UNITED STATES
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 (Date of earliest event reported) April 12, 2004

Wachovia Commercial Mortgage Securities, Inc. (as Depositor under the Pooling and Servicing Agreement, dated as of February 10, 2002, relating to the First Union National Bank Commercial Mortgage Trust, Commercial Mortgage Pass-Through Certificates, Series 2002-C1)
(Exact name of registrant as specified in its charter)

North Carolina
(State or other jurisdiction
of incorporation)

333-68246
(Commission
File Number)

56-1643598
(IRS Employer
Identification No.)

301 South College Street, Charlotte, North Carolina
(Address of principal executive offices)

28288-0166
(Zip Code)

Registrant's telephone number, including area code 704-374-6161

(Former name or former address, if changed since last report.)

Item 5. Other Events and Regulation FD Disclosure.

This current report on Form 8-K relates to the monthly distribution reported to the holders of First Union National Bank Commercial Mortgage Trust, Commercial Mortgage Pass-Through Certificates, Series 2002-C1, which was made on April 12, 2004.

Item 7. Financial Statements and Exhibits.

99.1 Monthly distribution report pursuant to Section 4.01 of the Pooling and Servicing Agreement for the distribution on April 12, 2004.
(Exhibit No. Description)

SIGNATURES

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.

LASALLE BANK NATIONAL ASSOCIATION, IN ITS CAPACITY AS PAYING AGENT UNDER THE POOLING AND SERVICING AGREEMENT ON BEHALF OF WACHOVIA COMMERCIAL MORTGAGE SECURITIES, INC., REGISTRANT

Date: April 13, 2004

By: /s/ Russell Goldenberg
Russell Goldenberg
Group Senior Vice President

First Union Commercial Mortgage Securities, Inc.

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Reporting Package Table of Contents

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

Administrator:
Laura Kocha-Chaddha 312.904.0648
laura.kocha.chaddha@abnamro.com

Analyst:
Thomas Helms 714.238.6738
thomas.helms@abnamro.com

Revised Date:

135 S. LaSalle Street, Suite 1625
Chicago, IL 60603
USA

Statements to Certificateholders
Cash Reconciliation Summary
Shortfall Summary Report
Bond Interest Reconciliation

Rating Information

Asset-Backed Facts ~ 15 Month Loan Status Summary
Asset-Backed Facts ~ 15 Month Payoff/Loss Summary

Delinquent Loan Detail
Loan Level Detail
Specially Serviced (Part I) ~ Loan Detail

Page 2-5
Page 6
Page 7
Page 8

Page 9-10

Page 11
Page 12

Page 13
Page 14-18

Page 19

Specially Serviced Loan Detail (Part II) ~ Servicer Comments

Modified Loan Detail
Realized Loss Detail
Appraisal Reduction Detail

Page 20

Page 21
Page 22
Page 23

Page(s)

Information is available for this issue from the following sources

Issue Id:

Monthly Data File
Name:

FUNB02C1

FUNB02C1_200404_3.ZIP

Closing Date:

First Payment Date:

Rated Final Payment: Date:

25-Feb-02
12-Mar-02

12-Feb-34

Parties to The Transaction

Issuer: Wachovia Bank, National Association

Depositor: Wachovia Bank, National Association

Underwriter: Deutsche Banc Alex. Brown/ABN AMRO Incorporated

Master Servicer: Wachovia Bank, National Association

Special Servicer: Allied Capital Corporation

Rating Agency: Standard & Poor's Rating Services/Moody's Investors Service, Inc.

800.246.5761

LaSalle Factor Line

LaSalle Web Site
Servicer Web Site

www.wachovia.com

www.etrustee.net

Page 1 of 23

Class

CUSIP

Original

Opening

Principal

Negative

Closing

Interest

Pass-Through

Per $ 1000

Next Rate(3)

WAC:
WAMM:

Payment Date:
Prior Payment:
Next Payment:
Record Date:

7.516508%

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union Commercial Mortgage Securities, Inc.

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

Face Value (1)

Balance

Payment

Adj. or Loss

Amortization

Balance

Payment (2)

Adjustment

Rate

REMIC II

Revised Date:

ABN AMRO Acct: 720397.3

890.120097667

4.151182081

0.000000000

885.968915586

4.142767269

Fixed

0.00

0.000000000

5.58500000%

0.000000000

33736XFS3

A-1

131,057,000.00

116,656,469.64

544,041.47

0.00

116,112,428.17

542,938.65

1000.000000000

0.000000000

1000.000000000

5.117499994

Fixed

0.00

0.000000000

6.14100000%

0.000000000

33736XFT1

A-2

430,663,000.00

0.00

430,663,000.00

2,203,917.90

980.227871842

0.000000000

979.480895335

0.494970005

0.498223062%

0.00

0.000000000

0.60594482%

0.000000000

33736XFX2

IO-I

728,324,739.00

713,924,208.92

0.00

713,380,167.45

360,498.90

1000.000000000

0.000000000

1000.000000000

1.003766745

0.992091026%

0.00

0.000000000

1.20452010%

0.000000000

33736XFY0

IO-II

444,320,000.00

0.00

444,320,000.00

445,993.64

1000.000000000

0.000000000

1000.000000000

5.266666540

Fixed

0.00

0.000000000

6.32000000%

0.000000000

33736XFU8

26,402,000.00

0.00

26,402,000.00

139,050.53

1000.000000000

0.000000000

1000.000000000

5.424166718

Fixed

0.00

0.000000000

6.50900000%

0.000000000

33736XFV6

32,774,000.00

0.00

32,774,000.00

177,771.64

1000.000000000

0.000000000

1000.000000000

5.518333699

Fixed

0.00

0.000000000

6.62200000%

0.000000000

33736XFW4

9,104,000.00

0.00

9,104,000.00

50,238.91

1000.000000000

0.000000000

1000.000000000

5.723332927

6.868000000%

0.00

0.000000000

6.86800000%

0.000000000

33736XFZ7

8,194,000.00

0.00

8,194,000.00

46,896.99

1000.000000000

0.000000000

1000.000000000

5.805000000

6.966000000%

0.00

0.000000000

6.96600000%

0.000000000

33736XGA1

12,746,000.00

0.00

12,746,000.00

73,990.53

1000.000000000

0.000000000

1000.000000000

6.200222688

7.197800925%

0.00

0.000000000

7.44026708%

0.000000000

33736XGB9

10,014,000.00

0.00

10,014,000.00

62,089.03

1000.000000000

0.000000000

1000.000000000

4.972500172

Fixed

0.00

0.000000000

5.96700000%

0.000000000

33736XGC7

14,567,000.00

0.00

14,567,000.00

72,434.41

1000.000000000

0.000000000

1000.000000000

4.972500343

Fixed

0.00

0.000000000

5.96700000%

0.000000000

33736XGD5

14,566,000.00

0.00

14,566,000.00

72,429.44

1000.000000000

0.000000000

1000.000000000

4.972500458

Fixed

0.00

0.000000000

5.96700000%

0.000000000

33736XGE3

5,463,000.00

0.00

5,463,000.00

27,164.77

1000.000000000

0.000000000

1000.000000000

9.159141340

Fixed

0.00

22,867.43

4.186640425

5.96700000%

0.000000000

33736XGF0

5,462,000.00

0.00

5,462,000.00

50,027.23

1000.000000000

0.000000000

1000.000000000

0.000000000

Fixed

0.00

)

