Retail · Spring, Texas
Birnham Woods
Birnham Woods is financed with a $18.5M CMBS loan at 5.53% that reaches maturity on June 6, 2032, in 5 years and 7 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $18,500,000
- Original balance (same notes)
- $18,500,000
- Interest rate
- 5.53%
- Originated
- May 10, 2022
- Maturity
- June 6, 2032
- Payments
- Interest only for the full term
- Master servicer
- KeyBank Real Estate Capital
- Originator
- BSPRT
Status
- Payment status
- Not reported
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 3779 4057 4127 Riley Fuzzel Road, Spring, TX 77386
- Metro
- Houston-Pasadena-The Woodlands, TX
- Rentable area
- 89,826 sq ft
- Built
- 2016
- Largest tenants
- Petsmart; Salons by JC; Memorial Hermann Health System
- Value at securitization
- $37.4M
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | n/a | 2.62x |
| Occupancy | 98% | 100% |
| Net operating income (annualized from 6 months) | n/a | $2.7M |
| Debt yield | 14.8% |
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 2022-C17 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 2026.
- Largest tenant's lease ends within 12 months
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 Jun 2027 as the lease end date for the largest tenant (Petsmart), 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 | $18.5M | Not reported | No | 2.62x | 100% |
| August 2026 | $18.5M | Not reported | No | 2.62x | 100% |
| July 2026 | $18.5M | Not reported | No | 2.22x | 100% |
| June 2026 | $18.5M | Not reported | No | 2.22x | 100% |
| May 2026 | $18.5M | Not reported | No | 2.22x | 100% |
| April 2026 | $18.5M | Not reported | No | 2.22x | 100% |
| March 2026 | $18.5M | Not reported | No | 2.14x | 100% |
| February 2026 | $18.5M | Not reported | No | 2.22x | 100% |
| January 2026 | $18.5M | Not reported | No | 2.14x | 100% |
| December 2025 | $18.5M | Not reported | No | 2.14x | 100% |
| November 2025 | $18.5M | Not reported | No | 2.27x | 96% |
| October 2025 | $18.5M | Not reported | No | 2.27x | 96% |
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 2022-C17 | 23 | $18,500,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other Houston-Pasadena-The Woodlands loans due in 2032
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Katy Mills | Katy, TX | Retail | $123.0M | 5.767% | Aug 2032 | 3.63x | 93% | Current |
| The Kirby Collection | Houston, TX | Mixed use | $95.7M | 2.94% | Jan 2032 | 4.64x | 86% | Current |
| Providence at Memorial | Houston, TX | Multifamily | $76.0M | 6.307% | Jun 2032 | n/a | n/a | Current |
| Plaza on Richmond | Houston, TX | Retail | $44.0M | 5.595% | Aug 2032 | 1.61x | 84% | Current |
| Total Plaza | Houston, TX | Office | $32.5M | 4.771% | Apr 2032 | 1.37x | 81% | Current |
| Midtown Central Square | Houston, TX | Office | $30.7M | 5.08% | Mar 2032 | 1.83x | 78% | With the special servicer and 30-59 days delinquent |
| Creekside Apartments | Baytown, TX | Multifamily | $30.6M | 6.02% | Aug 2032 | n/a | n/a | Current |
| Fresenius - Houston | Houston, TX | Retail | $29.6M | 4.14% | Jan 2032 | n/a | n/a | Current |
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.