Office · Spring, Texas
Tetra Technologies
Tetra Technologies is financed with a $24.9M CMBS loan at 4.489% that reaches maturity on February 6, 2028, in 15 months. As of the Oct 2026 servicer report its status is current.
The loan
- Balance in tracked trusts
- $24,855,864
- Original balance (same notes)
- $26,500,000
- Interest rate
- 4.489% fixed
- Originated
- January 16, 2018
- Maturity
- February 6, 2028
- Payments
- Interest only for 59 months, then amortizing
- Prepayment lockout ended
- February 5, 2019
- Prepayment premium ends
- October 5, 2027 (yield maintenance)
- Master servicer
- Trimont LLC
- Originator
- Goldman Sachs Mortgage Company
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 24955 Interstate 45, Spring, TX 77380
- Metro
- Houston-Pasadena-The Woodlands, TX
- Rentable area
- 152,933 sq ft
- Built
- 2009
- Largest tenants
- TETRA TECH INC
- Value at securitization
- $44.7M (Nov 2017)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 1.88x | 2.49x |
| Occupancy | 100% | 23% |
| Net operating income (annualized from 6 months) | $3.0M | $4.0M |
| Debt yield | 16.3% |
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 2018-GS9 filing for the reporting period ending October 6, 2026, filed with the SEC October 22, 2026.
- Occupancy down 10 points 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 fallen from 100% when the loan was securitized to 23%.
- Net operating income is 34% above the underwritten figure ($4.0M a year against $3.0M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 1.88x at securitization to 2.49x on the latest statements.
- The filing gives Dec 2027 as the lease end date for the largest tenant (TETRA TECH INC), before the loan matures. Lenders look hard at that rollover.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| October 2026 | $24.9M | Current | No | 2.49x | 23% |
| September 2026 | $24.9M | Current | No | 2.46x | 23% |
| August 2026 | $24.9M | Current | No | 2.46x | 23% |
| July 2026 | $25.0M | Current | No | 2.46x | 100% |
| June 2026 | $25.0M | Current | No | 2.46x | 100% |
| May 2026 | $25.0M | Current | No | 2.42x | 100% |
| April 2026 | $25.1M | Current | No | 2.42x | 100% |
| March 2026 | $25.1M | Current | No | 2.42x | 100% |
| February 2026 | $25.2M | Current | No | 2.42x | 100% |
| January 2026 | $25.2M | Current | No | 2.42x | 100% |
| December 2025 | $25.2M | Current | No | 2.42x | 100% |
| November 2025 | $25.3M | Current | No | 2.42x | 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 2018-GS9 | 12 | $24,855,864 | Oct 2026 | SEC filing, October 22, 2026 |
Other Houston-Pasadena-The Woodlands loans due in 2028
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Heritage Plaza, Houston | Houston, TX | Office | $172.0M | 7.63% | May 2028 | 2.13x | 78% | Current |
| Sugar Land Town Square | Sugar Land, TX | Mixed use | $105.0M | 7.966% | Nov 2028 | 1.19x | 69% | Current |
| Rockridge Apartments | Houston, TX | Multifamily | $54.0M | 8.00% | Nov 2028 | 0.44x | 25% | With the special servicer and 90+ days delinquent |
| Pin Oak North Medical Office | Bellaire, TX | Office | $53.6M | 4.647% | Feb 2028 | 0.85x | 66% | With the special servicer and 90+ days delinquent |
| 5444 & 5430 Westheimer | Houston, TX | Office | $51.0M | 4.72% | Nov 2028 | 0.68x | 43% | Current |
| 6330 West Loop South | Bellaire, TX | Office | $48.4M | 8.18% | May 2028 | 1.21x | 88% | Current |
| Victory Lakes | League City, TX | Retail | $39.0M | 5.01% | Oct 2028 | n/a | n/a | Current |
| Market Center at Aliana | Richmond, TX | Retail | $37.0M | 7.03% | Oct 2028 | 1.29x | 95% | Current |
All loans maturing in 2028 · 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 October 6, 2026. Servicers report these figures; cmbs.news does not audit them. How this page is built.