Retail · Pearland, Texas
Pearland Retail Center
Pearland Retail Center is financed with a $5.7M CMBS loan at 4.824% that reaches maturity on January 1, 2028, in 14 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $5,717,685
- Original balance (same notes)
- $6,750,000
- Interest rate
- 4.824% fixed
- Originated
- December 22, 2017
- Maturity
- January 1, 2028
- Payments
- Amortizing over 30 years
- Prepayment lockout ends
- September 30, 2027
- Master servicer
- Midland Loan Services
- Originator
- Morgan Stanley Bank, N.A.
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 3609 Business Center Drive, Pearland, TX 77584
- Metro
- Houston-Pasadena-The Woodlands, TX
- Rentable area
- 21,927 sq ft
- Built
- 2016
- Largest tenants
- Performance RC, LLC. (Performance; National Vision, Inc.; Select Comfort Retail Corporation (SIc
- Value at securitization
- $9.1M (Nov 2017)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 1.53x | 1.48x |
| Occupancy | 100% | 100% |
| Net operating income (annualized from 6 months) | $652K | $1.3M |
| Debt yield | 22.2% |
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 CITIGROUP COMMERCIAL MORTGAGE TRUST 2018-B2 filing for the reporting period ending September 8, 2026, filed with the SEC September 25, 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
- Net operating income is 95% above the underwritten figure ($1.3M a year against $652K; the latest statement covers 6 months, annualized).
- The filing gives Nov 2027 as the lease end date for the largest tenant (Performance RC, LLC. (Performance), 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 | $5.7M | Current | No | 1.48x | 100% |
| August 2026 | $5.7M | Current | No | 1.48x | 100% |
| July 2026 | $5.7M | Current | No | n/a | n/a |
| June 2026 | $5.8M | Current | No | n/a | n/a |
| May 2026 | $5.8M | Current | No | n/a | n/a |
| April 2026 | $5.8M | Current | No | 1.68x | 100% |
| March 2026 | $5.8M | Current | No | 1.68x | 100% |
| February 2026 | $5.8M | Current | No | 1.68x | 100% |
| January 2026 | $5.8M | Current | No | 1.68x | 100% |
| December 2025 | $5.8M | Current | No | 1.68x | 100% |
| November 2025 | $5.8M | Current | No | 1.68x | 100% |
| October 2025 | $5.8M | Current | No | 2.22x | 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 |
|---|---|---|---|---|
| CITIGROUP COMMERCIAL MORTGAGE TRUST 2018-B2 | 40 | $5,717,685 | Sep 2026 | SEC filing, September 25, 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 September 8, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.