Commercial Real Estate Credit —
Albuquerque, NM
The state of disclosed CRE credit in this market · NM
The read
$330M of CMBS across 28 loans. Distress is rising in the filed record — 7.3% as of 2026-07. The heaviest maturity load lands in 2030 ($90M, 27% of the book). 4 on-the-ground distress events in the past year (51 jobs).
Overview
CMBS
Submarkets
Local Banks
Jobs & Demand
On The Ground
Loading map…
The CMBS properties our stress model flags here, plus recent store closures and layoffs. Stressed is a wider net than distressed — the distressed figure above counts only loans already in special servicing or 60+ days delinquent, while these dots also include performing loans facing maturity or coverage pressure. Property dots sit at the center of their ZIP code, not the building — they show where stress concentrates, not which asset. Closures and layoffs are pinned to address where we have it. Open any dot to the building and the loan behind it →
In Albuquerque, a Small CMBS Book Where the Record Is Turning
Albuquerque carries $330M of CMBS across 28 loans — a modest book by national standards, and one where the filed distress record has been rising, reaching 7.3% as of July 2026. That is a small pool, so the direction matters more than the level: the servicer-declared rate is climbing off a thin base rather than sitting on a large stock of troubled paper. Median DSCR across the book stands at 1.74, and the metro's unemployment rate was 5.5% in July 2026, up 0.6 percentage point over the year.
The near-term calendar is manageable, but the weight sits later. The heaviest maturity load lands in 2030, when $90M — 27% of the book — comes due. That concentration is the single figure to watch here; it clusters the metro's refinancing exposure into one year rather than spreading it evenly across the horizon.
Beyond the loan tape, the on-the-ground record shows four distress events over the past year — three store closures and one layoff notice touching 51 jobs. For a book this size, that is a limited footprint, but paired with a filed distress rate that is moving up, it is the kind of signal a desk watches rather than dismisses.
CMBS Distressed UPB
$26M / 7.9%
in special servicing or 60+ days delinquent
CMBS Maturing ≤ 24mo
$71M
Local Banks (stressed)
0 / 2
Bank Early-Warning
0 flagged
Store Closures (1y)
3
Layoff Notices (1y)
1 / 51 jobs
0.02% of metro employment
CMBS Loans / UPB
28 / $330M
Unemployment · Jul 2026
5.5%
+0.6pp yr
How much CRE distress is there in Albuquerque, NM right now?
For Albuquerque, NM, the distress picture is quiet across the board. None of the four independent feeds register as elevated: store closures sit at 0.31 per 100k jobs, WARN layoff notices at 0.01% of employment, bank CRE over the noncurrent line at a 7.55% rate, and securitized loans in special servicing at a 7.32% rate (a floor, since only 50.0% of special-servicing rows here carry a balance). All six pairwise comparisons between these feeds agree on a quiet reading, with zero disagreement and zero elevated signals. The bank CRE reading is allocated by branch deposits—only 13.6% of the dollars sit at lenders that need no allocation—and the CMBS rate is a floor, but both are measured and neither is elevated. Overall, Albuquerque shows no notable CRE stress across retail closures, WARN notices, bank balance sheets, or securitized lending.
