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) June 14, 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 June 14, 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 June 14, 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: June 17, 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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-04

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

Analyst:
Samantha Lee 714.238.6731
samantha.y.lee@abnamro.com

Statement Date:

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

Statements to Certificateholders
Cash Reconciliation Summary CMSA v1
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_200406_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: Moody's Investors Service, Inc./Standard & Poor's Rating Services

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:

7.516491%

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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

Statement Date:

ABN AMRO Acct: 720397.3

880.732153338

4.210047231

0.000000000

876.522106107

4.099074220

Fixed

0.00

0.000000000

5.58500000%

0.000000000

33736XFS3

A-1

131,057,000.00

115,426,113.82

551,756.16

0.00

114,874,357.66

537,212.37

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

978.538576183

0.000000000

977.781007299

0.492338185

0.515010081%

0.00

0.000000000

0.60376344%

0.000000000

33736XFX2

IO-I

728,324,739.00

712,693,853.10

0.00

712,142,096.94

358,582.08

1000.000000000

0.000000000

1000.000000000

1.003733413

0.962000102%

0.00

0.000000000

1.20448010%

0.000000000

33736XFY0

IO-II

444,320,000.00

0.00

444,320,000.00

445,978.83

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

6.200209706

7.197785872%

0.00

0.000000000

7.44025183%

0.000000000

33736XGB9

10,014,000.00

0.00

10,014,000.00

62,088.90

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

4.972500915

Fixed

0.00

0.000000000

5.96700000%

0.000000000

33736XGF0

5,462,000.00

0.00

5,462,000.00

27,159.80

1000.000000000

0.000000000

1000.000000000

10.875055609

Fixed

0.00

42,988.31

5.902555266

5.96700000%

0.000000000

33736XGG8

7,283,000.00

0.00

7,283,000.00

79,203.03

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:

7.516491%

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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

Statement 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

)

(56,609.57

728,324,739.28

712,693,853.10

4,925,876.29

Total

712,142,096.94

551,756.16

0.00

4,374,120.13

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:

7.516491%

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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

Statement 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:

7.516491%

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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

Statement Date:

ABN AMRO Acct: 720397.3

830.658344236

6.722358084

0.000000000

823.935986152

5.220614751

7.296900000%

0.00

0.000000000

7.29861290%

0.000000000

9ABSH2954

75-B

699,553.63

581,090.06

4,702.65

0.00

576,387.41

3,652.10

832.495355506

6.663629279

0.000000000

825.831726227

5.411396699

7.546900000%

0.00

0.000000000

7.54861290%

0.000000000

9ABSH2962

96-B

318,958.32

265,531.32

2,125.42

0.00

263,405.90

1,726.01

830.658293558

6.722373180

0.000000000

823.935920378

5.220633158

7.296900000%

0.00

0.000000000

7.29861290%

0.000000000

9ABSH2970

97-B

317,145.44

263,439.49

2,131.97

0.00

261,307.52

1,655.70

830.658428181

6.722372943

0.000000000

823.936055238

5.220625552

7.296900000%

0.00

0.000000000

7.29861290%

0.000000000

9ABSH2988

106-B

295,855.35

245,754.74

1,988.85

0.00

243,765.89

1,544.55

Total P&I Payment

0.00

1,631,512.74

1,355,815.61

19,527.25

Total

1,344,866.72

10,948.89

0.00

8,578.36

Page 5 of 23

First Union Commercial Mortgage Securities, Inc.

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

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Statement Date:

Cash Reconciliation Summary

Current Scheduled Interest

Interest Summary

Less Deferred Interest

Plus Gross Advance Interest

Less PPIS Reducing Scheduled Int

4,268,614.47

0.00
0.00

Less ASER Interest Adv Reduction

)

(8,521.86

Less Other Adjustment

0.00

Total

4,421,410.63

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

)

(6,448.40

0.00
0.00

)

(0.85

)

(6,449.25

4,384,543.10

)

(1,844.63

0.00
0.00
0.00

)

(1,844.63

545,213.79

17,491.26

562,705.05

0.00
0.00
0.00
0.00
0.00
0.00

562,705.05

4,947,248.15

4,945,403.52

714,049,668.70

110

562,705.05

0.00

0.00
0.00

0.00

713,486,963.65

110

351,917.68

1,540,981.33

17,491.26

152,796.16

281,370.33

1,179,892.43

30,166.44

0.00
0.00

1,304.05

31,470.49

0.00
0.00
0.00
0.00
0.00
0.00

0.00

Advance Summary (Advance Made by Servicer)

)

(30,418.29

4,382,698.47

Interest Not Advanced (

Current Period

)

(41,386.61

202,704.64

Workout Fees
Liquidation Fees

0.00
0.00

Less Non Recovered

)

(513,885.06

)

(88,038.61

0.00

Page 6 of 23

First Union Commercial Mortgage Securities, Inc.

