
Distribution Date:	06/17/25	Morgan Stanley Bank of America Merrill Lynch Trust 2016-C28
Determination Date:	06/11/25
Next Distribution Date:	07/17/25
Record Date:	05/30/25	Commercial Mortgage Pass-Through Certificates
		Series 2016-C28


Table of Contents			Contacts
Section	Pages	Role	Party and Contact Information
Certificate Distribution Detail	2-3	Depositor	Banc of America Merrill Lynch Commercial Mortgage Inc.
Certificate Factor Detail	4		Leland F. Bunch, III	(646) 855-3953
Certificate Interest Reconciliation Detail	5		Bank of America Tower, One Bryant Park \| New York, NY 10036 \| United States
		Master Servicer	Trimont LLC
Exchangeable Certificate Detail	6
			Attention: CMBS Servicing		trimont.commercial.servicing@cms.trimont.com
Additional Information	7
			550 S. Tryon Street, Suite 2400 \| Charlotte, NC 28202 \| United States
Bond / Collateral Reconciliation - Cash Flows	8	Special Servicer	Greystone Servicing Company LLC
Bond / Collateral Reconciliation - Balances	9		Jenna Unell		Jenna.unell@greyco.com
Current Mortgage Loan and Property Stratification	10-14		5221 N. O'Connor Blvd., Suite 800 \| Irving, TX 75039 \| United States
Mortgage Loan Detail (Part 1)	15-16	Operating Advisor & Asset	Park Bridge Lender Services LLC
		Representations Reviewer
Mortgage Loan Detail (Part 2)	17-18
			David Rodgers	(212) 230-9025
Principal Prepayment Detail	19		600 Third Avenue, 40th Floor \| New York, NY 10016 \| United States
Historical Detail	20	Certificate Administrator	Computershare Trust Company, N.A. as agent for Wells Fargo
Delinquency Loan Detail	21		Bank, N.A.
			Corporate Trust Services (CMBS)		cctcmbsbondadmin@computershare.com;
Collateral Stratification and Historical Detail	22				trustadministrationgroup@computershare.com
Specially Serviced Loan Detail - Part 1	23		9062 Old Annapolis Road \| Columbia, MD 21045 \| United States
Specially Serviced Loan Detail - Part 2	24	Trustee	U.S. Bank National Association
Modified Loan Detail	25		General Contact	(312) 332-7457
			190 South LaSalle Street, 7th Floor \| Chicago, IL 60603 \| United States
Historical Liquidated Loan Detail	26
Historical Bond / Collateral Loss Reconciliation Detail	27
Interest Shortfall Detail - Collateral Level	28
Supplemental Notes	29

This report is compiled by Computershare Trust Company, N.A. from information provided by third parties. Computershare Trust Company, N.A. has not independently confirmed the accuracy of the information.

Please visit www.ctslink.com for additional information and if applicable, any special notices. In addition, certificate holders may register online for email notification when special notices are posted. For information or assistance please call 866-846-4526.


© 2021 Computershare. All rights reserved. Confidential.	Page 1 of 29


				Certificate Distribution Detail

											Current	Original
		Pass-Through			Principal	Interest	Prepayment				Credit	Credit
Class	CUSIP	Rate (2)	Original Balance Beginning Balance		Distribution	Distribution	Penalties	Realized Losses Total Distribution Ending Balance			Support¹ Support¹

A-1	61766LBN8	1.531000%	25,700,000.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00%	30.00%
A-2	61766LBP3	2.640000%	43,800,000.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00%	30.00%
A-SB	61766LBQ1	3.288000%	59,300,000.00	1,631,197.61	923,375.93	4,469.48	0.00	0.00	927,845.41	707,821.68	37.81%	30.00%
A-3	61766LBR9	3.272000%	215,000,000.00	145,653,258.15	0.00	397,147.88	0.00	0.00	397,147.88	145,653,258.15	37.81%	30.00%
A-4	61766LBS7	3.544000%	325,154,000.00	325,154,000.00	0.00	960,288.15	0.00	0.00	960,288.15	325,154,000.00	37.81%	30.00%
A-S	61766LBV0	3.951000%	47,782,000.00	47,782,000.00	0.00	157,322.23	0.00	0.00	157,322.23	47,782,000.00	31.51%	25.00%
B	61766LBW8	4.752393%	50,172,000.00	50,172,000.00	0.00	198,697.54	0.00	0.00	198,697.54	50,172,000.00	24.89%	19.75%
C	61766LBX6	4.752393%	46,588,000.00	46,588,000.00	0.00	184,503.73	0.00	0.00	184,503.73	46,588,000.00	18.75%	14.87%
D	61766LAC3	3.000000%	52,560,000.00	52,560,000.00	0.00	16,840.02	0.00	0.00	16,840.02	52,560,000.00	11.82%	9.38%
E-1	61766LAE9	4.752393%	14,335,000.00	14,335,000.00	0.00	0.00	0.00	0.00	0.00	14,335,000.00	9.93%	7.88%
E-2	61766LAG4	4.752393%	14,335,000.00	14,335,000.00	0.00	0.00	0.00	0.00	0.00	14,335,000.00	8.04%	6.37%
F-1	61766LAL3	4.752393%	4,778,000.00	4,778,000.00	0.00	0.00	0.00	0.00	0.00	4,778,000.00	7.40%	5.88%
F-2	61766LAN9	4.752393%	4,778,000.00	4,778,000.00	0.00	0.00	0.00	0.00	0.00	4,778,000.00	6.77%	5.38%
G-1	61766LAU3	4.752393%	11,348,500.00	11,348,500.00	0.00	0.00	0.00	0.00	0.00	11,348,500.00	5.28%	4.19%
G-2	61766LAW9	4.752393%	11,348,500.00	11,348,500.00	0.00	0.00	0.00	0.00	0.00	11,348,500.00	3.78%	3.00%
H-1	61766LBC2	4.752393%	14,334,677.00	14,334,677.00	0.00	0.00	0.00	0.00	0.00	14,334,677.00	1.89%	1.50%
H-2	61766LBE8	4.752393%	14,334,677.00	14,334,677.00	0.00	0.00	0.00	0.00	0.00	14,334,677.00	0.00%	0.00%
V	61766LBJ7	0.000000%	0.01	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00%	0.00%
R	61766LBL2	0.000000%	0.01	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00%	0.00%
Regular SubTotal			955,648,354.02	759,132,809.76	923,375.93	1,919,269.03	0.00	0.00	2,842,644.96	758,209,433.83


X-A	61766LBT5	1.293135%	668,954,000.00	472,438,455.76	0.00	509,105.43	0.00	0.00	509,105.43	471,515,079.83
X-B	61766LBU2	0.390920%	97,954,000.00	97,954,000.00	0.00	31,910.13	0.00	0.00	31,910.13	97,954,000.00

									Certificate Distribution Detail continued to next page




© 2021 Computershare. All rights reserved. Confidential.											Page 2 of 29


				Certificate Distribution Detail

										Current	Original
		Pass-Through			Principal	Interest	Prepayment			Credit	Credit
Class	CUSIP	Rate (2)	Original Balance	Beginning Balance	Distribution	Distribution	Penalties	Realized Losses Total Distribution		Ending Balance Support¹	Support¹

X-D	61766LAA7	1.752393%	52,560,000.00	52,560,000.00	0.00	76,754.81	0.00	0.00	76,754.81	52,560,000.00
Notional SubTotal			819,468,000.00	622,952,455.76	0.00	617,770.37	0.00	0.00	617,770.37	622,029,079.83

Deal Distribution Total					923,375.93	2,537,039.40	0.00	0.00	3,460,415.33

*	Denotes the Controlling Class (if required)
(1)	Calculated by taking (A) the sum of the ending certificate balance of all classes in a series less (B) the sum of (i) the ending certificate balance of the designated class and (ii) the ending certificate balance of all classes which are not subordinate to the designated class and
	dividing the result by (A).
(2)	Pass-Through Rates with respect to any Class of Certificates on next month?s Payment Date is expected to be the same as the current respective Pass-Through Rate, subject to any modifications on the underlying loans, any change in certificate or pool balance, any change in
	the underlying index (if and as applicable), and any other matters provided in the governing documents.
(3)	Class E-1, Class E-2, Class F-1, Class F-2, Class G-1, Class G-2, Class H-1 and Class H-2 all represent the "Regular Interest" of these respective classes.
	For details on how the balances and payments of these "Regular Interests" are split between their respective certificates and the Exchangeable Classes, please refer to the Exchangeable Certificate Detail.




