Office · Houston, Texas
Total Plaza
Public CMBS trusts hold $32.5M of the loan on Total Plaza at 4.771% that reaches maturity on April 6, 2032, in 5 years and 5 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $32,504,773
- Original balance (same notes)
- $35,000,000
- Interest rate
- 4.771% fixed
- Originated
- April 5, 2022
- Maturity
- April 6, 2032
- Payments
- Amortizing over 30 years
- Prepayment lockout ended
- December 5, 2024
- Prepayment premium ends
- October 5, 2031 (yield maintenance)
- Master servicer
- Midland Loan Services
- Originator
- Column Financial, Inc.
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 1201 Louisiana Street, Houston, TX 77002
- Metro
- Houston-Pasadena-The Woodlands, TX
- Rentable area
- 844,461 sq ft
- Built
- 1971, renovated 2020
- Largest tenants
- TotalEnergies American Services, Inc.; Woodside Energy USA Services Inc.; Petroleum Club of Houston
- Value at securitization
- $183.3M (Mar 2022)
Performance
| At securitization | Latest (Mar 2026) | |
|---|---|---|
| DSCR (NOI) | 2.11x | 1.37x |
| Occupancy | 87% | 81% |
| Net operating income | $11.9M | $7.8M |
| Debt yield | 23.9% |
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 2023-C21 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 2026.
- Coverage down 0.25x or more from securitization
- NOI down 20% 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 87% when the loan was securitized to 81%.
- Net operating income is 35% below the underwritten figure ($7.8M a year against $11.9M).
- Debt service coverage moved from 2.11x at securitization to 1.37x on the latest statements.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $32.5M | Current | No | 1.37x | 81% |
| August 2026 | $32.6M | Current | No | 1.37x | 81% |
| July 2026 | $32.6M | Current | No | n/a | n/a |
| June 2026 | $32.7M | Current | No | n/a | n/a |
| May 2026 | $32.7M | Current | No | n/a | n/a |
| April 2026 | $32.8M | Current | No | 1.70x | 81% |
| March 2026 | $32.8M | Current | No | 1.70x | 81% |
| February 2026 | $32.9M | Current | No | 1.70x | 81% |
| January 2026 | $32.9M | Current | No | 2.89x | 81% |
| December 2025 | $33.0M | Current | No | 2.34x | 81% |
| November 2025 | $33.0M | Current | No | 2.34x | 82% |
| October 2025 | $33.1M | Current | No | 2.34x | 82% |
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 |
|---|---|---|---|---|
| 3650R 2022-PF2 Commercial Mortgage Trust | 12 | $20,895,926 | Sep 2026 | SEC filing, September 29, 2026 |
| BBCMS Mortgage Trust 2023-C21 | 22 | $11,608,847 | Sep 2026 | SEC filing, September 29, 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 |
| The Kirby Collection | Houston, TX | Mixed use | $95.7M | 2.94% | Jan 2032 | 4.64x | 86% | 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 |
| 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.