Report of Independent Accountants on Applying
Agreed-Upon Procedures
ACRES Commercial Realty Corp.
390 RXR Plaza
Uniondale, New York 11556
We (“us” or “PwC”) have performed the procedures enumerated below, which were agreed to by ACRES Commercial Realty Corp. (the “Company,” as the engaging party) and Atlas SP Partners, L.P., Atlas SP Securities, a division of Apollo Global Securities, LLC., J.P. Morgan Securities LLC, Morgan Stanley & Co. LLC and Raymond James & Associates, Inc., who are collectively referred to as the “Specified Parties”, solely to assist you in performing certain procedures related to the accuracy of certain attributes and calculations within the Final Data File (defined below). The procedures were performed with respect to the ACRES Commercial Realty 2026-FL4 Issuer, LLC securitization (the “Transaction”). The Company (the “Responsible Party”) is responsible for the accuracy of the information contained in the Final Data File.
In an agreed-upon procedures engagement, we perform specific procedures that the Specified Parties have agreed to and acknowledged to be appropriate for the intended purpose of the engagement and we report on findings based on the procedures performed. The procedures performed may not address all the items of interest to a user of this report and may not meet the needs of all users of this report and, as such, users are responsible for determining whether the procedures performed are appropriate for their purposes. The Specified Parties have agreed to and acknowledged that the procedures performed are appropriate for their purposes. This report may not be suitable for any other purpose.
Procedures and Findings
In connection with the Transaction, the Specified Parties have requested that the procedures be performed on 18 mortgage loans (the “Mortgage Loan Assets”) secured by 20 mortgaged properties (the “Mortgaged Properties”) which represents the entire population of Mortgage Loan Assets and Mortgaged Properties (collectively the “Collateral”) as of the closing date of the Transaction.
This agreed-upon procedures engagement was not conducted for the purpose of satisfying any criteria for due diligence published by a nationally recognized statistical rating organization.
In addition, PwC should not be regarded as having in any way warranted or given any assurance as to the following items:
| · | The completeness, accuracy, appropriateness, quality or integrity of any of the information provided by the Responsible Party, or any other party for the purpose of PwC performing the procedures agreed to by the Specified Parties. The procedures performed would not necessarily reveal any material misstatement of the amounts, balances, ratios, percentages or other relationships of the information included in the data provided to us; |
| · | The conformity of the origination of the assets to stated underwriting or credit extension guidelines, standards, criteria or other requirements; |
| · | The value of the Mortgaged Properties securing the Mortgage Loan Asset; and |
| · | The compliance of the originator of the assets with federal, state, and local laws and regulations. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
We have not performed any procedures with respect to the fair value of the securities being offered in the Transaction and PwC expresses no opinion on the fair value of these securities. PwC should not be regarded as having performed any procedures other than those detailed in this report.
With respect to any terms or requirements of the Transaction documents that do not appear in this report, we performed no procedures and, accordingly, the procedures we performed would not ensure that any requirements are satisfied. Further, we have performed only the following agreed-upon procedures and therefore make no representations regarding the adequacy of disclosures or whether any material facts have been omitted from the Transaction documents.
It should be understood that we make no representations as to:
| · | The interpretation of Transaction documents included in connection with our procedures; |
| · | Your compliance with Rule 15Ga-2 of the Securities Exchange Act of 1934; and |
| · | The reasonableness of any of the assumptions provided by the Company or other Specified Parties. |
These procedures should not be taken to supplant any additional inquiries or procedures that the Specified Parties would undertake in consideration of the Transaction.
For the purpose of this report:
| · | The phrase “Cut-off Date” refers to the date of January 5, 2026. |
| · | The phrase “Final Data File” refers to the following Microsoft Excel (“Excel”) file provided by the Company, which includes certain attributes related to the Collateral. The Final Data File was provided on January 7, 2026 with certain Collateral attribute calculations adjusted for the Cut-off Date: |
| o | ACRES 2026-FL4 Accounting Tape 1.7.2026v2.xlsx (provided on January 7, 2026). |
| · | The phrase “Specified Attributes” refers to the fields in the Final Data File. |
| · | The phrase “Source Document” refers to the documents (including any applicable amendments, assumptions or exhibits thereof) provided by the Company, related to the information contained in the Final Data File. |
| · | The phrase “Loan File” refers to any Source Document or collection of Source Documents provided by the Company, and used by us, in performing the procedures enumerated below. |
| · | The term “compared” refers to the comparison of one or more Specified Attributes to Source Documents, as indicated within Exhibit A. |
| · | The term “recalculated” refers to a re-computation of one or more Specified Attributes using the Company provided methodology, as indicated within Exhibit B. |
| · | The phrase “in agreement” refers to the comparison or recalculation of one or more Specified Attributes which resulted in a match, or a difference that was within the Company provided tolerance level (if any), as indicated within Exhibit A. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
Source Documents included in the Loan File:
| · | The phrase “Appraisal Report” refers to a signed appraisal document or exhibit, appraisal summary and/or a restricted appraisal document. |
| · | The phrase “Cash Management Agreement” refers to signed or draft cash management agreement and/or deposit and control account agreement. |
| · | The phrase “Cross Collateralization Agreement” refers to signed cross collateralization agreement. |
| · | The phrase “Engineering Report” refers to a draft or final property condition assessment document or exhibit. |
| · | The phrase “Environmental Report” refers to a final phase I and phase II (if applicable) environmental document or exhibit. |
| · | The phrase “Ground Lease” refers to the signed or draft ground lease agreement, ground lease estoppel, ground lease abstract and/or assumptions or riders thereof. |
| · | The phrase “Guaranty Agreement” refers to a signed or draft guaranty agreement or environmental indemnity agreement. |
| · | The phrase “Insurance Binder” refers to a certificate of insurance and/or insurance risk analysis. |
| · | The phrase “Interest Rate Cap Agreement” refers to a signed or draft interest rate cap agreement, interest rate cap confirmation or a transaction summary document. |
| · | The phrase “Loan Agreement” refers to a signed or draft loan agreement and any amendments, slip pages or exhibits thereof, a signed or draft promissory note, purchase and assignment agreements and/or other security agreements. |
| · | The phrase “Management Agreement” refers to signed management agreements and any amendments, assignments or assumptions thereof. |
| · | The phrase “Seismic Report” refers to a seismic assessment document or exhibit. |
| · | The phrase “Servicing Report” refers to a schedule dated as of December 17, 2025 of loan and escrow balances. |
| · | The phrase “Settlement Statement” refers to a borrower, title company and/or lender mortgage loan closing statement, as well as a funding statement in excel, indicating the sources and uses of dispersed funds. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| · | The phrase “Subordinate Debt Loan Agreement” refers to a signed mezzanine, junior or other subordinate loan agreement and promissory note. |
| · | The phrase “Title Policy” refers to a signed or proforma title policy. |
| · | The phrase “Underwriting File” refers to the electronic underwriting file consisting of historical and underwritten cash flow statements prepared by the Company’s underwriting team and underwritten rent roll. |
The procedures performed and results thereof are described below. In performing this engagement, we received one or more preliminary data file(s) and performed certain procedures as set forth in Exhibit A and Exhibit B. The procedures identified differences, which were communicated to the Responsible Party. The Responsible Party revised one or more of the preliminary data files based on such communicated differences, where they determined it to be appropriate. We then performed these procedures on the Final Data File, and the results of those procedures are described below.
From November 19, 2025 through January 8, 2026, the Company provided us with the Source Documents related to the Collateral for which we:
| · | Compared certain Specified Attributes to the corresponding Source Documents as detailed in Exhibit A and found them to be in agreement (the “Compared Attributes”); |
| · | Recalculated certain Specified Attributes as detailed in Exhibit B and found them to be in agreement (the “Recalculated Attributes”); or |
| · | Assumed certain Specified Attributes were accurate as instructed by the Company, and neither compared nor recalculated the Specified Attributes (the “Company Provided Attributes”). |
The recalculation methodology associated with the Recalculated Attributes is listed in Exhibit B. For each procedure where a recalculation was performed, if necessary, we compared the underlying attributes to the corresponding Source Documents and found them to be in agreement. We did not perform any procedures with respect to the Specified Attributes listed in Exhibit C or, denoted with a Source Document of “None - Company Provided”, in Exhibit A.
This agreed-upon procedures engagement was conducted in accordance with attestation standards established by the American Institute of Certified Public Accountants. We were not engaged to, and did not conduct an audit or an examination engagement, the objective of which would be the expression of an opinion, or a review engagement, the objective of which would be the expression of a conclusion, on the Final Data File. Accordingly, we do not express such an opinion or conclusion. Had we performed additional procedures, other matters might have come to our attention that would have been reported to you.
In performing this engagement, we are required to be independent of the Responsible Party and to meet our ethical responsibilities, in accordance with the relevant ethical requirements related to our agreed-upon procedures engagement.
This report is intended solely for the information and use of the Specified Parties (including for the purpose of substantiating the Specified Parties' “due diligence defense” under the Securities Act of 1933), and is not intended to be and should not be used by anyone other than the Specified Parties.
