Multifamily · Porter, Texas
Porterwood Apartments
Public CMBS trusts hold $11.9M of the loan on Porterwood Apartments at 6.36% that reaches maturity on April 6, 2030, in 3 years and 5 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $11,900,000
- Original balance (same notes)
- $11,900,000
- Interest rate
- 6.36% fixed
- Originated
- April 2, 2025
- Maturity
- April 6, 2030
- Payments
- Interest only for the full term
- Prepayment lockout ended
- November 5, 2025
- Prepayment premium ends
- January 5, 2030 (yield maintenance)
- Master servicer
- Trimont LLC
- Originator
- Argentic Real Estate Finance 2 LLC, KeyBank National Association
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 24270 Fm 1314 Road, Porter, TX 77365
- Metro
- Houston-Pasadena-The Woodlands, TX
- Units, rooms or beds
- 136
- Built
- 1984, renovated 2010
- Value at securitization
- $22.5M (Feb 2025)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 1.64x | 1.34x |
| Occupancy | 95% | 98% |
| Net operating income (annualized from 6 months) | $1.3M | $1.0M |
| Debt yield | 8.7% |
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 2025-5C34 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 95% when the loan was securitized to 98%.
- Net operating income is 18% below the underwritten figure ($1.0M a year against $1.3M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 1.64x at securitization to 1.34x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $11.9M | Current | No | 1.34x | 98% |
| August 2026 | $11.9M | Current | No | 1.34x | 98% |
| July 2026 | $11.9M | Current | No | 1.24x | 96% |
| June 2026 | $11.9M | Current | No | 1.39x | 94% |
| May 2026 | $11.9M | Current | No | 1.39x | 94% |
| April 2026 | $11.9M | Current | No | 1.39x | 94% |
| March 2026 | $11.9M | Current | No | 1.39x | 94% |
| February 2026 | $11.9M | Current | No | 1.35x | 96% |
| January 2026 | $11.9M | Current | No | 1.35x | 96% |
| December 2025 | $11.9M | Current | No | 1.35x | 96% |
| November 2025 | $11.9M | Current | No | 1.35x | 96% |
| October 2025 | $11.9M | 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
The loan is split into 2 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BBCMS Mortgage Trust 2025-5C34 | 20 | $7,735,000 | Sep 2026 | SEC filing, September 29, 2026 |
| BBCMS Mortgage Trust 2025-5C34 | 20A | $4,165,000 | Sep 2026 | SEC filing, September 29, 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.