For years after Covid fundamentally changed how Americans use office space, lenders and property owners managed to postpone much of the financial damage. Loans were modified, maturities were pushed out and buildings were given more time to recover. The basic assumption was that eventually interest rates would come down, employees would spend more time downtown and refinancing markets would reopen.

Instead, many owners are reaching the end of the runway with rates still elevated and buildings worth dramatically less than the debt sitting against them.

Chicago's Aon Center offers an almost absurd illustration. The 83-story skyscraper changed hands for $712 million in 2015 and was subsequently refinanced, with $536 million of debt eventually packaged into commercial mortgage-backed securities. Today, after losing important tenants, the building is worth nowhere near that amount. Its latest appraisal came in at just $195 million — a decline of roughly 73% from its 2015 purchase price.

Bloomberg writes that when the debt matured in July, the owner couldn't repay it and sought another three years to sort things out. This time the lender wasn't interested. The request was "unequivocally denied."

Situations like this are beginning to pile up across the country. Office loans packaged into CMBS are now delinquent at a 12% rate, according to Trepp. That puts distress near an all-time high and, remarkably, beyond the levels seen in the aftermath of the 2008 financial crisis. Meanwhile, approximately $64 billion of office CMBS loans come due this year and next. Nearly $40 billion of that pile is already delinquent, in default or flagged as potentially troubled.

But this isn't one uniform nationwide office collapse.

New York has been surprisingly resilient, with finance, law and technology companies still competing for desirable space. San Francisco, despite enormous problems left over from the pandemic, has received a new source of demand from the AI boom.

Other cities have considerably less working in their favor. Chicago's downtown office vacancy rate is roughly 27%. Denver's has reached an astonishing 39%. Los Angeles and several other downtown markets are also struggling, especially in areas dominated by older office stock.

There's also increasingly a tale of two office markets within individual cities. Companies willing to spend money on office space generally want newer buildings, good locations and modern amenities. That leaves yesterday's Class B towers fighting over a shrinking pool of tenants while their economics deteriorate.

And some of the repricing has been brutal.

Denver's Republic Plaza has lost roughly 80% of its value compared with when Brookfield financed the property in 2012. Chicago's Citadel Center recently changed hands for $137 million, approximately 76% below what the building sold for in 2006. The situation is bad enough that CoStar expects roughly 11.5 million square feet of Chicago-area office space to simply disappear through demolition by 2031.