© 2021 Computershare. All rights reserved. Confidential.											Page 3 of 29


				Certificate Factor Detail
						Cumulative
					Interest Shortfalls	Interest
Class	CUSIP	Beginning Balance	Principal Distribution	Interest Distribution	/ (Paybacks)	Shortfalls	Prepayment Penalties	Losses	Total Distribution	Ending Balance
Regular Certificates
A-1	61766LBN8	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000
A-2	61766LBP3	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000
A-SB	61766LBQ1	27.50754823	15.57126358	0.07537066	0.00000000	0.00000000	0.00000000	0.00000000	15.64663423	11.93628465
A-3	61766LBR9	677.45701465	0.00000000	1.84719944	0.00000000	0.00000000	0.00000000	0.00000000	1.84719944	677.45701465
A-4	61766LBS7	1,000.00000000	0.00000000	2.95333334	0.00000000	0.00000000	0.00000000	0.00000000	2.95333334	1,000.00000000
A-S	61766LBV0	1,000.00000000	0.00000000	3.29249990	0.00000000	0.00000000	0.00000000	0.00000000	3.29249990	1,000.00000000
B	61766LBW8	1,000.00000000	0.00000000	3.96032727	0.00000000	0.00000000	0.00000000	0.00000000	3.96032727	1,000.00000000
C	61766LBX6	1,000.00000000	0.00000000	3.96032734	0.00000000	0.00000000	0.00000000	0.00000000	3.96032734	1,000.00000000
D	61766LAC3	1,000.00000000	0.00000000	0.32039612	2.17960388	3.12498135	0.00000000	0.00000000	0.32039612	1,000.00000000
E-1	61766LAE9	1,000.00000000	0.00000000	0.00000000	3.96032717	11.79980398	0.00000000	0.00000000	0.00000000	1,000.00000000
E-2	61766LAG4	1,000.00000000	0.00000000	0.00000000	3.96032717	11.79980398	0.00000000	0.00000000	0.00000000	1,000.00000000
F-1	61766LAL3	1,000.00000000	0.00000000	0.00000000	3.96032650	18.72960653	0.00000000	0.00000000	0.00000000	1,000.00000000
F-2	61766LAN9	1,000.00000000	0.00000000	0.00000000	3.96032650	55.83464211	0.00000000	0.00000000	0.00000000	1,000.00000000
G-1	61766LAU3	1,000.00000000	0.00000000	0.00000000	3.96032692	66.02039036	0.00000000	0.00000000	0.00000000	1,000.00000000
G-2	61766LAW9	1,000.00000000	0.00000000	0.00000000	3.96032692	92.94229017	0.00000000	0.00000000	0.00000000	1,000.00000000
H-1	61766LBC2	1,000.00000000	0.00000000	0.00000000	3.96032711	190.42215252	0.00000000	0.00000000	0.00000000	1,000.00000000
H-2	61766LBE8	1,000.00000000	0.00000000	0.00000000	3.96032711	249.41072896	0.00000000	0.00000000	0.00000000	1,000.00000000
V	61766LBJ7	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000
R	61766LBL2	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000	0.00000000

Notional Certificates
X-A	61766LBT5	706.23459275	0.00000000	0.76104699	0.00000000	0.00000000	0.00000000	0.00000000	0.76104699	704.85426476
X-B	61766LBU2	1,000.00000000	0.00000000	0.32576648	0.00000000	0.00000000	0.00000000	0.00000000	0.32576648	1,000.00000000
X-D	61766LAA7	1,000.00000000	0.00000000	1.46032744	0.00000000	0.00000000	0.00000000	0.00000000	1.46032744	1,000.00000000




© 2021 Computershare. All rights reserved. Confidential.										Page 4 of 29


				Certificate Interest Reconciliation Detail

									Additional
				Accrued	Net Aggregate	Distributable	Interest		Interest
		Accrual	Prior Interest	Certificate	Prepayment	Certificate	Shortfalls /	Payback of Prior	Distribution	Interest	Cumulative
Class	Accrual Period	Days	Shortfalls	Interest	Interest Shortfall	Interest	(Paybacks)	Realized Losses	Amount	Distribution	Interest Shortfalls
A-1	N/A	N/A	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00
A-2	N/A	N/A	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00
A-SB	05/01/25 - 05/30/25	30	0.00	4,469.48	0.00	4,469.48	0.00	0.00	0.00	4,469.48	0.00
A-3	05/01/25 - 05/30/25	30	0.00	397,147.88	0.00	397,147.88	0.00	0.00	0.00	397,147.88	0.00
A-4	05/01/25 - 05/30/25	30	0.00	960,288.15	0.00	960,288.15	0.00	0.00	0.00	960,288.15	0.00
X-A	05/01/25 - 05/30/25	30	0.00	509,105.43	0.00	509,105.43	0.00	0.00	0.00	509,105.43	0.00
X-B	05/01/25 - 05/30/25	30	0.00	31,910.13	0.00	31,910.13	0.00	0.00	0.00	31,910.13	0.00
X-D	05/01/25 - 05/30/25	30	0.00	76,754.81	0.00	76,754.81	0.00	0.00	0.00	76,754.81	0.00
A-S	05/01/25 - 05/30/25	30	0.00	157,322.23	0.00	157,322.23	0.00	0.00	0.00	157,322.23	0.00
B	05/01/25 - 05/30/25	30	0.00	198,697.54	0.00	198,697.54	0.00	0.00	0.00	198,697.54	0.00
C	05/01/25 - 05/30/25	30	0.00	184,503.73	0.00	184,503.73	0.00	0.00	0.00	184,503.73	0.00
D	05/01/25 - 05/30/25	30	49,565.13	131,400.00	0.00	131,400.00	114,559.98	0.00	0.00	16,840.02	164,249.02
E-1	05/01/25 - 05/30/25	30	111,935.60	56,771.29	0.00	56,771.29	56,771.29	0.00	0.00	0.00	169,150.19
E-2	05/01/25 - 05/30/25	30	111,935.60	56,771.29	0.00	56,771.29	56,771.29	0.00	0.00	0.00	169,150.19
F-1	05/01/25 - 05/30/25	30	70,289.25	18,922.44	0.00	18,922.44	18,922.44	0.00	0.00	0.00	89,490.06
F-2	05/01/25 - 05/30/25	30	246,877.76	18,922.44	0.00	18,922.44	18,922.44	0.00	0.00	0.00	266,777.92
G-1	05/01/25 - 05/30/25	30	701,510.41	44,943.77	0.00	44,943.77	44,943.77	0.00	0.00	0.00	749,232.40
G-2	05/01/25 - 05/30/25	30	1,005,828.40	44,943.77	0.00	44,943.77	44,943.77	0.00	0.00	0.00	1,054,755.58
H-1	05/01/25 - 05/30/25	30	2,662,326.35	56,770.01	0.00	56,770.01	56,770.01	0.00	0.00	0.00	2,729,640.05
H-2	05/01/25 - 05/30/25	30	3,504,572.97	56,770.01	0.00	56,770.01	56,770.01	0.00	0.00	0.00	3,575,222.24
V	N/A	N/A	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00
R	N/A	N/A	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00
Totals			8,464,841.47	3,006,414.40	0.00	3,006,414.40	469,375.00	0.00	0.00	2,537,039.40	8,967,667.65




