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Commercial Real Estate Credit —
Las Vegas-Henderson-North Las Vegas, NV
The state of disclosed CRE credit in this market · NV
The read
$6.4B of CMBS across 181 loans. The heaviest maturity load lands in 2029 ($2.0B, 31% of the book). Retail is the largest book ($2.2B, 0.0% distressed). Distress is flat in the filed record — 0.8% as of 2026-07. 7 on-the-ground distress events in the past year.
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 →
Las Vegas keeps its distress at bay, with the heavy lift still parked in 2029
Las Vegas carries $6.4 billion of CMBS across 181 loans, and by the servicer's own record the book is quiet: distress sits at 0.8% as of July 2026, and it has held flat. The two pillars of the metro's exposure are retail and hospitality, each a $2.2 billion book, and both show 0.0% distressed in the filed record — a contrast worth naming against national rates of 2.6% for retail and 6.2% for hospitality. Office is a smaller presence here at $0.8 billion, against an 11.1% national office distress rate, and the metro's median DSCR of 2.23 underscores how much cushion the performing book still carries.
The maturity wall is less a wall than a single tall year. The heaviest load lands in 2029 at $2.0 billion, 31% of the book and so far 0.0% distressed, with another $1.4 billion due in 2032. Only $1.4 billion comes due inside the next 24 months, so the refinancing test that matters most is still several years out rather than pressing on the desk now.
Beneath the quiet filed numbers, the ground is not silent. The metro logged 7 on-the-ground distress events over the past year, including six store closures — the kind of early signal that does not yet register in a servicer's delinquency tape. For now the paper read and the street read diverge, and credit teams watching Las Vegas should hold both in view.
Written 2026-10-27
CMBS Distressed UPB
$49M / 0.8%
in special servicing or 60+ days delinquent
CMBS Maturing ≤ 24mo
$1.4B
Banks HQ’d Here (stressed)
1 / 10
Bank Early-Warning
2 flagged
Store Closures (1y)
6
Layoff Notices (1y)
1 / 0 jobs
CMBS Loans / UPB
181 / $6.4B
Unemployment · Aug 2026
4.8%
-0.9pp yr
Office-Using Jobs · 2024
214,742
+2.7% yr
How much CRE distress is there in Las Vegas-Henderson-North Las Vegas, NV right now?
In Las Vegas-Henderson-North Las Vegas, NV, the bank CRE at lenders over the noncurrent line stands at $2.35bn, or 19.16%, and store closures total 6 closures at 0.59 per 100k jobs, elevated on the count but below the median of its own rate ranking, while securitized loans in special servicing come to 3 loan records at 0.71%; legs that cannot be read is layoff notices (WARN), which is not measurable here, and legs elevated out of four is 2, with pairs with both legs elevated at 1, pairs where the legs disagree at 2, pairs with both legs quiet at 0, pairs that cannot be read because a leg is blind at 3, and pairs of legs compared at 6.
The figures behind this answer
| Signal | Level | Rate | Rank by count | Rank by rate | Reading |
|---|---|---|---|---|---|
| store closures store closures per 100,000 jobs |
6 closures | 0.59 per 100k jobs | 76 of 392 | 324 of 392 | elevated trailing 365 days to today
|
| layoff notices (WARN) workers on layoff notices as a share of the metro's employment |
1 notices | — | — | — | cannot be read
not measurable 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 |
$2.35bn | 19.16% | 23 of 393 | 22 of 393 | elevated
allocated 2026-06-30
|
| securitized loans in special servicing share of the securitized balance read here that is in special servicing |
3 loan records | 0.71% | 52 of 335 | 101 of 335 | quiet 2026-09-29
|
6 pairs compared
1 both elevated
0 both quiet
2 disagreeing
3 unreadable — a side is blind
2 of four legs elevated
blind: layoff notices (WARN)
one metro, four independent feeds, each on its own denominator
124 of 447 metros have at least one blind leg and 54 are blind on all four. Those 54 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.
