8-K 1 wac02c1.txt JANUARY 8-K SECURITIES AND EXCHANGE COMMISSION Washington, D. C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15 (d) of the Securities Exchange Act of 1934 Date of Report : January 15, 2004 (Date of earliest event reported) Commission File No.: 333-83930-01 Wachovia Commercial Mortgage Securities, Inc. Commercial Mortgage Pass-Through Certificates Series 2002-C1 (Exact name of registrant as specified in its charter) New York (governing law of Pooling and Servicing Agreement) (State of Incorporation) 52-2365707 52-2365708 52-7294443 52-2365709 (I.R.S. Employer Identification No.) c/o Wells Fargo Bank Minnesota, N.A. 9062 Old Annapolis Road Columbia, Maryland 21045 (Address of principal executive offices) (Zip Code) (410) 884-2000 Registrant's Full Telephone Number (Former name, former address and former fiscal year, if changed since last report) ITEM 5. Other Events On January 15, 2004 a distribution was made to holders of Wachovia Commercial Mortgage Securities, Inc.,Commercial Mortgage Pass-Through Certificates, Series 2002-C1. ITEM 7. Financial Statements and Exhibits (c) Exhibits Item 601(a) of Regulation S-K Exhibit Number Description (EX-99.1) Monthly report distributed to holders of Commercial Mortgage Pass-Through Certificates, Series 2002-C1, relating to the January 15, 2004 distribution. Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized. Wachovia Commercial Mortgage Securities, Inc Commercial Mortgage Pass-Through Certificates Series 2002-C1 By: Wells Fargo Bank Minnesota, N.A., as Trustee By: /s/ Beth Belfield, Assistant Vice President By: Beth Belfield, Assistant Vice President Date: January 22, 2004 INDEX TO EXHIBITS Exhibit Number Description (EX-99.1) Monthly report distributed to holders of Commercial Mortgage Pass-Through Certificates, Series 2002-C1, relating to the January 15, 2004 distribution. EX-99.1 Wells Fargo Bank Minnesota, N.A. Corporate Trust Services 9062 Old Annapolis Rd Columbia, MD 21045-1951 Wachovia Commercial Mortgage Securities, Inc. Commercial Mortgage Pass-Through Certificates Series 2002-C1 For Additional Information, please contact CTSLink Customer Service (301) 815-6600 Reports Available on the World Wide Web @ www.ctslink.com/cmbs Payment Date: 01/15/2004 Record Date: 12/31/2003 DISTRIBUTION DATE STATEMENT Table of Contents STATEMENT SECTIONS PAGE(s) Certificate Distribution Detail 2 Certificate Factor Detail 3 Reconciliation Detail 4 Other Required Information 5 Cash Reconciliation 6 Ratings Detail 7 Current Mortgage Loan and Property Stratification Tables 8 - 10 Mortgage Loan Detail 11 - 15 Principal Prepayment Detail 16 Historical Detail 17 Delinquency Loan Detail 18 Specially Serviced Loan Detail 19 - 20 Modified Loan Detail 21 Liquidated Loan Detail 22 Depositor Wachovia Commercial Mortgage Securities, Inc. Charlotte, NC 28288-1016 Contact: Tim Steward Phone Number: (704) 593-7822 Master Servicer Wachovia Bank, National Association 8739 Research Drive URP 4, NC1075 Charlotte, NC 28262 Contact: Timothy S.Ryan Phone Number: (704) 593-7878 Special Servicer Lennar Partners, Inc. 760 N.W.107th Avenue Miami, FL 33172 Contact: Steve Bruha Phone Number: (305) 229-6614 This report has been compiled from information provided to Wells Fargo Bank MN, N.A. by various third parties, which may include the Servicer, Master Servicer, Special Servicer and others. Wells Fargo Bank MN, N.A. has not independently confirmed the accuracy of information received from these third parties and assumes no duty to do so. Wells Fargo Bank MN, N.A. expressly disclaims any responsibility for the accuracy or completeness of information furnished by third parties. Copyright 2003, Wells Fargo Bank Minnesota, N.A.

Principal Prepayment Detail No Principal Prepayments this Period

Delinquency Loan Detail Loan Offering # of Paid Through Current Outstanding Status of Number Document Months Date P&I P&I Mortgage Cross-Reference Delinq. Advances Advances Loan 546000033 33 0 12/01/2003 54,611.84 54,611.84 A 546000056 56 0 12/01/2003 42,932.27 42,932.27 A 502706207 103 0 12/01/2003 23,926.07 23,926.07 A 502717406 109 0 12/01/2003 27,353.83 27,353.83 A 546000152 152 0 12/01/2003 5,110.12 5,110.12 A Totals 5 153,934.13 153,934.13

Specially Serviced Loan Detail - Part 1 No Specially Serviced Loans this Period Specially Serviced Loan Detail - Part 2 No Specially Serviced Loans this Period Modified Loan Detail No Modified Loans Liquidated Loan Detail No Liquidated Loans

WACHOVIA COMMERCIAL MORT PASS THRU CERT SER 2002 C1 8-K