(36,214.72

)

(4.972500343

5.96700000%

0.000000000

33736XGG8

7,283,000.00

0.00

7,283,000.00

0.00

1000.000000000

0.000000000

1000.000000000

0.000000000

Fixed

0.00

)

(18,109.85

)

(4.972501373

5.96700000%

0.000000000

33736XGH6

3,642,000.00

0.00

3,642,000.00

0.00

Page 2 of 23

Notes: (1) N denotes notional balance not included in total (2) Accrued Interest Plus/Minus Interest Adjustment Minus Deferred Interest equals Interest Payment (3) Estimated. * Denotes Controlling Class

Class

CUSIP

Original

Opening

Principal

Negative

Closing

Interest

Pass-Through

Per $ 1000

Next Rate(3)

WAC:
WAMM:

Payment Date:
Prior Payment:
Next Payment:
Record Date:

7.516508%

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union Commercial Mortgage Securities, Inc.

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

Face Value (1)

Balance

Payment

Adj. or Loss

Amortization

Balance

Payment (2)

Adjustment

Rate

REMIC II

Revised Date:

ABN AMRO Acct: 720397.3

1000.000000000

0.000000000

1000.000000000

0.000000000

Fixed

0.00

)

(81,488.03

)

(4.972499782

5.96700000%

0.000000000

33736XGJ2

16,387,739.28

0.00

16,387,739.28

0.00

0.000000000

0.00

0.000000000

N/A

0.000000000

9ABSH279

R-II

0.00

0.000000000

0.00

0.000000000

N/A

0.000000000

9ABSH278

R-I

0.00

Total P&I Payment

0.00

)

(112,945.17

728,324,739.28

713,924,208.92

4,869,484.04

Total

713,380,167.45

544,041.47

0.00

4,325,442.57

Page 3 of 23

Class

CUSIP

Original

Opening

Principal

Negative

Closing

Interest

Pass-Through

Per $ 0

Next Rate(3)

WAC:
WAMM:

Payment Date:
Prior Payment:
Next Payment:
Record Date:

7.516508%

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union Commercial Mortgage Securities, Inc.

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

Face Value (1)

Balance

Payment

Adj. or Loss

Amortization

Balance

Payment (2)

Adjustment

Rate

Grantor Trust

Revised Date:

ABN AMRO Acct: 720397.3

0.000000000

0.00

0.000000000

N/A

0.000000000

9ABSH280

0.00

Total P&I Payment

0.00

Total

0.00

Page 4 of 23

Class

CUSIP

Original

Opening

Principal

Negative

Closing

Interest

Pass-Through

Per $ 1000

Next Rate(3)

WAC:
WAMM:

Payment Date:
Prior Payment:
Next Payment:
Record Date:

7.516508%

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union Commercial Mortgage Securities, Inc.

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

Face Value (1)

Balance

Payment

Adj. or Loss

Amortization

Balance

Payment (2)

Adjustment

Rate

Companion Tier

Revised Date:

ABN AMRO Acct: 720397.3

844.145344511

6.637003656

0.000000000

837.508340854

5.305383091

7.296900000%

0.00

0.000000000

7.29861290%

0.000000000

9ABSH2954

75-B

699,553.63

590,524.94

4,642.94

0.00

585,882.00

3,711.40

845.867761029

6.576094331

0.000000000

839.291666698

5.498304606

7.546900000%

0.00

0.000000000

7.54861290%

0.000000000

9ABSH2962

96-B

318,958.32

269,796.56

2,097.50

0.00

267,699.06

1,753.73

844.145323357

6.637018019

0.000000000

837.508305338

5.305389225

7.296900000%

0.00

0.000000000

7.29861290%

0.000000000

9ABSH2970

97-B

317,145.44

267,716.84

2,104.90

0.00

265,611.94

1,682.58

844.145424445

6.636993382

0.000000000

837.508431063

5.305396708

7.296900000%

0.00

0.000000000

7.29861290%

0.000000000

9ABSH2988

106-B

295,855.35

249,744.94

1,963.59

0.00

247,781.35

1,569.63

Total P&I Payment

0.00

1,631,512.74

1,377,783.28

19,526.27

Total

1,366,974.35

10,808.93

0.00

8,717.34

Page 5 of 23

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Revised Date:

Cash Reconciliation Summary

Current Scheduled Interest

Interest Summary

Less Deferred Interest

Plus Gross Advance Interest

Less PPIS Reducing Scheduled Int

3,857,242.23

0.00
0.00

Less ASER Interest Adv Reduction

)

(8,288.79

Less Other Adjustment

0.00

Total

4,426,283.87

Unscheduled Interest:
Prepayment Penalties

0.00

Yield Maintenance Penalties

0.00

Other Interest Proceeds

0.00

Total

0.00

Less Fees & Expenses Paid By/To Servicer

Less Fee Paid To Servicer
Less Fee Strips Paid by Servicer

Special Servicing Fees

Interest Due Serv on Advances

Recoup of Prior Advances

Misc. Fees & Expenses

Total Unscheduled Fees & Expenses
Total Interest Due Trust

Less Fees & Expenses Paid By/To Trust
Trustee Fee
Fee Strips
Misc. Fees
Interest Reserve Withholding

Plus Interest Reserve Deposit
Total

Total Interest Due Certs

Principal Summary

Scheduled Principal:
Current Scheduled Principal
Advanced Scheduled Principal
Scheduled Principal
Unscheduled Principal:
Curtailments
Prepayments in Full
Liquidation Proceeds
Repurchase Proceeds
Other Principal Proceeds
Total Unscheduled Principal
Remittance Principal

Remittance P&I Due Trust

Remittance P&I Due Certs

Pool Balance Summary

Beginning Pool
Scheduled Principal
Unscheduled Principal
Deferred Interest
Liquidations
Repurchases

