Retail · Austin, Texas
8900 South Congress
8900 South Congress is financed with a $9.6M CMBS loan at 3.839% that reaches maturity on December 6, 2031, in 5 years and 1 month. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $9,557,565
- Original balance (same notes)
- $10,500,000
- Interest rate
- 3.839% fixed
- Originated
- November 19, 2021
- Maturity
- December 6, 2031
- Payments
- Amortizing over 30 years
- Prepayment lockout ends
- September 5, 2031
- Master servicer
- Midland Loan Services
- Originator
- DBR Investments Co. Limited
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 8900 South Congress, Austin, TX 78745
- Metro
- Austin-Round Rock-San Marcos, TX
- Rentable area
- 47,047 sq ft
- Built
- 2020
- Largest tenants
- Gold's Gym; RAJ Deli, LLC; BBVA USA
- Value at securitization
- $16.0M (Apr 2022)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 1.62x | 2.04x |
| Occupancy | 100% | 100% |
| Net operating income (annualized from 6 months) | $955K | $2.4M |
| Debt yield | 25.4% |
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 BENCHMARK 2021-B31 MORTGAGE TRUST filing for the reporting period ending September 11, 2026, filed with the SEC September 30, 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
- Net operating income is 154% above the underwritten figure ($2.4M a year against $955K; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 1.62x at securitization to 2.04x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $9.6M | Current | No | 2.04x | 100% |
| August 2026 | $9.6M | Current | No | n/a | n/a |
| July 2026 | $9.6M | Current | No | n/a | n/a |
| June 2026 | $9.6M | Current | No | n/a | n/a |
| May 2026 | $9.6M | Current | No | n/a | n/a |
| April 2026 | $9.6M | Current | No | 1.98x | 100% |
| March 2026 | $9.7M | Current | No | 1.98x | 100% |
| February 2026 | $9.7M | Current | No | 1.98x | 100% |
| January 2026 | $9.7M | Current | No | 2.13x | 100% |
| December 2025 | $9.7M | Current | No | 2.13x | 100% |
| November 2025 | $9.7M | Current | No | 2.13x | 100% |
| October 2025 | $9.8M | Current | No | 2.25x | 98% |
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
One trust holds this loan in the data.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BENCHMARK 2021-B31 MORTGAGE TRUST | 41 | $9,557,565 | Sep 2026 | SEC filing, September 30, 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 |
| 111 Congress | Austin, TX | Office | $116.5M | 7.135% | Aug 2031 | n/a | n/a | 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 |
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 period ending September 11, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.