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) May 12, 2005

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.)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

[ ] Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

[ ] Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

[ ] Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

[ ] Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Section 8 - Other Events

Item 8.01. Other Events.

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 May 12, 2005.

Section 9 - Financial Statements and Exhibits

Item 9.01 Financial Statements and Exhibits.

99.1 Monthly distribution report pursuant to Section 4.01 of the Pooling and Servicing Agreement for the distribution on May 12, 2005.

(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

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

Date: May 18, 2005

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:

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

Administrator:
Andy Streepey 312.904.9387
andy.streepey@abnamro.com

Analyst:
Samantha Lee 714.259.6231
samantha.y.lee@abnamro.com

Statement 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 Loan 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

Page 10
Page 11

Page 12
Page 13-17

Page 18

Specially Serviced (Part II) - Servicer Comments

Modified Loan Detail
Realized Loss Detail
Appraisal Reduction Detail

Page 19

Page 20
Page 21
Page 22

Page(s)

Information is available for this issue from the following sources

Issue Id:

Monthly Data File
Name:

FUNB02C1

FUNB02C1_200505_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/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 22

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:

7.264270%

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

773.161042066

5.672127471

0.000000000

767.488914594

3.598420382

Fixed

0.00

0.000000000

5.58500000%

0.000000000

33736XFS3

A-1

131,057,000.00

743,372.01

0.00

100,584,794.68

471,598.18

101,328,166.69

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

430,663,000.00

949.978986544

0.000000000

948.958326431

0.377359775

0.558212560%

0.00

0.000000000

0.47667553%

0.000000000

33736XFX2

IO-I

728,324,739.00

0.00

691,149,825.42

274,840.46

691,893,197.43

1000.000000000

0.000000000

1000.000000000

0.801525095

1.204260102%

0.00

0.000000000

0.96183010%

0.000000000

33736XFY0

IO-II

444,320,000.00

0.00

444,320,000.00

356,133.63

444,320,000.00

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

26,402,000.00

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

32,774,000.00

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

9,104,000.00

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

8,194,000.00

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

12,746,000.00

1000.000000000

0.000000000

1000.000000000

5.990179748

7.430345313%

0.00

0.000000000

7.18821577%

0.000000000

33736XGB9

10,014,000.00

0.00

10,014,000.00

59,985.66

10,014,000.00

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

14,567,000.00

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

14,566,000.00

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

5,463,000.00

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

5,462,000.00

1000.000000000

0.000000000

1000.000000000

4.972500343

Fixed

0.00

0.000000000

5.96700000%

0.000000000

33736XGG8

7,283,000.00

0.00

7,283,000.00

36,214.72

7,283,000.00

Page 2 of 22

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:

7.264270%

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

4.972501373

Fixed

0.00

0.000000000

5.96700000%

0.000000000

33736XGH6

3,642,000.00

0.00

3,642,000.00

18,109.85

3,642,000.00

590.992483742

0.000000000

590.992483742

2.517004896

Fixed

0.00

)

(6,910.80

)

(0.421705513

5.96700000%

0.000000000

33736XGJ2

16,387,739.28

0.00

9,685,030.74

41,248.02

9,685,030.74

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

)

(6,910.80

728,324,739.28

691,893,197.43

4,892,557.45

Total

691,149,825.42

743,372.01

0.00

4,149,185.44

Page 3 of 22

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:

7.264270%

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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 22

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:

7.264270%

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

0.000000000

N/A

0.00

0.000000000

N/A

0.000000000

9ABSH2954

75-B

699,553.63

0.00

0.000000000

N/A

0.00

0.000000000

N/A

0.000000000

9ABSH2962

96-B

318,958.32

0.00

0.000000000

N/A

0.00

0.000000000

N/A

0.000000000

9ABSH2970

97-B

317,145.44

0.00

0.000000000

N/A

0.00

0.000000000

N/A

0.000000000

9ABSH2988

106-B

295,855.35

0.00

Total P&I Payment

0.00

1,631,512.74

0.00

Total

0.00

Page 5 of 22

First Union Commercial Mortgage Securities, Inc.

