Mixed use · Houston, Texas
The Kirby Collection
Public CMBS trusts hold $95.7M of the loan on The Kirby Collection at 2.94% that reaches maturity on January 6, 2032, in 5 years and 2 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $95,661,369
- Original balance (same notes)
- $95,661,369
- Interest rate
- 2.94% fixed
- Originated
- December 23, 2021
- Maturity
- January 6, 2032
- Payments
- Interest only for the full term
- Prepayment lockout ends
- September 5, 2031
- Master servicer
- Midland Loan Services
- Originator
- Citi Real Estate Funding Inc.
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 3200-3300 Kirby Drive 3333 Lake Street, Houston, TX 77098
- Metro
- Houston-Pasadena-The Woodlands, TX
- Rentable area
- 243,566 sq ft
- Built
- 2018
- Largest tenants
- PROS, Inc.; Hancock Whitney Bank; Novum Energy Trading, Inc.
- Value at securitization
- $199.0M (Nov 2021)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 4.03x | 4.64x |
| Occupancy | 92% | 86% |
| Net operating income (annualized from 3 months) | $11.5M | $13.2M |
| Debt yield | 13.8% |
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 Benchmark 2022-B33 Mortgage Trust 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
- Occupancy has fallen from 92% when the loan was securitized to 86%.
- Net operating income is 15% above the underwritten figure ($13.2M a year against $11.5M; the latest statement covers 3 months, annualized).
- Debt service coverage moved from 4.03x at securitization to 4.64x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $95.7M | Current | No | 4.64x | 86% |
| August 2026 | $95.7M | Current | No | 4.64x | 86% |
| July 2026 | $95.7M | Current | No | 4.64x | 86% |
| June 2026 | $95.7M | Current | No | n/a | n/a |
| May 2026 | $95.7M | Current | No | n/a | n/a |
| April 2026 | $95.7M | Current | No | 4.79x | 86% |
| March 2026 | $95.7M | Current | No | 4.79x | 86% |
| February 2026 | $95.7M | Current | No | 4.79x | 100% |
| January 2026 | $95.7M | Current | No | 4.79x | 100% |
| December 2025 | $95.7M | Current | No | 4.85x | 100% |
| November 2025 | $95.7M | Current | No | 4.85x | 100% |
| October 2025 | $95.7M | Current | No | 4.85x | 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
The loan is split into 2 notes held by different trusts. Each trust reports its own piece.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| Benchmark 2022-B32 Mortgage Trust | 13 | $55,000,000 | Sep 2026 | SEC filing, September 28, 2026 |
| Benchmark 2022-B33 Mortgage Trust | 11 | $40,661,369 | Sep 2026 | SEC filing, September 28, 2026 |
Other Houston-Pasadena-The Woodlands loans due in 2032
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Katy Mills | Katy, TX | Retail | $123.0M | 5.767% | Aug 2032 | 3.63x | 93% | Current |
| Providence at Memorial | Houston, TX | Multifamily | $76.0M | 6.307% | Jun 2032 | n/a | n/a | Current |
| Plaza on Richmond | Houston, TX | Retail | $44.0M | 5.595% | Aug 2032 | 1.61x | 84% | Current |
| Total Plaza | Houston, TX | Office | $32.5M | 4.771% | Apr 2032 | 1.37x | 81% | Current |
| Midtown Central Square | Houston, TX | Office | $30.7M | 5.08% | Mar 2032 | 1.83x | 78% | With the special servicer and 30-59 days delinquent |
| Creekside Apartments | Baytown, TX | Multifamily | $30.6M | 6.02% | Aug 2032 | n/a | n/a | Current |
| Fresenius - Houston | Houston, TX | Retail | $29.6M | 4.14% | Jan 2032 | n/a | n/a | Current |
| Weston at Copperfield | Houston, TX | Multifamily | $28.0M | 4.296% | Apr 2032 | 1.90x | 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.