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
If a party has obtained, or has access to, this report without having executed an agreement with PwC wherein such party accepts responsibility for the appropriateness of the procedures performed (such party is referred to as a “Non-Specified Party”), that Non-Specified Party cannot:
| · | Rely upon this report, and any use of this report by that Non-Specified Party is its sole responsibility and at its sole and exclusive risk; and |
| · | Acquire any rights or claims against PwC, and PwC assumes no duties or obligations to such Non-Specified Party. |
A Non-Specified Party may not disclose or distribute this report or any of the report’s contents to any
other party (including but not limited to electronic distribution and/or posting to a website pursuant to Rule 17g-5 of the Securities Exchange Act of 1934).
The procedures enumerated above were performed as of the date of this report, and we disclaim any consideration of any events and circumstances occurring after the date of this report. Further, we have no obligation to update this report because of events occurring, or data or information coming to our attention, subsequent to the date of this report.
/s/ PricewaterhouseCoopers LLP
New York, NY
January 8, 2026
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
Exhibits
Exhibit A – Loan File Review Procedures
Exhibit B – Recalculation Methodology
Exhibit C – Additional Company Provided Attributes
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT A |
| Loan File Review Procedures |
Exhibit A - Loan File Review Procedures
| # | Specified Attribute | Source Document (in order of priority) | Tolerance |
| 1 | Collateral Interest Number | None - Company Provided | None |
| 2 | Collateral Interest Type | None - Company Provided | None |
| 3 | Collateral Interest Status | None - Company Provided | None |
| 4 | Collateral Interest / Property Flag | None - Company Provided | None |
| 5 | # of Properties | Appraisal Report | None |
| 6 | Collateral Interest/Mortgaged Property Name | None - Company Provided | None |
| 7 | Cross Collateralized and Cross Defaulted Loan Flag | Loan Agreement, Cross Collateralization Agreement | None |
| 8 | Property Address | Appraisal Report | None |
| 9 | City | Appraisal Report | None |
| 10 | State | Appraisal Report | None |
| 11 | County | Appraisal Report | None |
| 12 | Zip Code | Appraisal Report | None |
| 13 | Year Built | Appraisal Report, Engineering Report | None |
| 14 | Year Renovated | Appraisal Report, Engineering Report | None |
| 15 | Property Type | Appraisal Report | None |
| 16 | Specific Property Type | Appraisal Report | None |
| 17 | Number of Units | Underwriting File | None |
| 18 | Unit of Measure | Underwriting File | None |
| 19 | Occupancy (%) | Underwriting File | None |
| 20 | Occupancy Date | Underwriting File | None |
| 21 | Loan Purpose | Settlement Statement | None |
| 22 | Note Date | Loan Agreement | None |
| 23 | First Payment Date | Loan Agreement | None |
| 24 | Mortgage Loan Commitment Original Balance ($) | Loan Agreement | None |
| 25 | Mortgage Loan Commitment Original Balance / Unit ($) | Recalculation | None |
| 26 | Mortgage Loan Initial Funded Amount ($) | Loan Agreement | None |
| 27 | Mortgage Loan Initial Unfunded Future Funding Amount ($) | Loan Agreement | None |
| 28 | Mortgage Loan Commitment Cut-off Date Balance ($) | Recalculation | None |
| 29 | Mortgage Loan Cut-off Date Balance ($) | Servicing Report, Loan Agreement, Settlement Statement | None |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT A |
| Loan File Review Procedures |
| # | Specified Attribute | Source Document (in order of priority) | Tolerance |
| 30 | Mortgage Loan Cut-off Date Balance / Unit ($) | Recalculation | None |
| 31 | Mortgage Loan Future Funding Participation Cut-off Date Unfunded Balance ($) | Servicing Report, Loan Agreement, Settlement Statement | None |
| 32 | Future Funding Advance Conditions | Loan Agreement | None |
| 33 | Mortgage Loan Balloon Balance ($) | Recalculation | None |
| 34 | Mortgage Loan Balloon Balance / Unit ($) | Recalculation | None |
| 35 | Mortgage Loan Annual Debt Service Payment (IO) ($) | Recalculation | None |
| 36 | Mortgage Loan Annual Debt Service Payment (P&I) ($) | Recalculation | None |
| 37 | Mortgage Loan Annual Debt Service Payment (Cap) ($) | Recalculation | None |
| 38 | Collateral Interest Cut-off Date Balance ($) | None - Company Provided | None |
| 39 | Collateral Interest Future Funding Participation Cut-off Date Unfunded Balance ($) | Recalculation | None |
| 40 | Aggregate Collateral Interest Cut-off Date Balance % | Recalculation | None |
| 41 | Collateral Interest Balloon Balance ($) | Recalculation | None |
| 42 | Collateral Interest Annual Debt Service Payment (IO) ($) | Recalculation | None |
| 43 | Collateral Interest Annual Debt Service Payment (P&I) ($) | Recalculation | None |
| 44 | Collateral Interest Annual Debt Service Payment (Cap) ($) | Recalculation | None |
| 45 | Pari Passu Funded Amount | Recalculation | None |
| 46 | Pari Passu Balance in Other Securitization | None - Company Provided | None |
| 47 | Junior Participation Cut-off Date Balance | None - Company Provided | None |
| 48 | Junior Participation Cut-off Date Future Funding Unfunded Balance ($) | Loan Agreement, Servicing Report | None |
| 49 | Junior Participation Balloon Payment ($) | Loan Agreement, Servicing Report | None |
| 50 | Rate Type | Loan Agreement | None |
| 51 | Index | Loan Agreement | None |
| 52 | Index Rate Assumption | None - Company Provided | None |
| 53 | Interest Accrual Basis | Loan Agreement | None |
| 54 | Accrual Period | Loan Agreement | None |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT A |
| Loan File Review Procedures |
| # | Specified Attribute | Source Document (in order of priority) | Tolerance |
| 55 | Lookback Period | Loan Agreement | None |
| 56 | Rounding Factor | Loan Agreement | None |
| 57 | Time of Rounding (Before Spread, After Spread) | Loan Agreement | None |
| 58 | Rounding Direction | Loan Agreement | None |
| 59 | Mortgage Loan Margin | Loan Agreement | None |
| 60 | Collateral Interest Margin | Loan Agreement | None |
| 61 | Junior Participation Cut-off Date Margin | Loan Agreement | None |
| 62 | Mortgage Loan Index Floor | Loan Agreement | None |
| 63 | Mortgage Loan Index Cap Provider | Interest Rate Cap Agreement | None |
| 64 | Mortgage Loan Index Cap Notional Amount | Interest Rate Cap Agreement | None |
| 65 | Mortgage Loan Index Cap Termination Date | Interest Rate Cap Agreement | None |
| 66 | Mortgage Loan Index Cap | Interest Rate Cap Agreement | None |
| 67 | Mortgage Loan Margin Change (Y/N) | Loan Agreement | None |
| 68 | Mortgage Loan Margin Change Description | Loan Agreement | None |
| 69 | Mortgage Loan Cut-off Date Interest Rate | Recalculation | None |
| 70 | Mortgage Loan Rate Floor | Recalculation | None |
| 71 | Mortgage Loan Rate Cap | Recalculation | None |
| 72 | Collateral Interest Cut-off Date Interest Rate | Recalculation | None |
| 73 | Collateral Interest Rate Floor | Recalculation | None |
| 74 | Collateral Interest Rate Cap | Recalculation | None |
| 75 | Junior Participation Cut-off Date Interest Rate | None - Company Provided | None |
| 76 | Junior Participation Rate Floor | None - Company Provided | None |
| 77 | Junior Participation Rate Cap | None - Company Provided | None |
| 78 | Amortization Type During Initial Term | Loan Agreement | None |
| 79 | Initial IO Period | Loan Agreement | None |
| 80 | Initial IO Period (Remaining) | Recalculation | None |
| 81 | Original Loan Term (Initial) | Recalculation | None |
| 82 | Original Loan Term (Remaining) | Recalculation | None |
| 83 | ARD Loan (Y/N) | Loan Agreement | None |
| 84 | Initial Maturity Date or Anticipated Repayment Date | Loan Agreement | None |
| 85 | Seasoning (months) | Recalculation | None |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT A |
| Loan File Review Procedures |
| # | Specified Attribute | Source Document (in order of priority) | Tolerance |
| 86 | Extension Options (Y/N) | Loan Agreement | None |
| 87 | Extension Options Description | Loan Agreement | None |
| 88 | Amortization Type During Extensions | Loan Agreement | None |
| 89 | Amortization Style | Loan Agreement | None |
| 90 | Amortization Rate | Loan Agreement | None |
| 91 | Amortization Basis | None - Company Provided | None |
| 92 | First Extension Period Requirements | Loan Agreement | None |
| 93 | First Extension Period (months) | Loan Agreement | None |
| 94 | First Extension Floor | Recalculation | None |
| 95 | First Extension Cap | Loan Agreement | None |