The figures behind this answer
| Signal | Level | Rate | Rank by count | Rank by rate | Reading |
|---|---|---|---|---|---|
| store closures store closures per 100,000 jobs |
1 closures | 0.31 per 100k jobs | 258 of 392 | 303 of 392 | quiet trailing 365 days to today
|
| layoff notices (WARN) workers on layoff notices as a share of the metro's employment |
1 notices | 0.01% | 212 of 386 | 228 of 386 | quiet trailing 365 days to today
|
| bank CRE at lenders over the noncurrent line share of the CRE lent into this metro that sits at a lender over the blended-noncurrent line |
$338.3mm | 7.55% | 84 of 393 | 103 of 393 | quiet
allocated 2026-03-31
|
| securitized loans in special servicing share of the securitized balance read here that is in special servicing |
4 loan records | 7.32% | 42 of 335 | 59 of 335 | quiet
floor 2026-07-29
|
6 pairs compared
0 both elevated
6 both quiet
0 disagreeing
0 unreadable — a side is blind
0 of four legs elevated
one metro, four independent feeds, each on its own denominator
{'coverage': "114 of 441 metros have at least one blind leg and 48 are blind on all four. Those 48 are the same metros the board's map cannot place and the metro resolver cannot name: one ZIP-to-CBSA crosswalk boundary, showing up three ways.", 'a_count_ranks_by_size': 'Elevation is computed on the COUNT, over a flat threshold, which is a size filter. New York is 2nd of 392 by store closures and 264th of the same 392 by closures per job — both true, and which one you lead with decides what the reader believes. Every leg carries both ranks over ONE population; quote the rate beside the count.', 'disagreement_is_not_severity': 'Where two legs disagree, that is usually a fact about WHICH mechanism is running, not an error in either feed and not a worse metro. The six pairs read different populations, and each note is a STRUCTURAL prior about those populations — nothing here measures a lead or a lag between two legs, so never report one as timing.', 'a_blind_leg_is_not_a_quiet_one': "A leg with no denominator, or whose numerator cannot be measured, reads LOW and means nothing. Each leg publishes a measurement state (allocated, floor, measured, no denominator, no rate, not measurable) for that reason. Never report a blind leg as 'no distress'."}
{'leg': 'closures', 'unit': 'jobs', 'as_of': 'trailing 365 days to today', 'value': 324648, 'measures': 'store closures', 'available': True, 'as_of_kind': 'window', 'what_it_is': "all metro jobs, QCEW annual average — a SIZE normaliser, not a matched population: the feed spans retail, food service and pharmacy and no single QCEW sector covers it. The MATCHED read sits beside it as this leg's second reading"}
{'leg': 'warn', 'unit': 'employed', 'as_of': 'trailing 365 days to today', 'value': 428846, 'measures': 'layoff notices (WARN)', 'available': True, 'as_of_kind': 'window', 'what_it_is': 'employed persons, BLS LAUS, not seasonally adjusted'}
{'leg': 'bank', 'unit': '$mm', 'as_of': '2026-03-31', 'value': 4483.5, 'measures': 'bank CRE at lenders over the noncurrent line', 'available': True, 'as_of_kind': 'stamp', 'what_it_is': 'bank CRE allocated to this metro by branch deposits'}
{'leg': 'cmbs', 'unit': '$mm', 'as_of': '2026-07-29', 'value': 355.0, 'measures': 'securitized loans in special servicing', 'available': True, 'as_of_kind': 'stamp', 'what_it_is': "current balance on the non-pari-passu rows of this tape — the trust's slice, not the whole loan, on both sides of the ratio"}
Written from the figures above · CBSA 10740 · stress_metro · last changed 28 Aug 2026
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Which distress signals are elevated in Albuquerque, NM, and which cannot be read?
In Albuquerque, NM, the elevated distress signal is measured by the CMBS special servicing rate: the special servicing UPB stands at $26.0mm, representing 7.3% of the metro's CMBS UPB, with 4 loans in special servicing. The dollar figure is a floor, since 50% of those 4 rows carry no balance. Bank CRE distress is also present: $338.3mm of distressed-lender CRE is on record, while 13.6% of bank CRE allocations (a $4.48bn book) sit in the 90th percentile of at-risk exposure, with 8.0% of that book flagged as at-risk at the p90 threshold.
Readings that cannot be obtained: the number of distressed banks is unavailable (zero reported), store closures and WARN notices are each limited to 1 over the past year, and bank asset totals for distressed lenders are zero—so no meaningful bank-level stress is observable. The overall phase is "watch," not convergence, and the materiality is "modest" given the thin, non-ground-heavy signals.
The figures behind this answer
- CMBS in special servicing
- $26.0mm
- … as a share of this metro's CMBS balance
- 7.3%
- Bank CRE lent into this metro
- $4.48bn
- … at risk at the 90th percentile
- 8.0%
- CRE at lenders over the noncurrent line
- $338.3mm
- Assets at those lenders
- $0.00bn
- … share needing no branch-deposit allocation
- 13.6%
- Legs agreeing
- 0
- Phase
- watch
- CMBS loans in special servicing
- 4
- Distressed banks
- 0
- Store closures (past year)
- 1
- WARN notices (past year)
- 1
an isolated signal, not a convergence
tens of millions of distressed CRE exposure; measured over 50.0% of this metro's 4 special-servicing rows — the rest carry no balance, so the dollar figure is a FLOOR
signals are present but neither credit-material nor ground-heavy
Written from the figures above · CBSA 10740 · geo_metro_signals · last changed 27 Aug 2026
· Ask your own question →
Jobs & Demand — the labor market under the collateralWatch it change →
Every other zone on this page reads the credit — what the loan is doing.