© 2021 Computershare. All rights reserved. Confidential.												Page 5 of 29


				Exchangeable Certificate Detail
		Pass-Through					Prepayment
Class	CUSIP	Rate	Original Balance	Beginning Balance Principal Distribution Interest Distribution			Penalties	Realized Losses	Total Distribution	Ending Balance
Regular Interest
E	61766LAJ8	N/A	0.01	0.00	0.00	0.00	0.00	0.00	0.00	0.00
F	61766LAQ2	4.752393%	9,556,000.00	9,556,000.00	0.00	0.00	0.00	0.00	0.00	9,556,000.00
G	61766LAY5	4.752393%	22,697,000.00	22,697,000.00	0.00	0.00	0.00	0.00	0.00	22,697,000.00
EFG	61766LBA6	N/A	0.01	0.00	0.00	0.00	0.00	0.00	0.00	0.00
E-1 (Cert)	61766LAE9	4.752393%	14,335,000.00	14,335,000.00	0.00	0.00	0.00	0.00	0.00	14,335,000.00
E-1 (Exch)	NA	N/A	0.01	0.00	0.00	0.00	0.00	0.00	0.00	0.00
E-2 (Cert)	61766LAG4	4.752393%	14,335,000.00	14,335,000.00	0.00	0.00	0.00	0.00	0.00	14,335,000.00
E-2 (Exch)	NA	N/A	0.01	0.00	0.00	0.00	0.00	0.00	0.00	0.00
F-1 (Cert)	61766LAL3	N/A	0.01	0.00	0.00	0.00	0.00	0.00	0.00	0.00
F-1 (Exch)	NA	4.752393%	4,778,000.00	4,778,000.00	0.00	0.00	0.00	0.00	0.00	4,778,000.00
F-2 (Cert)	61766LAN9	N/A	0.01	0.00	0.00	0.00	0.00	0.00	0.00	0.00
F-2 (Exch)	NA	4.752393%	4,778,000.00	4,778,000.00	0.00	0.00	0.00	0.00	0.00	4,778,000.00
G-1 (Cert)	61766LAU3	N/A	0.01	0.00	0.00	0.00	0.00	0.00	0.00	0.00
G-1 (Exch)	NA	4.752393%	11,348,500.00	11,348,500.00	0.00	0.00	0.00	0.00	0.00	11,348,500.00
G-2 (Cert)	61766LAW9	N/A	0.01	0.00	0.00	0.00	0.00	0.00	0.00	0.00
G-2 (Exch)	NA	4.752393%	11,348,500.00	11,348,500.00	0.00	0.00	0.00	0.00	0.00	11,348,500.00
H-1 (Cert)	61766LBC2	4.752393%	2,608,677.00	2,608,677.00	0.00	0.00	0.00	0.00	0.00	2,608,677.00
H-1 (Exch)	NA	4.752393%	11,726,000.00	11,726,000.00	0.00	0.00	0.00	0.00	0.00	11,726,000.00
H-2 (Cert)	61766LBE8	4.752393%	2,608,677.00	2,608,677.00	0.00	0.00	0.00	0.00	0.00	2,608,677.00
H-2 (Exch)	NA	4.752393%	11,726,000.00	11,726,000.00	0.00	0.00	0.00	0.00	0.00	11,726,000.00
Regular Interest Total			121,845,354.08	121,845,354.00	0.00	0.00	0.00	0.00	0.00	121,845,354.00

Exchangeable Certificate Details
H	61766LBG3	4.752393%	23,452,000.00	23,452,000.00	0.00	0.00	0.00	0.00	0.00	23,452,000.00
EF	61766LAS8	N/A	0.01	0.00	0.00	0.00	0.00	0.00	0.00	0.00
Exchangeable Certificates Total			23,452,000.01	23,452,000.00	0.00	0.00	0.00	0.00	0.00	23,452,000.00




© 2021 Computershare. All rights reserved. Confidential.										Page 6 of 29


	Additional Information
Total Available Distribution Amount (1)	3,460,415.33
(1) The Available Distribution Amount includes any Prepayment Premiums.




© 2021 Computershare. All rights reserved. Confidential.		Page 7 of 29


Bond / Collateral Reconciliation - Cash Flows

Total Funds Collected		Total Funds Distributed
Interest		Fees
Interest Paid or Advanced	3,021,547.15	Master Servicing Fee	8,964.67
Interest Reductions due to Nonrecoverability Determination	(115,290.76)	Certificate Administrator Fee	3,895.22
Interest Adjustments	0.00	Trustee Fee	210.00
Deferred Interest	0.00	CREFC® Intellectual Property Royalty License Fee	326.85
ARD Interest	0.00	Operating Advisor Fee	1,129.31
Net Prepayment Interest Excess / (Shortfall)	0.00	Asset Representations Reviewer Fee	169.96
Extension Interest	0.00
Interest Reserve Withdrawal	0.00	Total Fees	14,696.01
Total Interest Collected	2,906,256.39

Principal		Expenses/Reimbursements
Scheduled Principal	923,375.93	Reimbursement for Interest on Advances	202,720.07
Unscheduled Principal Collections		ASER Amount	123,635.63
Principal Prepayments	0.00	Special Servicing Fees (Monthly)	26,195.50
Collection of Principal after Maturity Date	0.00	Special Servicing Fees (Liquidation)	0.00
Recoveries From Liquidations and Insurance Proceeds	0.00	Special Servicing Fees (Work Out)	1,969.78
Excess of Prior Principal Amounts Paid	0.00	Legal Fees	0.00
Curtailments	0.00	Rating Agency Expenses	0.00
Negative Amortization	0.00	Taxes Imposed on Trust Fund	0.00
Principal Adjustments	0.00	Non-Recoverable Advances	0.00
		Workout Delayed Reimbursement Amounts	0.00
		Other Expenses	0.00
Total Principal Collected	923,375.93	Total Expenses/Reimbursements	354,520.98

		Interest Reserve Deposit	0.00

Other		Payments to Certificateholders and Others
Prepayment Penalties / Yield Maintenance	0.00	Interest Distribution	2,537,039.40
Gain on Sale / Excess Liquidation Proceeds	0.00	Principal Distribution	923,375.93
Borrower Option Extension Fees	0.00	Prepayment Penalties / Yield Maintenance	0.00
		Borrower Option Extension Fees	0.00
Total Other Collected	0.00	Total Payments to Certificateholders and Others	3,460,415.33
Total Funds Collected	3,829,632.32	Total Funds Distributed	3,829,632.32


© 2021 Computershare. All rights reserved. Confidential.			Page 8 of 29


		Bond / Collateral Reconciliation - Balances

		Collateral Reconciliation		Certificate Reconciliation
			Total		Total
Beginning Scheduled Collateral Balance		759,132,810.45	759,132,810.45	Beginning Certificate Balance	759,132,809.76
(-) Scheduled Principal Collections		923,375.93	923,375.93	(-) Principal Distributions	923,375.93
(-) Unscheduled Principal Collections		0.00	0.00	(-) Realized Losses	0.00
(-) Principal Adjustments (Cash)		0.00	0.00	Realized Loss and Realized Loss Adjustments on Collateral	0.00
(-) Principal Adjustments (Non-Cash)		0.00	0.00	Current Period NRA¹	0.00
(-) Realized Losses from Collateral		0.00	0.00	Current Period WODRA¹	0.00
(-) Other Adjustments²		0.00	0.00	Principal Used to Pay Interest	0.00
				Non-Cash Principal Adjustments	0.00
Ending Scheduled Collateral Balance		758,209,434.52	758,209,434.52	Certificate Other Adjustments**	0.00
Beginning Actual Collateral Balance		762,270,974.56	762,270,974.56	Ending Certificate Balance	758,209,433.83
Ending Actual Collateral Balance		761,613,613.55	761,613,613.55



		NRA/WODRA Reconciliation		Under / Over Collateralization Reconciliation
		Non-Recoverable Advances (NRA) from	Workout Delayed Reimbursement of Advances
		Principal	(WODRA) from Principal	Beginning UC / (OC)	(0.69)
Beginning Cumulative Advances		0.00	0.00	UC / (OC) Change	0.00
Current Period Advances		0.00	0.00	Ending UC / (OC)	(0.69)
Ending Cumulative Advances		0.00	0.00	Net WAC Rate	4.75%
				UC / (OC) Interest	0.00
(1)	Current Period NRA and WODRA displayed will represent the portion applied as Realized Losses to the bonds.
(2)	Other Adjustments value will represent miscellaneous items that may impact the Scheduled Balance of the collateral.
**	A negative value for Certificate Other Adjustments represents the payback of prior Principal Shortfalls, if any.