| 96 | First Extension Fee (%) | Loan Agreement | None |
| 97 | First Extension Fee | Recalculation | None |
| 98 | Second Extension Period Requirements | Loan Agreement | None |
| 99 | Second Extension Period (months) | Loan Agreement | None |
| 100 | Second Extension Floor | Recalculation | None |
| 101 | Second Extension Cap | Loan Agreement | None |
| 102 | Second Extension Fee (%) | Loan Agreement | None |
| 103 | Second Extension Fee | Recalculation | None |
| 104 | Third Extension Period Requirements | Loan Agreement | None |
| 105 | Third Extension Period (months) | Loan Agreement | None |
| 106 | Third Extension Floor | Recalculation | None |
| 107 | Third Extension Cap | Loan Agreement | None |
| 108 | Third Extension Fee (%) | Loan Agreement | None |
| 109 | Third Extension Fee | Recalculation | None |
| 110 | Fourth Extension Period Requirements | Loan Agreement | None |
| 111 | Fourth Extension Period (months) | Loan Agreement | None |
| 112 | Fourth Extension Floor | Recalculation | None |
| 113 | Fourth Extension Cap | Loan Agreement | None |
| 114 | Fourth Extension Fee (%) | Loan Agreement | None |
| 115 | Fourth Extension Fee | Recalculation | None |
| 116 | Exit Fee ($) | Recalculation | None |
| 117 | Exit Fee % | Loan Agreement | None |
| 118 | Exit Fee Balance | Loan Agreement | None |
| 119 | Fully Extended IO Period (Initial) | Loan Agreement | None |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT A |
| Loan File Review Procedures |
| # | Specified Attribute | Source Document (in order of priority) | Tolerance |
| 120 | Fully Extended IO Period (Remaining) | Recalculation | None |
| 121 | Fully Extended Loan Term (Initial) | Recalculation | None |
| 122 | Fully Extended Loan Term (Remaining) | Recalculation | None |
| 123 | Fully Extended Maturity Date | Loan Agreement | None |
| 124 | Future Debt Permitted (Y/N) | Loan Agreement | None |
| 125 | Permitted Future Debt Type | Loan Agreement | None |
| 126 | Grace Period Default (Days) | Loan Agreement | None |
| 127 | Grace Period Late (Days) | Loan Agreement | None |
| 128 | Initial Prepayment Provision | Loan Agreement | None |
| 129 | Remaining Call Protection (Cut-off Date) | Recalculation | None |
| 130 | Original Yield Maintenance or Minimum Interest Term | Loan Agreement | None |
| 131 | Rate for Prepayment Protection | Loan Agreement | None |
| 132 | Partial Release and/or Partial Prepayment (Y/N) | Loan Agreement | None |
| 133 | Lien Position | Title Policy | None |
| 134 | Recourse | Guaranty Agreement, Loan Agreement | None |
| 135 | Recourse Provisions | Guaranty Agreement, Loan Agreement | None |
| 136 | Recourse Carveout Guarantor | Guaranty Agreement | None |
| 137 | Borrower | Loan Agreement | None |
| 138 | Sponsor | Loan Agreement, Guaranty Agreement | None |
| 139 | Affiliated Sponsor (Y/N) | Recalculation | None |
| 140 | Tenants-in-common (Y/N) | Loan Agreement | None |
| 141 | Ownership Interest | Title Policy | None |
| 142 | Ground Lease (Y/N) | Title Policy | None |
| 143 | Annual Ground Lease Payment ($) | Ground Lease | None |
| 144 | Ground Lease Initial Expiration Date | Ground Lease | None |
| 145 | Ground Lease Extension (Y/N) | Ground Lease | None |
| 146 | # of Ground Lease Extension Options | Ground Lease | None |
| 147 | Ground Lease Expiration Date with Extensions | Ground Lease | None |
| 148 | Lockbox Type | Loan Agreement | None |
| 149 | Cash Management Type | Loan Agreement, Cash Management Agreement | None |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT A |
| Loan File Review Procedures |
| # | Specified Attribute | Source Document (in order of priority) | Tolerance |
| 150 | Cash Management Trigger Event | Loan Agreement, Cash Management Agreement | None |
| 151 | Tax Escrow (Upfront) ($) | Loan Agreement, Settlement Statement | $1.00 |
| 152 | Tax Escrow (Cut-off Date) ($) | Servicing Report, Settlement Statement | $1.00 |
| 153 | Tax Escrow (Monthly)($) | Loan Agreement, Servicing Report, Settlement Statement | $1.00 |
| 154 | Springing Tax Escrow Description | Loan Agreement | None |
| 155 | Insurance Escrow (Upfront) ($) | Loan Agreement, Settlement Statement | $1.00 |
| 156 | Insurance Escrow (Cut-off Date) ($) | Servicing Report, Settlement Statement | $1.00 |
| 157 | Insurance Escrow (Monthly)($) | Loan Agreement, Servicing Report, Settlement Statement | $1.00 |
| 158 | Springing Insurance Escrow Description | Loan Agreement | None |
| 159 | Replacement Reserve (Upfront)($) | Loan Agreement, Settlement Statement | $1.00 |
| 160 | Replacement Reserve (Cut-off Date)($) | Servicing Report, Settlement Statement | $1.00 |
| 161 | Replacement Reserve (Monthly)($) | Loan Agreement, Servicing Report, Settlement Statement | $1.00 |
| 162 | Replacement Reserve Cap($) | Loan Agreement | $1.00 |
| 163 | Springing Replacement Reserve Description | Loan Agreement | None |
| 164 | TI/LC Reserve (Upfront) ($) | Loan Agreement, Settlement Statement | $1.00 |
| 165 | TI/LC Reserve (Cut-off Date) ($) | Servicing Report, Settlement Statement | $1.00 |
| 166 | TI/LC Reserve (Monthly)($) | Loan Agreement, Servicing Report, Settlement Statement | $1.00 |
| 167 | TI/LC Reserve Cap($) | Loan Agreement | $1.00 |
| 168 | Springing TI/LC Reserve Description | Loan Agreement | None |
| 169 | Environmental Reserve (Upfront) ($) | Loan Agreement, Settlement Statement | $1.00 |
| 170 | Environmental Reserve (Cut-off Date) ($) | Servicing Report, Settlement Statement | $1.00 |
| 171 | Upfront Engineering/Deferred Maintenance Escrow (Upfront) ($) | Loan Agreement, Settlement Statement | $1.00 |
| 172 | Upfront Engineering/Deferred Maintenance Escrow (Cut-off Date) ($) | Servicing Report, Settlement Statement | $1.00 |
| 173 | Debt Service Reserve (Upfront) ($) | Loan Agreement, Settlement Statement | $1.00 |
| 174 | Debt Service Reserve (Cut-off Date) ($) | Servicing Report, Settlement Statement | $1.00 |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT A |
| Loan File Review Procedures |
| # | Specified Attribute | Source Document (in order of priority) | Tolerance |
| 175 | Debt Service Reserve (Monthly)($) | Loan Agreement, Servicing Report, Settlement Statement | $1.00 |
| 176 | Debt Service Reserve Cap($) | Loan Agreement | $1.00 |
| 177 | Springing Debt Service Reserve Description | Loan Agreement | None |
| 178 | Other Reserves (Upfront)($) | Loan Agreement, Settlement Statement | $1.00 |
| 179 | Other Reserves (Cut-Off Date)($) | Servicing Report, Settlement Statement | $1.00 |
| 180 | Other Reserves (Monthly)($) | Loan Agreement, Servicing Report, Settlement Statement | $1.00 |
| 181 | Other Reserves Cap ($) | Loan Agreement | $1.00 |
| 182 | Other Reserves Description | Loan Agreement | None |
| 183 | Other Reserves 2 (Upfront)($) | Loan Agreement, Settlement Statement | $1.00 |
| 184 | Other Reserves 2 (Cut-Off Date)($) | Servicing Report, Settlement Statement | $1.00 |
| 185 | Other Reserves 2 (Monthly)($) | Loan Agreement, Servicing Report, Settlement Statement | $1.00 |
| 186 | Other Reserves 2 Cap ($) | Loan Agreement | $1.00 |
| 187 | Other Reserves 2 Description | Loan Agreement | None |
| 188 | Third Most Recent As Of Period | Underwriting File | 1 Day |
| 189 | Third Most Recent Revenues | Underwriting File | $1.00 |
| 190 | Third Most Recent Expenses | Underwriting File | $1.00 |
| 191 | Third Most Recent NOI | Underwriting File | $1.00 |
| 192 | Third Most Recent NCF | Underwriting File | $1.00 |
| 193 | Second Most Recent As Of Period | Underwriting File | 1 Day |
| 194 | Second Most Recent Revenues | Underwriting File | $1.00 |
| 195 | Second Most Recent Expenses | Underwriting File | $1.00 |
| 196 | Second Most Recent NOI | Underwriting File | $1.00 |
| 197 | Second Most Recent NCF | Underwriting File | $1.00 |
| 198 | Most Recent As Of Period | Underwriting File | 1 Day |
| 199 | Most Recent Revenues | Underwriting File | $1.00 |
| 200 | Most Recent Expenses | Underwriting File | $1.00 |
| 201 | Most Recent NOI | Underwriting File | $1.00 |
| 202 | Most Recent NCF | Underwriting File | $1.00 |
| 203 | Mortgage Loan Most Recent NOI DSCR | Recalculation | None |
| 204 | Mortgage Loan Most Recent NCF DSCR | Recalculation | None |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT A |
| Loan File Review Procedures |
| # | Specified Attribute | Source Document (in order of priority) | Tolerance |
| 205 | Cut-off Date Mortgage Loan Most Recent NOI Debt Yield | Recalculation | None |
| 206 | Cut-off Date Mortgage Loan Most Recent NCF Debt Yield | Recalculation | None |
| 207 | Collateral Interest Most Recent NOI DSCR | Recalculation | None |
| 208 | Collateral Interest Most Recent NCF DSCR | Recalculation | None |