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

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

3,780,699.85

0.00
0.00

Less ASER Interest Adv Reduction

)

(4,687.55

Less Other Adjustment

0.00

Total

4,180,732.37

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

)

(908.60

0.00
0.00

0.00

)

(2,223.24

4,150,972.81

)

(1,787.39

0.00
0.00
0.00

)

(1,787.39

669,248.63

74,123.38

743,372.01

0.00
0.00
0.00
0.00
0.00
0.00

743,372.01

4,894,344.82

4,892,557.43

691,893,197.43

102

743,372.01

0.00

0.00
0.00

0.00

691,149,825.42

102

100,598.63

634,755.36

74,123.38

400,032.52

97,250.82

550,615.56

27,536.32

0.00
0.00

2,995.85

30,532.17

0.00
0.00
0.00
0.00
0.00
0.00

0.00

)

(27,536.32

4,149,185.42

Interest Not Advanced (

Current Period

)

0.00

404,720.07

Workout Fees
Liquidation Fees

)

(1,314.64

0.00

Less Non Recovered

)

(484,172.32

)

(77,471.19

0.00

Advance Summary (Advance Made by Servicer)

Page 6 of 22

First Union Commercial Mortgage Securities, Inc.

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

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

908.60

1,314.64

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

0.00

4,687.55

ASER Interest Advance Reduction

Interest Not Advanced (Current Period)

Recoup of Prior Advances by Servicer

0.00

Servicing Fees Paid Servicer on Loans Not Advanced

Misc. Fees & Expenses Paid by Trust

0.00

Shortfall Due to Rate Modification

Total Shortfall Allocated to the Bonds

Total Interest Adjustment to the Bonds

6,910.79

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

)

(6,910.79

)

(6,910.79

Aggregate Interest Adjustment Allocated to the Bonds

0.00

Prepayment Interest Excess Due the Bonds

0.00

ARD Excess Interest

0.00

Net Prepayment Int. Shortfalls Allocated to the Bonds

Other Interest Loss

Interest Income

0.00

Page 7 of 22

First Union Commercial Mortgage Securities, Inc.

Class

Accrued

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

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

15,620.79

0.00

Act/360

7.296900000%

0.00

75-B

0.00

Act/360

N/A

0.00

96-A

9,747.32

0.00

Act/360

7.546900000%

0.00

96-B

0.00

Act/360

N/A

0.00

97-A

8,414.75

0.00

Act/360

7.296900000%

0.00

97-B

0.00

Act/360

N/A

0.00

106-A

5,508.63

0.00

Act/360

7.296900000%

0.00

106-B

0.00

Act/360

N/A

0.00

A-1

471,598.18

0.00

82.01%

85.45%

30/360

5.585000000%

0.00

A-2

2,203,917.90

0.00

22.88%

23.14%

30/360

6.141000000%

0.00

IO-I

274,840.46

0.00

30/360

0.476675531%

0.00

IO-II

356,133.63

0.00

30/360

0.961830102%

0.00

139,050.53

0.00

19.25%

19.32%

30/360

6.320000000%

0.00

177,771.64

0.00

14.75%

14.57%

30/360

6.509000000%

0.00

50,238.91

0.00

13.50%

13.26%

30/360

6.622000000%

0.00

46,896.99

0.00

12.38%

12.07%

30/360

6.868000000%

0.00

73,990.53

0.00

10.63%

10.23%

30/360

6.966000000%

0.00

59,985.66

0.00

9.25%

8.78%

30/360

7.188215769%

0.00

72,434.41

0.00

7.25%

6.67%

30/360

5.967000000%

0.00

72,429.44

0.00

5.25%

4.56%

30/360

5.967000000%

0.00

27,164.77

0.00

4.50%

3.77%

30/360

5.967000000%

0.00

27,159.80

0.00

3.75%

2.98%

30/360

5.967000000%

0.00

36,214.72

0.00

2.75%

1.93%

30/360

5.967000000%

0.00

18,109.85

0.00

2.25%

1.40%

30/360

5.967000000%

0.00

48,158.82

911,165.69

41,248.02

869,917.66

0.00%

30/360

5.967000000%

)

