Office · Austin, Texas
801 Barton Springs
801 Barton Springs is financed with a $34.5M CMBS loan at 4.015% that reaches maturity on May 1, 2028, in 18 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $34,500,000
- Original balance (same notes)
- $34,500,000
- Interest rate
- 4.015% fixed
- Originated
- April 18, 2019
- Maturity
- May 1, 2028
- Payments
- Interest only for the full term
- Prepayment lockout ended
- January 31, 2024
- Master servicer
- Trimont LLC
- Originator
- Bank of America, National Association
Status
- Payment status
- Current (code 0)
- Special servicing
- Transferred May 1, 2024, returned November 4, 2025
- Workout strategy
- Resolved
- Modified
- Yes, most recently August 29, 2025
- Defeasance
- None reported
The property
- Address
- 801 Barton Springs Road, Austin, TX 78704
- Metro
- Austin-Round Rock-San Marcos, TX
- Rentable area
- 89,577 sq ft
- Built
- 2018
- Largest tenants
- WeWork Companies; AMENITY CENTER
- Value at securitization
- $63.2M (Mar 2019)
Performance
| At securitization | Latest (Jun 2025) | |
|---|---|---|
| DSCR (NOI) | 2.59x | 0.55x |
| Occupancy | 100% | 100% |
| Net operating income (annualized from 6 months) | $3.6M | $780K |
| Debt yield | 2.3% |
Debt yield here is the latest NOI divided by the balance held in the trusts below. If part of the loan sits outside them, the true figure is lower.
Watch flags
Computed from the BANK 2019-BNK18 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 2026.
- Coverage below 1.00x
- Coverage down 0.25x or more from securitization
- NOI down 20% or more from securitization
- Modified
On the cmbs.news watch list in all 12 monthly reports we hold (October 2025 to September 2026).
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
- Net operating income is 79% below the underwritten figure ($780K a year against $3.6M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 2.59x at securitization to 0.55x on the latest statements.
- At 0.55x, the property's reported NOI does not cover its debt service.
- The most recent valuation in the filing is $25.5M (March 1, 2025), against $63.2M at securitization.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $34.5M | Current | No | 0.55x | 100% |
| August 2026 | $34.5M | Current | No | 0.55x | 100% |
| July 2026 | $34.5M | Current | No | 0.55x | 100% |
| June 2026 | $34.5M | Current | No | 0.55x | 100% |
| May 2026 | $34.5M | Current | No | 0.55x | 100% |
| April 2026 | $34.5M | Current | No | 0.55x | 100% |
| March 2026 | $34.5M | Current | No | 0.55x | 100% |
| February 2026 | $34.5M | Current | No | 0.55x | 100% |
| January 2026 | $34.5M | Current | No | 0.55x | 100% |
| December 2025 | $34.5M | Current | No | 0.55x | 100% |
| November 2025 | $34.5M | Current | Yes | 0.55x | 100% |
| October 2025 | $34.5M | Late payment but less than 30 days delinquent | Yes | -0.32x | 100% |
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.
Special-servicing history
- Transferred to the special servicer May 1, 2024, returned to the master servicer November 4, 2025.
Transfer and return dates as reported in the filings of the past year; an earlier episode shows here only if a filing in that year still reports it.
Where the loan sits
One trust holds this loan in the data.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BANK 2019-BNK18 | 11 | $34,500,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other Austin-Round Rock-San Marcos loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Starburst Apartments | Austin, TX | Multifamily | $110.0M | 7.37% | May 2028 | n/a | n/a | With the special servicer and 90+ days delinquent |
| 13785 Research Boulevard | Austin, TX | Office | $65.0M | 5.215% | Mar 2028 | n/a | n/a | With the special servicer and 90+ days delinquent |
| Staybridge Suites - Austin Airport | Austin, TX | Hotel | $10.5M | 8.12% | Nov 2028 | n/a | n/a | With the special servicer |
| Homewood Suites San Marcos | San Marcos, TX | Hotel | $10.0M | 6.83% | Dec 2028 | 1.71x | 72% | Current |
| Staybridge Suites Austin | Austin, TX | Hotel | $10.0M | 5.17% | Jul 2028 | n/a | n/a | Current |
| The Yard | Austin, TX | Industrial | $9.9M | 4.17% | Feb 2028 | n/a | n/a | Current |
| South Brook Town Center | Austin, TX | Retail | $6.9M | 5.058% | Oct 2028 | 1.64x | 100% | Late, less than 30 days |
| Norwood Park | Austin, TX | Retail | $5.5M | 5.19% | May 2028 | 1.74x | 88% | Current |
All loans maturing in 2028 · All Austin-Round Rock-San Marcos loans
Source: each trust's ABS-EE asset-data exhibit (Regulation AB Schedule AL) on SEC EDGAR, reporting period ending September 11, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.