| 209 | Cut-off Date Collateral Interest Most Recent NOI Debt Yield | Recalculation | None |
| 210 | Cut-off Date Collateral Interest Most Recent NCF Debt Yield | Recalculation | None |
| 211 | Underwritten Occupancy (%) | Underwriting File | 0.10% |
| 212 | Underwritten Revenues ($) | Underwriting File | $1.00 |
| 213 | Underwritten Expenses ($) | Underwriting File | $1.00 |
| 214 | Underwritten NOI ($) | Underwriting File | $1.00 |
| 215 | Underwritten Reserves ($) | Underwriting File | $1.00 |
| 216 | Underwritten NCF ($) | Underwriting File | $1.00 |
| 217 | Mortgage Loan Cut-off Date Balance Underwritten NOI DSCR | Recalculation | None |
| 218 | Mortgage Loan Cut-off Date Balance Underwritten NCF DSCR | Recalculation | None |
| 219 | Mortgage Loan Cut-off Date Balance Underwritten NOI Debt Yield | Recalculation | None |
| 220 | Mortgage Loan Cut-off Date Balance Underwritten NCF Debt Yield | Recalculation | None |
| 221 | Collateral Interest Cut-off Date Balance Underwritten NOI DSCR | Recalculation | None |
| 222 | Collateral Interest Cut-off Date Balance Underwritten NCF DSCR | Recalculation | None |
| 223 | Collateral Interest Cut-off Date Balance Underwritten NOI Debt Yield | Recalculation | None |
| 224 | Collateral Interest Cut-off Date Balance Underwritten NCF Debt Yield | Recalculation | None |
| 225 | Underwritten Stabilized Occupancy (%) | Underwriting File | 0.10% |
| 226 | Underwritten Stabilized Revenues ($) | Underwriting File | $1.00 |
| 227 | Underwritten Stabilized Expenses ($) | Underwriting File | $1.00 |
| 228 | Underwritten Stabilized NOI ($) | Underwriting File | $1.00 |
| 229 | Underwritten Stabilized Reserves ($) | Underwriting File | $1.00 |
| 230 | Underwritten Stabilized NCF ($) | Underwriting File | $1.00 |
| 231 | Fully Funded Mortgage Loan Underwritten Stabilized NOI DSCR | Recalculation | None |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT A |
| Loan File Review Procedures |
| # | Specified Attribute | Source Document (in order of priority) | Tolerance |
| 232 | Fully Funded Mortgage Loan Underwritten Stabilized NCF DSCR | Recalculation | None |
| 233 | Fully Funded Mortgage Loan Underwritten Stabilized NOI Debt Yield | Recalculation | None |
| 234 | Fully Funded Mortgage Loan Underwritten Stabilized NCF Debt Yield | Recalculation | None |
| 235 | Collateral Interest Underwritten Stabilized NOI DSCR | Recalculation | None |
| 236 | Collateral Interest Underwritten Stabilized NCF DSCR | Recalculation | None |
| 237 | Collateral Interest Underwritten Stabilized NOI Debt Yield | Recalculation | None |
| 238 | Collateral Interest Underwritten Stabilized NCF Debt Yield | Recalculation | None |
| 239 | Appraisal Stabilized Occupancy (%) | Underwriting File | 0.10% |
| 240 | Appraisal Stabilized Revenues ($) | Underwriting File | $1.00 |
| 241 | Appraisal Stabilized Expenses ($) | Underwriting File | $1.00 |
| 242 | Appraisal Stabilized NOI ($) | Underwriting File | $1.00 |
| 243 | Appraisal Stabilized Reserves ($) | Underwriting File | $1.00 |
| 244 | Appraisal Stabilized NCF ($) | Underwriting File | $1.00 |
| 245 | Fully Funded Mortgage Loan Appraisal Stabilized NOI DSCR | Recalculation | None |
| 246 | Fully Funded Mortgage Loan Appraisal Stabilized NCF DSCR | Recalculation | None |
| 247 | Fully Funded Mortgage Loan Appraisal Stabilized NOI Debt Yield | Recalculation | None |
| 248 | Fully Funded Mortgage Loan Appraisal Stabilized NCF Debt Yield | Recalculation | None |
| 249 | Collateral Interest Appraisal Stabilized NOI DSCR | Recalculation | None |
| 250 | Collateral Interest Appraisal Stabilized NCF DSCR | Recalculation | None |
| 251 | Collateral Interest Appraisal Stabilized NOI Debt Yield | Recalculation | None |
| 252 | Collateral Interest Appraisal Stabilized NCF Debt Yield | Recalculation | None |
| 253 | Engineering Report Date | Engineering Report | None |
| 254 | Environmental Report Date (Phase I) | Environmental Report | None |
| 255 | Environmental Report Date (Phase II) | Environmental Report | None |
| 256 | Environmental Insurance (Y/N) | Insurance Binder, Environmental Report | None |
| 257 | Seismic Report Date | Seismic Report, Engineering Report | None |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT A |
| Loan File Review Procedures |
| # | Specified Attribute | Source Document (in order of priority) | Tolerance |
| 258 | Seismic PML % | Seismic Report, Engineering Report | None |
| 259 | Seismic Insurance Obtained if PML ≥ 20% (Y/N) | Seismic Report, Engineering Report | None |
| 260 | Subordinate Debt (Y/N) | Subordinate Debt Loan Agreement, Loan Agreement | None |
| 261 | Subordinate Debt Type | Subordinate Debt Loan Agreement, Loan Agreement | None |
| 262 | Subordinate Debt Margin | Subordinate Debt Loan Agreement, Loan Agreement | None |
| 263 | Subordinate Debt Interest Rate | Subordinate Debt Loan Agreement, Loan Agreement | None |
| 264 | Subordinate Debt Cut-off Date Balance ($) | Subordinate Debt Loan Agreement, Loan Agreement | None |
| 265 | Total Debt Cut-off Date Balance ($) | Recalculation | None |
| 266 | Total Debt Cut-off Date As-Is LTV | Recalculation | None |
| 267 | Total Debt Cut-off Date UW NCF DSCR | Recalculation | None |
| 268 | Total Debt Cut-off Date UW NOI DY | Recalculation | None |
| 269 | Appraisal Firm | Appraisal Report | None |
| 270 | As-Is Appraisal Valuation Date | Appraisal Report | None |
| 271 | As-Is Appraised Value ($) | Appraisal Report | None |
| 272 | Stabilized Appraised Value ($) | Appraisal Report | None |
| 273 | Appraisal Anticipated Stabilization Date | Appraisal Report | None |
| 274 | USPAP Appraisal (Y/N) | Appraisal Report | None |
| 275 | FIRREA Appraisal (Y/N) | Appraisal Report | None |
| 276 | Mortgage Loan Cut-off Date As-Is LTV Ratio | Recalculation | None |
| 277 | Mortgage Loan Commitment Maturity Date Stabilized LTV Ratio | Recalculation | None |
| 278 | Collateral Interest Cut-off Date As-Is LTV Ratio | Recalculation | None |
| 279 | Collateral Interest Commitment Maturity Date Stabilized LTV Ratio | Recalculation | None |
| 280 | Single-Tenant (Y/N) | Underwriting File | None |
| 281 | Property Manager | Management Agreement | None |
| 282 | Largest Tenant Name | Underwriting File | None |
| 283 | Largest Tenant Square Feet | Underwriting File | None |
| 284 | Largest Tenant Square Feet % | Recalculation | None |
| 285 | Largest Tenant Expiration Date | Underwriting File | None |
| 286 | 2nd Largest Tenant Name | Underwriting File | None |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT A |
| Loan File Review Procedures |
| # | Specified Attribute | Source Document (in order of priority) | Tolerance |
| 287 | 2nd Largest Tenant Square Feet | Underwriting File | None |
| 288 | 2nd Largest Tenant Square Feet % | Recalculation | None |
| 289 | 2nd Largest Tenant Expiration Date | Underwriting File | None |
| 290 | 3rd Largest Tenant Name | Underwriting File | None |
| 291 | 3rd Largest Tenant Square Feet | Underwriting File | None |
| 292 | 3rd Largest Tenant Square Feet % | Recalculation | None |
| 293 | 3rd Largest Tenant Expiration Date | Underwriting File | None |
| 294 | 4th Largest Tenant Name | Underwriting File | None |
| 295 | 4th Largest Tenant Square Feet | Underwriting File | None |
| 296 | 4th Largest Tenant Square Feet % | Recalculation | None |
| 297 | 4th Largest Tenant Expiration Date | Underwriting File | None |
| 298 | 5th Largest Tenant Name | Underwriting File | None |
| 299 | 5th Largest Tenant Square Feet | Underwriting File | None |
| 300 | 5th Largest Tenant Square Feet % | Recalculation | None |
| 301 | 5th Largest Tenant Expiration Date | Underwriting File | None |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
Exhibit B - Recalculation Methodology
| # | Specified Attribute | Recalculation Methodology |
| 25 | Mortgage Loan Commitment Original Balance / Unit ($) | For the Mortgage Loan Assets, the quotient of (i) Mortgage Loan Commitment Original Balance ($) and (ii) Number of Units. For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Commitment Original Balance / Unit ($) for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 28 | Mortgage Loan Commitment Cut-off Date Balance ($) | Sum of (i) Mortgage Loan Cut-off Date Balance ($) and (ii) Mortgage Loan Future Funding Participation Cut-off Date Unfunded Balance ($). |
| 30 | Mortgage Loan Cut-off Date Balance / Unit ($) | For the Mortgage Loan Assets, the quotient of (i) Mortgage Loan Cut-off Date Balance ($) and (ii) Number of Units. For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Balance / Unit ($) for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 33 | Mortgage Loan Balloon Balance ($) | Set equal to Mortgage Loan Commitment Cut-off Date Balance ($). |