(6,910.79

863,006.87

0.00

30/360

0.000000000%

0.00

4,195,387.73

5,058,394.60

4,188,476.93

869,917.66

)

(6,910.79

863,006.87

0.00

(2) Accrued - Deductions + Additions Interest

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

Page 8 of 22

(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:

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

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

9ABSH280

Page 9 of 22

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:

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

0.98%

0.16%

0.00%

0.98%

4,357,167

0.63%

0.00%

0.98%

0.63%

12-May-05

1,120,245

4,357,167

0.98%

0.16%

0.00%

0.98%

4,361,265

0.63%

0.00%

0.98%

0.63%

12-Apr-05

1,121,401

4,361,265

0.98%

0.16%

0.00%

0.98%

4,364,410

0.63%

0.00%

0.98%

0.63%

14-Mar-05

1,122,331

4,364,410

0.97%

0.16%

0.00%

0.97%

4,370,320

0.63%

0.97%

0.38%

0.00%

1.94%

1.01%

14-Feb-05

1,123,917

2,664,766

7,035,086

0.93%

0.16%

0.00%

0.93%

4,373,405

0.63%

0.93%

0.38%

0.00%

1.87%

1.01%

12-Jan-05

1,124,831

2,666,687

7,040,092

0.93%

0.16%

0.00%

1.85%

7,045,065

1.00%

0.00%

0.93%

0.69%

0.00%

2.78%

1.69%

13-Dec-04

1,125,739

4,871,707

11,916,772

0.00%

0.93%

2,671,059

0.38%

0.00%

0.93%

0.69%

0.00%

2.78%

1.69%

12-Nov-04

4,876,205

11,927,709

0.00%

0.93%

2,672,938

0.38%

0.00%

0.93%

0.69%

0.00%

2.78%

1.69%

12-Oct-04

4,879,667

11,936,069

0.00%

0.93%

2,675,374

0.38%

0.00%

0.93%

0.69%

0.00%

3.70%

2.25%

13-Sep-04

4,884,116

15,854,613

0.00%

0.91%

2,677,225

0.38%

1.82%

0.85%

0.91%

0.69%

0.00%

5.45%

3.08%

12-Aug-04

6,044,293

4,887,527

21,909,933

0.00%

0.91%

2,679,064

0.38%

1.82%

0.85%

0.91%

0.69%

0.00%

5.45%

4.34%

12-Jul-04

6,044,293

4,890,917

30,899,249

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

Page 10 of 22

First Union Commercial Mortgage Securities, Inc.

