Blackstone Mortgage Trust: Legacy Office Credit Drives New Impairments and Near-Term Earnings Pressure, Though Sector Rotation and Legacy Runoff Support the L-T Thesis

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Blackstone Mortgage Trust: Legacy Office Credit Drives New Impairments and Near-Term Earnings Pressure, Though Sector Rotation and Legacy Runoff Support the L-T Thesis

market following the pandemic. The asset

has secured over 500,000 square feet of leasing over the last 2.5 years, and the borrower

had invested incremental equity to fund leasing costs. The borrower defaulted in June.

Subsequent to quarter-end, BXMT substantially agreed terms on a restructure under

which the borrower intends to commit new capital at a reset basis in exchange for

additional term and a reduction of BXMT's loan balance, which is reflected in CECL

reserves as of quarter-end. Following the modification, the asset will have a seven-year

average remaining lease term with minimal near-term rollover. BXMT upgraded one loan

in the quarter, its largest watch list loan, after a credit-enhancing modification in which

the borrower invested significant new equity in exchange for a term extension and

slightly reduced economics. BXMT added three loans to the watch list, a Denver office

loan and a Hawaii hotel loan, both originated prior to 2023, and a Melbourne, Australia

multifamily loan secured by a high-quality new-build asset in a market with less than 2%

vacancy. The watch list ended the quarter at $2B, down from $2.5B last quarter, a 23%

reduction. The loan portfolio ended 2Q26 at $17B across 133 loans, and was 97%

performing, modestly down from 98% Q/Q. BXMT resolved one impaired Dallas

multifamily loan via foreclosure in June, booking $29M of realized losses.

• BXMT's REO portfolio ended 2Q26 at $1.47B across 14 assets, up Q/Q from $1.32B

across 13 assets. The increase reflects the foreclosure of the impaired Dallas multifamily

loan in June, which moved that asset into REO.