| 34 | Mortgage Loan Balloon Balance / Unit ($) | For the Mortgage Loan Assets, the quotient of (i) Mortgage Loan Balloon Balance ($) and (ii) Number of Units. For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Balloon Balance / Unit ($) for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 35 | Mortgage Loan Annual Debt Service Payment (IO) ($) |
For the Mortgage Loan Assets, the product of (A) Mortgage Loan Cut-off Date Balance ($), (B) Mortgage Loan Cut-off Date Interest Rate and (C) 365/360.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Annual Debt Service Payment (IO) ($) for each such mortgaged property is set equal to equal blank. |
| 36 | Mortgage Loan Annual Debt Service Payment (P&I) ($) | Set equal to Mortgage Loan Annual Debt Service Payment (IO) ($). |
| 37 | Mortgage Loan Annual Debt Service Payment (Cap) ($) |
For the Mortgage Loan Assets, the product of (A) Mortgage Loan Cut-off Date Balance ($), (B) Mortgage Loan Rate Cap and (C) 365/360.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Annual Debt Service Payment (Cap) ($) for each such mortgaged property is set equal to equal blank. |
| 39 | Collateral Interest Future Funding Participation Cut-off Date Unfunded Balance ($) | Set equal to Mortgage Loan Future Funding Participation Cut-off Date Unfunded Balance ($). |
| 40 | Aggregate Collateral Interest Cut-off Date Balance % | Quotient of (i) Collateral Interest Cut-off Date Balance ($) and (ii) aggregate Collateral Interest Cut-off Date Balance ($) for the Mortgage Loan Assets. |
| 41 | Collateral Interest Balloon Balance ($) | Set equal to Collateral Interest Cut-off Date Balance ($). |
| 42 | Collateral Interest Annual Debt Service Payment (IO) ($) |
For the Mortgage Loan Assets, the quotient of (i) product of (A) Collateral Interest Cut-off Date Balance ($) and (B) Mortgage Loan Annual Debt Service Payment (IO) ($) and (ii) Mortgage Loan Cut-off Date Balance ($).
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Collateral Interest Annual Debt Service Payment (IO) ($) for each such mortgaged property is set equal to equal blank. |
| 43 | Collateral Interest Annual Debt Service Payment (P&I) ($) | Set equal to Collateral Interest Annual Debt Service Payment (IO) ($). |
| 44 | Collateral Interest Annual Debt Service Payment (Cap) ($) |
For the Mortgage Loan Assets, the quotient of (i) product of (A) Collateral Interest Cut-off Date Balance ($) and (B) Mortgage Loan Annual Debt Service Payment (Cap) ($) and (ii) Mortgage Loan Cut-off Date Balance ($).
For the Mortgaged Properties indicated on the Final Data File as securing
part of a portfolio, the Collateral Interest Annual Debt Service Payment (Cap) ($) for each such mortgaged property is set equal to equal
blank. |
| 45 | Pari Passu Funded Amount | For the Mortgage Loan Assets, the difference between (i) Mortgage Loan Cut-off Date Balance ($) and (ii) sum of (A) Collateral Interest Cut-off Date Balance ($) and (B) the amounts listed as previously securitized balances under Pari Passu Balance in Other Securitization. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 69 | Mortgage Loan Cut-off Date Interest Rate |
For the Mortgage Loan Assets, the greater of (i) sum of (A) Mortgage Loan Margin and (B) Index Rate Assumption and (ii) Mortgage Loan Rate Floor, applying, if applicable, the Rounding Factor, Time of Rounding (Before Spread, After Spread) and Rounding Direction.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Interest Rate for each such mortgaged property is set equal to equal blank. |
| 70 | Mortgage Loan Rate Floor |
For the Mortgage Loan Assets, the sum of (i) Mortgage Loan Margin and (ii) Mortgage Loan Index Floor applying, if applicable, the Rounding Factor, Time of Rounding (Before Spread, After Spread) and Rounding Direction.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Rate Floor for each such mortgaged property is set equal to equal blank. |
| 71 | Mortgage Loan Rate Cap |
For the Mortgage Loan Assets, the sum of (i) Mortgage Loan Margin and (ii) Mortgage Loan Index Cap.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Rate Cap for each such mortgaged property is set equal to equal blank. |
| 72 | Collateral Interest Cut-off Date Interest Rate | Set equal to Mortgage Loan Cut-off Date Interest Rate. |
| 73 | Collateral Interest Rate Floor | Set equal to Mortgage Loan Rate Floor. |
| 74 | Collateral Interest Rate Cap | Set equal to Mortgage Loan Rate Cap. |
| 80 | Initial IO Period (Remaining) |
For the Mortgage Loan Assets, the difference between (i) Initial IO Period and (ii) Seasoning (months).
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Initial IO Period (Remaining) for each such mortgaged property is set equal to equal blank. |
| 81 | Original Loan Term (Initial) |
For the Mortgage Loan Assets, the count of the number of monthly payment dates, from and inclusive of (i) First Payment Date, to and inclusive of (ii) Initial Maturity Date or Anticipated Repayment Date.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Original Loan Term (Initial) for each such mortgaged property is set equal to equal blank. |
| 82 | Original Loan Term (Remaining) |
For the Mortgage Loan Assets, the difference between (i) Original Loan Term (Initial) and (ii) Seasoning (months).
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Original Loan Term (Remaining) for each such mortgaged property is set equal to equal blank. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 85 | Seasoning (months) |
For the Mortgage Loan Assets, the count of the number of monthly payment dates, from and inclusive of (i) First Loan Payment Date, to and inclusive of (ii) Cut-off Date. In no event will Seasoning (months) be less than 0.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Seasoning (months) for each such mortgaged property is set equal to equal blank. |
| 94 | First Extension Floor |
For the Mortgage Loan Assets, set equal to Mortgage Loan Index Floor, if applicable.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the First Extension Floor for each such mortgaged property is set equal to equal blank. |
| 97 | First Extension Fee |
For the Mortgage Loan Assets, the product of (i) Mortgage Loan Commitment Cut-off Date Balance ($) and (ii) First Extension Fee (%), if applicable.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the First Extension Fee for each such mortgaged property is set equal to equal blank. |
| 100 | Second Extension Floor |
For the Mortgage Loan Assets, set equal to Mortgage Loan Index Floor, if applicable.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Second Extension Floor for each such mortgaged property is set equal to equal blank. |
| 103 | Second Extension Fee |
For the Mortgage Loan Assets, the product of (i) Mortgage Loan Commitment Cut-off Date Balance ($) and (ii) Second Extension Fee (%), if applicable.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Second Extension Fee for each such mortgaged property is set equal to equal blank. |
| 106 | Third Extension Floor |
For the Mortgage Loan Assets, set equal to Mortgage Loan Index Floor, if applicable.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Third Extension Floor for each such mortgaged property is set equal to equal blank. |
| 109 | Third Extension Fee |
For the Mortgage Loan Assets, the product of (i) Mortgage Loan Commitment Cut-off Date Balance ($) and (ii) Third Extension Fee (%), if applicable.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Third Extension Fee for each such mortgaged property is set equal to equal blank. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 112 | Fourth Extension Floor |
For the Mortgage Loan Assets, set equal to Mortgage Loan Index Floor, if applicable.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fourth Extension Floor for each such mortgaged property is set equal to equal blank. |
| 115 | Fourth Extension Fee |
For the Mortgage Loan Assets, the product of (i) Mortgage Loan Commitment Cut-off Date Balance ($) and (ii) Fourth Extension Fee (%), if applicable.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fourth Extension Fee for each such mortgaged property is set equal to equal blank. |
| 116 | Exit Fee ($) |
For the Mortgage Loan Assets, the product of (i) Mortgage Loan Commitment Cut-off Date Balance ($) and (ii) Exit Fee %.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Exit Fee ($) for each such mortgaged property is set equal to equal blank. |
| 120 | Fully Extended IO Period (Remaining) |
For the Mortgage Loan Assets, the difference between (i) Fully Extended IO Period (Initial) and (ii) Seasoning (months).