Ending Pool

Balance

Count

Principal

Interest

Prior Outstanding
Plus Current Period
Less Recovered

Ending Outstanding

Servicing Fee Summary

Current Servicing Fees
Plus Fees Advanced for PPIS
Less Reduction for PPIS
Plus Delinquent Servicing Fees

Total Servicing Fees

PPIS Summary

Gross PPIS
Reduced by PPIE
Reduced by Shortfalls in Fees
Reduced by Other Amounts

PPIS Reducing Scheduled
Interest

PPIS Reducing Servicing Fee
PPIS Due Certificate

0.00

)

(3,659.11

0.00

)

(59,355.88

)

(2.91

)

(63,017.90

4,336,007.77

)

(1,847.86

0.00
0.00
0.00

)

(1,847.86

477,671.40

77,179.00

554,850.40

0.00
0.00
0.00
0.00
0.00
0.00

554,850.40

4,890,858.17

4,889,010.31

715,301,992.19

110

554,850.40

0.00

0.00
0.00

0.00

714,747,141.79

110

271,379.17

1,116,961.32

77,179.00

569,041.64

329,282.84

1,553,714.61

27,006.36

0.00
0.00

4,518.46

31,524.81

0.00
0.00
0.00
0.00
0.00
0.00

0.00

Advance Summary (Advance Made by Servicer)

)

(27,258.20

4,334,159.91

Interest Not Advanced (

Current Period

)

(41,386.61

618,717.04

Workout Fees
Liquidation Fees

0.00
0.00

Less Non Recovered

)

(132,288.34

)

(19,275.33

0.00

Page 6 of 23

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Interest Adjustments Summary

Revised Date:

0.00

3,659.11

0.00

Net Prepayment Interest Shortfalls Allocated to the Bonds

Special Servicing Fees

Workout Fees

Liquidation Fees

Legal Fees

1,268.53

58,087.35

Misc. Fees & Expenses Paid by/to Servicer

Interest Paid to Servicer on Outstanding Advances

2.91

8,288.79

ASER Interest Advance Reduction

Interest Not Advanced (Current Period)

Recoup of Prior Advances by Servicer

41,386.61

0.00

Servicing Fees Paid Servicer on Loans Not Advanced

Misc. Fees & Expenses Paid by Trust

0.00

251.85

Shortfall Due to Rate Modification

Total Shortfall Allocated to the Bonds

Total Interest Adjustment to the Bonds

112,945.15

Shortfall Allocated to the Bonds:

Excess Allocated to the Bonds:

Other Interest Proceeds Due the Bonds

0.00

Yield Maintenance Penalties Due the Bonds

Prepayment Penalties Due the Bonds

Recovered ASER Interest Due the Bonds

Recovered Interest Due the Bonds

Less Total Shortfall Allocated to the Bonds

Total Excess Allocated to the Bonds

0.00

0.00

Total Excess Allocated to the Bonds

)

(112,945.15

)

(112,945.15

Aggregate Interest Adjustment Allocated to the Bonds

0.00

Prepayment Interest Excess Due the Bonds

0.00

ARD Excess Interest

0.00

Other Interest Loss

0.00

Page 7 of 23

First Union Commercial Mortgage Securities, Inc.

Class

Accrued

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Bond Interest Reconciliation

Deductions

Allocable

Deferred &

Prior

Prepay-

Other

Additions

Interest

Credit Support

Original

Current(4)

Accrual

Int. Short-

falls Due

ment

Interest

Interest (2)

Payment

Amount

PPIS

Interest

Certificate

Accretion

Interest

Loss/Exp

Interest

Penalties

Proceeds (1)

Interest

Shortfalls

Certificate

Rate

Pass

Thru

Method Days

Outstanding

Remaining

Revised Date:

Distributable

Current Period

(Shortfall)/

Recovery

Int Accrual

on Prior

Shortfall (3)

0.00

75-A

16,436.23

0.00

Act/360

7.298612903%

0.00

75-B

3,711.40

0.00

Act/360

7.298612903%

0.00

96-A

10,248.63

0.00

Act/360

7.548612903%

0.00

96-B

1,753.73

0.00

Act/360

7.548612903%

0.00

97-A

8,854.02

0.00

Act/360

7.298612903%

0.00

97-B

1,682.58

0.00

Act/360

7.298612903%

0.00

106-A

5,796.19

0.00

Act/360

7.298612903%

0.00

106-B

1,569.63

0.00

Act/360

7.298612903%

0.00

A-1

542,938.65

0.00

82.01%

83.72%

30/360

5.585000000%

0.00

A-2

2,203,917.90

0.00

22.88%

23.35%

30/360

6.141000000%

0.00

IO-I

360,498.90

0.00

30/360

0.605944822%

0.00

IO-II

445,993.64

0.00

30/360

1.204520102%

0.00

139,050.53

0.00

19.25%

19.65%

30/360

6.320000000%

0.00

177,771.64

0.00

14.75%

15.06%

30/360

6.509000000%

0.00

50,238.91

0.00

13.50%

13.78%

30/360

6.622000000%

0.00

46,896.99

0.00

12.38%

12.63%

30/360

6.868000000%

0.00

73,990.53

0.00

10.63%

10.85%

30/360

6.966000000%

0.00

62,089.03

0.00

9.25%

9.44%

30/360

7.440267080%

0.00

72,434.41

0.00

7.25%

7.40%

30/360

5.967000000%

0.00

72,429.44

0.00

5.25%

5.36%

30/360

5.967000000%

0.00

27,164.77

0.00

4.50%

4.59%

30/360

5.967000000%

0.00

27,159.80

56,887.33

50,027.23

6,860.09

3.75%

3.83%

30/360

5.967000000%

22,867.44

29,727.53

0.00

36,214.72

144,858.88

0.00

144,858.88

2.75%

2.81%

30/360

5.967000000%

)

(36,214.72

108,644.16

0.00

18,109.85

72,439.40

0.00

72,439.40

2.25%

2.30%

30/360

5.967000000%

)

(18,109.85

54,329.55

0.00

81,488.03

511,760.42

0.00

511,760.42

0.00%

30/360

5.967000000%

)

(81,488.03

430,272.39

0.00

30/360

0.000000000%

0.00

4,488,440.15

5,111,413.78

4,375,494.98

735,918.79

)

(112,945.16

622,973.63

0.00

(2) Accrued - Deductions + Additions Interest

(3) Includes interest accrued on outstanding Interest Shortfalls and/or Loss Allocations. Where applicable.

