# EDGAR Filing Document

**Accession Number:** 0001541480
**File Stem:** 0001539497-25-002835
**Filing Date:** 2025-11
**Character Count:** 19158
**Document Hash:** ceb49dcc9d96e64c6706abfc0d4e6d45
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001539497-25-002835.hdr.sgml**: 20251103

**ACCESSION NUMBER**: 0001539497-25-002835

**CONFORMED SUBMISSION TYPE**: ABS-EE

**PUBLIC DOCUMENT COUNT**: 3

**CONFORMED PERIOD OF REPORT**: 20251112

**FILED AS OF DATE**: 20251103

**DATE AS OF CHANGE**: 20251103

**PERIOD START**: 20251015

**ABS ASSET CLASS**: Commercial mortgages

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** Barclays Commercial Mortgage Securities LLC
- **CENTRAL INDEX KEY:** 0001541480
- **STANDARD INDUSTRIAL CLASSIFICATION:** ASSET-BACKED SECURITIES [6189]
- **ORGANIZATION NAME:** Office of Structured Finance
- **EIN:** 270108800

**FILING VALUES:**
- **FORM TYPE:** ABS-EE
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 333-286968
- **FILM NUMBER:** 251443425

**BUSINESS ADDRESS:**
- **STREET 1:** 745 SEVENTH AVENUE
- **CITY:** NEW YORK
- **STATE:** NY
- **ZIP:** 10019
- **BUSINESS PHONE:** 212-412-4000

**MAIL ADDRESS:**
- **STREET 1:** 745 SEVENTH AVENUE
- **CITY:** NEW YORK
- **STATE:** NY
- **ZIP:** 10019
**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** BBCMS Mortgage Trust 2025-5C38
- **CENTRAL INDEX KEY:** 0002091664
- **STANDARD INDUSTRIAL CLASSIFICATION:** ASSET-BACKED SECURITIES [6189]
- **ORGANIZATION NAME:** Office of Structured Finance

**FILING VALUES:**
- **FORM TYPE:** ABS-EE
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 333-286968-04
- **FILM NUMBER:** 251443426

**BUSINESS ADDRESS:**
- **STREET 1:** 745 SEVENTH AVENUE
- **CITY:** NEW YORK
- **STATE:** NY
- **ZIP:** 10019
- **BUSINESS PHONE:** 212-412-4000

**MAIL ADDRESS:**
- **STREET 1:** 745 SEVENTH AVENUE
- **CITY:** NEW YORK
- **STATE:** NY
- **ZIP:** 10019

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM FOR SUBMISSION OF ELECTRONIC EXHIBITS FOR

ASSET-BACKED SECURITIES

Commission File Number of the issuing entity: <u>333-286968-04</u>

Central Index Key Number of the issuing entity: <u>0002091664</u> 

<u>BBCMS Mortgage Trust 2025-5C38</u>

(Exact name of issuing entity as specified in its charter)

Commission File Number of the depositor: <u>333-286968</u> 

Central Index Key Number of the depositor: <u>0001541480</u> 

<u>Barclays Commercial Mortgage Securities LLC</u>

(Exact name of depositor as specified in its charter)

Barclays Capital Real Estate Inc.

(Central Index Key Number 0001549574)

Goldman Sachs Mortgage Company

(Central Index Key Number 0001541502)

Citi Real Estate Funding Inc.

(Central Index Key Number 0001701238)

LMF Commercial, LLC

(Central Index Key Number 0001592182)

RREF V - D Direct Lending Investments, LLC

(Central Index Key Number 0002086033)

German American Capital Corporation

(Central Index Key Number 0001541294)

Starwood Mortgage Capital LLC

(Central Index Key Number 0001548405)

BSPRT CMBS Finance, LLC

(Central Index Key Number 0001722518)

UBS AG New York Branch

(Central Index Key Number 0001685185)

<u>Daniel Schmidt, (212) 526-7000</u> <br> (Name and telephone number, including area code, of the person to contact in connection with this filing)

INFORMATION TO BE INCLUDED WITH THIS FORM

Item 1. File an Asset Data File in accordance with Exhibit 601(b)(102) (17 CFR 229.601(b)(102)).

Item 2. File an Asset Related Document in accordance with Exhibit 601(b)(103) (17 CFR 229.601(b)(103)).

SIGNATURES

The depositor has duly caused this Form to be signed on its behalf by the undersigned hereunto duly authorized.

