Retail · League City, Texas
South Shore Marketplace
South Shore Marketplace is financed with a $5.8M CMBS loan at 3.87% that reaches maturity on December 6, 2031, in 5 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
- $5,750,000
- Original balance (same notes)
- $5,750,000
- Interest rate
- 3.87% fixed
- Originated
- November 30, 2021
- Maturity
- December 6, 2031
- Payments
- Interest only for the full term
- Prepayment lockout ended
- January 5, 2024
- Prepayment premium ends
- August 5, 2031 (yield maintenance)
- Master servicer
- Trimont LLC
- Originator
- Starwood Mortgage Capital LLC
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 2640 East League City Parkway, League City, TX 77573
- Metro
- Houston-Pasadena-The Woodlands, TX
- Rentable area
- 27,937 sq ft
- Built
- 2006
- Largest tenants
- Sensor Sombreros; Dental One Inc.; Jade Garden
- Value at securitization
- $10.9M (Oct 2021)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | 3.05x | 3.25x |
| Occupancy | 100% | 100% |
| Net operating income | $687K | $733K |
| Debt yield | 12.8% |
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 GS Mortgage Securities Trust 2021-GSA3 filing for the reporting period ending September 11, 2026, filed with the SEC September 28, 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 7% above the underwritten figure ($733K a year against $687K).
- Debt service coverage moved from 3.05x at securitization to 3.25x on the latest statements.
- The filing gives Oct 2028 as the lease end date for the largest tenant (Sensor Sombreros), 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 | $5.8M | Current | No | 3.25x | 100% |
| August 2026 | $5.8M | Current | No | 3.25x | 100% |
| July 2026 | $5.8M | Current | No | 3.25x | 100% |
| June 2026 | $5.8M | Current | No | 3.25x | 100% |
| May 2026 | $5.8M | Current | No | 3.20x | 100% |
| April 2026 | $5.8M | Current | No | 3.20x | 100% |
| March 2026 | $5.8M | Current | No | 3.20x | 100% |
| February 2026 | $5.8M | Current | No | 3.20x | 100% |
| January 2026 | $5.8M | Current | No | 3.20x | 100% |
| December 2025 | $5.8M | Current | No | 3.01x | 100% |
| November 2025 | $5.8M | Current | No | 3.01x | 100% |
| October 2025 | $5.8M | Current | No | 3.01x | 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 |
|---|---|---|---|---|
| GS Mortgage Securities Trust 2021-GSA3 | 30 | $5,750,000 | Sep 2026 | SEC filing, September 28, 2026 |
Other Houston-Pasadena-The Woodlands loans due in 2031
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| 1201 Lake Robbins | The Woodlands, TX | Office | $250.0M | 3.827% | Oct 2031 | 2.84x | 100% | Current |
| 1500 Post Oak Boulevard | Houston, TX | Office | $140.0M | 6.747% | Mar 2031 | n/a | n/a | Current |
| West Memorial Place | Houston, TX | Office | $106.0M | 7.035% | May 2031 | n/a | n/a | Current |
| 2700 Post Property | Houston, TX | Office | $81.5M | 4.46% | Mar 2031 | n/a | n/a | Current |
| HP Plaza | Spring, TX | Office | $79.0M | 7.01% | Jun 2031 | n/a | n/a | Current |
| Waterway Plaza I | The Woodlands, TX | Office | $66.0M | 3.269% | Feb 2031 | 3.74x | 100% | Current |
| Fountains on the Lake | Stafford, TX | Retail | $59.1M | 3.776% | Dec 2031 | 3.70x | 97% | Current |
| Bella Terra | Richmond, TX | Retail | $52.3M | 3.48% | Dec 2031 | 3.12x | 91% | Current |
All loans maturing in 2031 · 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.