Page 8 of 23

(1) Other Interest Proceeds are additional interest amounts specifically allocated to the bond(s) and used in determining the bonds Distributable Interest.

(4) Determined as follows: (A) the ending balance of all the classes less (B) the sum of (i) the ending balance of the class and (ii) the ending balance of all classes which are not subordinate to the class divided by (A).

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Rating Information

Class

CUSIP

Fitch

Moody's

S&P

Fitch

Moody's

S&P

Original Ratings

Rating Change/Change Date(1)

Revised Date:

75-B

9ABSH2954

96-B

9ABSH2962

97-B

9ABSH2970

106-B

9ABSH2988

R-I

9ABSH278

A-1

33736XFS3

Aaa

AAA

A-2

33736XFT1

Aaa

AAA

IO-I

33736XFX2

Aaa

AAA

IO-II

33736XFY0

Aaa

AAA

33736XFU8

Aa2

33736XFV6

33736XFW4

A-

33736XFZ7

Baa1

BBB+

33736XGA1

Baa2

BBB

33736XGB9

Baa3

BBB-

33736XGC7

Ba1

BB+

33736XGD5

Ba2

33736XGE3

Ba3

BB-

33736XGF0

B+

33736XGG8

33736XGH6

B-

33736XGJ2

Page 9 of 23

NR - Designates that the class was not rated by the rating agency.

(1) Changed ratings provided on this report are based on information provided by the applicable rating agency via electronic transmission. It shall be
understood that this transmission will generally have been provided to LaSalle within 30 days of the payment date listed on this statement. Because ratings may have
changed during the 30 day window, or may not be being provided by the rating agency in an electronic format and therefore not being updated on
this report, LaSalle recommends that investors obtain current rating information directly from the rating agency.

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Rating Information

Class

CUSIP

Fitch

Moody's

S&P

Fitch

Moody's

S&P

Original Ratings

Rating Change/Change Date(1)

Revised Date:

R-II

9ABSH279

9ABSH280

Page 10 of 23

NR - Designates that the class was not rated by the rating agency.

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

Asset-Backed Facts ~ 15 Month Historical Loan Status Summary

Distribution

Date

Delinq 1 Month

Delinq 2 Months

Delinq 3+ Months

Foreclosure

REO

Modifications

Specially Serviced

Bankruptcy

# Balance

Delinquency Aging Categories

Special Event Categories (1)

Revised Date:

ABN AMRO Acct: 720397.3

0.91%

0.38%

0.00%

1.82%

0.85%

0.91%

0.69%

0.00%

4.55%

2.46%

12-Apr-04

2,685,642

6,044,293

4,902,967

17,556,004

0.00%

0.91%

0.62%

0.00%

1.82%

0.84%

0.91%

0.69%

0.00%

4.55%

2.46%

12-Mar-04

4,406,784

6,044,293

4,906,258

17,563,773

1.82%

1.16%

0.00%

1.82%

0.84%

0.91%

0.69%

0.00%

4.55%

2.45%

12-Feb-04

8,341,580

6,044,293

4,911,556

17,576,266

0.91%

0.62%

0.00%

0.91%

3,932,728

0.55%

1.82%

0.84%

0.91%

0.69%

0.00%

3.64%

2.08%

12-Jan-04

4,414,318

6,044,293

4,914,792

14,891,812

0.00%

0.91%

0.55%

0.00%

1.82%

0.84%

0.91%

0.69%

0.00%

3.64%

2.08%

12-Dec-03

3,935,362

6,044,293

4,918,007

14,897,662

0.91%

0.55%

0.00%

1.82%

0.84%

0.91%

0.69%

0.00%

2.73%

1.53%

12-Nov-03

3,938,782

6,056,611

4,922,218

10,978,829

0.00%

0.91%

0.55%

0.00%

1.82%

0.84%

0.91%

0.69%

0.00%

2.73%

1.53%

14-Oct-03

3,941,379

6,067,508

4,925,386

10,992,895

0.91%

0.55%

0.00%

0.91%

4,929,551

0.69%

1.82%

0.85%

0.00%

2.73%

1.53%

12-Sep-03

3,944,762

6,079,673

11,009,224

0.91%

0.55%

0.00%

0.91%

4,932,672

0.69%

1.82%

0.85%

0.00%

2.73%

1.53%

12-Aug-03

3,947,321

6,090,412

11,023,085

0.00%

0.91%

0.55%

0.91%

4,935,773

0.69%

1.82%

0.85%

0.00%

2.73%

1.53%

14-Jul-03

3,949,863

6,101,078

11,036,852

0.91%

0.55%

0.00%

0.91%

4,939,874

0.69%

1.82%

0.85%

0.00%

2.73%

1.53%

12-Jun-03

3,953,195

6,113,021

11,052,895

0.91%

0.55%

0.00%

2.73%

11,066,461

1.53%

0.00%

2.73%

1.53%

12-May-03

3,955,700

11,066,461

0.00%

2.73%

11,082,311

1.54%

0.00%

2.73%

1.54%

14-Apr-03

11,082,311

0.00%

0.91%

0.69%

1.82%

6,145,684

0.85%

0.00%

2.73%

1.54%

12-Mar-03

4,949,995

11,095,679

0.00%

0.91%

0.69%

1.82%

6,160,051

0.85%

0.00%

2.73%

1.54%

12-Feb-03

4,956,054

11,116,105

(1) Note: Modification, Specially Serviced & Bankruptcy Totals are Included in the Appropriate Delinquency Aging Category

Page 11 of 23

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Series 2002-C1

Asset-Backed Facts ~ 15 Month Historical Payoff/Loss Summary

Distribution

Date

Ending Pool (1)

Payoffs(2)

Penalties

Appraisal Reduct. (2)

Liquidations (2)

Realized Losses (2)

Remaining Term

Curr Weighted Avg.