---

| | |
|:---|:---|
|  | Barclays Commercial Mortgage Securities LLC |
|  | (Depositor) |
| Date: November 3, 2025 | /s/ Daniel Schmidt |
|  | Daniel Schmidt, Chief Executive Officer |

---

EXHIBIT INDEX

---

| | |
|:---|:---|
| Exhibit Number | Description |
| Exhibit 102 | Asset Data File |
| Exhibit 103 | Asset Related Document |

---

## Exhibit 102: Asset Data File

|   Asset Number | Originator                                 | Origination Date   | Original Loan Amount   | Maturity Date   | Interest Rate (%)   | Property Name                             | Property Type   | City           | State   |
|---:|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|           1    | BSPRT CMBS Finance, LLC                    | 10-01-2025         | $76000000.00           | 10-06-2030      | 0.07250000          | City Square White Plains                  | MU              | White Plains   | NY      |
|           2    | Goldman Sachs Bank USA                     | 10-01-2025         | $60160000.00           | 10-06-2030      | 0.06736000          | ESA Portfolio                             | LO              |  |  |
|           2.01 |  |  |  |  |  | Fort Wayne South                          | LO              | Fort Wayne     | IN      |
|           2.02 |  |  |  |  |  | Waco - Woodway                            | LO              | Waco           | TX      |
|           2.03 |  |  |  |  |  | Cincinnati Blue Ash Kenwood Rd            | LO              | Cincinnati     | OH      |
|           2.04 |  |  |  |  |  | Dayton - North                            | LO              | Dayton         | OH      |
|           2.05 |  |  |  |  |  | Indianapolis Northwest I-465              | LO              | Indianapolis   | IN      |
|           2.06 |  |  |  |  |  | Cincinnati Blue Ash Reed Hartman          | LO              | Cincinnati     | OH      |
|           2.07 |  |  |  |  |  | El Paso - Airport                         | LO              | El Paso        | TX      |
|           2.08 |  |  |  |  |  | Dallas - Greenville Ave                   | LO              | Dallas         | TX      |
|           2.09 |  |  |  |  |  | Indianapolis - Airport - W Southern Ave   | LO              | Indianapolis   | IN      |
|           2.1  |  |  |  |  |  | El Paso - West                            | LO              | El Paso        | TX      |
|           2.11 |  |  |  |  |  | Fort Worth - Fossil Creek                 | LO              | Fort Worth     | TX      |
|           2.12 |  |  |  |  |  | Dallas - Plano Parkway                    | LO              | Plano          | TX      |
|           2.13 |  |  |  |  |  | Fort Worth - City View                    | LO              | Fort Worth     | TX      |
|           2.14 |  |  |  |  |  | Fort Wayne North                          | LO              | Fort Wayne     | IN      |
|           2.15 |  |  |  |  |  | Dayton - Fairborn                         | LO              | Fairborn       | OH      |
|           2.16 |  |  |  |  |  | Fort Worth - Southwest                    | LO              | Fort Worth     | TX      |
|           2.17 |  |  |  |  |  | Dayton - South                            | LO              | Dayton         | OH      |
|           3    | Barclays Capital Real Estate Inc.          | 10-24-2025         | $59000000.00           | 11-06-2030      | 0.07325000          | Hyatt Place Portfolio                     | LO              |  |  |
|           3.01 |  |  |  |  |  | HP Greenville                             | LO              | Greenville     | SC      |
|           3.02 |  |  |  |  |  | HP Charlotte                              | LO              | Charlotte      | NC      |
|           3.03 |  |  |  |  |  | HP Roanoke                                | LO              | Roanoke        | VA      |
|           3.04 |  |  |  |  |  | Hyatt Place Alpharetta/North Point Mall   | LO              | Alpharetta     | GA      |
|           3.05 |  |  |  |  |  | Hyatt Place Dallas/Park Central           | LO              | Dallas         | TX      |
|           3.06 |  |  |  |  |  | HP Topeka                                 | LO              | Topeka         | KS      |
|           4    | German American Capital Corporation        | 10-06-2025         | $55100000.00           | 10-06-2030      | 0.06027000          | Netflix HQ                                | OF              | Los Gatos      | CA      |
|           5    | LMF Commercial, LLC                        | 10-08-2025         | $49000000.00           | 10-06-2030      | 0.06290000          | Red Rock Portfolio                        | 98              | New York       | NY      |
|           5.01 |  |  |  |  |  | 200 East 26th Street                      | MU              | New York       | NY      |
|           5.02 |  |  |  |  |  | 210 East 38th Street                      | MF              | New York       | NY      |
|           5.03 |  |  |  |  |  | 210-216 West 79th Street                  | MU              | New York       | NY      |
|           5.04 |  |  |  |  |  | 401 West 48th Street/701-703 9th Avenue   | MU              | New York       | NY      |
|           5.05 |  |  |  |  |  | 328-330 East 52nd Street                  | MF              | New York       | NY      |