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.
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.
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.
elevated by size, not by rate — store closures clear a flat count threshold while sitting below the median of their own rate ranking. Any reading that leans on them is a statement about how big this metro is.
a blind leg is not a quiet one — layoff notices (WARN) cannot be read here. Their low numbers are an absence of MEASUREMENT.
Store closures: divided by 1,008,580 jobs
— 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 (trailing 365 days to today).
Layoff notices (WARN): divided by 1,169,598 employed
— employed persons, BLS LAUS, not seasonally adjusted (trailing 365 days to today).
Bank CRE at lenders over the noncurrent line: divided by $12,279.0 mm
— bank CRE allocated to this metro by branch deposits (2026-06-30).
Securitized loans in special servicing: divided by $6,382.0 mm
— 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 (2026-09-29).
Written from the figures above · CBSA 29820 · stress_metro · last changed 01 Nov 2026
· Ask your own question →
Which distress signals are elevated in Las Vegas-Henderson-North Las Vegas, NV, and which cannot be read?
In Las Vegas-Henderson-North Las Vegas, NV, the elevated distress signals are bank CRE at lenders over the noncurrent line, at $2.35bn, and store closures, with 6 recorded over the past year; for context, bank CRE lent into this metro stands at $12.28bn and assets at those lenders at $1.40bn. The CMBS side reads far milder, with CMBS in special servicing at $45.0mm, equal to 0.7% of this metro's CMBS balance, while bank CRE at risk at the 90th percentile is 2.5% and the share of bank CRE needing no branch-deposit allocation is 22.4%. No reading is available for the count of CMBS loans in special servicing or for WARN notices beyond the one notice implied by the figures provided.
The figures behind this answer
- CMBS in special servicing
- $45.0mm
- … as a share of this metro's CMBS balance
- 0.7%
- Bank CRE lent into this metro
- $12.28bn
- … at risk at the 90th percentile
- 2.5%
- CRE at lenders over the noncurrent line
- $2.35bn
- Assets at those lenders
- $1.40bn
- … share needing no branch-deposit allocation
- 22.4%
- Signals reading elevated
- bank CRE over the noncurrent line, store closures
- Legs agreeing
- 2
- Phase
- peak
- CMBS loans in special servicing
- 3
- Distressed banks
- 1
- Store closures (past year)
- 6
- WARN notices (past year)
- 1
leading (real-economy) and realized (credit) signals are firing together
tens of millions of distressed CRE exposure
credit distress AND ground-level distress, with real dollars behind the credit side
Written from the figures above · CBSA 29820 · geo_metro_signals · last changed 01 Nov 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 · Aug 2026
4.8%
-0.9pp yr
Last 24 months
4.8%5.9%
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; 1,008,580 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 0.8% distressed where its own property mix predicts 5.3% — $291M less 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. 0 of 5 property types here run a higher distress rate than the national average for that type (the tick on each bar).
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
-4.5pp
… and loan size held fixed
-5.9pp
the gap is still there with loan size held fixed too
… and vintage held fixed
-4.3pp
the gap is still there with vintage held fixed too
The largest single contributor is Hospitality: 10 loans, $2.2B, running 0.0% where the same type runs 6.7% elsewhere — worth 2.3pp of this metro's own rate.
Maturity Wall — CMBS coming due by year, distress within eachSee what’s maturing →
$1.4B — 21% 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 FLAT — 0.8% now (2026-07), -0.4pp 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 $5.2B of the metro's $6.4B; 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 →
$1.4B of CMBS matures here within two years.
The 9 regional and local banks that gather deposits here could write roughly
$96M more CRE before the 300% supervisory line, so the maturing balance is
14.14× that room.
The median metro sits at 0.13×.
Regional Bank Room
$96M
After Committed Draws
$78M / −19%
Maturing ÷ Room
14.14×
Banks In Footprint
9 / 3 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 $75M of construction committed and not yet
advanced, of which $19M
comes out of the room above, leaving $78M,
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 $56M 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 07-1 draws a second line at 100% of capital for construction and land:
1 more cross it
once their own commitments fund.
