Retail · Pearland, Texas
Center at Pearland II
Center at Pearland II is financed with a $12.4M CMBS loan at 4.47% that reaches maturity on May 6, 2028, in 18 months. As of the Oct 2026 servicer report its status is current.
The loan
- Balance in tracked trusts
- $12,400,000
- Original balance (same notes)
- $12,400,000
- Interest rate
- 4.47% fixed
- Originated
- May 2, 2018
- Maturity
- May 6, 2028
- Payments
- Interest only for the full term
- Prepayment lockout ends
- February 5, 2028
- Master servicer
- Trimont LLC
- Originator
- Goldman Sachs Mortgage Company
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 2550 Pearland Parkway, Pearland, TX 77581
- Metro
- Houston-Pasadena-The Woodlands, TX
- Rentable area
- 90,336 sq ft
- Built
- 2017
- Largest tenants
- ACADEMY; Carter's Retail Inc. #1185; FW Pearland Parkway LLC #548
- Value at securitization
- $19.5M (Mar 2018)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 2.32x | 2.68x |
| Occupancy | 96% | 100% |
| Net operating income (annualized from 6 months) | $1.3M | $1.5M |
| Debt yield | 12.2% |
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 GS Mortgage Securities Trust 2018-GS10 filing for the reporting period ending October 6, 2026, filed with the SEC October 22, 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
- Occupancy has risen from 96% when the loan was securitized to 100%.
- Net operating income is 16% above the underwritten figure ($1.5M a year against $1.3M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 2.32x at securitization to 2.68x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| October 2026 | $12.4M | Current | No | 2.68x | 100% |
| September 2026 | $12.4M | Current | No | 2.68x | 100% |
| August 2026 | $12.4M | Current | No | 2.95x | 100% |
| July 2026 | $12.4M | Current | No | 2.95x | 100% |
| June 2026 | $12.4M | Current | No | 2.51x | 100% |
| May 2026 | $12.4M | Current | No | 2.51x | 100% |
| April 2026 | $12.4M | Current | No | 2.51x | 100% |
| March 2026 | $12.4M | Current | No | 2.35x | 100% |
| February 2026 | $12.4M | Current | No | 2.35x | 100% |
| January 2026 | $12.4M | Current | No | 2.35x | 100% |
| December 2025 | $12.4M | Current | No | 2.35x | 100% |
| November 2025 | $12.4M | Current | No | 2.38x | 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 |
|---|---|---|---|---|
| GS Mortgage Securities Trust 2018-GS10 | 21 | $12,400,000 | Oct 2026 | SEC filing, October 22, 2026 |
Other Houston-Pasadena-The Woodlands loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Heritage Plaza, Houston | Houston, TX | Office | $172.0M | 7.63% | May 2028 | 2.13x | 78% | Current |
| Sugar Land Town Square | Sugar Land, TX | Mixed use | $105.0M | 7.966% | Nov 2028 | 1.19x | 69% | Current |
| Rockridge Apartments | Houston, TX | Multifamily | $54.0M | 8.00% | Nov 2028 | 0.44x | 25% | With the special servicer and 90+ days delinquent |
| Pin Oak North Medical Office | Bellaire, TX | Office | $53.6M | 4.647% | Feb 2028 | 0.85x | 66% | With the special servicer and 90+ days delinquent |
| 5444 & 5430 Westheimer | Houston, TX | Office | $51.0M | 4.72% | Nov 2028 | 0.68x | 43% | Current |
| 6330 West Loop South | Bellaire, TX | Office | $48.4M | 8.18% | May 2028 | 1.21x | 88% | Current |
| Victory Lakes | League City, TX | Retail | $39.0M | 5.01% | Oct 2028 | n/a | n/a | Current |
| Market Center at Aliana | Richmond, TX | Retail | $37.0M | 7.03% | Oct 2028 | 1.29x | 95% | Current |
All loans maturing in 2028 · All Houston-Pasadena-The Woodlands loans
Source: each trust's ABS-EE asset-data exhibit (Regulation AB Schedule AL) on SEC EDGAR, reporting period ending October 6, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.