Retail · Woodbridge, Virginia
Prince William Square
Prince William Square is financed with a $33.9M CMBS loan at 6.568% that reaches maturity on December 6, 2034, in 8 years and 1 month. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $33,900,000
- Original balance (same notes)
- $33,900,000
- Interest rate
- 6.568% fixed
- Originated
- November 22, 2024
- Maturity
- December 6, 2034
- Payments
- Interest only for the full term
- Prepayment lockout ends
- September 5, 2034
- Master servicer
- Midland
- Originator
- Barclays Capital Real Estate Inc.
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 14200 Smoketown Road, Woodbridge, VA 22192
- Metro
- Washington-Arlington-Alexandria, DC-VA-MD-WV
- Rentable area
- 227,796 sq ft
- Built
- 1986, renovated 2008
- Largest tenants
- Ashley Furniture; Ross; dd's Discount #5402
- Value at securitization
- $51.7M (Sep 2024)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 1.65x | 1.41x |
| Occupancy | 97% | 89% |
| Net operating income (annualized from 3 months) | $3.7M | $3.2M |
| Debt yield | 9.5% |
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-C32 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 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 fallen from 97% when the loan was securitized to 89%.
- Net operating income is 14% below the underwritten figure ($3.2M a year against $3.7M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 1.65x at securitization to 1.41x on the latest statements.
- The filing gives Sep 2028 as the lease end date for the largest tenant (Ashley Furniture), 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 | $33.9M | Current | No | 1.41x | 89% |
| August 2026 | $33.9M | Current | No | 1.41x | 89% |
| July 2026 | $33.9M | Current | No | 1.41x | 89% |
| June 2026 | $33.9M | Current | No | 1.41x | 89% |
| May 2026 | $33.9M | Current | No | n/a | n/a |
| April 2026 | $33.9M | Current | No | 1.53x | 100% |
| March 2026 | $33.9M | Current | No | 1.53x | 100% |
| February 2026 | $33.9M | Current | No | 1.59x | 99% |
| January 2026 | $33.9M | Current | No | 1.59x | 99% |
| December 2025 | $33.9M | Current | No | 1.78x | 99% |
| November 2025 | $33.9M | Current | No | 1.78x | 89% |
| October 2025 | $33.9M | Current | No | 1.78x | 89% |
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 |
|---|---|---|---|---|
| BBCMS Mortgage Trust 2025-C32 | 11 | $33,900,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other Washington-Arlington-Alexandria loans due in 2034
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Residence Inn National Mall - Washington D.c. | Washington, DC | Hotel | $53.0M | 6.874% | Sep 2034 | 1.73x | 69% | Current |
| Germantown Commons | Germantown, MD | Retail | $49.0M | 5.83% | Sep 2034 | 1.83x | 94% | Current |
| Springfield Center | Springfield, VA | Retail | $29.2M | 5.84% | Oct 2034 | 2.11x | 93% | Current |
| Residence Inn Downtown Dc | Washington, DC | Hotel | $20.6M | 6.31% | Nov 2034 | 3.26x | 80% | Current |
| Fairfield Inn & Suites Alexandria | Alexandria, VA | Hotel | $12.2M | 7.44% | Nov 2034 | n/a | n/a | Current |
| Sunrise Shopping Center | Oxon Hill, MD | Retail | $6.0M | 7.08% | Feb 2034 | 2.53x | 91% | 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.