# Balance

# Amount

# Balance

# Amount

Life

Coupon Remit

Revised Date:

Amort

ABN AMRO Acct: 720397.3

Commercial Mortgage Pass-Through Certificates

12-Apr-04

110

100.00%

714,747,142

98.14%

0.00%

0.91%

1,642,376

0.23%

0.00%

322

7.52%

7.46%

12-Mar-04

110

100.00%

715,301,992

98.21%

0.00%

0.91%

1,642,376

0.23%

0.00%

323

7.27%

7.22%

12-Feb-04

110

100.00%

716,130,491

98.33%

0.00%

0.91%

1,618,449

0.23%

0.00%

324

7.27%

7.22%

12-Jan-04

110

100.00%

716,676,719

98.40%

0.00%

0.91%

1,593,235

0.22%

0.00%

325

7.52%

7.46%

12-Dec-03

110

100.00%

717,212,906

98.47%

0.00%

2.73%

4,286,216

0.60%

0.00%

326

7.27%

7.22%

12-Nov-03

110

100.00%

717,895,437

98.57%

0.00%

2.73%

4,163,972

0.58%

0.00%

327

7.52%

7.46%

14-Oct-03

110

100.00%

718,422,536

98.64%

0.00%

2.73%

3,978,270

0.55%

0.00%

328

7.27%

7.22%

12-Sep-03

110

100.00%

719,081,705

98.73%

0.00%

2.73%

3,693,021

0.51%

0.00%

329

7.52%

7.46%

12-Aug-03

110

100.00%

719,601,384

98.80%

0.00%

2.73%

3,644,464

0.51%

0.00%

330

7.52%

7.46%

14-Jul-03

110

100.00%

720,117,811

98.87%

0.00%

1.82%

2,006,181

0.28%

0.00%

331

7.27%

7.22%

12-Jun-03

110

100.00%

720,766,716

98.96%

0.00%

1.82%

1,738,516

0.24%

0.00%

332

7.52%

7.46%

12-May-03

110

100.00%

721,275,854

99.03%

0.00%

1.82%

1,596,102

0.22%

0.00%

100

333

7.27%

7.22%

14-Apr-03

110

100.00%

721,917,746

99.12%

0.00%

1.82%

1,531,213

0.21%

0.00%

101

334

7.52%

7.46%

12-Mar-03

110

100.00%

722,419,684

99.19%

0.00%

1.82%

1,457,485

0.20%

0.00%

102

335

7.27%

7.22%

12-Feb-03

110

100.00%

723,327,155

99.31%

0.00%

1.82%

1,420,066

0.20%

0.00%

103

336

7.27%

7.22%

(1) Percentage based on pool as of cutoff. (2) Percentage based on pool as of beginning of period.

Page 12 of 23

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Delinquent Loan Detail

Disclosure

Control #

Paid

Thru
Date

Current P&I

Advance

Outstanding

P&I

Advances**

Out. Property

Protection

Advances

Loan

Status

Code (1)

Special

Servicer

Transfer Date

Foreclosure

Date

Bankruptcy

Date

REO

Date

Revised Date:

1-Mar-04

109,511.84

0.00

1-Mar-04

73,100.18

0.00

1-Mar-04

71,087.45

0.00

1-Mar-04

48,930.71

0.00

1-Mar-04

45,507.06

0.00

1-Mar-04

44,075.79

0.00

1-Mar-04

34,488.55

0.00

1-Feb-03

24,178.06

399,292.94

0.00

24-Jan-03

25-Aug-03

1-Mar-04

31,738.69

0.00

1-Mar-04

27,463.44

0.00

1-Dec-03

1-Mar-04

25,781.06

0.00

1-May-02

0.00

508,007.36

0.00

19-Aug-02

29-Jan-03

1-Mar-04

31,408.53

0.00

1-Feb-04

19,513.40

39,026.69

0.00

11-Feb-04

1-Jun-02

0.00

302,519.70

0.00

23-Aug-02

29-Jan-03

1-Mar-04

14,925.89

0.00

1-Mar-04

13,885.74

0.00

1-Mar-04

13,989.04

0.00

1-Mar-04

7,767.87

0.00

104

1-Mar-04

6,645.87

0.00

105

643,999.14

1,849,154.35

Total

Page 13 of 23

A. In Grace Period

1. Delinq. 1 month

2. Delinq. 2 months

3. Delinquent 3 + months

4. Performing Matured Balloon

** Outstanding P&I Advances include the current period P&I Advance

7. Foreclosure

9. REO

B. Late Payment but < 1 month delinq.

5. Non Performing Matured Balloon

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Loan Level Detail

Disclosure

Control #

Group

Property

Type

Maturity

Date

PFY

DSCR

Operating
Statement

Date

Geo.

Location

Ending

Principal

Balance

Note
Rate

Scheduled

P&I

Prepayment

Amount

Prepayment

Date

Loan

Status

Code (1)

Revised Date:

31-Dec-03

6.90000%

1-Jan-12

FUNB02CA

Retail

1.43

34,225,986

230,510

31-Dec-03

7.58000%

1-Feb-12

FUNB02CA

Retail

1.78

27,093,675

194,497

31-Dec-03

7.25000%

1-Feb-12

FUNB02CA

Office

1.56

25,485,885

177,366

31-Dec-03

7.56000%

1-Jan-12

FUNB02CA

Self storage

1.49

24,994,112

191,556

31-Dec-03

7.25000%

1-Dec-09

FUNB02CA

Mixed use

1.65

19,849,584

138,141

31-Dec-02

7.08000%

1-Jul-11

FUNB02CA

Retail

2.31

20,000,000

121,933

31-Dec-03

6.82000%

1-Nov-11

FUNB02CA

Multifamily

1.35

18,925,668

124,119

31-Dec-03

6.81000%

1-Dec-11

FUNB02CA

Retail

2.06

18,068,425

120,729

31-Dec-02

6.98000%

1-Jan-12

FUNB02CA

Multifamily

1.32

16,508,353

112,043

31-Dec-02

7.25000%

1-Jan-12

FUNB02CA

Retail

1.28

15,819,703

110,171

31-Dec-03

6.92000%

1-Aug-10

FUNB02CA

Multifamily

1.21

15,630,918

107,174

31-Dec-03

7.25000%

1-Jan-12

FUNB02CA

Office

1.46

15,672,771

109,148

31-Dec-03

7.35000%

1-Dec-11

FUNB02CA

Office

1.51

15,571,596

109,547

31-Dec-03

7.61000%

1-Sep-11

FUNB02CA

Multifamily

1.35

13,988,167

101,067

31-Dec-03

7.61000%

1-Jan-11

FUNB02CA

Lodging

0.76

13,425,279

103,837

31-Dec-02

7.04900%

1-Nov-11

FUNB02CA

Multifamily

1.46

12,133,366

83,040

31-Dec-02

7.60000%

1-Feb-12

FUNB02CA

Retail

1.43

10,774,589

77,492

31-Dec-02

7.10000%

1-Feb-12

FUNB02CA

Retail

1.28

10,720,239

73,547

31-Dec-02

7.34000%

1-Feb-12

FUNB02CA

Office

1.30

10,723,110

75,265

31-Dec-02

7.44000%

1-Nov-11

FUNB02CA

Mobile home park

1.19

9,841,367

70,206

31-Dec-02

7.15000%

1-Dec-11

FUNB02CA

Retail

1.33

9,677,179

66,460

31-Dec-02

7.11000%

1-Feb-12

FUNB02CA

Multifamily

0.98

9,600,073

65,925

31-Dec-02

7.25000%

1-Sep-10

FUNB02CA

Multifamily

1.28

9,562,015

67,535

31-Dec-03

7.41000%

1-Feb-12

FUNB02CA

Industrial

1.69

9,454,051

71,482

31-Dec-02

7.04000%

1-Feb-09

FUNB02CA

Multifamily

1.28

9,449,409

66,565

Page 14 of 23

* NOI and DSCR, if available and reportable under the terms of the trust agreement, are based on information obtained from the related borrower, and no other party to the agreement shall be held liable for the accuracy or methodology used to

determine such figures.