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Extended IO Period (Remaining) for each such mortgaged property is set equal to equal blank. |
| 121 | Fully Extended Loan Term (Initial) |
For the Mortgage Loan Assets, the count of the number of monthly payment dates, from and inclusive of (i) First Payment Date, to and inclusive of (ii) Fully Extended Maturity Date.
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Extended Loan Term (Initial) for each such mortgaged property is set equal to equal blank. |
| 122 | Fully Extended Loan Term (Remaining) |
For the Mortgage Loan Assets, the difference between (i) Fully Extended Loan Term (Initial) and (ii) Seasoning (months).
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Extended Loan Term (Remaining) for each such mortgaged property is set equal to equal blank. |
| 129 | Remaining Call Protection (Cut-off Date) |
For the Mortgage Loan Assets, the Initial Prepayment Provision adjusted by the Seasoning (months).
For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Remaining Call Protection (Cut-off Date) for each such mortgaged property is set equal to equal blank. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 139 | Affiliated Sponsor (Y/N) |
A recalculation in which borrower relationships were identified based on shared Sponsor names. Affiliated Sponsor (Y/N) groups were then assigned numbers based on the descending order of aggregate Collateral Interest Cut-off Date Balance ($) of the related group (starting with Yes - Group 1). For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Affiliated Sponsor (Y/N) for each such mortgaged property is set equal to equal blank. |
| 203 | Mortgage Loan Most Recent NOI DSCR | For the Mortgage Loan Assets, the quotient of (i) Most Recent NOI and (ii) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($), if applicable. For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Most Recent NOI DSCR for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 204 | Mortgage Loan Most Recent NCF DSCR | For the Mortgage Loan Assets, the quotient of (i) Most Recent NCF and (ii) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($), if applicable. For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Most Recent NCF DSCR for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 205 | Cut-off Date Mortgage Loan Most Recent NOI Debt Yield | For the Mortgage Loan Assets, the quotient of (i) Most Recent NOI and (ii) Mortgage Loan Cut-off Date Balance ($), if applicable. For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Cut-off Date Mortgage Loan Most Recent NOI Debt Yield for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 206 | Cut-off Date Mortgage Loan Most Recent NCF Debt Yield | For the Mortgage Loan Assets, the quotient of (i) Most Recent NCF and (ii) Mortgage Loan Cut-off Date Balance ($), if applicable. For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Cut-off Date Mortgage Loan Most Recent NCF Debt Yield for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 207 | Collateral Interest Most Recent NOI DSCR | Set equal to Mortgage Loan Most Recent NOI DSCR. |
| 208 | Collateral Interest Most Recent NCF DSCR | Set equal to Mortgage Loan Most Recent NCF DSCR. |
| 209 | Cut-off Date Collateral Interest Most Recent NOI Debt Yield | Set equal to Cut-off Date Mortgage Loan Most Recent NOI Debt Yield. |
| 210 | Cut-off Date Collateral Interest Most Recent NCF Debt Yield | Set equal to Cut-off Date Mortgage Loan Most Recent NCF Debt Yield. |
| 217 | Mortgage Loan Cut-off Date Balance Underwritten NOI DSCR | For the Mortgage Loan Assets, the quotient of (i) Underwritten NOI ($) and (ii) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($). For the Mortgage Loan Assets identified on the Final Data File with a Collateral Interest/Mortgaged Property Name of “Rosie Apartments,” “The Kelsey at Scofield Farms,” “The Nicholas,” “Exchange at Indian Trail,” “AVE North Lamar,” “Exchange at Juban,” “Rise Viera,” “Havens at Central Park,” “Abode at Parkside,” “The Bailey at Bridge Park,” “GVX Portfolio,” “One West End” and “Maybrook Terraces”, we were instructed by the representatives of the Company to assume that the Mortgage Loan Cut-off Date Balance Underwritten NOI DSCR for each such Mortgage Loan Asset is equal to 1.00. For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Balance Underwritten NOI DSCR for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 218 | Mortgage Loan Cut-off Date Balance Underwritten NCF DSCR | For the Mortgage Loan Assets, the quotient of (i) Underwritten NCF ($) and (ii) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($). For the Mortgage Loan Assets identified on the Final Data File with a Collateral Interest/Mortgaged Property Name of “Rosie Apartments,” “The Kelsey at Scofield Farms,” “The Nicholas,” “Exchange at Indian Trail,” “AVE North Lamar,” “Exchange at Juban,” “Rise Viera,” “Havens at Central Park,” “Abode at Parkside,” “The Bailey at Bridge Park,” “GVX Portfolio,” “One West End” and “Maybrook Terraces”, we were instructed by the representatives of the Company to assume that the Mortgage Loan Cut-off Date Balance Underwritten NCF DSCR for each such Mortgage Loan Asset is equal to 1.00. For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Balance Underwritten NCF DSCR for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 219 | Mortgage Loan Cut-off Date Balance Underwritten NOI Debt Yield | For the Mortgage Loan Assets, the quotient of (i) Underwritten NOI ($) and (ii) Mortgage Loan Cut-off Date Balance ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Balance Underwritten NOI Debt Yield for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 220 | Mortgage Loan Cut-off Date Balance Underwritten NCF Debt Yield | For the Mortgage Loan Assets, the quotient of (i) Underwritten NCF ($) and (ii) Mortgage Loan Cut-off Date Balance ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Balance Underwritten NCF Debt Yield for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 221 | Collateral Interest Cut-off Date Balance Underwritten NOI DSCR | Set equal to Mortgage Loan Cut-off Date Balance Underwritten NOI DSCR. |
| 222 | Collateral Interest Cut-off Date Balance Underwritten NCF DSCR | Set equal to Mortgage Loan Cut-off Date Balance Underwritten NCF DSCR. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 223 | Collateral Interest Cut-off Date Balance Underwritten NOI Debt Yield | Set equal to Mortgage Loan Cut-off Date Balance Underwritten NOI Debt Yield. |
| 224 | Collateral Interest Cut-off Date Balance Underwritten NCF Debt Yield | Set equal to Mortgage Loan Cut-off Date Balance Underwritten NCF Debt Yield. |
| 231 | Fully Funded Mortgage Loan Underwritten Stabilized NOI DSCR | For the Mortgage Loan Assets, the quotient of (1) Underwritten Stabilized NOI ($) and (2) the product of (i) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($) and (ii) quotient of (a) Mortgage Loan Commitment Cut-off Date Balance ($) and (b) Mortgage Loan Cut-off Date Balance ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Underwritten Stabilized NOI DSCR for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 232 | Fully Funded Mortgage Loan Underwritten Stabilized NCF DSCR | For the Mortgage Loan Assets, the quotient of (1) Underwritten Stabilized NCF ($) and (2) the product of (i) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($) and (ii) quotient of (a) Mortgage Loan Commitment Cut-off Date Balance ($) and (b) Mortgage Loan Cut-off Date Balance ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Underwritten Stabilized NCF DSCR for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 233 | Fully Funded Mortgage Loan Underwritten Stabilized NOI Debt Yield | For the Mortgage Loan Assets, the quotient of (i) Underwritten Stabilized NOI ($) and (ii) Mortgage Loan Balloon Balance ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Underwritten Stabilized NOI Debt Yield for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 234 | Fully Funded Mortgage Loan Underwritten Stabilized NCF Debt Yield | For the Mortgage Loan Assets, the quotient of (i) Underwritten Stabilized NCF ($) and (ii) Mortgage Loan Balloon Balance ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Underwritten Stabilized NCF Debt Yield for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 235 | Collateral Interest Underwritten Stabilized NOI DSCR | Set equal to Fully Funded Mortgage Loan Underwritten Stabilized NOI DSCR. |
| 236 | Collateral Interest Underwritten Stabilized NCF DSCR | Set equal to Fully Funded Mortgage Loan Underwritten Stabilized NCF DSCR. |
| 237 | Collateral Interest Underwritten Stabilized NOI Debt Yield | Set equal to Fully Funded Mortgage Loan Underwritten Stabilized NOI Debt Yield. |
| 238 | Collateral Interest Underwritten Stabilized NCF Debt Yield | Set equal to Fully Funded Mortgage Loan Underwritten Stabilized NCF Debt Yield. |
| 245 | Fully Funded Mortgage Loan Appraisal Stabilized NOI DSCR | For the Mortgage Loan Assets, the quotient of (1) Appraisal Stabilized NOI ($) and (2) the product of (i) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($) and (ii) quotient of (a) Mortgage Loan Commitment Cut-off Date Balance ($) and (b) Mortgage Loan Cut-off Date Balance ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Appraisal Stabilized NOI DSCR for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 246 | Fully Funded Mortgage Loan Appraisal Stabilized NCF DSCR | For the Mortgage Loan Assets, the quotient of (1) Appraisal Stabilized NCF ($) and (2) the product of (i) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($) and (ii) quotient of (a) Mortgage Loan Commitment Cut-off Date Balance ($) and (b) Mortgage Loan Cut-off Date Balance ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Appraisal Stabilized NCF DSCR for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 247 | Fully Funded Mortgage Loan Appraisal Stabilized NOI Debt Yield | For the Mortgage Loan Assets, the quotient of (i) Appraisal Stabilized NOI ($) and (ii) Mortgage Loan Balloon Balance ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Appraisal Stabilized NOI Debt Yield for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 248 | Fully Funded Mortgage Loan Appraisal Stabilized NCF Debt Yield | For the Mortgage Loan Assets, the quotient of (i) Appraisal Stabilized NCF ($) and (ii) Mortgage Loan Balloon Balance ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Appraisal Stabilized NCF Debt Yield for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 249 | Collateral Interest Appraisal Stabilized NOI DSCR | Set equal to Fully Funded Mortgage Loan Appraisal Stabilized NOI DSCR. |
| 250 | Collateral Interest Appraisal Stabilized NCF DSCR | Set equal to Fully Funded Mortgage Loan Appraisal Stabilized NCF DSCR. |
| 251 | Collateral Interest Appraisal Stabilized NOI Debt Yield | Set equal to Fully Funded Mortgage Loan Appraisal Stabilized NOI Debt Yield. |
| 252 | Collateral Interest Appraisal Stabilized NCF Debt Yield | Set equal to Fully Funded Mortgage Loan Appraisal Stabilized NCF Debt Yield. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 265 | Total Debt Cut-off Date Balance ($) |
For the Mortgage Loan Assets, the sum of (i) Mortgage Loan Cut-off Date Balance ($) and (ii) Subordinate Debt Cut-off Date Balance ($). For the Mortgage Loan Assets with a Subordinate Debt Cut-off Date Balance ($) amount of "N/A", is set equal to Mortgage Loan Cut-off Date Balance ($).