© 2021 Computershare. All rights reserved. Confidential.					Page 9 of 29


				Current Mortgage Loan and Property Stratification



			Scheduled Balance							Debt Service Coverage Ratio¹
	Scheduled	# Of	Scheduled	% Of			Weighted Avg	Debt Service Coverage	# Of	Scheduled	% Of			Weighted Avg
					WAM²	WAC						WAM²	WAC
	Balance	Loans	Balance	Agg. Bal.			DSCR¹	Ratio	Loans	Balance	Agg. Bal.			DSCR¹
	Defeased	8	128,032,850.31	16.89%	6	4.7661	NAP	Defeased	8	128,032,850.31	16.89%	6	4.7661	NAP
	5,000,000 or less	5	16,656,140.06	2.20%	6	5.1150	2.231331	1.30 or less	10	228,992,178.67	30.20%	5	4.7606	0.845034
5,000,001 to 10,000,000		7	44,454,046.28	5.86%	7	4.9144	2.068907	1.31 to 1.40	2	31,117,897.16	4.10%	7	4.7599	1.384739
10,000,001 to 15,000,000		4	44,624,305.58	5.89%	6	5.0441	1.676048	1.41 to 1.50	1	16,431,104.25	2.17%	7	4.8150	1.498500
15,000,001 to 25,000,000		5	94,736,289.39	12.49%	7	4.6669	1.414700	1.51 to 1.60	1	37,183,369.00	4.90%	5	4.4600	1.572800
25,000,001 to 50,000,000		6	212,701,123.72	28.05%	8	4.6826	1.300235	1.61 to 1.70	4	59,394,749.69	7.83%	17	4.9403	1.630546
50,000,001 to 75,000,000		2	127,004,679.18	16.75%	6	4.5795	1.739686	1.71 to 1.80	2	16,591,847.25	2.19%	7	4.9879	1.738184
	75,000,001 or greater	1	90,000,000.00	11.87%	7	3.8420	2.095800	1.81 to 2.50	4	183,985,009.05	24.27%	7	4.1318	2.189599
	Totals	38	758,209,434.52	100.00%	7	4.6221	1.577816	2.51 to 3.00	4	47,373,167.66	6.25%	5	4.8945	2.812564
								3.01 or greater	2	9,107,261.48	1.20%	6	4.7004	4.678131
								Totals	38	758,209,434.52	100.00%	7	4.6221	1.577816
(1)	Debt Service Coverage Ratios are updated periodically as new NOI figures become available from borrowers on an asset level. In all cases the most current DSCR provided by the Servicer is used. To the extent that no DSCR is provided by the Servicer, information from the offering document is
	used. The debt service coverage ratio information was provided to the Certificate Administrator by the Master Servicer and the Certificate Administrator has not independently confirmed the accuracy of such information.
(2)	Anticipated Remaining Term and WAM are each calculated based upon the term from the current month to the earlier of the Anticipated Repayment Date, if applicable, and the Maturity Date.
(3)	Data in this table was calculated by allocating pro-rata the current loan information to the properties based upon the Cut Off Date Balance of each property as disclosed in the offering document. The Scheduled Balance Totals reflect the aggregate balances of all pooled loans as reported in the
	CREFC Loan Periodic Update File. To the extent that the Scheduled Balance Total figure for the "State" and "Property" stratification tables is not equal to the sum of the scheduled balance figures for each state or property, the difference is explained by loans that have been modified into a split
	loan structure. The "State" and "Property" stratification tables do not include the balance of the subordinate note (sometimes called the B-piece or a "hope note") of a loan that has been modified into a split-loan structure. Rather, the scheduled balance for each state or property only reflects the
	balance of the senior note (sometimes called the A-piece) of a loan that has been modified into a split-loan structure.




© 2021 Computershare. All rights reserved. Confidential.														Page 10 of 29


			Current Mortgage Loan and Property Stratification




			State³
									Property Type³

	# Of	Scheduled	% Of			Weighted Avg
State				WAM²	WAC			# Of	Scheduled	% Of			Weighted Avg
	Properties	Balance	Agg. Bal.			DSCR¹	Property Type				WAM²	WAC
								Properties	Balance	Agg. Bal.			DSCR¹

Defeased	12	128,032,850.31	16.89%	6	4.7661	NAP
							Defeased	12	128,032,850.31	16.89%	6	4.7661	NAP
California	6	67,202,705.84	8.86%	6	4.6175	1.964597
							Lodging	6	74,276,569.82	9.80%	7	5.0982	2.018907
Connecticut	1	3,525,159.33	0.46%	6	4.8050	1.107700
							Mobile Home Park	1	1,852,471.61	0.24%	5	5.1900	2.704600
Florida	4	79,786,928.67	10.52%	6	4.3924	2.443219
							Multi-Family	2	26,131,877.11	3.45%	7	5.0020	1.648946
Georgia	1	6,826,721.37	0.90%	8	5.2400	1.386300
							Office	8	218,796,969.06	28.86%	5	4.6091	0.918794
Indiana	1	7,064,865.98	0.93%	6	5.0680	0.817300
							Retail	14	309,118,696.61	40.77%	8	4.4217	2.021868
Iowa	1	5,336,448.83	0.70%	8	5.1100	1.719800
							Totals	43	758,209,434.52	100.00%	7	4.6221	1.577816
Maryland	1	25,724,176.63	3.39%	32	5.2800	1.634900

Nevada	1	10,079,365.51	1.33%	4	4.7670	2.538500

New Jersey	2	93,622,238.76	12.35%	3	4.3800	0.681246

New Mexico	1	30,814,134.96	4.06%	5	4.8800	2.880000

New York	1	10,131,877.11	1.34%	8	5.4000	1.301600

North Carolina	1	37,183,369.00	4.90%	5	4.4600	1.572800

Ohio	2	38,514,868.91	5.08%	8	5.2117	1.034790

Oklahoma	1	90,000,000.00	11.87%	7	3.8420	2.095800

Pennsylvania	1	11,255,398.42	1.48%	6	4.9300	1.746900

Texas	4	52,759,593.65	6.96%	7	4.7657	1.318298

Virginia	2	60,348,731.24	7.96%	6	4.9615	0.982157

Totals	43	758,209,434.52	100.00%	7	4.6221	1.577816


Note: Please refer to footnotes on the next page of the report.




© 2021 Computershare. All rights reserved. Confidential.													Page 11 of 29


				Current Mortgage Loan and Property Stratification



			Note Rate							Seasoning
		# Of	Scheduled	% Of			Weighted Avg		# Of	Scheduled	% Of			Weighted Avg
	Note Rate				WAM²	WAC		Seasoning				WAM²	WAC
		Loans	Balance	Agg. Bal.			DSCR¹		Loans	Balance	Agg. Bal.			DSCR¹
	Defeased	8	128,032,850.31	16.89%	6	4.7661	NAP	Defeased	8	128,032,850.31	16.89%	6	4.7661	NAP
	4.000% or less	1	90,000,000.00	11.87%	7	3.8420	2.095800	12 months or less	0	0.00	0.00%	0	0.0000	0.000000
	4.001% to 4.500%	3	152,377,253.70	20.10%	3	4.2662	1.614136	13 months to 24 months	0	0.00	0.00%	0	0.0000	0.000000
	4.501% to 5.000%	15	281,069,390.95	37.07%	6	4.7677	1.553814	25 months to 36 months	0	0.00	0.00%	0	0.0000	0.000000
	5.001% or greater	11	106,729,939.56	14.08%	13	5.2316	1.431417	37 months to 48 months	0	0.00	0.00%	0	0.0000	0.000000
	Totals	38	758,209,434.52	100.00%	7	4.6221	1.577816	49 months or greater	30	630,176,584.21	83.11%	7	4.5928	1.625075
								Totals	38	758,209,434.52	100.00%	7	4.6221	1.577816
(1)	Debt Service Coverage Ratios are updated periodically as new NOI figures become available from borrowers on an asset level. In all cases the most current DSCR provided by the Servicer is used. To the extent that no DSCR is provided by the Servicer, information from the offering document
	is used. The debt service coverage ratio information was provided to the Certificate Administrator by the Master Servicer and the Certificate Administrator has not independently confirmed the accuracy of such information.
(2)	Anticipated Remaining Term and WAM are each calculated based upon the term from the current month to the earlier of the Anticipated Repayment Date, if applicable, and the Maturity Date.
(3)	Data in this table was calculated by allocating pro-rata the current loan information to the properties based upon the Cut Off Date Balance of each property as disclosed in the offering document. The Scheduled Balance Totals reflect the aggregate balances of all pooled loans as reported in the
	CREFC Loan Periodic Update File. To the extent that the Scheduled Balance Total figure for the "State" and "Property" stratification tables is not equal to the sum of the scheduled balance figures for each state or property, the difference is explained by loans that have been modified into a split
	loan structure. The "State" and "Property" stratification tables do not include the balance of the subordinate note (sometimes called the B-piece or a "hope note") of a loan that has been modified into a split-loan structure. Rather, the scheduled balance for each state or property only reflects the
	balance of the senior note (sometimes called the A-piece) of a loan that has been modified into a split-loan structure.