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

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-04

First Union National Bank, as Servicer

Commercial Mortgage Pass-Through Certificates

Series 2002-C1

ABN AMRO Acct: 720397.3

Interest Adjustments Summary

Statement Date:

0.00

6,448.40

0.00

Special Servicing Fees

Workout Fees

Liquidation Fees

Legal Fees

0.00

Misc. Fees & Expenses Paid by/to Servicer

Interest Paid to Servicer on Outstanding Advances

0.85

8,521.86

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

56,609.57

Shortfall Allocated to the Bonds:

Excess Allocated to the Bonds:

Other Interest Proceeds Due the Bonds

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

)

(56,609.57

)

(56,609.57

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

Net Prepayment Int. Shortfalls Allocated to the Bonds

Page 7 of 23

First Union Commercial Mortgage Securities, Inc.

Class

Accrued

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

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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

Statement Date:

Distributable

Current Period

(Shortfall)/

Recovery

Int Accrual

on Prior

Shortfall (3)

0.00

75-A

16,393.22

0.00

Act/360

7.298612903%

0.00

75-B

3,652.10

0.00

Act/360

7.298612903%

0.00

96-A

10,222.93

0.00

Act/360

7.548612903%

0.00

96-B

1,726.01

0.00

Act/360

7.548612903%

0.00

97-A

8,830.85

0.00

Act/360

7.298612903%

0.00

97-B

1,655.70

0.00

Act/360

7.298612903%

0.00

106-A

5,781.02

0.00

Act/360

7.298612903%

0.00

106-B

1,544.55

0.00

Act/360

7.298612903%

0.00

A-1

537,212.37

0.00

82.01%

83.87%

30/360

5.585000000%

0.00

A-2

2,203,917.90

0.00

22.88%

23.39%

30/360

6.141000000%

0.00

IO-I

358,582.08

0.00

30/360

0.603763438%

0.00

IO-II

445,978.83

0.00

30/360

1.204480102%

0.00

139,050.53

0.00

19.25%

19.69%

30/360

6.320000000%

0.00

177,771.64

0.00

14.75%

15.09%

30/360

6.509000000%

0.00

50,238.91

0.00

13.50%

13.81%

30/360

6.622000000%

0.00

46,896.99

0.00

12.38%

12.66%

30/360

6.868000000%

0.00

73,990.53

0.00

10.63%

10.87%

30/360

6.966000000%

0.00

62,088.90

0.00

9.25%

9.46%

30/360

7.440251832%

0.00

72,434.41

0.00

7.25%

7.41%

30/360

5.967000000%

0.00

72,429.44

0.00

5.25%

5.37%

30/360

5.967000000%

0.00

27,164.77

0.00

4.50%

4.60%

30/360

5.967000000%

0.00

27,159.80

0.00

3.75%

3.84%

30/360

5.967000000%

0.00

36,214.72

141,994.52

79,203.03

62,791.49

2.75%

2.81%

30/360

5.967000000%

42,988.31

105,779.80

0.00

18,109.85

108,659.10

0.00

108,659.10

2.25%

2.30%

30/360

5.967000000%

)

(18,109.85

90,549.25

0.00

81,488.03

674,736.48

0.00

674,736.48

0.00%

30/360

5.967000000%

)

(81,488.03

593,248.45

0.00

30/360

0.000000000%

0.00

4,480,536.08

5,270,113.58

4,423,926.51

846,187.07

)

(56,609.57

789,577.50

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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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)

Statement 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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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)

Statement 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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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)

Statement Date:

ABN AMRO Acct: 720397.3

0.00%

0.91%

2,681,461

0.38%

1.82%

0.85%

0.91%

0.69%

0.00%

5.45%

4.33%

14-Jun-04

6,044,293

4,895,296

30,928,498

0.00%

0.91%

0.38%

0.00%

1.82%

0.85%

0.91%

0.69%

0.00%

5.45%

4.33%

12-May-04

2,683,272

6,044,293

4,898,636

30,952,366

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

(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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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

