Retail · Carrollton, Texas
Mills Pointe
Mills Pointe is financed with a $10.3M CMBS loan at 6.927% that reaches maturity on July 6, 2035, in 8 years and 8 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $10,260,000
- Original balance (same notes)
- $10,260,000
- Interest rate
- 6.927% fixed
- Originated
- June 20, 2025
- Maturity
- July 6, 2035
- Payments
- Interest only for the full term
- Prepayment lockout ends
- January 5, 2035
- Master servicer
- Midland
- Originator
- UBS AG
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 2810 E. Trinity Mills Road, Carrollton, TX 75006
- Metro
- Dallas-Fort Worth-Arlington, TX
- Rentable area
- 112,574 sq ft
- Built
- 1985, renovated 2016
- Largest tenants
- NFD Operating LLC [Fitness Connection]; Lin's Asian Buffet; Dance Institute of Dallas
- Value at securitization
- $19.6M (May 2025)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 1.85x | 1.33x |
| Occupancy | 89% | 100% |
| Net operating income (annualized from 6 months) | $1.3M | $1.9M |
| Debt yield | 18.8% |
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 2025-C35 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 2026.
- Coverage down 0.25x 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 risen from 89% when the loan was securitized to 100%.
- Net operating income is 45% above the underwritten figure ($1.9M a year against $1.3M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 1.85x at securitization to 1.33x on the latest statements.
- The filing gives Mar 2030 as the lease end date for the largest tenant (NFD Operating LLC [Fitness Connection]), 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 | $10.3M | Current | No | 1.33x | 100% |
| August 2026 | $10.3M | Current | No | 1.33x | 100% |
| July 2026 | $10.3M | Current | No | n/a | n/a |
| June 2026 | $10.3M | Current | No | n/a | n/a |
| May 2026 | $10.3M | Current | No | n/a | n/a |
| April 2026 | $10.3M | Current | No | 1.40x | 100% |
| March 2026 | $10.3M | Current | No | n/a | n/a |
| February 2026 | $10.3M | Current | No | n/a | n/a |
| January 2026 | $10.3M | Current | No | n/a | n/a |
| December 2025 | $10.3M | Current | No | n/a | n/a |
| November 2025 | $10.3M | Current | No | n/a | n/a |
| October 2025 | $10.3M | Current | No | n/a | n/a |
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 2025-C35 | 22 | $10,260,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other Dallas-Fort Worth-Arlington loans due in 2035
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Marriott Dallas Las Colinas | Irving, TX | Hotel | $91.0M | 6.946% | Mar 2035 | n/a | n/a | Current |
| La Gran Plaza | Fort Worth, TX | Mixed use | $63.1M | 6.80% | Mar 2035 | 2.16x | 80% | Current |
| Robertsons Creek Shopping Center | Flower Mound, TX | Retail | $47.0M | 6.30% | Sep 2035 | 1.56x | 98% | Current |
| Dallas & Deerfield Portfolio | Richardson, TX | Industrial | $41.0M | 5.708% | Sep 2035 | n/a | n/a | Current |
| Denton Center | Denton, TX | Retail | $33.0M | 5.74% | Sep 2035 | 2.21x | 91% | Current |
| Leeton Leased Fee Portfolio | Fort Worth, TX | Multifamily | $23.9M | 6.395% | Jul 2035 | n/a | n/a | With the special servicer and 30-59 days delinquent |
| Doubletree Fort Worth | Fort Worth, TX | Hotel | $23.6M | 8.345% | Jan 2035 | 1.82x | 59% | Delinquent |
| Greenville Promenade | Greenville, TX | Retail | $20.0M | 6.50% | Apr 2035 | 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.