigan Ave; Chicago, IL 60611 |
| Property type | Mixed use |
| Units, beds or keys | not yet reported |
| Net rentable square feet | 193,031 |
| Year built | 1962 |
| Year last renovated | 2022 |
| Original balance | $38.0M |
| Current balance | $37.1M (September 2026) |
| Share of deal balance | 7.9% |
| Interest rate at origination | 7.62% |
| Current interest rate | 7.62% |
| Origination date | 11-07-2023 |
| Original term | 120 months |
| Amortization term | 360 months |
| Interest-only period | not yet reported |
| Scheduled maturity | 2033-12-06 |
| Prepayment lockout end | 06-05-2033 |
| 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 | $95.0M | 08-23-2023 | MAI |
| Most recent reported | $95.0M | 2023-08-23 | MAI |
Change from securitization to the most recent reported valuation: 0.0%.
Largest tenants
| Tenant | Square feet | Lease expiration |
|---|---|---|
| NORTHWESTERN UNIVERSITY, COMMERCIAL | 51,637 | 04-30-2028 |
| NORTHWESTERN UNIVERSITY, | 37,658 | 03-31-2031 |
| S-FER INTERNATIONAL INC, BILL | 9,586 | 03-31-2032 |
The three largest tenants as reported in the latest asset-level record.
Monthly history
| Month | Balance | Status | Rate | DSCR (NCF) | DSCR (NOI) | Occupancy | Advances | Financial period end | Revenue | Expenses | NOI | NCF |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| December 2023 | $38.0M | Matured balloon, performing | 7.62% | 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 2024 | $38.0M | Current | 7.62% | 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 2024 | $38.0M | Current | 7.62% | 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 2024 | $37.9M | Current | 7.62% | 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 2024 | $37.9M | Current | 7.62% | 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 2024 | $37.9M | Current | 7.62% | 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 | $37.9M | Current | 7.62% | 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 2024 | $37.8M | Current | 7.62% | 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 2024 | $37.8M | Current | 7.62% | 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 | $37.8M | Current | 7.62% | 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 | $37.8M | Current | 7.62% | 1.20 | 1.31 | not yet reported | $0 | 06-30-2024 | $11.6M | $5.5M | $6.1M | $5.6M |
| November 2024 | $37.7M | Current | 7.62% | 1.20 | 1.31 | not yet reported | $0 | 06-30-2024 | $11.6M | $5.5M | $6.1M | $5.6M |
| December 2024 | $37.7M | Current | 7.62% | 1.20 | 1.31 | not yet reported | $0 | 06-30-2024 | $11.6M | $5.5M | $6.1M | $5.6M |
| January 2025 | $37.7M | Current | 7.62% | 1.20 | 1.31 | not yet reported | $0 | 06-30-2024 | $11.6M | $5.5M | $6.1M | $5.6M |
| February 2025 | $37.7M | Current | 7.62% | 1.20 | 1.31 | not yet reported | $0 | 06-30-2024 | $11.6M | $5.5M | $6.1M | $5.6M |
| March 2025 | $37.6M | Current | 7.62% | 1.20 | 1.31 | not yet reported | $0 | 06-30-2024 | $11.6M | $5.5M | $6.1M | $5.6M |
| April 2025 | $37.6M | Current | 7.62% | 1.20 | 1.31 | not yet reported | $0 | 06-30-2024 | $11.6M | $5.5M | $6.1M | $5.6M |
| May 2025 | $37.6M | Current | 7.62% | 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 2025 | $37.5M | Current | 7.62% | 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 2025 | $37.5M | Current | 7.62% | 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 2025 | $37.5M | Current | 7.62% | 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 2025 | $37.5M | Current | 7.62% | 0.75 | 0.85 | 84% | $0 | 03-31-2025 | $2.4M | $1.4M | $997,457 | $871,538 |
| October 2025 | $37.4M | Current | 7.62% | 0.75 | 0.85 | 84% | $0 | 03-31-2025 | $2.4M | $1.4M | $997,457 | $871,538 |
| November 2025 | $37.4M | Current | 7.62% | 0.75 | 0.85 | 84% | $0 | 03-31-2025 | $2.4M | $1.4M | $997,457 | $871,538 |
| December 2025 | $37.4M | Current | 7.62% | 0.75 | 0.85 | 84% | $0 | 03-31-2025 | $2.4M | $1.4M | $997,457 | $871,538 |
| January 2026 | $37.4M | Current | 7.62% | 0.75 | 0.85 | 84% | $0 | 03-31-2025 | $2.4M | $1.4M | $997,457 | $871,538 |
| February 2026 | $37.3M | Current | 7.62% | 1.21 | 1.32 | 90% | $0 | 09-30-2025 | $11.1M | $4.9M | $6.2M | $5.7M |
| March 2026 | $37.3M | Current | 7.62% | 1.21 | 1.32 | 90% | $0 | 09-30-2025 | $11.1M | $4.9M | $6.2M | $5.7M |
| April 2026 | $37.3M | Current | 7.62% | 1.21 | 1.32 | 90% | $0 | 09-30-2025 | $11.1M | $4.9M | $6.2M | $5.7M |
| May 2026 | $37.2M | Current | 7.62% | 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 2026 | $37.2M | Current | 7.62% | 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 2026 | $37.2M | Current | 7.62% | 1.23 | 1.34 | 90% | $0 | 03-31-2026 | $2.9M | $1.3M | $1.6M | $1.4M |
| August 2026 | $37.2M | Current | 7.62% | 1.23 | 1.34 | 90% | $0 | 03-31-2026 | $2.9M | $1.3M | $1.6M | $1.4M |
| September 2026 | $37.1M | Current | 7.62% | 1.23 | 1.34 | 90% | $0 | 03-31-2026 | $2.9M | $1.3M | $1.6M | $1.4M |
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.
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: BMO 2023-C7 Mortgage Trust.
Sources: SEC Form ABS-EE asset-level reports for the deal. Definitions are in the methods note on the market page.