Statement Date:

Amort

ABN AMRO Acct: 720397.3

Commercial Mortgage Pass-Through Certificates

14-Jun-04

110

100.00%

713,486,964

97.96%

0.00%

0.91%

1,713,797

0.24%

0.00%

320

7.52%

7.46%

12-May-04

110

100.00%

714,049,669

98.04%

0.00%

0.91%

1,642,376

0.23%

0.00%

321

7.27%

7.22%

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%

(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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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

Statement Date:

1-May-04

56,922.34

0.00

1-Feb-03

26,166.81

468,110.12

0.00

24-Jan-03

25-Aug-03

1-May-04

31,899.87

0.00

1-May-02

0.00

493,974.66

0.00

19-Aug-02

29-Jan-03

1-Feb-04

19,513.57

78,053.73

0.00

11-Feb-04

1-Jun-02

0.00

296,517.23

0.00

23-Aug-02

29-Jan-03

1-May-04

14,027.70

0.00

1-May-04

13,989.17

0.00

1-May-04

7,767.94

0.00

104

170,287.40

1,461,262.76

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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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)

Statement Date:

31-Dec-03

6.90000%

1-Jan-12

FUNB02CA

Retail

1.43

34,164,925

230,510

31-Dec-03

7.58000%

1-Feb-12

FUNB02CA

Retail

1.78

27,052,516

194,497

31-Dec-03

7.25000%

1-Feb-12

FUNB02CA

Office

1.54

25,444,095

177,366

31-Dec-03

7.56000%

1-Jan-12

FUNB02CA

Self storage

1.49

24,930,953

191,556

31-Dec-03

7.25000%

1-Dec-09

FUNB02CA

Mixed use

1.65

19,817,035

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

18,896,040

124,119

31-Dec-03

6.81000%

1-Dec-11

FUNB02CA

Retail

2.06

18,035,354

120,729

31-Dec-03

6.98000%

1-Jan-12

FUNB02CA

Multifamily

1.37

16,479,418

112,043

31-Dec-03

7.25000%

1-Jan-12

FUNB02CA

Retail

1.33

15,793,610

110,171

31-Dec-03

6.92000%

1-Aug-10

FUNB02CA

Multifamily

1.21

15,599,750

107,174

31-Dec-03

7.25000%

1-Jan-12

FUNB02CA

Office

1.46

15,646,920

109,148

31-Dec-03

7.35000%

1-Dec-11

FUNB02CA

Office

1.51

15,546,345

109,547

31-Dec-03

7.61000%

1-Sep-11

FUNB02CA

Multifamily

1.35

13,966,326

101,067

31-Dec-03

7.61000%

1-Jan-11

FUNB02CA

Lodging

0.76

13,390,597

103,837

31-Dec-03

7.04900%

1-Nov-11

FUNB02CA

Multifamily

1.44

12,112,138

83,040

31-Dec-02

7.60000%

1-Feb-12

FUNB02CA

Retail

1.43

10,758,297

77,492

31-Dec-03

7.10000%

1-Feb-12

FUNB02CA

Retail

1.25

10,702,053

73,547

31-Dec-03

7.34000%

1-Feb-12

FUNB02CA

Office

1.42

10,705,886

75,265

31-Dec-03

7.44000%

1-Nov-11

FUNB02CA

Mobile home park

1.11

9,824,963

70,206

31-Dec-03

7.15000%

1-Dec-11

FUNB02CA

Retail

1.46

9,661,447

66,460

31-Dec-03

7.11000%

1-Feb-12

FUNB02CA

Multifamily

1.00

9,583,824

65,925

31-Dec-03

7.25000%

1-Sep-10

FUNB02CA

Multifamily

1.26

9,544,349

67,535

31-Dec-03

7.41000%

1-Feb-12

FUNB02CA

Industrial

1.69

9,429,708

71,482

31-Dec-02

7.04000%

1-Feb-09

FUNB02CA

Multifamily

1.28

9,428,932

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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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)

Statement Date:

31-Dec-03

7.05300%

1-Jan-12

FUNB02CA

Multifamily

1.11

8,792,414

60,198

31-Dec-03

7.39000%

1-Jan-12

FUNB02CA

Office

1.98

8,709,760

61,561

31-Dec-03

7.47000%

1-Jan-12

FUNB02CA

Office

1.34

8,615,324

61,350

31-Dec-03

8.00000%

1-May-11

FUNB02CA

Retail

1.53

8,590,422

64,571

31-Dec-02

7.40000%

1-Jan-12

FUNB02CA

Mixed use

1.36

8,093,631

57,260

31-Dec-03

7.10000%

1-Nov-11

FUNB02CA

Retail

1.58

7,803,939

53,763

31-Dec-03

7.39000%

1-Sep-11

FUNB02CA

Retail

1.80

7,803,602

55,336

31-Dec-03

7.11000%

1-Jan-12

FUNB02CA

Mobile home park

1.63

7,786,502

54,587

31-Dec-03

7.25000%

1-Nov-11

FUNB02CA

Industrial

1.12

7,566,361

52,869

31-Dec-03

7.36000%

1-Feb-11

FUNB02CA

Multifamily

0.93

7,393,249

52,614

31-Dec-03

8.14000%

1-Sep-11

FUNB02CA

Lodging

2.19

7,241,847

58,584

31-Dec-02

7.00000%

1-Dec-11

FUNB02CA

Multifamily

1.51

7,221,807

49,232

31-Dec-03

7.76000%

1-Jul-11

FUNB02CA

Multifamily

1.63

6,833,798

50,197

31-Dec-03

7.12500%

1-Dec-11

FUNB02CA

Industrial

1.75

6,689,618

46,150

31-Dec-03

7.25000%

1-Dec-09

FUNB02CA

Retail

1.63

6,361,024

44,341

31-Dec-03

7.00000%

1-Jan-12

FUNB02CA

Multifamily

1.21

6,201,802

42,247

31-Dec-02

6.90000%

1-Dec-11

FUNB02CA

Multifamily

1.30

5,559,655

37,540

31-Dec-03

7.07000%

1-Feb-12

FUNB02CA

Office

1.65

5,377,598

36,851

31-Dec-03

7.15000%

1-Jan-12

FUNB02CA

Multifamily

1.30

5,375,863

37,147

31-Dec-03

7.36000%

1-Jan-12

FUNB02CA

Retail

1.36

5,332,702

37,586

31-Dec-03

7.36000%

1-Jul-11

FUNB02CA

Multifamily

0.73

5,210,397

36,896

31-Dec-03

7.03000%

1-Dec-11

FUNB02CA

Multifamily

1.46

5,075,621

34,701

31-Dec-03

6.90000%

1-Dec-08

FUNB02CA

Multifamily

1.22

4,974,428

33,589

7.48000%

1-Jan-12

FUNB02CA

Multifamily

0.00

4,895,296

34,893

22-Dec-03

7.50000%

1-Jan-12

FUNB02CA

Retail

1.39

4,832,689

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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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)

Statement Date:

31-Dec-03

7.34000%

1-Jan-12

FUNB02CA

Office

1.66

4,769,598

33,554

31-Dec-03

7.00000%

1-Jan-12

FUNB02CA

Multifamily

1.30

4,687,976

31,935

31-Dec-02

8.30000%

1-Jan-12

FUNB02CA

Lodging

1.80

4,611,969

37,610

31-Dec-02

8.30000%

1-Jan-12

FUNB02CA

Lodging

2.51

4,611,969

37,610

31-Dec-03

7.24500%

1-Aug-11

FUNB02CA

Multifamily

1.33

4,577,420

32,046

31-Dec-02

7.70000%

1-Sep-06

FUNB02CA

Multifamily

1.37

4,397,188

32,083

31-Dec-03

7.58000%

1-Jan-12

FUNB02CA

Industrial

1.66

4,285,497

30,831

31-Dec-03

7.69000%

1-Feb-12

FUNB02CA

Retail

1.61

3,922,649

28,491

7.37500%

1-Feb-12

FUNB02CA

Multifamily

0.00

3,916,851

27,627

31-Dec-03

6.75000%

1-Dec-11

FUNB02CA

Multifamily

1.01

3,898,205

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

3,772,634

31,567

31-Dec-03

7.10000%

1-Nov-11

FUNB02CA

Retail

1.68

3,823,931

26,344

31-Dec-03

7.35000%

1-Feb-12

FUNB02CA

Retail

1.32

3,769,515

26,525

31-Dec-03

7.29000%

1-Dec-11

FUNB02CA

Retail

1.25

3,655,659

25,615

31-Dec-02

7.12500%

1-Dec-08

FUNB02CA

Multifamily

1.26

3,578,213

24,685

31-Dec-03

7.10000%

1-Nov-11

FUNB02CA

Retail

1.67

3,550,793

24,462

31-Dec-03

7.25000%

1-Nov-11

FUNB02CA

Office

1.50

3,221,805

22,512

31-Dec-03

7.07000%

1-Nov-11

FUNB02CA

Retail

1.31

3,075,209

21,125

31-Dec-03

7.37000%

1-Jan-12

FUNB02CA

Industrial

0.81

3,008,970

21,228

31-Dec-03

7.25400%

1-Jan-12

FUNB02CA

Multifamily

1.22

2,959,284

20,651

31-Dec-03

7.17300%

1-Feb-12

FUNB02CA

Retail

1.32

2,911,266

20,146

31-Dec-03

7.25000%

1-Nov-11

FUNB02CA

Mixed use

1.01

2,782,468

19,442

31-Dec-02

7.71000%

1-Jun-11

FUNB02CA

Multifamily

0.96

2,681,461

19,625

31-Dec-03

7.35000%

10-Dec-11

FUNB02CB

Industrial

1.49

2,605,154

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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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)

Statement Date:

31-Dec-03

7.10700%

1-Nov-11

FUNB02CA

Multifamily

1.35

2,511,992

17,317

31-Dec-03

7.18000%

1-Nov-11

FUNB02CA

Office

1.70

2,415,421

16,767

31-Dec-03

7.12500%

1-Dec-11

FUNB02CA

Retail

1.35

2,257,986

18,788

31-Dec-03

7.52400%

1-Jan-12

FUNB02CA

Retail

1.23

2,335,569

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

2,128,296

15,015

31-Dec-02

7.29500%

1-Jan-12

FUNB02CA

Mobile home park

0.91

2,103,036

14,732

31-Dec-03

7.13000%

1-Feb-12

FUNB02CA

Mobile home park

1.29

2,088,113

14,391

31-Dec-03

7.00000%

1-Dec-11

FUNB02CA

Multifamily

1.09

2,049,432

13,971

31-Dec-03

7.28000%

1-Feb-12

FUNB02CA

Retail

1.56

2,018,698

14,112

31-Dec-02

7.25000%

1-Jan-12

FUNB02CA

Multifamily

1.46

2,017,475

14,073

31-Dec-03

7.55000%

1-Jan-12

FUNB02CA

Retail

1.72

1,957,820

15,030

31-Dec-03

7.29000%

1-Dec-11

FUNB02CA

Retail

1.33

1,962,717

13,753

31-Dec-03

7.13000%

1-Feb-12

FUNB02CA

Mobile home park

1.43

1,956,078

13,481

31-Dec-02

6.90000%

1-Dec-06

FUNB02CA

Multifamily

1.24

1,950,756

13,172

31-Dec-02

7.29500%

1-Dec-11

FUNB02CA

Multifamily

1.08

1,812,658

13,643

31-Dec-03

7.49000%

1-Jan-12

FUNB02CA

Retail

1.27

1,835,832

13,097

31-Dec-03

7.35000%

1-Jan-12

FUNB02CA

Multifamily

1.17

1,761,171

12,402

31-Dec-03

7.31000%

1-Dec-11

FUNB02CA

Retail

1.98

1,722,935

12,095

31-Dec-03

7.25000%

1-Dec-09

FUNB02CA

Office

1.77

1,623,297

12,143

31-Dec-03

7.60000%

10-Dec-11

FUNB02CC

Retail

1.32

1,570,881

12,123

31-Dec-03

7.35000%

10-Dec-11

FUNB02CD

Industrial

1.35

1,403,369

10,611

31-Dec-03

7.50000%

1-Oct-11

FUNB02CA

Retail

1.69

1,416,609

10,139

31-Dec-03

7.10700%

1-Nov-11

FUNB02CA

Multifamily

1.31

1,346,232

9,281

31-Dec-03

7.10700%

1-Nov-11

FUNB02CA

Multifamily

1.53

1,316,967

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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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)

Statement Date:

31-Dec-03

7.10700%

1-Nov-11

FUNB02CA

Multifamily

1.32

1,268,190

8,743

101

31-Dec-03

7.50000%

1-May-11

FUNB02CA

Multifamily

1.50

1,167,777

8,391

102

31-Dec-03

7.10700%

1-Nov-11

FUNB02CA

Multifamily

1.44

1,141,371

7,868

103

31-Dec-03

7.12500%

1-Nov-11

FUNB02CA

Multifamily

1.10

1,131,729

7,815

104

31-Dec-02

7.05000%

1-Dec-06

FUNB02CA

Multifamily

1.32

976,188

6,687

105

31-Dec-03

7.35000%

10-Dec-11

FUNB02CE

Industrial

1.46

918,700

6,946

106

7.35000%

10-Dec-11

FUNB02CF

Industrial

0.00

576,387

8,380

107

7.60000%

10-Dec-11

FUNB02CG

Retail

0.00

263,406

3,863

108

7.35000%

10-Dec-11

FUNB02CH

Industrial

0.00

261,308

3,799

109

7.35000%

10-Dec-11

FUNB02CI

Industrial

0.00

243,766

3,544

110

713,486,964

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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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.

Statement Date:

Loan

Status

Code(1)

15-Apr-04

13,390,597

267

7.61%

1-Jan-11

Lodging

13,390,597

952,424

0.76 31-Dec-03

24-Jan-03

4,895,296

331

7.48%

1-Jan-12

Multifamily

4,956,054

Not Avail.

Not Avail. Not Avail.

1-Dec-03

3,916,851

332

7.38%

1-Feb-12

Multifamily

3,916,851

Not Avail.

Not Avail. Not Avail.

19-Aug-02

3,840,162

211

8.00%

1-Jan-12

Multifamily

3,972,563

Not Avail.

Not Avail. Not Avail.

11-Feb-04

2,681,461

324

7.71%

1-Jun-11

Multifamily

2,690,341

225,517

0.96 31-Dec-02

23-Aug-02

2,204,131

210

8.00%

1-Dec-11

Multifamily

2,277,212

Not Avail.

Not Avail. Not Avail.

30,928,498

31,203,618

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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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

Statement Date:

Modification

Loan transferred to special servicing due to letter from borrower stating DSCR below 1.0, $5MM PIP from Hilton, asking for ability to pay
off at par. Appraisal ordered, decision pending receipt of appraisal.

REO

Loan transferred to GMAC special servicing effective 12/4/03. 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. 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. As of 1/25/04, the property was 79%
occupied (up from 48% in January 2004). Management is claiming the decline is based on heavy skips/evictions of non-qualified residents.
Allied has instructed management to institute a more aggressive eviction/rent enforcement policy.

Pending Return to Master Servicer

Loan was transferred to special servicer on 12/1/2003 due to payment default. Chronic late payer. Discovered that borrower missed March
2003 payment. Borrower made up the missing payment, monitor for 90 days then transfer back to master. YE 2003 NOI - $3,000. YE
occupancy rate 77%. Borrower says poor performance due to redevelopment, will turn around in 2004. Minor insurance issues are being
resolved, then transfer to master.

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. 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. Foreclosure date
4/20/4. Property sold at sale $3.1 MM, buyer has six months to close.

Modification

Loan transferred to special servicing on 2/11/04 due to low NOI. Borrower assumed loan 3/03, has been cash flow negative ever since.
Borrower has had to reduce rates $100/unit/month to keep occupancy at 85%. Borrower asking for eighteen-month forbearance period to
stablize, raise rents. Property inpected: Class C, fair condition. Appraisal ordered, will determine course of action pending receipt.

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. Judicial foreclosure commenced. Ledic has
replaced Bill Stout as Receiver and has secured the property with fencing and boarding. A new prop condition assessment report indicated
$11235000 in immediate and short-term repairs. Foreclosure held April 20, 2004. Property was sold at foreclosure for $890,000, buyer has
six months to close.

Page 20 of 23

First Union Commercial Mortgage Securities, Inc.

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

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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

Statement Date:

Page 21 of 23

First Union Commercial Mortgage Securities, Inc.

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

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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

Statement 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:

14-Jun-04
14-Jun-04

12-May-04

12-Jul-04

28-May-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

Statement Date:

Amort

Remaining Term

Life

ARA

Amount

Current P&I

Advance

Current

Cumulative

8-Jun-04

4,895,296.04

86,889.66

1-Jan-12

331

Multifamily

4,110,000.0030-May-03

7.48%

Not Avl.

1,713,796.98

26,166.81

8,521.86

4,895,296.04 1,713,796.98

26,166.81

8,521.86

86,889.66

Page 23 of 23

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