Office · Irvine, California
Pacifica Plaza
Pacifica Plaza is financed with a $12.8M CMBS loan at 2.77% that reaches maturity on December 1, 2030, in 4 years and 1 month. As of the Oct 2026 servicer report its status is current.
The loan
- Balance in tracked trusts
- $12,769,569
- Original balance (same notes)
- $13,000,000
- Interest rate
- 2.77% fixed
- Originated
- November 24, 2020
- Maturity
- December 1, 2030
- Payments
- Interest only for 60 months, then amortizing
- Prepayment lockout ended
- December 31, 2022
- Prepayment premium ends
- July 31, 2030 (yield maintenance)
- Master servicer
- Midland Loan Services
- Originator
- Societe Generale Financial Corporation
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 100 Pacifica, Irvine, CA 92618
- Metro
- Los Angeles-Long Beach-Anaheim, CA
- Rentable area
- 74,481 sq ft
- Built
- 1990
- Largest tenants
- PROP. MGMT PROFESSIONALS; E.R.I. ELECTRICAL REPS; INGENES
- Value at securitization
- $27.2M (Oct 2020)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 2.58x | 1.79x |
| Occupancy | 93% | 81% |
| Net operating income (annualized from 6 months) | $1.6M | $2.3M |
| Debt yield | 18.1% |
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 2020-GSA2 filing for the reporting period ending October 6, 2026, filed with the SEC October 22, 2026.
- Coverage down 0.25x or more from securitization
- Occupancy down 10 points 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 fallen from 93% when the loan was securitized to 81%.
- Net operating income is 40% above the underwritten figure ($2.3M a year against $1.6M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 2.58x at securitization to 1.79x on the latest statements.
- The filing gives Dec 2029 as the lease end date for the largest tenant (PROP. MGMT PROFESSIONALS), before the loan matures. Lenders look hard at that rollover.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| October 2026 | $12.8M | Current | No | 1.79x | 81% |
| September 2026 | $12.8M | Current | No | 1.79x | 81% |
| August 2026 | $12.8M | Current | No | n/a | n/a |
| July 2026 | $12.8M | Current | No | n/a | n/a |
| June 2026 | $12.9M | Current | No | n/a | n/a |
| May 2026 | $12.9M | Current | No | n/a | n/a |
| April 2026 | $12.9M | Current | No | 3.20x | 86% |
| March 2026 | $12.9M | Current | No | 3.20x | 86% |
| February 2026 | $13.0M | Current | No | 3.28x | 86% |
| January 2026 | $13.0M | Current | No | 3.28x | 86% |
| December 2025 | $13.0M | Current | No | 3.28x | 86% |
| November 2025 | $13.0M | Current | No | 3.18x | 86% |
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 2020-GSA2 | 19 | $12,769,569 | Oct 2026 | SEC filing, October 22, 2026 |
Other Los Angeles-Long Beach-Anaheim loans due in 2030
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Amazon LAX | Los Angeles, CA | Industrial | $116.3M | 5.509% | Dec 2030 | 1.73x | 100% | Current |
| Amazon West LA | Los Angeles, CA | Retail | $75.0M | 2.77% | Nov 2030 | 4.55x | 100% | Current |
| City National Plaza | Los Angeles, CA | Office | $70.0M | 2.44% | Apr 2030 | 4.53x | 81% | Current |
| Koreatown Plaza | Los Angeles, CA | Retail | $70.0M | 6.03% | Dec 2030 | n/a | n/a | Current |
| 29903 Agoura Property | Agoura, CA | Office | $67.2M | 4.193% | Feb 2030 | n/a | n/a | With the special servicer and 90+ days delinquent |
| Equinox Sports Club La | Los Angeles, CA | Retail | $66.4M | 6.717% | Jul 2030 | 1.46x | 100% | Current |
| Century Business Center | Hawthorne, CA | Industrial | $63.2M | 6.635% | Jun 2030 | n/a | n/a | Current |
| Figueroa Tower | Los Angeles, CA | Office | $53.6M | 7.519% | Jan 2030 | n/a | n/a | Current |
All loans maturing in 2030 · All Los Angeles-Long Beach-Anaheim 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.