|
| 266 | Total Debt Cut-off Date As-Is LTV | For the Mortgage Loan Assets, the quotient of (i) Total Debt Cut-off Date Balance ($) and (ii) As-Is Appraised Value ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Total Debt Cut-off Date As-Is LTV for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 267 | Total Debt Cut-off Date UW NCF DSCR | For the Mortgage Loan Assets, the quotient of (i) Underwritten NCF ($) and (ii) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($). For the Mortgage Loan Assets identified on the Final Data File with a Subordinate Debt (Y/N) value of "Yes", we were instructed by the representatives of the Company to add to clause (ii) of this procedure the product of (a) Subordinate Debt Cut-off Date Balance ($), (b) Subordinate Debt Interest Rate, subject to subordinate debt floor and cap and (c) 365/360. For the Mortgage Loan Assets identified on the Final Data File with a Collateral Interest/Mortgaged Property Name of “Rise Koreatown,” “Rosie Apartments,” “The Kelsey at Scofield Farms,” “The Nicholas,” “Exchange at Indian Trail,” “AVE North Lamar,” “Exchange at Juban,” “Rise Viera,” “Havens at Central Park,” “Abode at Parkside,” “The Bailey at Bridge Park,” “GVX Portfolio,” “Union at The Grove,” “One West End” and “Maybrook Terraces”, we were instructed by the representatives of the Company to assume that the Total Debt Cut-off Date UW NCF DSCR for each such Mortgage Loan Asset is equal to 1.00. For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Total Debt Cut-off Date UW NCF DSCR for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 268 | Total Debt Cut-off Date UW NOI DY | For the Mortgage Loan Assets, the quotient of (i) Underwritten NOI ($) and (ii) Total Debt Cut-off Date Balance ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Total Debt Cut-off Date UW NOI DY for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 276 | Mortgage Loan Cut-off Date As-Is LTV Ratio | For the Mortgage Loan Assets, the quotient of (i) Mortgage Loan Cut-off Date Balance ($) and (ii) As-Is Appraised Value ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date As-Is LTV Ratio for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 277 | Mortgage Loan Commitment Maturity Date Stabilized LTV Ratio | For the Mortgage Loan Assets, the quotient of (i) Mortgage Loan Commitment Cut-off Date Balance ($) and (ii) Stabilized Appraised Value ($). For the Mortgage Loan Assets indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Commitment Maturity Date Stabilized LTV Ratio for each such mortgaged property is set equal to the corresponding amount recomputed for such portfolio’s Mortgage Loan Asset. |
| 278 | Collateral Interest Cut-off Date As-Is LTV Ratio | Set equal to Mortgage Loan Cut-off Date As-Is LTV Ratio. |
| 279 | Collateral Interest Commitment Maturity Date Stabilized LTV Ratio | Set equal to Mortgage Loan Commitment Maturity Date Stabilized LTV Ratio. |
| 284 | Largest Tenant Square Feet % | For the Mortgaged Properties, the quotient of (i) Largest Tenant Square Feet and (ii) Number of Units. This procedure was not performed for those Mortgaged Properties and Mortgage Loan Assets for which the Property Type for such Mortgaged Property and Mortgage Loan Asset, respectively, was equal to "Multifamily" (as set forth on the Final Data File). |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT B |
| Recalculation Methodology |
| # | Specified Attribute | Recalculation Methodology |
| 288 | 2nd Largest Tenant Square Feet % | For the Mortgaged Properties, the quotient of (i) 2nd Largest Tenant Square Feet and (ii) Number of Units. This procedure was not performed for those Mortgaged Properties and Mortgage Loan Assets for which the Property Type for such Mortgaged Property and Mortgage Loan Asset, respectively, was equal to "Multifamily" (as set forth on the Final Data File). |
| 292 | 3rd Largest Tenant Square Feet % | For the Mortgaged Properties, the quotient of (i) 3rd Largest Tenant Square Feet and (ii) Number of Units. This procedure was not performed for those Mortgaged Properties and Mortgage Loan Assets for which the Property Type for such Mortgaged Property and Mortgage Loan Asset, respectively, was equal to "Multifamily" (as set forth on the Final Data File). |
| 296 | 4th Largest Tenant Square Feet % | For the Mortgaged Properties, the quotient of (i) 4th Largest Tenant Square Feet and (ii) Number of Units. This procedure was not performed for those Mortgaged Properties and Mortgage Loan Assets for which the Property Type for such Mortgaged Property and Mortgage Loan Asset, respectively, was equal to "Multifamily" (as set forth on the Final Data File). |
| 300 | 5th Largest Tenant Square Feet % | For the Mortgaged Properties, the quotient of (i) 5th Largest Tenant Square Feet and (ii) Number of Units. This procedure was not performed for those Mortgaged Properties and Mortgage Loan Assets for which the Property Type for such Mortgaged Property and Mortgage Loan Asset, respectively, was equal to "Multifamily" (as set forth on the Final Data File). |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT C |
| Additional Company Provided Attributes |
Exhibit C – Additional Company Provided Attributes
| Collateral Interest Number | Specified Attribute |
| 3.00 (Delayed Close) |
Loan Purpose; Note Date; First Payment Date; Future Funding Advance Conditions; Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Notional Amount; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap ; Initial Maturity Date or Anticipated Repayment Date; Fully Extended Maturity Date; Lien Position; Recourse; Recourse Provisions; Recourse Carveout Guarantor; Sponsor; Ownership Interest; Ground Lease (Y/N); Cash Management Trigger Event; Tax Escrow (Upfront) ($); Tax Escrow (Cut-off Date) ($); Insurance Escrow (Upfront) ($); Insurance Escrow (Cut-off Date) ($); Replacement Reserve (Monthly)($); Engineering Report Date; Environmental Report Date (Phase I); Environmental Report Date (Phase II); Environmental Insurance (Y/N); Seismic Report Date; Seismic PML %; Seismic Insurance Obtained if PML ≥ 20% (Y/N); Property Manager |
| 5.00 (Delayed Close) |
# of Properties; Cross Collateralized and Cross Defaulted Loan Flag; Property Address; City; State; County; Zip Code; Year Built; Year Renovated; Property Type; Specific Property Type; Loan Purpose; Note Date; First Payment Date; Mortgage Loan Commitment Original Balance ($); Mortgage Loan Initial Funded Amount ($); Mortgage Loan Initial Unfunded Future Funding Amount ($); Mortgage Loan Cut-off Date Balance ($); Mortgage Loan Future Funding Participation Cut-off Date Unfunded Balance ($); Future Funding Advance Conditions; Junior Participation Cut-off Date Future Funding Unfunded Balance ($); Junior Participation Balloon Payment ($); Rate Type; Index; Interest Accrual Basis; Accrual Period; Lookback Period; Rounding Factor; Time of Rounding (Before Spread, After Spread); Rounding Direction; Mortgage Loan Margin; Collateral Interest Margin; Junior Participation Cut-off Date Margin; Mortgage Loan Index Floor; Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Notional Amount; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap ; Mortgage Loan Margin Change (Y/N); Mortgage Loan Margin Change Description; Amortization Type During Initial Term; Initial IO Period; ARD Loan (Y/N); Initial Maturity Date or Anticipated Repayment Date; Extension Options (Y/N); Extension Options Description; Amortization Type During Extensions; Amortization Style; Amortization Rate; First Extension Period Requirements; First Extension Period (months); First Extension Cap; First Extension Fee (%); Second Extension Period Requirements; Second Extension Period (months); Second Extension Cap; Second Extension Fee (%); Third Extension Period Requirements; Third Extension Period (months); Third Extension Cap; Third Extension Fee (%); Fourth Extension Period Requirements; Fourth Extension Period (months); Fourth Extension Cap; Fourth Extension Fee (%); Exit Fee %; Exit Fee Balance; Fully Extended IO Period (Initial); Fully Extended Maturity Date; Future Debt Permitted (Y/N); Permitted Future Debt Type; Grace Period Default (Days); Grace Period Late (Days); Initial Prepayment Provision; Original Yield Maintenance or Minimum Interest Term; Rate for Prepayment Protection; Partial Release and/or Partial Prepayment (Y/N); Lien Position; Recourse; Recourse Provisions; Recourse Carveout Guarantor; Borrower; Sponsor; Tenants-in-common (Y/N); Ownership Interest; Ground Lease (Y/N); Annual Ground Lease Payment ($); Ground Lease Initial Expiration Date; Ground Lease Extension (Y/N); # of Ground Lease Extension Options; Ground Lease Expiration Date with Extensions; Lockbox Type; Cash Management Type; Cash Management Trigger Event; Tax Escrow (Upfront) ($); Tax Escrow (Cut-off Date) ($); Tax Escrow (Monthly)($); Springing Tax Escrow Description; Insurance Escrow (Upfront) ($); Insurance Escrow (Cut-off Date) ($); Insurance Escrow (Monthly)($); Springing Insurance Escrow Description; Replacement Reserve |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT C |
| Additional Company Provided Attributes |