This one reads the demand underneath it. Office jobs pay office rent;
office rent services the office loan. When the jobs go, the DSCR follows — but not for another year or two.
That lag is the whole point of looking here.
Unemployment · Jul 2026
5.5%
+0.6pp yr
Last 24 months
3.4%5.5%
Monthly metro unemployment (BLS LAUS) — the freshest labor signal there is,
about six weeks behind. Read the direction, not the level: a 4% metro that is rising and a 6% metro that is
falling are not telling you the same thing.
Jobs by CRE-relevant sector · 2024
Annual employment by sector (BLS QCEW, 2024; 324,648 jobs in the metro).
QCEW lags — it is the structural read, not the current one, and we pair it with the monthly unemployment above on purpose.
Office-using sums five supersectors; where BLS withholds any one of them for
disclosure, we show nothing rather than a number we know is too low — so a missing sector here means
“suppressed at the source,” not “zero.”
Sector Heat — CMBS distress rate by property type (metro vs national)See the loans behind the bar →
This metro's CMBS runs 7.9% distressed where its own property mix predicts 5.6% — $8M more than this book would carry at the rate each property type runs elsewhere in the country, dollar-weighted and excluding this metro. The gap is measured; the cause is not.
No CMBS sector data for this metro.
Elimination — does the gap survive a control?
Each row re-prices this metro's book on a finer cell — its own property types, then those types split by loan size, then by vintage — always at the rate that cell runs elsewhere in the country, dollar-weighted. A gap that shrinks toward zero is explained by the control; one that stays has ruled it out. What is measured is what survives, not a cause.
property mix alone
+2.3pp
… and loan size held fixed
+3.3pp
the gap is still there with loan size held fixed too
… and vintage held fixed
+1.6pp
the gap is still there with vintage held fixed too
The largest single contributor is Hospitality: 6 loans, $111M, running 15.9% where the same type runs 6.0% elsewhere — worth 3.3pp of this metro's own rate.
Maturity Wall — CMBS coming due by year, distress within eachSee what’s maturing →
$71M — 22% of the metro's balance — matures within two years; the red slice of each bar is already distressed.
Distress Trend — is this market turning?Track it quarter by quarter →
Realized distress is RISING — 7.3% now (2026-07), +7.3pp over the year.
Same definition as the cards above — distressed means in special servicing or 60+ days delinquent, dollar-weighted — on a different clock. The cards are today’s tape; this is the disclosed history panel, quarter by quarter, so you can read direction rather than level. Trusts file monthly, so a quarter is usually well covered within weeks of opening and the newest one shown is normally the current one; it is withheld only when its filed book falls below 60% of recent quarters.
Share of the metro’s CMBS in special servicing or 60+ days delinquent, by quarter — a firmer, backward-looking read. A loan under 1.0x DSCR that is still paying is not counted here.
Submarket Heat — where in the metro the distress sitsOpen the submarket →
The top three submarkets hold $192M of the metro's $330M; each bar's colored share is its distress rate.
Bank Door — what the local bank sector could absorbSee it on every loan’s exit read →
$71M of CMBS matures here within two years.
The 9 regional and local banks that gather deposits here could write roughly
$105M more CRE before the 300% supervisory line, so the maturing balance is
0.68× that room.
The median metro sits at 0.12×.
Regional Bank Room
$105M
After Committed Draws
$64M / −39%
Maturing ÷ Room
0.68×
Banks In Footprint
9 / 2 at the line
The room above is already part-sold. Construction lending is a promise drawn
down over two or three years, and the undrawn part is an obligation the bank cannot decline while the borrower performs
— every one of those dollars lands in the same CRE book the 300% line governs. These banks
have $44M of construction committed and not yet
advanced, of which $41M
comes out of the room above, leaving $64M,
with 3 banks
whose entire remaining room is spoken for.
