Mixed use · San Diego, California
Protea Pacific Beach
Protea Pacific Beach is financed with a $9.2M CMBS loan at 4.686% that reaches maturity on May 6, 2027, in 6 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $9,200,000
- Original balance (same notes)
- $9,200,000
- Interest rate
- 4.686% fixed
- Originated
- May 1, 2017
- Maturity
- May 6, 2027
- Payments
- Interest only for the full term
- Prepayment lockout ended
- June 5, 2019
- Prepayment premium ends
- February 5, 2027 (yield maintenance)
- Master servicer
- Trimont LLC
- Originator
- UBS AG
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 909-919 Garnet Avenue, San Diego, CA 92109
- Metro
- San Diego-Chula Vista-Carlsbad, CA
- Rentable area
- 42,480 sq ft
- Built
- 1953, renovated 2000
- Largest tenants
- 24 Hour Fitness; Pangaea Outpost LLC; ASSET MANAGEMENT SERVICES II
- Value at securitization
- $15.1M (Apr 2017)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 2.09x | 2.26x |
| Occupancy | 100% | 92% |
| Net operating income (annualized from 6 months) | $912K | $993K |
| Debt yield | 10.8% |
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 UBS Commercial Mortgage Trust 2017-C1 filing for the reporting period ending September 11, 2026, filed with the SEC September 28, 2026.
- Matures within 12 months
- Largest tenant's lease ends within 12 months
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 100% when the loan was securitized to 92%.
- Net operating income is 9% above the underwritten figure ($993K a year against $912K; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 2.09x at securitization to 2.26x on the latest statements.
- The filing gives Nov 2026 as the lease end date for the largest tenant (24 Hour Fitness), 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 | $9.2M | Current | No | 2.26x | 92% |
| August 2026 | $9.2M | Current | No | 2.38x | 93% |
| July 2026 | $9.2M | Current | No | 2.38x | 93% |
| June 2026 | $9.2M | Current | No | 2.20x | 95% |
| May 2026 | $9.2M | Current | No | 2.20x | 95% |
| April 2026 | $9.2M | Current | No | 2.20x | 95% |
| March 2026 | $9.2M | Current | No | 2.18x | 95% |
| February 2026 | $9.2M | Current | No | 2.18x | 95% |
| January 2026 | $9.2M | Current | No | 2.18x | 95% |
| December 2025 | $9.2M | Current | No | 2.18x | 95% |
| November 2025 | $9.2M | Current | No | 2.22x | 94% |
| October 2025 | $9.2M | Current | No | 2.22x | 94% |
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 |
|---|---|---|---|---|
| UBS Commercial Mortgage Trust 2017-C1 | 38 | $9,200,000 | Sep 2026 | SEC filing, September 28, 2026 |
Other San Diego-Chula Vista-Carlsbad loans due in 2027
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Petco Corporate Headquarters | San Diego, CA | Office | $71.5M | 4.168% | Aug 2027 | 2.88x | 100% | Current |
| U.s. Grant Hotel | San Diego, CA | Hotel | $41.7M | 5.523% | Mar 2027 | 0.57x | 73% | Current |
| Pinnacle Medical Plaza | San Diego, CA | Office | $29.0M | 4.30% | Sep 2027 | 2.58x | 96% | Current |
| Manchester Financial Building | La Jolla, CA | Mixed use | $22.9M | 4.50% | Oct 2027 | 1.18x | 76% | Current |
| Torrey Executive Centre | La Jolla, CA | Office | $22.6M | 4.55% | Oct 2027 | 1.78x | 100% | Current |
| Trade Center | San Diego, CA | Industrial | $13.5M | 4.45% | Jun 2027 | 3.24x | 98% | Current |
| Mission Gorge Square | Santee, CA | Retail | $12.5M | 3.83% | May 2027 | 4.35x | 96% | Current |
| Camino Vida Roble | Carlsbad, CA | Mixed use | $12.0M | 4.84% | Apr 2027 | 3.21x | 100% | Current |
All loans maturing in 2027 · All San Diego-Chula Vista-Carlsbad 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.