© 2021 Computershare. All rights reserved. Confidential.														Page 12 of 29


				Current Mortgage Loan and Property Stratification



		Anticipated Remaining Term (ARD and Balloon Loans)							Remaining Amortization Term (ARD and Balloon Loans)
	Anticipated	# Of	Scheduled	% Of			Weighted Avg	Remaining	# Of	Scheduled	% Of			Weighted Avg
					WAM²	WAC						WAM²	WAC
	Remaining Term	Loans	Balance	Agg. Bal.			DSCR¹	Amortization Term	Loans	Balance	Agg. Bal.			DSCR¹
	Defeased	8	128,032,850.31	16.89%	6	4.7661	NAP	Defeased	8	128,032,850.31	16.89%	6	4.7661	NAP
	60 months or less	30	630,176,584.21	83.11%	7	4.5928	1.625075	Interest Only	4	184,200,000.00	24.29%	7	4.1242	2.296661
61 months to 84 months		0	0.00	0.00%	0	0.0000	0.000000	240 months or less	4	15,385,968.05	2.03%	7	5.0278	2.000165
85 months to 120 months		0	0.00	0.00%	0	0.0000	0.000000	241 months to 300 months	22	430,590,616.16	56.79%	7	4.7777	1.324378
	121 months or greater	0	0.00	0.00%	0	0.0000	0.000000	301 months or greater	0	0.00	0.00%	0	0.0000	0.000000
	Totals	38	758,209,434.52	100.00%	7	4.6221	1.577816	Totals	38	758,209,434.52	100.00%	7	4.6221	1.577816
(1)	Debt Service Coverage Ratios are updated periodically as new NOI figures become available from borrowers on an asset level. In all cases the most current DSCR provided by the Servicer is used. To the extent that no DSCR is provided by the Servicer, information from the offering document
	is used. The debt service coverage ratio information was provided to the Certificate Administrator by the Master Servicer and the Certificate Administrator has not independently confirmed the accuracy of such information.
(2)	Anticipated Remaining Term and WAM are each calculated based upon the term from the current month to the earlier of the Anticipated Repayment Date, if applicable, and the Maturity Date.
(3)	Data in this table was calculated by allocating pro-rata the current loan information to the properties based upon the Cut Off Date Balance of each property as disclosed in the offering document. The Scheduled Balance Totals reflect the aggregate balances of all pooled loans as reported in the
	CREFC Loan Periodic Update File. To the extent that the Scheduled Balance Total figure for the "State" and "Property" stratification tables is not equal to the sum of the scheduled balance figures for each state or property, the difference is explained by loans that have been modified into a split
	loan structure. The "State" and "Property" stratification tables do not include the balance of the subordinate note (sometimes called the B-piece or a "hope note") of a loan that has been modified into a split-loan structure. Rather, the scheduled balance for each state or property only reflects the
	balance of the senior note (sometimes called the A-piece) of a loan that has been modified into a split-loan structure.




© 2021 Computershare. All rights reserved. Confidential.														Page 13 of 29


				Current Mortgage Loan and Property Stratification



			Age of Most Recent NOI						Remaining Stated Term (Fully Amortizing Loans)
	Age of Most	# Of	Scheduled	% Of			Weighted Avg	Age of Most	# Of	Scheduled	% Of	Weighted Avg
					WAM²	WAC					WAM²	WAC
	Recent NOI	Loans	Balance	Agg. Bal.			DSCR¹	Recent NOI	Loans	Balance	Agg. Bal.	DSCR¹
	Defeased	8	128,032,850.31	16.89%	6	4.7661	NAP			No outstanding loans in this group
Underwriter's Information		0	0.00	0.00%	0	0.0000	0.000000
	12 months or less	24	579,131,849.75	76.38%	7	4.5453	1.603613
	13 months to 24 months	3	18,953,073.03	2.50%	7	4.9202	2.687030
	25 months or greater	3	32,091,661.43	4.23%	8	5.2560	1.385201
	Totals	38	758,209,434.52	100.00%	7	4.6221	1.577816
(1)	Debt Service Coverage Ratios are updated periodically as new NOI figures become available from borrowers on an asset level. In all cases the most current DSCR provided by the Servicer is used. To the extent that no DSCR is provided by the Servicer, information from the offering document
	is used. The debt service coverage ratio information was provided to the Certificate Administrator by the Master Servicer and the Certificate Administrator has not independently confirmed the accuracy of such information.
(2)	Anticipated Remaining Term and WAM are each calculated based upon the term from the current month to the earlier of the Anticipated Repayment Date, if applicable, and the Maturity Date.
(3)	Data in this table was calculated by allocating pro-rata the current loan information to the properties based upon the Cut Off Date Balance of each property as disclosed in the offering document. The Scheduled Balance Totals reflect the aggregate balances of all pooled loans as reported in the
	CREFC Loan Periodic Update File. To the extent that the Scheduled Balance Total figure for the "State" and "Property" stratification tables is not equal to the sum of the scheduled balance figures for each state or property, the difference is explained by loans that have been modified into a split
	loan structure. The "State" and "Property" stratification tables do not include the balance of the subordinate note (sometimes called the B-piece or a "hope note") of a loan that has been modified into a split-loan structure. Rather, the scheduled balance for each state or property only reflects the
	balance of the senior note (sometimes called the A-piece) of a loan that has been modified into a split-loan structure.




© 2021 Computershare. All rights reserved. Confidential.												Page 14 of 29


						Mortgage Loan Detail (Part 1)