|           5.06 |  |  |  |  |  | 115 East 72nd Street                      | MU              | New York       | NY      |
|           6    | Citi Real Estate Funding Inc.              | 10-23-2025         | $43500000.00           | 11-06-2030      | 0.06990000          | The Garden City Hotel                     | LO              | Garden City    | NY      |
|           7    | Citi Real Estate Funding Inc.              | 10-01-2025         | $40000000.00           | 10-06-2030      | 0.06990000          | 80-02 Kew Gardens                         | OF              | Kew Gardens    | NY      |
|           8    | Barclays Capital Real Estate Inc.          | 09-29-2025         | $40000000.00           | 10-06-2030      | 0.06300000          | Olympic Plaza                             | OF              | Los Angeles    | CA      |
|           9    | Barclays Capital Real Estate Inc.          | 09-30-2025         | $38000000.00           | 10-06-2030      | 0.06650000          | Gateway Retail Portfolio                  | RT              | Fairfield      | CA      |
|           9.01 |  |  |  |  |  | Gateway Plaza                             | RT              | Fairfield      | CA      |
|           9.02 |  |  |  |  |  | Gateway Courtyard                         | RT              | Fairfield      | CA      |
|          10    | Goldman Sachs Bank USA                     | 10-23-2025         | $33000000.00           | 11-06-2030      | 0.06730000          | Central Arts Plaza                        | OF              | Phoenix        | AZ      |
|          11    | Goldman Sachs Bank USA                     | 09-04-2025         | $31520000.00           | 09-06-2030      | 0.06302000          | 161 Washington Street                     | OF              | Conshohocken   | PA      |
|          12    | LMF Commercial, LLC                        | 09-08-2025         | $26000000.00           | 09-06-2030      | 0.06350000          | Ascent Townhomes                          | MF              | Fresno         | CA      |
|          13    | Goldman Sachs Bank USA                     | 10-09-2025         | $25000000.00           | 11-01-2030      | 0.04913332          | International Plaza                       | RT              | Tampa          | FL      |
|          14    | Barclays Capital Real Estate Inc.          | 09-03-2025         | $18500000.00           | 09-06-2030      | 0.06350000          | Parkview Tullahoma                        | MF              | Tullahoma      | TN      |
|          15    | Citi Real Estate Funding Inc.              | 09-29-2025         | $17000000.00           | 10-06-2030      | 0.06270000          | 285 Lafayette                             | RT              | New York       | NY      |
|          16    | RREF V - D Direct Lending Investments, LLC | 07-29-2025         | $16000000.00           | 08-06-2030      | 0.05657000          | 125th & Lenox                             | RT              | New York       | NY      |
|          17    | Citi Real Estate Funding Inc.              | 10-01-2025         | $15400000.00           | 10-06-2030      | 0.06200000          | 1035 Third Avenue                         | MU              | New York       | NY      |
|          18    | Starwood Mortgage Capital LLC              | 09-23-2025         | $15000000.00           | 10-06-2030      | 0.06900000          | Bay Pointe Apartments                     | MF              | Baytown        | TX      |
|          19    | Starwood Mortgage Capital LLC              | 09-26-2025         | $14500000.00           | 10-06-2030      | 0.06435000          | Grandview Apartments                      | MF              | Peoria         | IL      |
|          20    | RREF V - D Direct Lending Investments, LLC | 09-19-2025         | $14240000.00           | 10-06-2030      | 0.05923000          | 79 Walker                                 | MU              | New York       | NY      |
|          21    | German American Capital Corporation        | 09-30-2025         | $12500000.00           | 10-06-2030      | 0.06140000          | Causeway Shopping Center                  | RT              | Melbourne      | FL      |
|          22    | Barclays Capital Real Estate Inc.          | 10-10-2025         | $11340000.00           | 10-06-2030      | 0.06200000          | Michigan MHC Portfolio                    | MH              |  | MI      |
|          22.01 |  |  |  |  |  | Pontaluna Shores                          | MH              | Norton Shores  | MI      |
|          22.02 |  |  |  |  |  | University Mobile Estates                 | MH              | Whitmore Lake  | MI      |
|          22.03 |  |  |  |  |  | Broadway Acres                            | MH              | Mount Pleasant | MI      |
|          22.04 |  |  |  |  |  | Brookhaven                                | MH              | Comstock Park  | MI      |
|          23    | Barclays Capital Real Estate Inc.          | 10-16-2025         | $11000000.00           | 11-06-2030      | 0.06890000          | Hampton Inn Buffalo South / I-90          | LO              | West Seneca    | NY      |
