Office · Pleasant Grove, Utah
Urban Grove
Urban Grove is financed with a $16.0M CMBS loan at 3.575% that reaches maturity on July 6, 2031, in 4 years and 8 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $15,985,000
- Original balance (same notes)
- $15,985,000
- Interest rate
- 3.575% fixed
- Originated
- June 18, 2021
- Maturity
- July 6, 2031
- Payments
- Interest only for the full term
- Prepayment lockout ends
- April 5, 2031
- Master servicer
- Trimont LLC
- Originator
- Barclays Capital Real Estate Inc.
Status
- Payment status
- Current (code 0)
- Special servicing
- No transfer reported
- Defeasance
- None reported
The property
- Address
- 365 South Garden Grove Lane, Pleasant Grove, UT 84062
- Metro
- Provo-Orem-Lehi, UT
- Rentable area
- 105,668 sq ft
- Built
- 2018
- Largest tenants
- KLAS Enterprises; Investments Elk Ridge LLC Red; Summit Fulfillment Services
- Value at securitization
- $24.6M (May 2021)
Performance
| At securitization | Latest (Jun 2026) | |
|---|---|---|
| DSCR (NOI) | 2.89x | 2.72x |
| Occupancy | 100% | 100% |
| Net operating income (annualized from 6 months) | $1.7M | $1.6M |
| Debt yield | 9.9% |
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 2021-C11 filing for the reporting period ending September 11, 2026, filed with the SEC September 29, 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 6% below the underwritten figure ($1.6M a year against $1.7M; the latest statement covers 6 months, annualized).
- Debt service coverage moved from 2.89x at securitization to 2.72x on the latest statements.
- The filing gives Jan 2029 as the lease end date for the largest tenant (KLAS Enterprises), 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 | $16.0M | Current | No | 2.72x | 100% |
| August 2026 | $16.0M | Current | No | 2.79x | 82% |
| July 2026 | $16.0M | Current | No | 2.79x | 82% |
| June 2026 | $16.0M | Current | No | 2.79x | 82% |
| May 2026 | $16.0M | Current | No | 2.36x | 82% |
| April 2026 | $16.0M | Current | No | 2.36x | 82% |
| March 2026 | $16.0M | Current | No | 2.28x | 82% |
| February 2026 | $16.0M | Current | No | 2.28x | 82% |
| January 2026 | $16.0M | Current | No | 2.28x | 82% |
| December 2025 | $16.0M | Current | No | 2.28x | 82% |
| November 2025 | $16.0M | Current | No | 2.28x | 82% |
| October 2025 | $16.0M | Current | No | 2.33x | 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
One trust holds this loan in the data.
| Trust | Loan no. | Balance | Report period | Source |
|---|---|---|---|---|
| BBCMS Mortgage Trust 2021-C11 | 19 | $15,985,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other Provo-Orem-Lehi loans due in 2031
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Courtside Apartments | Orem, UT | Multifamily | $26.7M | 3.99% | Dec 2031 | 1.88x | 100% | Current |
| Zions Bank | Provo, UT | Office | $13.6M | 3.20% | Sep 2031 | -1.35x | 45% | Late, less than 30 days |
| Lindon Self Storage | Lindon, UT | Self storage | $3.7M | 3.744% | Oct 2031 | 5.04x | 92% | 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.