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

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

12-May-05

102

92.73%

691,149,825

94.90%

0.00%

0.98%

918,305

0.13%

0.00%

310

7.26%

7.21%

12-Apr-05

102

92.73%

691,893,197

95.00%

0.00%

0.98%

918,305

0.13%

0.00%

311

7.51%

7.45%

14-Mar-05

102

92.73%

692,493,197

95.08%

0.00%

0.97%

893,017

0.13%

0.97%

2,664,766

0.38%

0.97%

702,935

0.10%

312

7.27%

7.21%

14-Feb-05

103

93.64%

696,171,433

95.59%

0.00%

1.94%

2,328,854

0.33%

0.00%

313

7.27%

7.21%

12-Jan-05

107

97.27%

698,028,725

95.84%

0.00%

1.85%

2,292,082

0.33%

0.93%

4,871,707

0.69%

0.93%

1,372,504

0.20%

314

7.27%

7.21%

13-Dec-04

108

98.18%

703,500,074

96.59%

0.00%

2.78%

4,187,275

0.59%

0.00%

315

7.27%

7.21%

12-Nov-04

108

98.18%

704,240,759

96.69%

0.00%

1.85%

3,308,759

0.47%

0.00%

316

7.51%

7.45%

12-Oct-04

108

98.18%

704,835,542

96.77%

0.00%

1.85%

3,308,759

0.47%

0.00%

317

7.27%

7.21%

13-Sep-04

108

98.18%

705,568,175

96.88%

0.00%

1.82%

3,269,943

0.46%

1.82%

6,044,293

0.85%

1.82%

4,627,269

0.65%

318

7.52%

7.46%

12-Aug-04

110

100.00%

712,198,981

97.79%

0.00%

1.82%

3,232,573

0.45%

0.00%

318

7.52%

7.46%

12-Jul-04

110

100.00%

712,781,842

97.87%

0.00%

0.91%

1,836,097

0.26%

0.00%

319

7.27%

7.22%

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%

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

Page 11 of 22

First Union Commercial Mortgage Securities, Inc.

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

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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-Apr-05

111,362.96

0.00

1-Apr-05

109,519.17

0.00

1-Apr-05

71,094.27

0.00

1-Apr-05

52,399.96

0.00

1-Apr-05

34,491.03

0.00

1-Aug-04

27,213.94

193,156.05

0.00

23-Jul-04

1-Apr-05

25,783.09

0.00

1-Apr-05

13,886.75

0.00

1-Apr-05

13,989.98

0.00

1-Mar-05

7,768.42

15,536.79

0.00

104

1-Apr-05

6,646.34

0.00

105

474,155.90

647,866.38

Total

Page 12 of 22

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 Advances and may include Servicer and Trust Advances.

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:

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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-04

6.90%

1-Jan-12

FUNB02CA

Retail

1.49

33,806,430

230,510

31-Dec-04

7.58%

1-Feb-12

FUNB02CA

Retail

1.90

26,808,094

194,497

31-Dec-04

7.25%

1-Feb-12

FUNB02CA

Office

1.37

25,197,330

177,366

31-Dec-04

7.56%

1-Jan-12

FUNB02CA

Self storage

1.94

24,561,133

191,556

31-Dec-04

7.25%

1-Dec-09

FUNB02CA

Mixed use

1.62

19,624,844

138,141

31-Dec-03

7.08%

1-Jul-11

FUNB02CA

Retail

2.07

19,850,624

134,137

31-Dec-04

6.82%

1-Nov-11

FUNB02CA

Multifamily

1.18

18,721,567

124,119

31-Dec-04

6.81%

1-Dec-11

FUNB02CA

Retail

2.14

17,841,486

120,729

31-Dec-04

6.98%

1-Jan-12

FUNB02CA

Multifamily

1.36

16,309,332

112,043

31-Dec-03

7.25%

1-Jan-12

FUNB02CA

Retail

1.33

15,639,562

110,171

31-Dec-04

6.92%

1-Aug-10

FUNB02CA

Multifamily

1.26

15,417,251

107,174

7.25%

1-Jan-12

FUNB02CA

Office

0.00

15,494,303

109,148

31-Dec-04

7.35%

1-Dec-11

FUNB02CA

Office

1.57

15,397,046

109,547

31-Dec-03

7.61%

1-Sep-11

FUNB02CA

Multifamily

1.35

13,836,705

101,067

7.61%

1-Jan-11

FUNB02CA

Lodging

0.00

13,187,533

103,837

31-Dec-03

7.05%

1-Nov-11

FUNB02CA

Multifamily

1.44

11,987,267

83,040

31-Dec-04

7.60%

1-Feb-12

FUNB02CA

Retail

1.49

10,661,518

77,492

31-Dec-04

7.10%

1-Feb-12

FUNB02CA

Retail

1.34

10,594,932

73,547

31-Dec-03

7.34%

1-Feb-12

FUNB02CA

Office

1.42

10,604,024

75,265

31-Dec-04

7.44%

1-Nov-11

FUNB02CA

Mobile home park

1.11

9,727,973

70,206

31-Dec-04

7.15%

1-Dec-11

FUNB02CA

Retail

1.40

9,568,614

66,460

31-Dec-04

7.11%

1-Feb-12

FUNB02CA

Multifamily

1.07

9,488,096

65,925

31-Dec-04

7.25%

1-Sep-10

FUNB02CA

Multifamily

1.22

9,440,403

67,535

Page 13 of 22

* 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:

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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-04