Counted — 9 regional & local CRE lenders
| Bank | Deposit share | CRE / Capital* | Room contributed | Noncurrent CRE |
|---|---|---|---|---|
| Genubank NV | 100.0% | 129% total 232%
|
🔒 | 1.18% |
| American First National Bank TX | 8.9% | 258% total 487%
|
🔒 | 0.40% |
| Valley Bank Of Nevada NV | 100.0% | 267% total 425%
|
🔒 | 0.00% |
| Nevada Bank And Trust Company NV | 9.4% | 102% total 152%
|
🔒 | 0.00% |
| Open Bank CA | 2.5% | 255% total 458%
|
🔒 | 3.02% |
| Town & Country Bank NV | 100.0% | 405% total 474%
|
🔒 | 0.00% |
| Gbank NV | 100.0% | 487% total 534%
|
🔒 | 4.75% |
| United Business Bank CA | 0.8% | 402% total 555%
|
🔒 | 0.48% |
| Wilmington Savings Fund Society, Fsb DE | 0.0% | 225% total 301%
|
🔒 | 0.68% |
Not counted — 31 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 National Bank West NV · Toyota Financial Savings Bank NV · Beal Bank Usa NV · Wells Fargo Bank, National Association SD · Jpmorgan Chase Bank, National Association OH · Credit One Bank, National Association NV · U.s. Bank National Association OH · Citibank, National Association SD · The Northern Trust Company IL · Bmo Bank National Association IL · First-Citizens Bank & Trust Company NC · First American Trust, Fsb CA · Bny Mellon, National Association PA · Wilmington Trust, National Association DE
national — operates in more than 5 states, so deposits stop indicating where it lends
Zions Bancorporation, N.a. UT · Western Alliance Bank AZ · City National Bank CA · East West Bank CA · Midfirst Bank OK · First Savings Bank SD · Armed Forces Bank, National Association KS · Royal Business Bank CA · Enterprise Bank & Trust MO · Sunflower Bank, National Association TX · Cathay Bank CA · Columbia Bank OR · Wafd Bank WA
booked here — books nearly all deposits to one branch — a charter address, not a footprint
* 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 07-1 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 2026) — 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 07-1, 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 —
315 banks holding $263.8B 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 |
|---|---|---|---|---|
| Gbank | $1.0B | 487% total 534%
|
4.75% | 🔒 |
| Beal Bank Usa | $1.7B | 64% total 65%
|
1.23% | 🔒 |
| Genubank | $85M | 129% total 232%
|
1.18% | 🔒 |
| Lexicon Bank | $166M | 161% total 353%
|
0.84% | 🔒 |
| First Security Bank Of Nevada | $182M | 178% total 233%
|
0.73% | 🔒 |
| Toyota Financial Savings Bank | $1.0B | 53% total 53%
|
0.00% | 🔒 |
| Town & Country Bank | $153M | 405% total 474%
|
0.00% | 🔒 |
| Valley Bank Of Nevada | $113M | 267% total 425%
|
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 07-1 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.
Do the banks lending in Las Vegas-Henderson-North Las Vegas, NV have the capacity to refinance its maturing CRE?
Las Vegas-Henderson-North Las Vegas, NV screens as tight, but the reading is largely an exclusion artifact rather than evidence of scarcity: 16 banks are excluded from the calculation against 9 qualifying local banks, so much of the metro's credit is simply invisible here. CMBS maturing in the window is $1.36bn across 57 loans against total CMBS balance here of $6.38bn, while local bank room before committed draws is $96.2mm and $77.7mm after those draws, giving a wall-to-room ratio of 17.52 (14.14 before committed draws) and a rank of 10 out of 275. On capacity to refinance, the honest answer is that the visible room is small next to the wall, but with more banks excluded than qualifying the true capacity is unavailable from this read.
