Retail · Woodbridge, Virginia
Potomac Festival I
Potomac Festival I is financed with a $40.0M CMBS loan at 5.316% that reaches maturity on August 11, 2032, in 5 years and 9 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $40,000,000
- Original balance (same notes)
- $40,000,000
- Interest rate
- 5.316% fixed
- Originated
- July 28, 2022
- Maturity
- August 11, 2032
- Payments
- Interest only for the full term
- Prepayment lockout ended
- December 10, 2022
- Prepayment premium ends
- December 10, 2024 (yield maintenance)
- Master servicer
- Trimont LLC
- Originator
- WFB
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 14651 Potomac Mills Road, Woodbridge, VA 22192
- Metro
- Washington-Arlington-Alexandria, DC-VA-MD-WV
- Rentable area
- 249,445 sq ft
- Built
- 1990
- Largest tenants
- Defy Extreme Air Sports; Savers Inc.; Staples
- Value at securitization
- $60.5M (Jul 2022)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 2.02x | 2.28x |
| Occupancy | 91% | 99% |
| Net operating income (annualized from 6 months) | $4.4M | $4.9M |
| Debt yield | 12.4% |
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 BANK 2022-BNK44 filing for the reporting period ending September 11, 2026, filed with the SEC October 1, 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 91% when the loan was securitized to 99%.
- Net operating income is 14% above the underwritten figure ($4.9M a year against $4.4M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 2.02x at securitization to 2.28x on the latest statements.
- The filing gives Apr 2030 as the lease end date for the largest tenant (Defy Extreme Air Sports), 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 | $40.0M | Current | No | 2.28x | 99% |
| August 2026 | $40.0M | Current | No | 2.28x | 99% |
| July 2026 | $40.0M | Current | No | 2.49x | 97% |
| June 2026 | $40.0M | Current | No | 2.49x | 97% |
| May 2026 | $40.0M | Current | No | 2.03x | 92% |
| April 2026 | $40.0M | Current | No | 2.03x | 92% |
| March 2026 | $40.0M | Current | No | 2.03x | 92% |
| February 2026 | $40.0M | Current | No | 2.03x | 92% |
| January 2026 | $40.0M | Current | No | 2.01x | 92% |
| December 2025 | $40.0M | Current | No | 2.01x | 92% |
| November 2025 | $40.0M | Current | No | 2.01x | 92% |
| October 2025 | $40.0M | Current | No | 2.03x | 90% |
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 |
|---|---|---|---|---|
| BANK 2022-BNK44 | 11 | $40,000,000 | Sep 2026 | SEC filing, October 1, 2026 |
Other Washington-Arlington-Alexandria loans due in 2032
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Constitution Center | Washington, DC | Office | $368.0M | 3.049% | Mar 2032 | 1.65x | 100% | Current |
| Woodmore Towne Centre | Glenarden, MD | Retail | $117.2M | 3.39% | Jan 2032 | 3.38x | 96% | Current |
| 2550 M Street | Washington, DC | Office | $86.8M | 4.60% | Apr 2032 | 2.26x | 100% | Current |
| 2115 Wisconsin Avenue | Washington, DC | Office | $54.9M | 4.175% | Apr 2032 | 2.23x | 100% | Current |
| Leesburg Plaza | Leesburg, VA | Retail | $48.5M | 3.17% | Jan 2032 | n/a | n/a | Current |
| Shops at Dakota Crossing | Washington, DC | Retail | $46.0M | 4.86% | Apr 2032 | 1.53x | 100% | Current |
| Liberty Park at Tysons | Vienna, VA | Office | $45.0M | 5.21% | Nov 2032 | 2.95x | 100% | Current |
| Cheshire Station | Dale City, VA | Retail | $17.6M | 4.97% | Jun 2032 | 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.