7.41%

1-Feb-12

FUNB02CA

Industrial

1.40

9,287,393

71,482

31-Dec-04

7.04%

1-Feb-09

FUNB02CA

Multifamily

0.39

9,309,146

66,565

31-Dec-04

7.05%

1-Jan-12

FUNB02CA

Multifamily

0.96

8,703,032

60,198

31-Dec-04

7.39%

1-Jan-12

FUNB02CA

Office

2.06

8,627,301

61,561

31-Dec-04

7.47%

1-Jan-12

FUNB02CA

Office

1.64

8,535,149

61,350

31-Dec-04

8.00%

1-May-11

FUNB02CA

Retail

1.55

8,515,337

64,571

31-Dec-03

7.40%

1-Jan-12

FUNB02CA

Mixed use

1.26

8,017,169

57,260

31-Dec-04

7.10%

1-Nov-11

FUNB02CA

Retail

1.56

7,724,331

53,763

31-Dec-03

7.39%

1-Sep-11

FUNB02CA

Retail

1.80

7,727,685

55,336

31-Dec-03

7.11%

1-Jan-12

FUNB02CA

Mobile home park

1.63

7,697,108

54,587

31-Dec-03

7.25%

1-Nov-11

FUNB02CA

Industrial

1.12

7,491,562

52,869

31-Dec-04

7.36%

1-Feb-11

FUNB02CA

Multifamily

1.18

7,317,082

52,614

31-Dec-03

8.14%

1-Sep-11

FUNB02CA

Lodging

2.36

7,141,018

58,584

7.00%

1-Dec-11

FUNB02CA

Multifamily

0.00

7,147,155

49,232

31-Dec-04

7.76%

1-Jul-11

FUNB02CA

Multifamily

1.52

6,771,699

50,197

31-Dec-04

7.13%

1-Dec-11

FUNB02CA

Industrial

1.78

6,622,245

46,150

31-Dec-04

7.25%

1-Dec-09

FUNB02CA

Retail

1.71

6,299,332

44,341

31-Dec-03

7.00%

1-Jan-12

FUNB02CA

Multifamily

1.21

6,138,057

42,247

31-Dec-03

6.90%

1-Dec-11

FUNB02CA

Multifamily

0.98

5,500,985

37,540

31-Dec-04

7.07%

1-Feb-12

FUNB02CA

Office

1.92

5,323,433

36,851

31-Dec-03

7.15%

1-Jan-12

FUNB02CA

Multifamily

1.30

5,322,310

37,147

31-Dec-04

7.36%

1-Jan-12

FUNB02CA

Retail

1.23

5,281,891

37,586

31-Dec-04

7.36%

1-Jul-11

FUNB02CA

Multifamily

0.89

5,158,794

36,896

Page 14 of 22

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:

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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-04

