Office · Austin, Texas
111 Congress
Public CMBS trusts hold $116.5M of the loan on 111 Congress at 7.135% that reaches maturity on August 11, 2031, in 4 years and 9 months. As of the Sep 2026 and Oct 2026 servicer reports its status is current.
The loan
- Balance in tracked trusts
- $116,500,000
- Original balance (same notes)
- $116,500,000
- Interest rate
- 7.135% fixed
- Originated
- July 29, 2026
- Maturity
- August 11, 2031
- Payments
- Interest only for the full term
- Prepayment premium ends
- May 10, 2031 (yield maintenance)
- Originator
- Wells Fargo Bank, National Association
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Workout strategy
- Other
- Defeasance
- None reported
The property
- Address
- 111 Congress Avenue and 206 East Cesar Chavez Street, Austin, TX 78701
- Metro
- Austin-Round Rock-San Marcos, TX
- Rentable area
- 519,959 sq ft
- Built
- 1985, renovated 2020
- Largest tenants
- Workrise Technologies Inc. (Sub-leased/CS Disco, Inc.); Wells Fargo Bank, N.A.; Husch Blackwell LLP
- Value at securitization
- $203.0M (Apr 2026)
Performance
| At securitization | Latest | |
|---|---|---|
| DSCR (NOI) | 2.17x | n/a |
| Occupancy | 90% | n/a |
| Net operating income | $21.5M | n/a |
Watch flags
Computed from the BBCMS Mortgage Trust 2026-5C43 filing for the reporting period ending October 13, 2026, filed with the SEC October 6, 2026.
None this month. No flag in the cmbs.news screen applies to this loan.
cmbs.news's own rule-based labels on the filed fields (definitions), not a credit rating, a prediction or a view of the borrower.
What the filing shows
- The filing gives Jul 2028 as the lease end date for the largest tenant (Workrise Technologies Inc. (Sub-leased/CS Disco, Inc.)), before the loan matures. Lenders look hard at that rollover.
The last 3 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| October 2026 | $80.0M | Current | No | n/a | n/a |
| September 2026 | $36.5M | Current | No | n/a | n/a |
| August 2026 | $36.5M | Current | No | 2.03x | 90% |
From each trust's ABS-EE filing for that month. Coverage and occupancy change only when the servicer reports new statements. If one trust holding a piece of the loan skipped a month, that month's balance reads low.
Where the loan sits
The loan is split into 3 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BBCMS Mortgage Trust 2026-5C43 | 3 | $80,000,000 | Oct 2026 | SEC filing, October 6, 2026 |
| BANK5 2026-5YR24 | 7 | $20,000,000 | Sep 2026 | SEC filing, October 1, 2026 |
| BANK5 2026-5YR24 | 7A | $16,500,000 | Sep 2026 | SEC filing, October 1, 2026 |
Other Austin-Round Rock-San Marcos loans due in 2031
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| The Domain | Austin, TX | Retail | $210.0M | 3.094% | Jul 2031 | 6.51x | 98% | Current |
| The Mirage at San Marcos | San Marcos, TX | Multifamily | $35.0M | 5.265% | May 2031 | n/a | n/a | Current |
| Frontera Crossing | Austin, TX | Office | $27.6M | 7.366% | May 2031 | n/a | n/a | Current |
| Crescent Shopping Center | Austin, TX | Retail | $24.4M | 4.355% | May 2031 | 2.99x | 99% | Current |
| North Park Shopping Center, Austin | Austin, TX | Retail | $14.5M | 6.28% | Jul 2031 | n/a | n/a | Current |
| Round Rock | Round Rock, TX | Office | $12.2M | 3.92% | Feb 2031 | n/a | n/a | Current |
| Shepherd Mountain Plaza | Austin, TX | Office | $11.5M | 2.68% | Oct 2031 | 3.30x | 85% | Current |
| 8900 South Congress | Austin, TX | Retail | $9.6M | 3.839% | Dec 2031 | 2.04x | 100% | Current |
All loans maturing in 2031 · All Austin-Round Rock-San Marcos loans
Source: each trust's ABS-EE asset-data exhibit (Regulation AB Schedule AL) on SEC EDGAR, reporting periods ending September 11, 2026, October 13, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.