| Collateral Interest Number | Specified Attribute |
| (Upfront)($); Replacement Reserve (Cut-off Date)($); Replacement Reserve (Monthly)($); Replacement Reserve Cap($); Springing Replacement Reserve Description; TI/LC Reserve (Upfront) ($); TI/LC Reserve (Cut-off Date) ($); TI/LC Reserve (Monthly)($); TI/LC Reserve Cap($); Springing TI/LC Reserve Description; Environmental Reserve (Upfront) ($); Environmental Reserve (Cut-off Date) ($); Upfront Engineering/Deferred Maintenance Escrow (Upfront) ($); Upfront Engineering/Deferred Maintenance Escrow (Cut-off Date) ($); Debt Service Reserve (Upfront) ($); Debt Service Reserve (Cut-off Date) ($); Debt Service Reserve (Monthly)($); Debt Service Reserve Cap($); Springing Debt Service Reserve Description; Other Reserves (Upfront)($); Other Reserves (Cut-Off Date)($); Other Reserves (Monthly)($); Other Reserves Cap ($); Other Reserves Description; Other Reserves 2 (Upfront)($); Other Reserves 2 (Cut-Off Date)($); Other Reserves 2 (Monthly)($); Other Reserves 2 Cap ($); Other Reserves 2 Description; Engineering Report Date; Environmental Report Date (Phase I); Environmental Report Date (Phase II); Environmental Insurance (Y/N); Seismic Report Date; Seismic PML %; Seismic Insurance Obtained if PML ≥ 20% (Y/N); Subordinate Debt (Y/N); Subordinate Debt Type; Subordinate Debt Margin; Subordinate Debt Interest Rate; Subordinate Debt Cut-off Date Balance ($); Appraisal Firm; As-Is Appraisal Valuation Date; As-Is Appraised Value ($); Stabilized Appraised Value ($); Appraisal Anticipated Stabilization Date; USPAP Appraisal (Y/N); FIRREA Appraisal (Y/N); Property Manager | |
| 11.00 (Delayed Close) |
Loan Purpose; Note Date; First Payment Date; Mortgage Loan Initial Funded Amount ($); Mortgage Loan Initial Unfunded Future Funding Amount ($); Mortgage Loan Cut-off Date Balance ($); Mortgage Loan Future Funding Participation Cut-off Date Unfunded Balance ($); Future Funding Advance Conditions; Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Notional Amount; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap ; Initial Maturity Date or Anticipated Repayment Date; Fully Extended Maturity Date; Lien Position; Recourse; Recourse Provisions; Recourse Carveout Guarantor; Sponsor; Ownership Interest; Ground Lease (Y/N); Annual Ground Lease Payment ($); Ground Lease Initial Expiration Date; Ground Lease Extension (Y/N); # of Ground Lease Extension Options; Ground Lease Expiration Date with Extensions; Cash Management Trigger Event; Tax Escrow (Upfront) ($); Tax Escrow (Cut-off Date) ($); Insurance Escrow (Upfront) ($); Insurance Escrow (Cut-off Date) ($); Replacement Reserve (Monthly)($); Property Manager |
| 14.00 (Delayed Close) |
Cross Collateralized and Cross Defaulted Loan Flag; Loan Purpose; Note Date; First Payment Date; Mortgage Loan Commitment Original Balance ($); Mortgage Loan Initial Funded Amount ($); Mortgage Loan Initial Unfunded Future Funding Amount ($); Mortgage Loan Cut-off Date Balance ($); Mortgage Loan Future Funding Participation Cut-off Date Unfunded Balance ($); Future Funding Advance Conditions; Junior Participation Cut-off Date Future Funding Unfunded Balance ($); Junior Participation Balloon Payment ($); Rate Type; Index; Interest Accrual Basis; Accrual Period; Lookback Period; Rounding Factor; Time of Rounding (Before Spread, After Spread); Rounding Direction; Mortgage Loan Margin; Collateral Interest Margin; Junior Participation Cut-off Date Margin; Mortgage Loan Index Floor; Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Notional Amount; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap ; Mortgage Loan Margin Change (Y/N); Mortgage Loan Margin Change Description; Amortization Type During Initial Term; Initial IO Period; ARD Loan (Y/N); Initial Maturity Date or Anticipated Repayment Date; Extension Options (Y/N); Extension Options Description; Amortization Type During Extensions; Amortization Style; Amortization Rate; First Extension Period Requirements; First Extension Period (months); First Extension ap; First Extension Fee (%); Second Extension Period |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |
| ACRES Commercial Realty 2026-FL4 Issuer, LLC | EXHIBIT C |
| Additional Company Provided Attributes |
| Collateral Interest Number | Specified Attribute |
Requirements; Second Extension Period (months); Second Extension Cap; Second Extension Fee (%); Third Extension Period Requirements; Third Extension Period (months); Third Extension Cap; Third Extension Fee (%); Fourth Extension Period Requirements; Fourth Extension Period (months); Fourth Extension Cap; Fourth Extension Fee (%); Exit Fee %; Exit Fee Balance; Fully Extended IO Period (Initial); Fully Extended Maturity Date; Future Debt Permitted (Y/N); Permitted Future Debt Type; Grace Period Default (Days); Grace Period Late (Days); Initial Prepayment Provision; Original Yield Maintenance or Minimum Interest Term; Rate for Prepayment Protection; Partial Release and/or Partial Prepayment (Y/N); Lien Position; Recourse; Recourse Provisions; Recourse Carveout Guarantor; Borrower; Sponsor; Tenants-in-common (Y/N); Ownership Interest; Ground Lease (Y/N); Annual Ground Lease Payment ($); Ground Lease Initial Expiration Date; Ground Lease Extension (Y/N); # of Ground Lease Extension Options; Ground Lease Expiration Date with Extensions; Lockbox Type; Cash Management Type; Cash Management Trigger Event; Tax Escrow (Upfront) ($); Tax Escrow (Cut-off Date) ($); Tax Escrow (Monthly)($); Springing Tax Escrow Description; Insurance Escrow (Upfront) ($); Insurance Escrow (Cut-off Date) ($); Insurance Escrow (Monthly)($); Springing Insurance Escrow Description; Replacement Reserve (Upfront)($); Replacement Reserve (Cut-off Date)($); Replacement Reserve (Monthly)($); Replacement Reserve Cap($); Springing Replacement Reserve Description; TI/LC Reserve (Upfront) ($); TI/LC Reserve (Cut-off Date) ($); TI/LC Reserve (Monthly)($); TI/LC Reserve Cap($); Springing TI/LC Reserve Description; Environmental Reserve (Upfront) ($); Environmental Reserve (Cut-off Date) ($); Upfront Engineering/Deferred Maintenance Escrow (Upfront) ($); Upfront Engineering/Deferred Maintenance Escrow (Cut-off Date) ($); Debt Service Reserve (Upfront) ($); Debt Service Reserve (Cut-off Date) ($); Debt Service Reserve (Monthly)($); Debt Service Reserve Cap($); Springing Debt Service Reserve Description; Other Reserves (Upfront)($); Other Reserves (Cut-Off Date)($); Other Reserves (Monthly)($); Other Reserves Cap ($); Other Reserves Description; Other Reserves 2 (Upfront)($); Other Reserves 2 (Cut-Off Date)($); Other Reserves 2 (Monthly)($); Other Reserves 2 Cap ($); Other Reserves 2 Description; Environmental Insurance (Y/N); Subordinate Debt (Y/N); Subordinate Debt Type; Subordinate Debt Margin; Subordinate Debt Interest Rate; Subordinate Debt Cut-off Date Balance ($); Property Manager; |
| www.pwc.com | PricewaterhouseCoopers LLP 401 Broadhollow Rd, Melville, NY 11747 T: 631-753-2700 |