Multifamily · Houston, Texas
La Primavera
Public CMBS trusts hold $25.5M of the loan on La Primavera at 7.532% that reaches maturity on November 6, 2033, in 7 years. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $25,500,000
- Original balance (same notes)
- $25,500,000
- Interest rate
- 7.532% fixed
- Originated
- October 23, 2023
- Maturity
- November 6, 2033
- Payments
- Interest only for the full term
- Prepayment lockout ends
- August 5, 2033
- Master servicer
- Trimont LLC
- Originator
- AREF2/Barclays
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 10000 Hammerly Boulevard, Houston, TX 77080
- Metro
- Houston-Pasadena-The Woodlands, TX
- Units, rooms or beds
- 328
- Built
- 1974, renovated 2020
- Value at securitization
- $44.3M (Oct 2023)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 1.28x | 1.34x |
| Occupancy | 92% | 89% |
| Net operating income (annualized from 3 months) | $2.5M | $2.6M |
| Debt yield | 10.3% |
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 MSWF Commercial Mortgage Trust 2023-2 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 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 fallen from 92% when the loan was securitized to 89%.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $25.5M | Current | No | 1.34x | 89% |
| August 2026 | $25.5M | Late payment but less than 30 days delinquent | No | 1.34x | 89% |
| July 2026 | $25.5M | Current | No | 1.34x | 89% |
| June 2026 | $25.5M | Current | No | 1.31x | 88% |
| May 2026 | $25.5M | Current | No | 0.62x | 82% |
| April 2026 | $25.5M | Current | No | 0.62x | 82% |
| March 2026 | $25.5M | Late payment but less than 30 days delinquent | No | 0.62x | 82% |
| February 2026 | $25.5M | Late payment but less than 30 days delinquent | No | 0.62x | 82% |
| January 2026 | $25.5M | 30-59 days delinquent | No | 0.62x | 82% |
| December 2025 | $25.5M | Current | No | 0.62x | 82% |
| November 2025 | $25.5M | Current | No | 0.31x | 82% |
| October 2025 | $25.5M | Current | No | 0.87x | 82% |
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
The loan is split into 4 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| MSWF Commercial Mortgage Trust 2023-2 | 7 | $8,890,000 | Sep 2026 | SEC filing, September 29, 2026 |
| BBCMS Mortgage Trust 2024-C24 | 7-A-1-2 | $6,410,000 | Sep 2026 | SEC filing, September 29, 2026 |
| BBCMS Mortgage Trust 2024-C24 | 7-A-2-2 | $6,390,000 | Sep 2026 | SEC filing, September 29, 2026 |
| MSWF Commercial Mortgage Trust 2023-2 | 7B | $3,810,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other Houston-Pasadena-The Woodlands loans due in 2033
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Barbours Cut Ios | La Porte, TX | Industrial | $80.7M | 7.20% | Jun 2033 | 1.61x | 100% | Current |
| Lakeside Forest | Houston, TX | Multifamily | $27.4M | 7.264% | Oct 2033 | 1.42x | 87% | Current |
| BLE Portfolio | Houston, TX | Multifamily | $27.3M | 7.264% | Oct 2033 | 1.30x | 91% | Current |
| Magnolia Cove Apartments, Houston | Houston, TX | Multifamily | $23.0M | 7.28% | Nov 2033 | 1.51x | 96% | Current |
| Deerbrook Medical Center | Humble, TX | Office | $16.3M | 7.31% | Jun 2033 | n/a | n/a | With the special servicer and 90+ days delinquent |
| Villa de Cancun | Houston, TX | Multifamily | $16.0M | 6.68% | May 2033 | 1.99x | 90% | Current |
| Pecan Place Apartments | Pasadena, TX | Multifamily | $13.3M | 6.59% | Apr 2033 | 1.34x | 83% | Current |
| Barbours Cut Port Ios | La Porte, TX | Industrial | $12.8M | 7.20% | Jun 2033 | 1.61x | 100% | 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.