					Interest						Original	Adjusted	Beginning	Ending	Paid
		Prop			Accrual	Gross	Scheduled	Scheduled	Principal Anticipated Maturity			Maturity	Scheduled	Scheduled	Through
Pros ID	Loan ID	Type	City	State	Type	Rate	Interest	Principal	Adjustments Repay Date		Date	Date	Balance	Balance	Date
1	305351002	RT	Oklahoma City	OK	Actual/360	3.842%	297,755.00	0.00	0.00	N/A	01/01/26	--	90,000,000.00	90,000,000.00	06/01/25
2	305471002	RT	Ellenton	FL	Actual/360	4.298%	263,545.81	0.00	0.00	N/A	12/01/25	--	71,200,000.00	71,200,000.00	06/01/25
4	300801423	OF	Arlington	VA	Actual/360	4.938%	237,640.25	82,183.06	0.00	N/A	12/01/25	--	55,886,862.24	55,804,679.18	06/01/25
5	1545861	OF	Lawrence Township	NJ	Actual/360	4.673%	199,686.68	0.00	0.00	N/A	01/01/26	--	49,628,354.06	49,628,354.06	02/01/25
6	1543829	OF	Trenton	NJ	Actual/360	4.050%	153,709.77	80,602.59	0.00	N/A	04/01/25	--	44,074,487.29	43,993,884.70	11/01/22
7	300801384	RT	Greenville	NC	Actual/360	4.460%	143,136.33	86,325.35	0.00	N/A	11/06/25	--	37,269,694.35	37,183,369.00	06/06/25
8	300801421	MF	Manchester	NH	Actual/360	4.793%	153,475.57	56,221.36	0.00	N/A	12/01/25	--	37,185,414.46	37,129,193.10	06/01/25
9	305471009	LO	Albuquerque	NM	Actual/360	4.880%	129,770.27	67,208.10	0.00	N/A	11/01/25	--	30,881,343.06	30,814,134.96	06/01/25
10	695100618	SS	Various	Various	Actual/360	4.823%	100,386.33	48,500.43	0.00	N/A	01/06/26	10/06/25	24,171,195.12	24,122,694.69	06/06/25
11	305471011	MU	New Braunfels	TX	Actual/360	4.690%	114,302.65	43,633.86	0.00	N/A	12/01/25	--	28,302,464.41	28,258,830.55	06/01/25
13	1546497	LO	Cleveland	OH	Actual/360	5.280%	0.00	0.00	0.00	N/A	02/01/26	--	25,357,204.37	25,357,204.37	10/01/21
14	1545887	RT	Catonsville	MD	Actual/360	5.280%	117,144.59	40,763.45	0.00	N/A	02/01/28	--	25,764,940.08	25,724,176.63	06/01/25
15	1546309	OF	Oxnard	CA	Actual/360	4.625%	96,929.26	46,772.73	0.00	N/A	01/01/26	--	24,337,948.52	24,291,175.79	06/01/25
16	300801394	OF	Santa Rosa	CA	Actual/360	4.558%	89,699.40	41,801.26	0.00	N/A	11/01/25	--	22,853,672.87	22,811,871.61	06/01/25
17	305471017	RT	Plano	TX	Actual/360	4.815%	68,245.47	28,459.85	0.00	N/A	01/01/26	--	16,459,564.10	16,431,104.25	06/01/25
18	300801403	MF	Ames	IA	Actual/360	4.553%	65,276.69	26,494.39	0.00	N/A	11/01/25	--	16,649,502.55	16,623,008.16	06/01/25
19	1546147	OF	Houston	TX	Actual/360	4.650%	60,980.39	27,096.82	0.00	N/A	01/01/26	--	15,229,234.56	15,202,137.74	03/01/25
20	305471020	MF	Spring	TX	Actual/360	4.750%	65,444.44	0.00	0.00	N/A	01/01/26	--	16,000,000.00	16,000,000.00	06/01/25
21	305471021	RT	Washington Township OH		Actual/360	5.080%	57,639.46	18,743.27	0.00	N/A	01/01/26	--	13,176,407.81	13,157,664.54	06/01/25
22	305471022	RT	Philadelphia	PA	Actual/360	4.930%	47,870.27	20,722.39	0.00	N/A	12/01/25	--	11,276,120.81	11,255,398.42	06/01/25
24	300801366	RT	Las Vegas	NV	Actual/360	4.767%	41,454.21	19,306.47	0.00	N/A	10/01/25	--	10,098,671.98	10,079,365.51	06/01/25
25	305471025	MF	Gates	NY	Actual/360	5.400%	47,186.26	15,705.19	0.00	N/A	02/01/26	--	10,147,582.30	10,131,877.11	06/01/25
26	695100612	OF	Indianapolis	IN	Actual/360	5.068%	30,891.82	13,739.46	0.00	N/A	12/06/25	--	7,078,605.44	7,064,865.98	06/06/25
27	300801411	RT	Westminster	CA	Actual/360	4.770%	27,930.80	14,943.19	0.00	N/A	12/01/25	--	6,799,952.24	6,785,009.05	06/01/25
28	695100627	LO	Conyers	GA	Actual/360	5.240%	30,866.01	13,812.33	0.00	N/A	02/06/26	--	6,840,533.70	6,826,721.37	05/06/25
30	695100615	LO	Orlando	FL	Actual/360	5.040%	29,091.21	14,050.30	0.00	N/A	01/06/26	09/06/25	6,703,043.29	6,688,992.99	06/06/25
31	300801370	SS	Pittsfield Township	MI	Actual/360	4.901%	29,034.32	12,864.72	0.00	N/A	10/01/25	--	6,879,672.72	6,866,808.00	06/01/25
32	305471032	LO	Pensacola	FL	Actual/360	5.150%	20,637.44	26,408.78	0.00	N/A	12/01/25	--	4,653,604.36	4,627,195.58	06/01/25




© 2021 Computershare. All rights reserved. Confidential.															Page 15 of 29


						Mortgage Loan Detail (Part 1)

					Interest						Original	Adjusted	Beginning	Ending	Paid
		Prop			Accrual	Gross	Scheduled	Scheduled	Principal Anticipated Maturity			Maturity	Scheduled	Scheduled	Through
Pros ID	Loan ID	Type	City	State	Type	Rate	Interest	Principal	Adjustments Repay Date		Date	Date	Balance	Balance	Date
33	1545281	RT	San Mateo	CA	Actual/360	4.550%	27,426.39	0.00	0.00	N/A	12/01/25	--	7,000,000.00	7,000,000.00	06/01/25
34	1545988	RT	San Bernardino	CA	Actual/360	4.715%	25,677.54	9,651.16	0.00	N/A	01/01/26	--	6,324,300.55	6,314,649.39	06/01/25
35	1545963	RT	Mesquite	TX	Actual/360	5.000%	22,144.33	16,847.83	0.00	N/A	02/01/26	--	5,143,199.49	5,126,351.66	06/01/25
37	305471037	RT	Cedar Rapids	IA	Actual/360	5.110%	23,523.29	9,416.71	0.00	N/A	02/01/26	--	5,345,865.54	5,336,448.83	06/01/25
38	305471038	LO	Norfolk	VA	Actual/360	5.250%	20,584.40	9,179.38	0.00	N/A	02/01/26	--	4,553,231.44	4,544,052.06	06/01/25
39	305471039	RT	Sedro Woolley	WA	Actual/360	4.845%	17,731.35	0.00	0.00	N/A	12/01/25	--	4,250,000.00	4,250,000.00	06/01/25
40	305471040	RT	Southbury	CT	Actual/360	4.805%	14,618.34	7,854.45	0.00	N/A	12/01/25	--	3,533,013.78	3,525,159.33	06/01/25
41	305471041	LO	Pensacola	FL	Actual/360	5.200%	9,489.51	11,984.22	0.00	N/A	12/01/25	--	2,119,245.70	2,107,261.48	06/01/25
42	300801399	MH	Auburndale	FL	Actual/360	5.190%	8,296.22	3,852.91	0.00	N/A	11/01/25	--	1,856,324.52	1,852,471.61	06/01/25
10A	305470618				Actual/360	4.823%	17,034.32	8,229.92	0.00	N/A	01/06/26	10/06/25	4,101,552.74	4,093,322.82	06/06/25
Totals							2,906,256.39	923,375.93	0.00				759,132,810.45	758,209,434.52
1 Property Type Codes
HC - Health Care		MU - Mixed Use		WH - Warehouse		MF - Multi-Family
SS - Self Storage		LO - Lodging		RT - Retail		SF - Single Family Rental
98 - Other		IN - Industrial		OF - Office		MH - Mobile Home Park
SE - Securities		CH - Cooperative Housing		ZZ - Missing Information/Undefined




© 2021 Computershare. All rights reserved. Confidential.															Page 16 of 29


					Mortgage Loan Detail (Part 2)