(1) Legend:

A. In Grace Period

B. Late Payment but < 1 month delinq

1. Delinquent 1 month
2. Delinquent 2 months

3. Delinquent 3+ months

4. Performing Matured Balloon

7. Foreclosure

9. REO

5. Non Performing Matured Ballon

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Loan Level Detail

Disclosure

Control #

Group

Property

Type

Maturity

Date

PFY

DSCR

Operating
Statement

Date

Geo.

Location

Ending

Principal

Balance

Note
Rate

Scheduled

P&I

Prepayment

Amount

Prepayment

Date

Loan

Status

Code (1)

Revised Date:

31-Dec-02

7.05300%

1-Jan-12

FUNB02CA

Multifamily

0.96

8,807,602

60,198

31-Dec-02

7.39000%

1-Jan-12

FUNB02CA

Office

1.77

8,723,694

61,561

31-Dec-03

7.47000%

1-Jan-12

FUNB02CA

Office

1.34

8,628,854

61,350

31-Dec-03

8.00000%

1-May-11

FUNB02CA

Retail

1.53

8,602,996

64,571

31-Dec-02

7.40000%

1-Jan-12

FUNB02CA

Mixed use

1.36

8,106,549

57,260

31-Dec-03

7.10000%

1-Nov-11

FUNB02CA

Retail

1.58

7,817,462

53,763

31-Dec-03

7.39000%

1-Sep-11

FUNB02CA

Retail

1.80

7,816,442

55,336

31-Dec-03

7.11000%

1-Jan-12

FUNB02CA

Mobile home park

1.63

7,801,735

54,587

31-Dec-03

7.25000%

1-Nov-11

FUNB02CA

Industrial

1.12

7,579,036

52,869

31-Dec-03

7.36000%

1-Feb-11

FUNB02CA

Multifamily

0.93

7,406,159

52,614

31-Dec-03

8.14000%

1-Sep-11

FUNB02CA

Lodging

2.19

7,258,959

58,584

31-Dec-02

7.00000%

1-Dec-11

FUNB02CA

Multifamily

1.51

7,234,505

49,232

31-Dec-02

7.76000%

1-Jul-11

FUNB02CA

Multifamily

1.33

6,844,238

50,197

31-Dec-02

7.12500%

1-Dec-11

FUNB02CA

Industrial

1.56

6,701,055

46,150

31-Dec-02

7.25000%

1-Dec-09

FUNB02CA

Retail

1.51

6,371,471

44,341

31-Dec-02

7.00000%

1-Jan-12

FUNB02CA

Multifamily

1.13

6,212,643

42,247

31-Dec-02

6.90000%

1-Dec-11

FUNB02CA

Multifamily

1.30

5,569,650

37,540

31-Dec-03

7.07000%

1-Feb-12

FUNB02CA

Office

1.65

5,386,798

36,851

31-Dec-02

7.15000%

1-Jan-12

FUNB02CA

Multifamily

1.59

5,384,948

37,147

31-Dec-02

7.36000%

1-Jan-12

FUNB02CA

Retail

1.41

5,341,293

37,586

31-Dec-02

7.36000%

1-Jul-11

FUNB02CA

Multifamily

0.49

5,219,132

36,896

31-Dec-03

7.03000%

1-Dec-11

FUNB02CA

Multifamily

1.46

5,084,486

34,701

31-Dec-02

6.90000%

1-Dec-08

FUNB02CA

Multifamily

1.27

4,983,371

33,589

7.48000%

1-Jan-12

FUNB02CA

Multifamily

0.00

4,902,967

34,893

22-Dec-03

7.50000%

1-Jan-12

FUNB02CA

Retail

1.39

4,845,059

36,950

Page 15 of 23

determine such figures.

(1) Legend:

A. In Grace Period

B. Late Payment but < 1 month delinq

1. Delinquent 1 month
2. Delinquent 2 months

3. Delinquent 3+ months

4. Performing Matured Balloon

7. Foreclosure

9. REO

5. Non Performing Matured Ballon

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Loan Level Detail

Disclosure

Control #

Group

Property

Type

Maturity

Date

PFY

DSCR

Operating
Statement

Date

Geo.

Location

Ending

Principal

Balance

Note
Rate

Scheduled

P&I

Prepayment

Amount

Prepayment

Date

Loan

Status

Code (1)

Revised Date:

31-Dec-03

7.34000%

1-Jan-12

FUNB02CA

Office

1.66

4,777,317

33,554

31-Dec-03

7.00000%

1-Jan-12

FUNB02CA

Multifamily

1.30

4,696,171

31,935

31-Dec-02

8.30000%

1-Jan-12

FUNB02CA

Lodging

1.80

4,622,224

37,610

31-Dec-02

8.30000%

1-Jan-12

FUNB02CA

Lodging

2.51

4,622,224

37,610

31-Dec-03

7.24500%

1-Aug-11

FUNB02CA

Multifamily

1.33

4,585,250

32,046

31-Dec-02

7.70000%

1-Sep-06

FUNB02CA

Multifamily

1.37

4,403,920

32,083

31-Dec-02

7.58000%

1-Jan-12

FUNB02CA

Industrial

1.83

4,292,056

30,831

31-Dec-03

7.69000%

1-Feb-12

FUNB02CA

Retail

1.61

3,928,464

28,491

7.37500%

1-Feb-12

FUNB02CA

Multifamily

0.00

3,923,102

27,627

31-Dec-02

6.75000%

1-Dec-11

FUNB02CA

Multifamily

0.81

3,905,447

25,944

8.00000%

1-Jan-12

FUNB02CA

Multifamily

0.00

3,840,162

31-Dec-03

7.50000%

1-Sep-11

FUNB02CA

Lodging

4.66

3,787,683

31,567

31-Dec-03

7.10000%

1-Nov-11

FUNB02CA

Retail

1.68

3,830,557

26,344

31-Dec-02

7.35000%

1-Feb-12

FUNB02CA

Retail

1.30

3,775,566

26,525

31-Dec-03

7.29000%

1-Dec-11

FUNB02CA

Retail

1.25

3,661,679

25,615

31-Dec-02

7.12500%

1-Dec-08

FUNB02CA

Multifamily

1.26

3,584,331

24,685

31-Dec-03

7.10000%

1-Nov-11

FUNB02CA

Retail

1.67

3,556,945

24,462

31-Dec-02

7.25000%

1-Nov-11

FUNB02CA

Office

1.62

3,227,202

22,512

31-Dec-03

7.07000%

1-Nov-11

FUNB02CA

Retail

1.31

3,080,574

21,125

31-Dec-02

7.37000%

1-Jan-12

FUNB02CA

Industrial

1.36

3,013,806

21,228

31-Dec-03

7.25400%

1-Jan-12

FUNB02CA

Multifamily

1.22

2,964,169

20,651

31-Dec-03

7.17300%

1-Feb-12

FUNB02CA

Retail

1.32

2,916,132

20,146

31-Dec-02

7.25000%

1-Nov-11

FUNB02CA

Mixed use

0.99

2,787,129

19,442

31-Dec-02

7.71000%

1-Jun-11

FUNB02CA

Multifamily

0.96

2,685,642

19,625

31-Dec-02

7.35000%

10-Dec-11

FUNB02CB

Industrial

1.49

2,612,042

19,697

Page 16 of 23

determine such figures.

(1) Legend:

A. In Grace Period

B. Late Payment but < 1 month delinq

1. Delinquent 1 month
2. Delinquent 2 months

3. Delinquent 3+ months

4. Performing Matured Balloon

7. Foreclosure

9. REO

5. Non Performing Matured Ballon

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Loan Level Detail

Disclosure

Control #

Group

Property

Type

Maturity

Date

PFY

DSCR

Operating
Statement

Date

Geo.

Location

Ending

Principal

Balance

Note
Rate

Scheduled

P&I

Prepayment

Amount

Prepayment

Date

Loan

Status

Code (1)

Revised Date:

31-Dec-02

7.10700%

1-Nov-11

FUNB02CA

Multifamily

1.47

2,516,338

17,317

31-Dec-03

7.18000%

1-Nov-11

FUNB02CA

Office

1.70

2,419,532

16,767

31-Dec-03

7.12500%

1-Dec-11

FUNB02CA

Retail

1.35

2,268,210

18,788

31-Dec-02

7.52400%

1-Jan-12

FUNB02CA

Retail

1.23

2,339,191

16,715

8.00000%

1-Dec-11

FUNB02CA

Multifamily

0.00

2,204,131

31-Dec-02

7.37000%

1-Jan-12

FUNB02CA

Multifamily

1.27

2,131,716

15,015

31-Dec-02

7.29500%

1-Jan-12

FUNB02CA

Mobile home park

0.91

2,106,475

14,732

31-Dec-02

7.13000%

1-Feb-12

FUNB02CA

Mobile home park

0.95

2,091,637

14,391

31-Dec-03

7.00000%

1-Dec-11

FUNB02CA

Multifamily

1.09

2,053,035

13,971

31-Dec-03

7.28000%

1-Feb-12

FUNB02CA

Retail

1.56

2,021,991

14,112

31-Dec-02

7.25000%

1-Jan-12

FUNB02CA

Multifamily

1.46

2,020,808

14,073

31-Dec-03

7.55000%

1-Jan-12

FUNB02CA

Retail

1.72

1,962,789

15,030

31-Dec-03

7.29000%

1-Dec-11

FUNB02CA

Retail

1.33

1,965,950

13,753

31-Dec-03

7.13000%

1-Feb-12

FUNB02CA

Mobile home park

1.43

1,959,379

13,481

31-Dec-02

6.90000%

1-Dec-06

FUNB02CA

Multifamily

1.24

1,954,263

13,172

31-Dec-02

7.29500%

1-Dec-11

FUNB02CA

Multifamily

0.97

1,817,494

13,643

31-Dec-03

7.49000%

1-Jan-12

FUNB02CA

Retail

1.27

1,838,702

13,097

31-Dec-03

7.35000%

1-Jan-12

FUNB02CA

Multifamily

1.17

1,764,015

12,402

31-Dec-03

7.31000%

1-Dec-11

FUNB02CA

Retail

1.98

1,725,760

12,095

31-Dec-03

7.25000%

1-Dec-09

FUNB02CA

Office

1.77

1,627,603

12,143

31-Dec-02

7.60000%

10-Dec-11

FUNB02CC

Retail

1.30

1,574,861

12,123

31-Dec-02

7.35000%

10-Dec-11

FUNB02CD

Industrial

1.36

1,407,079

10,611

31-Dec-02

7.50000%

1-Oct-11

FUNB02CA

Retail

1.92

1,418,863

10,139

31-Dec-02

7.10700%

1-Nov-11

FUNB02CA

Multifamily

1.32

1,348,561

9,281

31-Dec-02

7.10700%

1-Nov-11

FUNB02CA

Multifamily

1.54

1,319,245

9,079

100

Page 17 of 23

determine such figures.

(1) Legend:

A. In Grace Period

B. Late Payment but < 1 month delinq

1. Delinquent 1 month
2. Delinquent 2 months

3. Delinquent 3+ months

4. Performing Matured Balloon

7. Foreclosure

9. REO

5. Non Performing Matured Ballon

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Loan Level Detail

Disclosure

Control #

Group

Property

Type

Maturity

Date

PFY

DSCR

Operating
Statement

Date

Geo.

Location

Ending

Principal

Balance

Note
Rate

Scheduled

P&I

Prepayment

Amount

Prepayment

Date

Loan

Status

Code (1)

Revised Date:

31-Dec-02

7.10700%

1-Nov-11

FUNB02CA

Multifamily

1.39

1,270,384

8,743

101

31-Dec-03

7.50000%

1-May-11

FUNB02CA

Multifamily

1.50

1,169,700

8,391

102

31-Dec-02

7.10700%

1-Nov-11

FUNB02CA

Multifamily

1.49

1,143,346

7,868

103

31-Dec-02

7.12500%

1-Nov-11

FUNB02CA

Multifamily

0.99

1,133,680

7,815

104

31-Dec-02

7.05000%

1-Dec-06

FUNB02CA

Multifamily

1.32

977,885

6,687

105

31-Dec-02

7.35000%

10-Dec-11

FUNB02CE

Industrial

1.47

921,129

6,946

106

7.35000%

10-Dec-11

FUNB02CF

Industrial

0.00

585,882

8,380

107

7.60000%

10-Dec-11

FUNB02CG

Retail

0.00

267,699

3,863

108

7.35000%

10-Dec-11

FUNB02CH

Industrial

0.00

265,612

3,799

109

7.35000%

10-Dec-11

FUNB02CI

Industrial

0.00

247,781

3,544

110

714,747,142

4,993,690

Page 18 of 23

determine such figures.