|          24    | UBS AG                                     | 10-01-2025         | $10250000.00           | 10-06-2030      | 0.06200000          | 885 Park Avenue                           | MF              | Brooklyn       | NY      |
|          25    | Barclays Capital Real Estate Inc.          | 10-16-2025         | $10000000.00           | 11-06-2030      | 0.06890000          | Staybridge Suites Buffalo                 | LO              | West Seneca    | NY      |
|          26    | Barclays Capital Real Estate Inc.          | 09-25-2025         | $9715000.00            | 10-06-2030      | 0.05120000          | Fulton Industrial Center                  | IN              | Atlanta        | GA      |
|          27    | UBS AG                                     | 09-19-2025         | $9500000.00            | 10-06-2030      | 0.06050000          | TownePlace Suites Redding                 | LO              | Redding        | CA      |
|          28    | LMF Commercial, LLC                        | 09-12-2025         | $9200000.00            | 10-06-2030      | 0.06300000          | Tampa MHC Portfolio                       | MH              |  | FL      |
|          28.01 |  |  |  |  |  | Whispering Oaks                           | MH              | Belleview      | FL      |
|          28.02 |  |  |  |  |  | West Chase                                | MH              | Tampa          | FL      |
|          28.03 |  |  |  |  |  | Robin's Nest                              | MH              | Silver Springs | FL      |
|          28.04 |  |  |  |  |  | Shadow Oaks                               | MH              | Ocala          | FL      |
|          29    | Barclays Capital Real Estate Inc.          | 10-09-2025         | $8850000.00            | 11-06-2030      | 0.06005000          | Public Storage Spring Hill                | SS              | Spring Hill    | FL      |
|          30    | Barclays Capital Real Estate Inc.          | 09-05-2025         | $7400000.00            | 09-06-2030      | 0.05850000          | 228 NE Broadway                           | SS              | Portland       | OR      |
|          31    | Citi Real Estate Funding Inc.              | 10-21-2025         | $6400000.00            | 11-06-2030      | 0.06460000          | 5222 Roosevelt Avenue                     | MU              | Woodside       | NY      |
|          32    | LMF Commercial, LLC                        | 09-19-2025         | $6060000.00            | 10-06-2030      | 0.06560000          | The Storage Place Portfolio               | SS              |  | AL      |
|          32.01 |  |  |  |  |  | The Storage Place - Helena                | SS              | Helena         | AL      |
|          32.02 |  |  |  |  |  | The Storage Place - Pelham                | SS              | Pelham         | AL      |
|          33    | Barclays Capital Real Estate Inc.          | 10-16-2025         | $5610000.00            | 11-06-2030      | 0.06220000          | Pak Rat Mini Storage                      | SS              | Missoula       | MT      |
|          34    | LMF Commercial, LLC                        | 10-09-2025         | $4800000.00            | 10-06-2030      | 0.06490000          | Hanover Village                           | MH              | Wrightstown    | NJ      |
|          35    | Barclays Capital Real Estate Inc.          | 09-25-2025         | $4200000.00            | 10-06-2030      | 0.06400000          | All American City Self Storage            | SS              | DeSoto         | TX      |
|          36    | Barclays Capital Real Estate Inc.          | 09-30-2025         | $4070000.00            | 10-06-2030      | 0.05625000          | Drive Up Storage Sparta                   | SS              | Sparta         | NJ      |
|          37    | UBS AG                                     | 08-19-2025         | $4050000.00            | 09-06-2030      | 0.06674000          | Maple Hill Village and Lawrence Portfolio | MH              |  | MI      |
|          37.01 |  |  |  |  |  | Maple Hill Village                        | MH              | Hartford       | MI      |
|          37.02 |  |  |  |  |  | Lawrence                                  | MH              | Lawrence       | MI      |
|          38    | German American Capital Corporation        | 09-25-2025         | $3725000.00            | 10-06-2030      | 0.05757000          | Port Angeles Student Housing              | MF              | Port Angeles   | WA      |
|          39    | BSPRT CMBS Finance, LLC                    | 10-09-2025         | $3000000.00            | 11-06-2030      | 0.06350000          | Super H-Mart                              | RT              | Riverdale      | GA      |
|          40    | Barclays Capital Real Estate Inc.          | 10-16-2025         | $3000000.00            | 11-01-2030      | 0.06600000          | Lockaway Storage - Garden Ridge           | SS              | Garden Ridge   | TX      |
|          41    | BSPRT CMBS Finance, LLC                    | 10-01-2025         | $2600000.00            | 10-06-2030      | 0.07400000          | 1624 University                           | MU              | Bronx          | NY      |

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