A bank with no room contributes zero here, never a negative one — capacity does not net
across balance sheets — so $3M of what has
been promised is not deducted at all, because there is nothing left to deduct it from. On today’s
capital that is funding already contracted which would cross the line as it draws.
SR 06-26 draws a second line at 100% of capital for construction and land:
2 of 9
are past it on drawn balances alone, and
1 more cross it
once their own commitments fund.
Counted — 9 regional & local CRE lenders
| Bank | Deposit share | CRE / Capital* | Room contributed | Noncurrent CRE |
|---|---|---|---|---|
| Century Bank NM | 26.0% | 161% total 227%
|
🔒 | 2.51% |
| Capra Bank IA | 20.5% | 180% total 233%
|
🔒 | 0.00% |
| Southwest Capital Bank NM | 32.4% | 232% total 356%
|
🔒 | 0.00% |
| First American Bank NM | 3.7% | 253% total 316%
|
🔒 | 0.52% |
| First National Bank Texas TX | 0.7% | 206% total 240%
|
🔒 | 0.07% |
| Western Commerce Bank NM | 3.0% | 224% total 272%
|
🔒 | 1.25% |
| First New Mexico Bank Of Silver City NM | 2.0% | 254% total 274%
|
🔒 | 0.07% |
| United Business Bank CA | 9.9% | 402% total 555%
|
🔒 | 0.48% |
| Citizens Bank Of Las Cruces NM | 0.6% | 372% total 439%
|
🔒 | 0.57% |
Not counted — 16 banks with deposits here
These hold deposits in this metro but are left out of the capacity above, because for them deposit location stops indicating where they lend — or they do not lend CRE at all. Real money that could refinance here is deliberately not counted.
no CRE book — CRE under 100% of capital — not a CRE lender
Bank Of America, National Association NC · Wells Fargo Bank, National Association SD · U.s. Bank National Association OH · Bmo Bank National Association IL · Pnc Bank, National Association DE · Jpmorgan Chase Bank, National Association OH · First-Citizens Bank & Trust Company NC · Tbk Bank, Ssb TX · First American Trust, Fsb CA
national — operates in more than 5 states, so deposits stop indicating where it lends
Bokf, National Association OK · Umb Bank, National Association MO · Enterprise Bank & Trust MO · Sunflower Bank, National Association TX · Nbh Bank CO · Wafd Bank WA
booked here — books nearly all deposits to one branch — a charter address, not a footprint
Main Bank NM
* Two ratios, two perimeters.
The large figure is supervisory CRE over total risk-based capital —
construction, multifamily and non-owner-occupied nonfarm nonresidential. That is the book SR 06-26 draws its
300% line against, and it is what the red coloring and the room contributed are both measured on.
Total beneath it adds owner-occupied CRE — lending to a business on
its own premises — which the guidance deliberately leaves out. A bank can sit well above 300% on total CRE and
still be inside the line, with real room to lend; both are shown so the gap is visible rather than surprising.
How to read this. It is not whether any particular loan can refinance — a borrower also reaches
national banks, life companies, agencies and debt funds. It is how much of this metro’s maturing volume the local
bank sector could absorb if it were the only door.
Banks are placed by deposit share (FDIC Summary of Deposits, June 2025) — a proxy for
where they lend, not a measurement; call reports carry no collateral geography. Room = 3× total risk-based capital less CRE held
(SR 06-26, the capital base the rule names — not book equity), from Q2 2026 call reports, apportioned by that share.
Committed construction comes from FFIEC Schedule RC-L as filed at 2026-06-30 —
the undrawn half of loans already written, which the balance sheet above does not show.
Banks in more than 5 states, single-branch bookers and banks that do not lend CRE are excluded —
313 banks holding $268.2B of national capacity not counted here.
Local Lenders — banks headquartered here, worst CRE noncurrent firstUnlock each bank’s early-warning flag →
| Bank | Total CRE | CRE / Capital* | Noncurrent CRE | Early Warning |
|---|---|---|---|---|
| Southwest Capital Bank | $194M | 232% total 356%
|
0.00% | 🔒 |
| Main Bank | $162M | 297% total 509%
|
0.00% | 🔒 |
* Two ratios, two perimeters.
