Office · Houston, Texas
Northwest Crossing
Northwest Crossing is financed with a $17.6M CMBS loan at 3.90% that reaches maturity on February 6, 2030, in 3 years and 3 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $17,556,804
- Original balance (same notes)
- $19,200,000
- Interest rate
- 3.90% fixed
- Originated
- January 24, 2020
- Maturity
- February 6, 2030
- Payments
- Interest only for 24 months, then amortizing
- Prepayment lockout ends
- November 5, 2029
- Master servicer
- Midland
- Originator
- AREF
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 13101 & 13105 Northwest Freeway, Houston, TX 77040
- Metro
- Houston-Pasadena-The Woodlands, TX
- Rentable area
- 381,639 sq ft
- Built
- 1979, renovated 2012
- Largest tenants
- Deposition Solutions, LLC; NCI Group, Inc.; Harris County Toll Road Authority
- Value at securitization
- $30.7M (Nov 2019)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 2.44x | 2.25x |
| Occupancy | 83% | 90% |
| Net operating income | $2.7M | $2.4M |
| Debt yield | 13.9% |
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 Morgan Stanley Capital I Trust 2020-L4 filing for the reporting period ending September 11, 2026, filed with the SEC October 2, 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 83% when the loan was securitized to 90%.
- Net operating income is 8% below the underwritten figure ($2.4M a year against $2.7M).
- Debt service coverage moved from 2.44x at securitization to 2.25x on the latest statements.
- The filing gives Oct 2029 as the lease end date for the largest tenant (Deposition Solutions, LLC), 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 | $17.6M | Current | No | 2.25x | 90% |
| August 2026 | $17.6M | Current | No | 2.25x | 90% |
| July 2026 | $17.6M | Current | No | n/a | n/a |
| June 2026 | $17.7M | Current | No | n/a | n/a |
| May 2026 | $17.7M | Current | No | n/a | n/a |
| April 2026 | $17.7M | Current | No | 2.06x | 88% |
| March 2026 | $17.7M | Current | No | 2.06x | 79% |
| February 2026 | $17.8M | Current | No | 2.06x | 79% |
| January 2026 | $17.8M | Current | No | 2.06x | 79% |
| December 2025 | $17.8M | Current | No | 2.17x | 79% |
| November 2025 | $17.9M | Current | No | 2.17x | 75% |
| October 2025 | $17.9M | Current | No | 2.17x | 75% |
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 |
|---|---|---|---|---|
| Morgan Stanley Capital I Trust 2020-L4 | 15 | $17,556,804 | Sep 2026 | SEC filing, October 2, 2026 |
Other Houston-Pasadena-The Woodlands loans due in 2030
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 5712 Old River | Old River Winfree, TX | Self storage | $60.0M | 5.808% | Oct 2030 | n/a | n/a | Current |
| Waterford Grove Apartments | Houston, TX | Multifamily | $60.0M | 6.567% | Mar 2030 | 0.88x | 71% | Delinquent |
| Hotel ZaZa | Houston, TX | Hotel | $58.4M | 3.80% | Mar 2030 | 3.56x | 62% | Current |
| Rayford Square | Spring, TX | Retail | $57.6M | 3.595% | Jan 2030 | n/a | n/a | Current |
| Providence at Heights & Legacy at Westchase | Houston, TX | Multifamily | $50.5M | 6.36% | Jun 2030 | 1.18x | 93% | With the special servicer |
| Trails at Dominion Park | Houston, TX | Multifamily | $42.7M | 6.20% | Jan 2030 | n/a | n/a | Current |
| Chasewood Technology Park | Houston, TX | Office | $41.7M | 3.914% | Sep 2030 | 1.97x | 69% | Current |
| Haven at Bellaire | Richmond, TX | Multifamily | $41.6M | 6.262% | Oct 2030 | 1.07x | 91% | With the special servicer and 60-89 days delinquent |
All loans maturing in 2030 · 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 September 11, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.