7.03%

1-Dec-11

FUNB02CA

Multifamily

1.59

5,023,479

34,701

31-Dec-03

6.90%

1-Dec-08

FUNB02CA

Multifamily

1.22

4,921,934

33,589

1-Jan-12

FUNB02CA

Multifamily

1-Jan-05

23-Dec-04

7.50%

1-Jan-12

FUNB02CA

Retail

1.82

4,760,311

36,950

31-Dec-04

7.34%

1-Jan-12

FUNB02CA

Office

1.60

4,723,957

33,554

31-Dec-04

7.00%

1-Jan-12

FUNB02CA

Multifamily

1.32

4,639,791

31,935

31-Dec-03

8.30%

1-Jan-12

FUNB02CA

Lodging

1.68

4,551,372

37,610

31-Dec-03

8.30%

1-Jan-12

FUNB02CA

Lodging

1.96

4,551,372

37,610

31-Dec-04

7.25%

1-Aug-11

FUNB02CA

Multifamily

1.21

4,531,243

32,046

31-Dec-02

7.70%

1-Sep-06

FUNB02CA

Multifamily

1.37

4,357,167

32,083

31-Dec-03

7.58%

1-Jan-12

FUNB02CA

Industrial

1.66

4,246,555

30,831

31-Dec-04

7.69%

1-Feb-12

FUNB02CA

Retail

1.56

3,888,050

28,491

31-Dec-03

7.38%

1-Feb-12

FUNB02CA

Multifamily

-0.23

3,879,861

27,627

31-Dec-03

6.75%

1-Dec-11

FUNB02CA

Multifamily

1.01

3,855,786

25,944

1-Jan-12

FUNB02CA

Multifamily

1-Sep-04

31-Dec-03

7.50%

1-Sep-11

FUNB02CA

Lodging

4.66

3,685,229

31,567

31-Dec-03

7.10%

1-Nov-11

FUNB02CA

Retail

1.68

3,784,923

26,344

31-Dec-03

7.35%

1-Feb-12

FUNB02CA

Retail

1.32

3,733,726

26,525

31-Dec-04

7.29%

1-Dec-11

FUNB02CA

Retail

1.25

3,620,101

25,615

31-Dec-03

7.13%

1-Dec-08

FUNB02CA

Multifamily

1.02

3,542,176

24,685

31-Dec-04

7.10%

1-Nov-11

FUNB02CA

Retail

1.86

3,514,571

24,462

31-Dec-04

7.25%

1-Nov-11

FUNB02CA

Office

1.71

3,189,955

22,512

31-Dec-04

7.07%

1-Nov-11

FUNB02CA

Retail

1.31

3,043,643

21,125

Page 15 of 22

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:

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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-04

7.37%

1-Jan-12

FUNB02CA

Industrial

0.80

2,980,360

21,228

31-Dec-03

7.25%

1-Jan-12

FUNB02CA

Multifamily

1.22

2,930,444

20,651

31-Dec-03

7.17%

1-Feb-12

FUNB02CA

Retail

1.32

2,882,569

20,146

31-Dec-03

7.25%

1-Nov-11

FUNB02CA

Mixed use

1.01

2,754,962

19,442

1-Jun-11

FUNB02CA

Multifamily

1-Mar-05

31-Dec-03

7.35%

10-Dec-11

FUNB02CB

Industrial

1.49

2,564,929

19,697

31-Dec-03

7.11%

1-Nov-11

FUNB02CA

Multifamily

1.35

2,486,404

17,317

31-Dec-04

7.18%

1-Nov-11

FUNB02CA

Office

1.46

2,391,190

16,767

31-Dec-04

7.13%

1-Dec-11

FUNB02CA

Retail

1.36

2,198,854

18,788

31-Dec-03

7.52%

1-Jan-12

FUNB02CA

Retail

1.23

2,314,087

16,715

1-Dec-11

FUNB02CA

Multifamily

1-Sep-04

31-Dec-04

7.37%

1-Jan-12

FUNB02CA

Multifamily

0.51

2,108,060

15,015

31-Dec-03

7.30%

1-Jan-12

FUNB02CA

Mobile home park

1.13

2,082,719

14,732

31-Dec-04

7.13%

1-Feb-12

FUNB02CA

Mobile home park

1.30

2,067,343

14,391

31-Dec-03

7.00%

1-Dec-11

FUNB02CA

Multifamily

1.09

2,028,247

13,971

31-Dec-04

7.28%

1-Feb-12

FUNB02CA

Retail

1.67

1,999,244

14,112

31-Dec-03

7.25%

1-Jan-12

FUNB02CA

Multifamily

1.09

1,997,797

14,073

31-Dec-03

7.55%

1-Jan-12

FUNB02CA

Retail

1.72

1,928,732

15,030

31-Dec-03

7.29%

1-Dec-11

FUNB02CA

Retail

1.33

1,943,626

13,753

31-Dec-04

7.13%

1-Feb-12

FUNB02CA

Mobile home park

1.53

1,936,621

13,481

31-Dec-04

6.90%

1-Dec-06

FUNB02CA

Multifamily

1.28

1,930,170

13,172

31-Dec-03

7.30%

1-Dec-11

FUNB02CA

Multifamily

1.04

1,784,425

13,643

31-Dec-04

7.49%

1-Jan-12

FUNB02CA

Retail

1.26

1,818,822

13,097

Page 16 of 22

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:

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

7.35%

1-Jan-12

FUNB02CA

Multifamily

1.17

1,744,354

12,402

31-Dec-03

7.31%

1-Dec-11

FUNB02CA

Retail

1.98

1,706,248

12,095

31-Dec-04

7.25%

1-Dec-09

FUNB02CA

Office

1.93

1,598,169

12,143

31-Dec-03

7.60%

10-Dec-11

FUNB02CC

Retail

1.32

1,547,572

12,123

31-Dec-03

7.35%

10-Dec-11

FUNB02CD

Industrial

1.35

1,381,700

10,611

31-Dec-03

7.50%

1-Oct-11

FUNB02CA

Retail

1.69

1,403,254

10,139

31-Dec-03

7.11%

1-Nov-11

FUNB02CA

Multifamily

1.31

1,332,519

9,281

31-Dec-03

7.11%

1-Nov-11

FUNB02CA

Multifamily

1.53

1,303,552

9,079

100

31-Dec-03

7.11%

1-Nov-11

FUNB02CA

Multifamily

1.32

1,255,272

8,743

101

31-Dec-03

7.50%

1-May-11

FUNB02CA

Multifamily

1.50

1,156,395

8,391

102

31-Dec-03

7.11%

1-Nov-11

FUNB02CA

Multifamily

1.44

1,129,745

7,868

103

31-Dec-03

7.13%

1-Nov-11

FUNB02CA

Multifamily

1.10

1,120,245

7,815

104

31-Dec-02

7.05%

1-Dec-06

FUNB02CA

Multifamily

1.32

966,201

6,687

105

31-Dec-03

7.35%

10-Dec-11

FUNB02CE

Industrial

1.46

904,515

6,946

106

10-Dec-11

FUNB02CF

Industrial

1-Jan-05

107

10-Dec-11

FUNB02CG

Retail

1-Jan-05

108

10-Dec-11

FUNB02CH

Industrial

1-Jan-05

109

10-Dec-11

FUNB02CI

Industrial

1-Jan-05

110

691,149,825

4,931,788

Page 17 of 22

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:

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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)

23-Jul-04

4,357,167

316

7.70%

1-Sep-06

Multifamily

4,390,367

525,814

1.37 31-Dec-02

4,357,167

4,390,367

Page 18 of 22

(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:

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

The loan transferred to special servicing 7/23/04. Occupancy not high enough to support debt service. Property inspected - fair condition.
Borrower is increasing occupancy. Counsel engaged for foreclosure. Demand letter sent. Workout negotiations are in process. Borrower is
close to obtaining funds for a full payoff.

Page 19 of 22

First Union Commercial Mortgage Securities, Inc.

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

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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 20 of 22

First Union Commercial Mortgage Securities, Inc.

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

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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:

200503

2,664,766.19

2,249,163.41

287,332.42

1,961,830.99

702,935.20

84.40%

73.62%

20-Mar-01

3,450,000.00

200501

4,871,707.23

0.00

827,210.23

3,499,203.16

1,372,504.07

0.00%

71.83%

6-Dec-01

6,500,000.00

200409

3,840,161.61

2,854,372.27

1,456,946.66

1,397,425.61

2,442,736.00

74.33%

36.39%

1-Nov-01

5,600,000.00

200409

2,204,131.01

698,560.33

678,962.58

19,597.75

2,184,533.26

31.69%

0.89%

16-Jul-01

3,400,000.00

13,580,766.04

5,802,096.01

3,250,451.89

6,878,057.51

6,702,708.53

Current Total
Cumulative

Page 21 of 22

* 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:

12-May-05
12-May-05

12-Apr-05

13-Jun-05

29-Apr-05

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

6-May-05

4,357,166.51

30,151.01

1-Sep-06

316

Multifamily

4,110,000.00 17-Sep-04

7.70%

1.37

918,304.93

27,213.94

4,687.55

4,357,166.51

918,304.93

27,213.94

4,687.55

30,151.01

Page 22 of 22

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