			Most Recent Most Recent Appraisal							Cumulative	Current
	Most Recent	Most Recent	NOI Start	NOI End	Reduction	Appraisal	Cumulative	Current P&I	Cumulative P&I	Servicer	NRA/WODRA
Pros ID	Fiscal NOI	NOI	Date	Date	Date	Reduction Amount	ASER	Advances	Advances	Advances	from Principal	Defease Status
1	27,980,072.84	6,465,469.96	01/01/25	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
2	19,056,212.00	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00
4	3,844,089.00	977,219.05	01/01/25	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
5	7,325,722.00	0.00	--	--	--	0.00	0.00	198,744.79	765,400.24	0.00	0.00
6	1,380,878.00	0.00	--	--	04/11/25	35,538,826.57	2,455,937.21	109,954.10	4,587,635.53	0.00	0.00
7	4,839,074.76	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00
8	0.00	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00	Full Defeasance
9	7,812,148.50	7,553,882.73	04/01/24	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
10	0.00	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00	Full Defeasance
10A	0.00	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00	Full Defeasance
11	0.00	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00	Full Defeasance
13	2,706,477.00	2,294,221.00	10/01/18	09/30/19	09/11/24	21,490,034.08	2,278,894.45	(634.10)	2,661,758.26	2,503,441.58	0.00
14	3,263,074.60	814,353.17	01/01/25	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
15	2,837,858.10	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00
16	2,954,906.29	698,575.85	01/01/25	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
17	1,896,893.35	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00
18	0.00	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00	Full Defeasance
19	1,650,237.29	214,561.48	01/01/25	03/31/25	--	0.00	0.00	87,827.52	87,946.07	38,233.65	0.00
20	1,501,058.63	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00
21	1,166,625.27	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00
22	1,496,028.73	376,633.28	01/01/25	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
24	1,731,729.12	483,431.36	01/01/25	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
25	1,078,248.00	753,843.67	01/01/24	09/30/24	--	0.00	0.00	0.00	0.00	0.00	0.00
26	594,606.66	151,543.73	01/01/25	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
27	1,086,169.82	308,234.75	01/01/25	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
28	1,286,129.07	855,755.99	10/01/22	09/30/23	--	0.00	0.00	44,619.44	44,619.44	0.00	0.00
30	0.00	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00	Full Defeasance
31	0.00	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00	Full Defeasance




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					Mortgage Loan Detail (Part 2)

			Most Recent Most Recent Appraisal							Cumulative	Current
	Most Recent	Most Recent	NOI Start	NOI End	Reduction	Appraisal	Cumulative	Current P&I	Cumulative P&I	Servicer	NRA/WODRA
Pros ID	Fiscal NOI	NOI	Date	Date	Date	Reduction Amount	ASER	Advances	Advances	Advances	from Principal	Defease Status
32	1,873,018.54	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00
33	1,670,857.77	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00
34	706,621.60	189,848.78	01/01/25	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
35	577,344.00	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00
37	481,994.15	185,198.26	01/01/25	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
38	702,224.00	682,456.50	04/01/24	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
39	0.00	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00	Full Defeasance
40	301,450.80	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00
41	966,705.00	0.00	--	--	--	0.00	0.00	0.00	0.00	0.00	0.00
42	324,139.00	99,666.63	01/01/25	03/31/25	--	0.00	0.00	0.00	0.00	0.00	0.00
Totals	105,092,593.89	23,104,896.19				57,028,860.65	4,734,831.66	440,511.75	8,147,359.54	2,541,675.23	0.00




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			Principal Prepayment Detail
			Unscheduled Principal	Prepayment Penalties
Pros ID	Loan Number	Amount	Prepayment / Liquidation Code	Prepayment Premium Amount	Yield Maintenance Amount
			No principal prepayments this period
Note: Principal Prepayment Amount listed here may include Principal Adjustment Amounts on the loan in addition to the Unscheduled Principal Amount.




© 2021 Computershare. All rights reserved. Confidential.					Page 19 of 29


								Historical Detail

						Delinquencies¹								Prepayments			Rate and Maturities
		30-59 Days		60-89 Days		90 Days or More		Foreclosure		REO		Modifications		Curtailments		Payoff	Next Weighted Avg.
Distribution
	#	Balance	#	Balance	#	Balance	#	Balance	#	Balance	#	Balance	#	Amount	#	Amount	Coupon	Remit	WAM¹
Date
06/17/25	0	0.00	1	15,202,137.74	2	74,985,558.43	1	25,357,204.37	1	43,993,884.70	0	0.00	0	0.00	0	0.00	4.622062%	4.577319%	7
05/16/25	0	0.00	0	0.00	2	74,985,558.43	1	25,357,204.37	1	44,074,487.29	0	0.00	0	0.00	0	0.00	4.622239%	4.582530%	8
04/17/25	0	0.00	1	49,628,354.06	1	25,357,204.37	1	25,357,204.37	1	44,159,760.46	0	0.00	0	0.00	0	0.00	4.622429%	4.582743%	9
03/17/25	1	49,628,354.06	0	0.00	2	69,585,631.78	1	25,357,204.37	1	44,228,427.41	0	0.00	0	0.00	0	0.00	4.622612%	4.582950%	10
02/18/25	1	49,628,354.06	0	0.00	2	69,671,813.11	1	25,357,204.37	1	44,314,608.74	0	0.00	0	0.00	0	0.00	4.622834%	4.583200%	11
01/17/25	0	0.00	1	49,628,354.06	2	69,739,837.37	1	25,357,204.37	1	44,382,633.00	0	0.00	0	0.00	0	0.00	4.623014%	4.583404%	12
12/17/24	1	49,628,354.06	0	0.00	2	69,807,579.29	1	25,357,204.37	1	44,450,374.92	0	0.00	0	0.00	0	0.00	4.623193%	4.583606%	13
11/18/24	0	0.00	0	0.00	2	69,881,001.19	1	25,357,204.37	1	44,523,796.82	0	0.00	0	0.00	0	0.00	4.623384%	4.583822%	14
10/18/24	0	0.00	0	0.00	2	69,948,157.21	1	25,357,204.37	1	44,590,952.84	0	0.00	0	0.00	0	0.00	4.623561%	4.584022%	15
09/17/24	0	0.00	0	0.00	2	70,021,014.39	1	25,357,204.37	1	44,663,810.02	0	0.00	0	0.00	0	0.00	4.623749%	4.584235%	16
08/16/24	0	0.00	0	0.00	2	70,087,589.29	1	25,357,204.37	1	44,730,384.92	0	0.00	0	0.00	0	0.00	4.623923%	4.584432%	17
07/17/24	0	0.00	0	0.00	2	70,153,887.87	1	25,357,204.37	1	44,796,683.50	0	0.00	0	0.00	0	0.00	4.624096%	4.584627%	18
Note: Foreclosure and REO Totals are included in the delinquencies aging categories.




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Delinquency Loan Detail

Paid

Mortgage

Outstanding

Servicing

Resolution

Through

Months

Loan

Current P&I

Outstanding P&I

Servicer

Actual Principal

Transfer

Strategy

Bankruptcy

Foreclosure

Pros ID

Loan ID

Date

Delinquent

Status¹

Advances

Balance

Date

Code²

Date

REO Date

1545861

02/01/25

198,744.79

765,400.24

48,775.90

49,628,354.06

02/21/24

1543829

11/01/22

109,954.10

4,587,635.53

7,113.00

46,136,850.67

02/07/22

11/02/23

1546497

10/01/21

(634.10)

2,661,758.26

4,994,967.84

26,521,683.27

10/04/19

11/01/19

1546147

03/01/25

87,827.52

87,946.07

38,233.65

15,285,059.58

05/27/25

695100627

05/06/25

44,619.44

0.00

6,840,533.70

Totals

440,511.75

8,147,359.54

5,089,090.39

144,412,481.28

1 Mortgage Loan Status

2 Resolution Strategy Code

A - Payment Not Received But Still in Grace Period 0 - Current

4 - Performing Matured Balloon

1 - Modification

6 - DPO

10 - Deed in Lieu of Foreclosures

B - Late Payment But Less Than 30 days

1 - 30-59 Days Delinquent

5 - Non Performing Matured Balloon

2 - Foreclosure

7 - REO

11- Full Payoff

Delinquent

3 - Bankruptcy

8 - Resolved

12 - Reps and Warranties

2 - 60-89 Days Delinquent

6 - 121+ Days Delinquent

4 - Extension

9 - Pending Return to Master Servicer

13 -

TBD

3 - 90-120 Days Delinquent

5 - Note Sale

98 - Other

Page 21 of 29


				Collateral Stratification and Historical Detail
Maturity Dates and Loan Status¹

		Total	Performing	Non-Performing		REO/Foreclosure

Past Maturity		43,993,885	0		0		43,993,885
0 - 6 Months		400,143,632	400,143,632		0		0
7 - 12 Months		288,347,741	198,160,045	64,830,492			25,357,204
13 - 24 Months		0	0		0		0
25 - 36 Months		25,724,177	25,724,177		0		0
37 - 48 Months		0	0		0		0
49 - 60 Months		0	0		0		0
> 60 Months		0	0		0		0