The figures behind this answer
- CMBS maturing in the window
- $1.36bn
- … across this many loans
- 57
- Local bank room, before committed draws
- $96.2mm
- Committed construction draws
- $74.7mm
- Local bank room, after those draws
- $77.7mm
- Wall-to-room ratio
- 17.52
- Rank, most strained
- 10
- … out of this many metros ranked
- 275
- … before committed draws
- 14.14
- Population ranked against
- CMBS maturing within 24 months against regional/community bank room in this metro
- Qualifying local banks
- 9
- … excluded from the calculation
- 16
- Distressed share of this metro's CMBS
- 0.8%
- Total CMBS balance here
- $6.38bn
- Capacity band
- tight
Compared against a median wall-to-room ratio of
0.24 across the ranked metros.
17.52 is ABOVE the median of 0.24, so this metro is MORE strained than the typical ranked metro
10 of 275, counting from the MOST strained — a LOWER rank number means MORE strain
Room is what regional and community banks could still write before the SR 06-26 concentration line, after deducting construction draws already committed. Deposit footprint is a proxy for lending footprint, not a measurement of it.
The most extreme ratios belong to the smallest metros.
The wall is the CMBS balance maturing within 24 months — the maturing debt this platform can see, not the metro's whole maturity load. Every ratio is an upper bound on how much of it local banks would have to absorb.
A high ratio is as often an exclusion artifact as a credit event. Banks whose deposits do not indicate where they lend (nationals, card and charter banks) are excluded from the room, so a metro served mainly by those reads strained while its credit is simply invisible here.
exclusion, not scarcity — More banks are excluded here (16) than qualify (9). This metro's ratio is an artifact of who this read can see, not evidence that credit is scarce.
Written from the figures above · CBSA 29820 · capacity_metro · last changed 30 Oct 2026
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On The Ground — recent closures, layoffs & CRE bankruptciesTie these events to loans →
7 local distress events in the past year — store closures, layoffs, and commercial real estate bankruptcies near this metro's collateral.
2026-09-04
CLOSURE
Las Vegas
2026-08-31
LAYOFF
Las Vegas
2026-05-31
CLOSURE
Las Vegas
2026-03-31
CLOSURE
Las Vegas
2026-03-31
CLOSURE
Las Vegas
2026-03-18
CLOSURE
Las Vegas
2026-03-12
CLOSURE
Las Vegas
2024-10-31
CLOSURE
Las Vegas
2024-10-31
CLOSURE
Las Vegas
2023-05-12
LAYOFF
79 jobs · Las Vegas
2023-01-30
LAYOFF
Las Vegas
2023-01-20
LAYOFF
Las Vegas
What has actually happened on the ground in Las Vegas-Henderson-North Las Vegas, NV recently?
Over the recent 365-day window, the on-the-ground picture in Las Vegas-Henderson-North Las Vegas, NV shows 6 store closures and 1 WARN layoff notice, with 0 jobs on those notices — a floor, since notices stating no headcount count but contribute nothing. CRE-related bankruptcies register 0, though that reading is a state-level proxy rather than a metro-native count, so it should not be read as zero activity within the metro itself.
The figures behind this answer
- Store closures
- 6
- WARN layoff notices
- 1
- Jobs on those notices
- 0
- CRE-related bankruptcies
- 0
- Window, in days
- 365
STATE PROXY — a court case counts in its filing district and an SEC 8-K in the filer's state, not where the property is, so this counts CRE-likely filings in the states this metro's collateral sits in. It is not a metro-native count. Each court case is counted once even when both PACER and CourtListener carry it. A court case's state is its filing district; an SEC 8-K or news item carries the filer's state. Coverage widened to both court feeds on 2026-09-16, so counts before and after that date are not comparable.
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 29820 · geo_events · last changed 30 Oct 2026
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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.
Verstavo
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 — one page for every market we cover. The platform goes loan‑by‑loan inside it: which buildings carry the stress, when their debt comes due, and your own portfolio benchmarked against the market you are standing in.