The large figure is supervisory CRE over total risk-based capital —
construction, multifamily and non-owner-occupied nonfarm nonresidential. That is the book SR 06-26 draws its
300% line against, and it is what the red coloring and the room contributed are both measured on.
Total beneath it adds owner-occupied CRE — lending to a business on
its own premises — which the guidance deliberately leaves out. A bank can sit well above 300% on total CRE and
still be inside the line, with real room to lend; both are shown so the gap is visible rather than surprising.
Banks are matched to their HQ metro (a proxy for footprint). Noncurrent CRE = CRE-balance-weighted blend of multifamily / nonresidential / construction noncurrent (distress already arrived). Early Warning is a validated leading signal — the bank’s 30-89 early-delinquency rank among all CRE lenders this quarter, which has predicted ~2.3× forward CRE distress. Per-bank flags are on a plan.
On The Ground — recent closures, layoffs & CRE bankruptciesTie these events to loans →
4 local distress events in the past year (51 jobs) — store closures, layoffs, and commercial real estate bankruptcies near this metro's collateral.
2026-08-18
CLOSURE
Albuquerque
2026-08-17
CLOSURE
Albuquerque
2026-08-06
CLOSURE
Albuquerque
2026-04-27
LAYOFF
51 jobs · Albuquerque
2025-09-09
CLOSURE
Albuquerque
2025-07-24
LAYOFF
140 jobs · Albuquerque
2025-07-16
LAYOFF
227 jobs · Rio Rancho
2024-11-08
CLOSURE
Rio Rancho
2024-09-04
LAYOFF
175 jobs · Rio Rancho
2024-07-15
LAYOFF
130 jobs · Albuquerque
2024-01-16
LAYOFF
123 jobs · Albuquerque
2023-10-30
LAYOFF
641 jobs · Rio Rancho
2023-10-25
LAYOFF
16 jobs · Albuquerque
2023-10-02
LAYOFF
80 jobs · Albuquerque
2023-07-30
LAYOFF
118 jobs · Albuquerque
What has actually happened on the ground in Albuquerque, NM recently?
In the Albuquerque, NM metro over the past 365 days, on-the-ground distress has been minimal: there has been 0 CRE bankruptcy filing, 4 store closures, and 1 WARN notice affecting 51 jobs. The metro-wide reading on job losses is a floor, as notices that don't state a headcount are included but contribute 0, and the bankruptcy figure is a state-level proxy rather than a metro-native count.
The figures behind this answer
- Store closures
- 4
- WARN layoff notices
- 1
- Jobs on those notices
- 51
- CRE-related bankruptcies
- 0
- Window, in days
- 365
STATE PROXY — bankruptcy filings carry the filer's state, not the property's location, so this counts CRE-likely filings in the states this metro's collateral sits in. It is not a metro-native count.
affected_employees is nullable — notices that state no headcount are counted but contribute 0 jobs, so this is a floor.
Closures are matched ZIP -> CBSA and only APPROVED rows count (a pending, machine-extracted row is not yet a closure). This mirrors the Metro Pulse page, not the convergence board — the board applies neither filter and counts higher. Layoffs take the same ZIP -> CBSA and review treatment, and a WARN notice counts if it affects >= 10 people or does not state a headcount (a NULL is not 'fewer than 10').
Written from the figures above · CBSA 10740 · geo_events · last changed 30 Aug 2026
· Ask your own question →
What this page can’t do
Everything above is a snapshot — one market, as it stands today, and
it’s yours to read. What a snapshot can’t tell you is when it moves: which loan slipped a DSCR band
this month, which bank’s early-warning rank crossed into the top quartile, which submarket started turning
while the headline number still looked fine. Distress doesn’t announce itself on the day you happen to check.
This page
One metro · one moment · you come looking.
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Every metro · every month · it comes looking for you.
CMBS covers the securitized slice of CRE; bank, closure and layoff signals widen the view.
“No data” in a zone means we don’t observe it here, not that there is no stress.
Employment is BLS (QCEW annual, LAUS monthly) — public data, and the demand leg under all of it.
See the whole picture, not just the pulse.
Metro Pulse is the free, public read. The Verstavo platform goes loan‑by‑loan — stress
scores, maturity walls, special‑servicing transfers, bank CRE, and your own portfolio benchmarked
against the market.