Retail · Douglasville, Georgia
Arbor Square
Arbor Square is financed with a $12.2M CMBS loan at 3.59% that reaches maturity on November 1, 2031, in 5 years. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $12,153,594
- Original balance (same notes)
- $12,845,000
- Interest rate
- 3.59% fixed
- Originated
- October 28, 2021
- Maturity
- November 1, 2031
- Payments
- Amortizing over 30 years
- Master servicer
- KeyBank Real Estate Capital
- Originator
- KeyBank
Status
- Payment status
- Not reported
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 9478-9560 Highway 5, Douglasville, GA 30135
- Metro
- Atlanta-Sandy Springs-Roswell, GA
- Rentable area
- 122,763 sq ft
- Built
- 1977, renovated 2018
- Largest tenants
- Burlington Coat Factory; Tile And Stone Express INC.; HomeGoods Inc.
- Value at securitization
- $18.4M (Aug 2021)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | n/a | 1.76x |
| Occupancy | 97% | 83% |
| Net operating income (annualized from 6 months) | n/a | $1.2M |
| Debt yield | 10.2% |
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 BBCMS Mortgage Trust 2021-C12 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 2026.
- Occupancy down 10 points or more from securitization
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
- Occupancy has fallen from 97% when the loan was securitized to 83%.
- The filing gives Feb 2031 as the lease end date for the largest tenant (Burlington Coat Factory), before the loan matures. Lenders look hard at that rollover.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $12.2M | Not reported | No | 1.76x | 83% |
| August 2026 | $12.2M | Not reported | No | 1.76x | 83% |
| July 2026 | $12.2M | Not reported | No | 1.76x | 83% |
| June 2026 | $12.2M | Not reported | No | 1.76x | 83% |
| May 2026 | $12.2M | Not reported | No | 1.89x | 83% |
| April 2026 | $12.3M | Not reported | No | 1.89x | 83% |
| March 2026 | $12.3M | Not reported | No | 1.89x | 83% |
| February 2026 | $12.3M | Not reported | No | 1.89x | 83% |
| January 2026 | $12.3M | Not reported | No | 2.20x | 83% |
| December 2025 | $12.3M | Not reported | No | 2.20x | 83% |
| November 2025 | $12.4M | Not reported | No | 2.20x | 83% |
| October 2025 | $12.4M | Not reported | No | 2.29x | 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.
Where the loan sits
One trust holds this loan in the data.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BBCMS Mortgage Trust 2021-C12 | 29 | $12,153,594 | Sep 2026 | SEC filing, September 29, 2026 |
Other Atlanta-Sandy Springs-Roswell loans due in 2031
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Mountain Industrial Portfolio | Locust Grove, GA | Industrial | $337.5M | 5.097% | May 2031 | n/a | n/a | Current |
| Project Broadview - Social Circle Warehouse | Social Circle, GA | Industrial | $155.0M | 5.84% | Jan 2031 | n/a | n/a | Current |
| The Jax | Monroe, GA | Multifamily | $43.5M | 6.17% | Sep 2031 | n/a | n/a | Current |
| Compass Self Storage - Conyers | Conyers, GA | Self storage | $41.0M | 3.66% | May 2031 | n/a | n/a | Current |
| U-Haul SAC Atlanta | Atlanta, GA | Self storage | $34.1M | 2.692% | Jul 2031 | n/a | n/a | Current |
| Bedford Park | Atlanta, GA | Multifamily | $31.5M | 3.973% | Mar 2031 | 1.67x | 83% | Current |
| Norcross Industrial Portfolio | Norcross, GA | Industrial | $31.5M | 3.549% | Nov 2031 | 3.98x | 88% | Current |
| Legacy Commons | Tucker, GA | Multifamily | $30.5M | 3.88% | Mar 2031 | 1.99x | 87% | Current |
All loans maturing in 2031 · All Atlanta-Sandy Springs-Roswell 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.