Historical Delinquency Information

	Total	Current	30-59 Days	60-89 Days	90+ Days		REO/Foreclosure

Jun-25	758,209,435	624,027,854	0	15,202,138	74,985,558		43,993,885
May-25	759,132,810	640,072,765	0	0	49,628,354		69,431,692
Apr-25	760,117,906	640,972,587	0	49,628,354	0		69,516,965
Mar-25	761,022,119	641,808,133	49,628,354	0	0		69,585,632
Feb-25	762,122,756	642,822,589	49,628,354	0	0		69,671,813
Jan-25	763,018,653	643,650,461	0	49,628,354	0		69,739,837
Dec-24	763,910,834	644,474,900	49,628,354	0	0		69,807,579
Nov-24	764,866,407	694,985,405	0	0	0		69,881,001
Oct-24	765,750,924	695,802,767	0	0	0		69,948,157
Sep-24	766,699,110	696,678,096	0	0	0		70,021,014
Aug-24	767,576,026	697,488,437	0	0	0		70,087,589
Jul-24	768,449,306	698,295,418	0	0	0		70,153,888
(1) Maturity dates used in this chart are based on the dates provided by the Master Servicer in the Loan Periodic File.




© 2021 Computershare. All rights reserved. Confidential.								Page 22 of 29


			Specially Serviced Loan Detail - Part 1
		Ending Scheduled				Net Operating				Remaining
Pros ID	Loan ID	Balance	Actual Balance	Appraisal Value	Appraisal Date	Income	DSCR	DSCR Date	Maturity Date	Amort Term
13	1546497	25,357,204.37	26,521,683.27	16,600,000.00	02/20/24	1,786,835.00	0.92670	09/30/19	02/01/26	247
19	1546147	15,202,137.74	15,285,059.58	22,775,000.00	10/21/15	158,412.48	0.59950	03/31/25	01/01/26	247
5	1545861	49,628,354.06	49,628,354.06	199,000,000.00	11/05/15	5,577,206.00	0.91230	12/31/24	01/01/26	247
6	1543829	43,993,884.70	46,136,850.67	17,800,000.00	01/31/25	1,020,888.00	0.42060	12/31/24	04/01/25	247
Totals		134,181,580.87	137,571,947.58	256,175,000.00		8,543,341.48




© 2021 Computershare. All rights reserved. Confidential.										Page 23 of 29


					Specially Serviced Loan Detail - Part 2

				Servicing
		Property		Transfer	Resolution
Pros ID	Loan ID	Type¹	State	Date	Strategy Code²	Special Servicing Comments
5	1545861	OF	NJ	02/21/24	1
	The asset transferred to Special Servicing in early 2024 due to imminent default. Latest rent roll reports occupancy at 44% with recent tenant departures and insufficient cash flow to make debt service and pay ongoing operating expenses. The
	property had enough cash flow to make its February 1, 2025, payment and is now due for its March 1, 2025, payment. The cash flow waterfall has been amended to allow for the payment of ongoing operating expenses prior to scheduled debt
	service to assure ongoing operations are not impacted. Discussions on a potential modification of the debt have continued with borrower representatives, but foreclosure will be pursued if no resolution is forecasted.

6	1543829	OF	NJ	02/07/22	7
	Foreclosure sale occurred 11/2/23 with Trigild being engaged to manage the REO Property. The property is approximately 52% occupied at the current time. The property was listed for sale and a proposed purchaser has contracted for the
	acquisition of the buildings. They are currently conducting due diligence with a projected sale in early August 2025.


13	1546497	LO	OH	10/04/19	6
	Counsel filed a foreclosure complaint and the Borrower agreed to appointment of a receiver effective 1/18/2020. Trust Counsel and Borrower Counsel have finalized an Agreed Judgment Entry and Decree and the Court entered the Order on
	3/20/2020. Noteholder is pursuing rights and remedies as appropriate. YTD through Feb 2025, the property achieved a 39.4% occupancy, $156.90 ADR and $61.88 RevPar. Final stages of sale process are in progress.


19	1546147	OF	TX	05/27/25	13
	Transfer 5/27/25 for payment default. Hello letter and PNA sent 6/6/25. The property occupancy was 80% as of 3/31/25. Legal counsel has been engaged.



1 Property Type Codes					2 Resolution Strategy Code
HC - Health Care		MU - Mixed Use			WH - Warehouse	1 - Modification	6 - DPO	10 - Deed in Lieu of Foreclosures
MF - Multi-Family		SS - Self Storage			LO - Lodging	2 - Foreclosure	7 - REO	11- Full Payoff
RT - Retail		SF - Single Family Rental			98 - Other	3 - Bankruptcy	8 - Resolved	12 - Reps and Warranties
IN - Industrial		OF - Office			MH - Mobile Home Park	4 - Extension	9 - Pending Return to Master Servicer	13 - TBD
SE - Securities		CH - Cooperative Housing			ZZ - Missing Information/Undefined	5 - Note Sale	98 - Other




© 2021 Computershare. All rights reserved. Confidential.								Page 24 of 29


				Modified Loan Detail
		Pre-Modification		Post-Modification				Modification	Modification
						Modification	Modification Booking	Closing	Effective
		Balance	Rate	Balance	Rate
Pros ID	Loan Number					Code¹	Date	Date	Date
5	1545861	0.00	4.67262%	0.00	4.67262%	8	09/17/21	09/01/21	11/12/21
9	305471009	34,191,422.45	4.88000%	34,191,422.45	4.88000%	10	10/20/20	10/20/20	10/20/20
12	300801431	28,814,529.14	4.93300%	28,814,529.14	4.93300%	9	08/31/20	08/31/20	--
29	695100623	7,543,372.14	5.31600%	7,543,372.14	5.31600%	10	06/19/20	05/06/20	08/11/20
30	695100615	7,450,948.05	5.04000%	7,450,948.05	5.04000%	10	07/17/20	08/06/20	08/11/20
Totals		78,000,271.78		78,000,271.78
1 Modification Codes
1 - Maturity Date Extension		5 - Temporary Rate Reduction	8 - Other
2 - Amortization Change		6 - Capitalization on Interest	9 - Combination
3 - Principal Write-Off		7 - Capitalization on Taxes	10 - Forbearance
Note: Please refer to Servicer Reports for modification comments.




© 2021 Computershare. All rights reserved. Confidential.									Page 25 of 29

Historical Liquidated Loan Detail

Loan

Gross Sales

Current

Loss to Loan

Percent of

Beginning

Most Recent

Proceeds or

Fees,

Net Proceeds

Period

Cumulative

with

Original

Loan

Scheduled

Appraised

Other

Advances,

Received on

Available for

Realized Loss

Adjustment to

Cumulative

Loan

Pros ID¹

Number

Dist.Date

Balance

Value or BPO

Proceeds

and Expenses

Liquidation

Distribution

to Loan

Loan

Adjustment

Balance

305471003

10/18/19

67,543,727.53

2,090,000,000.00

0.00

0.00%

300801431

12/17/21

28,203,927.63

89,000,000.00

29,626,420.77

1,422,493.14

29,626,420.77

28,203,927.63

0.00

0.00%

300801194

07/16/21

11,286,431.01

23,500,000.00

11,706,813.44

69,256.39

11,706,813.44

11,637,557.05

0.00

0.00%

Current Period Totals

0.00

Cumulative Totals

107,034,086.17

2,202,500,000.00

41,333,234.21

1,491,749.53

41,333,234.21

39,841,484.68

0.00

Note: Fees, Advances and Expenses also include outstanding P & I advances and unpaid fees (servicing, trustee, etc.).

Page 26 of 29


				Historical Bond / Collateral Loss Reconciliation Detail
			Certificate	Reimb of Prior

Morgan Stanley Bank of America Merrill Lynch Trust 2016-C28 10-D