Multifamily · Houston, Texas
Villa de Cancun
Villa de Cancun is financed with a $16.0M CMBS loan at 6.68% that reaches maturity on May 6, 2033, in 6 years and 6 months. As of the Sep 2026 servicer report, the latest filed for this loan, its status is current.
The loan
- Balance in tracked trusts
- $16,000,000
- Original balance (same notes)
- $16,000,000
- Interest rate
- 6.68% fixed
- Originated
- April 28, 2023
- Maturity
- May 6, 2033
- Payments
- Amortizing over 30 years
- Master servicer
- KeyBank Real Estate Capital
- Originator
- SMC
Status
- Payment status
- Not reported
- Special servicing
- No transfer reported
- Defeasance
- Partly defeased
The property
- Address
- 9450 Woodfair Drive, Houston, TX 77036
- Metro
- Houston-Pasadena-The Woodlands, TX
- Units, rooms or beds
- 329
- Built
- 1979, renovated 2021
- Value at securitization
- $25.2M (Apr 2023)
Performance
| At securitization | Latest (Dec 2025) | |
|---|---|---|
| DSCR (NOI) | n/a | 1.99x |
| Occupancy | 99% | 90% |
| Net operating income | n/a | $2.2M |
| Debt yield | 13.5% |
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 2023-C20 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
- Occupancy has fallen from 99% when the loan was securitized to 90%.
The last 12 monthly reports
| Report month | Balance | Payment status | Special servicer | DSCR | Occupancy |
|---|---|---|---|---|---|
| September 2026 | $16.0M | Not reported | No | 1.99x | 90% |
| August 2026 | $16.0M | Not reported | No | 1.99x | 90% |
| July 2026 | $16.0M | Not reported | No | 1.99x | 90% |
| June 2026 | $16.0M | Not reported | No | 1.99x | 90% |
| May 2026 | $16.0M | Not reported | No | 1.99x | 90% |
| April 2026 | $16.0M | Not reported | No | 1.99x | 90% |
| March 2026 | $16.0M | Not reported | No | 1.99x | 96% |
| February 2026 | $16.0M | Not reported | No | 1.99x | 96% |
| January 2026 | $16.0M | Not reported | No | 1.99x | 96% |
| December 2025 | $16.0M | Not reported | No | 1.99x | 96% |
| November 2025 | $16.0M | Not reported | No | 1.45x | 97% |
| October 2025 | $16.0M | Not reported | No | 1.45x | 97% |
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 2023-C20 | 16 | $16,000,000 | Sep 2026 | SEC filing, September 29, 2026 |
Other Houston-Pasadena-The Woodlands loans due in 2033
| Property | Location | Type | Balance | Rate | Matures | DSCR | Occ. | Status |
|---|---|---|---|---|---|---|---|---|
| Barbours Cut Ios | La Porte, TX | Industrial | $80.7M | 7.20% | Jun 2033 | 1.61x | 100% | Current |
| Lakeside Forest | Houston, TX | Multifamily | $27.4M | 7.264% | Oct 2033 | 1.42x | 87% | Current |
| BLE Portfolio | Houston, TX | Multifamily | $27.3M | 7.264% | Oct 2033 | 1.30x | 91% | Current |
| La Primavera | Houston, TX | Multifamily | $25.5M | 7.532% | Nov 2033 | 1.34x | 89% | Current |
| Magnolia Cove Apartments, Houston | Houston, TX | Multifamily | $23.0M | 7.28% | Nov 2033 | 1.51x | 96% | Current |
| Deerbrook Medical Center | Humble, TX | Office | $16.3M | 7.31% | Jun 2033 | n/a | n/a | With the special servicer and 90+ days delinquent |
| Pecan Place Apartments | Pasadena, TX | Multifamily | $13.3M | 6.59% | Apr 2033 | 1.34x | 83% | Current |
| Barbours Cut Port Ios | La Porte, TX | Industrial | $12.8M | 7.20% | Jun 2033 | 1.61x | 100% | 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.