(1) Legend:

A. In Grace Period

B. Late Payment but < 1 month delinq

1. Delinquent 1 month
2. Delinquent 2 months

3. Delinquent 3+ months

4. Performing Matured Balloon

7. Foreclosure

9. REO

5. Non Performing Matured Ballon

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Specially Serviced (Part I) ~ Loan Detail (End of Period)

Disclosure

Control #

Servicing

Xfer Date

Balance

Note
Rate

Maturity

Date

Remaining

Property

Type

Geo.

Location

NOI

DSCR

NOI
Date

Schedule

Actual

Life

Amort.

Revised Date:

Loan

Status

Code(1)

24-Jan-03

4,902,967

333

7.48%

1-Jan-12

Multifamily

4,956,054

Not Avail.

Not Avail. Not Avail.

1-Dec-03

3,923,102

334

7.38%

1-Feb-12

Multifamily

3,925,798

Not Avail.

Not Avail. Not Avail.

19-Aug-02

3,840,162

213

8.00%

1-Jan-12

Multifamily

3,972,563

Not Avail.

Not Avail. Not Avail.

11-Feb-04

2,685,642

326

7.71%

1-Jun-11

Multifamily

2,690,341

225,517

0.96 31-Dec-02

23-Aug-02

2,204,131

212

8.00%

1-Dec-11

Multifamily

2,277,212

Not Avail.

Not Avail. Not Avail.

17,556,004

17,821,968

Page 19 of 23

(1) Legend:

A. P&I Adv - in Grace Period
B. P&I Adv - < one month delinq

1. P&I Adv - delinquent 1 month
2. P&I Adv - delinquent 2 months

3. P&I Adv - delinquent 3+ months
4. Mat. Balloon/Assumed P&I

7. Foreclosure

9. REO

5. Non Performing Mat. Balloon

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Specially Serviced Loan Detail (Part II) ~ Servicer Comments (End of Period)

Disclosure

Control #

Resolution

Strategy

Comments

Revised Date:

REO

Loan transferred to GMAC special servicing effective 12/4/03. Property went from 76% occupancy in 1/01 to 97.6% occupancy in 1/02 and
then back down to 66% occupancy as of 6/30/03. Foreclosure occurred on 8/25/03 and the lender was the successful bidder at $3.6 million.
Continental Property Management based in Nashville is now managing the property for the trust. As of 10/14/2003, the property has
dropped further down to 61% occupied. Continental estimates occupancy will increase up to 90% over the next 6 months. Property is
located in an isolated suburb north of Nashville, TN. Subject amenities include playground and washer and dryer in each unit. Property pays
water, sewer, and garbage.

Pending Return to Master Servicer

Loan was transferred to SS on 12/1/2003 due to payment default. Chronic late payer. Two months of payments now in suspense. Borrower
claims loan is current. Payment history will be checked and matter should be resolved without legal action.

Foreclosure

This loan was transferred to SS on 8/19/02 (loan due for 6/02 installment). An 11/02 appraisal indicates an "as is" value of $3.6MM. Ledic as
replacement Receiver has vacated and secured the property. Judicial foreclosure has commenced. Commencing with a notice of Breach of Reps
& Warranties sent on 1/30/03 by counsel for SS to Wachovia a series of letters has been sent by counsel for SS and counsel for Wachovia.
Wachovia has continued to deny that breaches have occurred. A fire insurance claim has been denied by the insurer due to lack of occupancy.
A new property condition assessment reports indicates $4 MM in short tern repairs and a new draft appraisal is being reviewed. Foreclosure is
expected to be completed first quarter of 2004.

Modification

Foreclosure

This loan was transferred to SS on 8/19/02 as the Borrower was due for the 7/02 debt service payment. On 8/16/02 the Jefferson Cnty Circuit
Crt entered an Order Appting Receiver on behalf of Plaintiff Jefferson County Health Dept. An 11/02 appraisal indicates an "as is" value of
$2.3MM. Jud forecl has commenced. Ledic has replaced Bill Stout as Receiver and has secured the property with fencing and boarding.
Commencing with a notice of Breach of Reps & Warranties sent on 1/30/03 by counsel for SS to Wachovia a series of letters has been sent by
counsel for SS and counsel for Wachovia. Wachovia has continued to deny that breaches have occurred. A new prop condition assessment
report indicated $11235000 in immediate and short-term repairs and a new draft appraisal is in review. Foreclosure should be completed by
early 2004.

Page 20 of 23

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Modified Loan Detail

Disclosure

Control #

Modification

Date

Cutoff

Maturity

Date

Modification

Description

Modified

Maturity

Date

Revised Date:

Page 21 of 23

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Realized Loss Detail

Period

Disclosure

Control #

Appraisal

Date

Appraisal

Value

Beginning
Scheduled

Balance

Gross

Proceeds

Gross Proceeds

as a % of

Sched. Balance

Aggregate

Liquidation

Expenses *

Net

Liquidation

Proceeds

Net Proceeds

as a % of

Sched. Balance

Realized

Loss

Revised Date:

Current Total
Cumulative

Page 22 of 23

* Aggregate liquidation expenses also include outstanding P&I advances and unpaid servicing fees, unpaid trustee fees, etc..

First Union Commercial Mortgage Securities, Inc.

Payment Date:
Prior Payment:
Next Payment:
Record Date:

13-Apr-04
12-Apr-04

12-Mar-04

12-May-04

31-Mar-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Appraisal Reduction Detail

Disclosure

Control#

Appraisal
Red. Date

Scheduled

Balance

ASER

Note
Rate

Maturity

Date

Property

Type

Geographic

Location

Appraisal

Value Date

DSCR

Revised Date:

Amort

Remaining Term

Life

ARA

Amount

Current P&I

Advance

Current

Cumulative

8-Mar-04

4,902,967.11

88,392.73

1-Jan-12

333

Multifamily

4,110,000.0030-May-03

7.48%

Not Avl.

1,642,376.16

26,399.56

8,288.79

4,902,967.11 1,642,376.16

26,399.56

8,288.79

88,392.73

Page 23 of 23

FIRST UNION NATIONAL BANK COM MORT PAS THR CERT SER 2002 C1 8-K