Circlemark

Research & methodology

Notes on loan prospecting, maturities and the public record

How we find, verify, and keep current the loans behind every commercial property in New York City, Dallas–Fort Worth, Houston, Austin, and San Antonio — written for the brokers who use them.

  • Research

    Gas station, convenience store and car wash loans in New York and Dallas–Fort Worth: 864 on the record, who lends on them, and when they come due

    A data brief on the debt behind fuel retail in two markets: the 864 active mortgages of $1 million or more recorded against gas stations, convenience stores and car washes in New York City and Dallas–Fort Worth, how each county's own records identify the use (DOF building classes G3–G5 and GW, the Dallas and Collin appraisal rolls, the businesses on file in Tarrant and Denton), which lenders wrote them, and what the instruments say about when they come due.

    gas station loanscar wash financingconvenience store loansgas station commercial real estatecar wash lendersNYC building class G3 G4 G5 GWgas station property for sale NYCcar wash loan maturityfuel retail CRE debtSBA gas station loan

  • New York CityResearch

    NYC ARM resets in 2027: what the riders say the rate becomes

    ICE counts 186,020 adjustable-rate mortgages resetting nationally in 2027. In New York City the recorded Fixed/Adjustable Rate Riders say what those loans re-set to: the initial rate, the index, the margin and the caps on 5,563 active $1M+ loans with a stated first rate change — 384 of them in 2027 and 361 in 2028. The margins, the cap forms that decide the first year, and the 1,346 riders that still name one-year LIBOR.

    ARM reset 2027NYC investor mortgage rate resetSOFR margin ARMLIBOR replacement index ARMrate reset leads mortgage broker7/1 ARM reset rate

  • Research

    Are banks back in commercial real estate lending? What the county record says (2026)

    The Mortgage Bankers Association says bank lending on commercial real estate rose 61% in a year. That is a survey. We counted every commercial mortgage of $1 million or more recorded in New York City and six Texas counties since January 2024 and typed each lender. Banks' share of closings rose from 57% to 63% in New York between the second quarters of 2025 and 2026, and from 61% to 66% in Texas. Bank closings grew by a third and a quarter while the whole market grew 21% and 16%. One bank is most of the New York move. The Texas gain went to Texas banks while two out-of-state banks in the middle of mergers halved.

    commercial real estate lendersbanks commercial real estate lending 2026are banks back in commercial real estate lendingbank CRE lending 2026most active commercial real estate lenders 2026commercial real estate lenders NYCcommercial real estate lenders Texasdebt funds vs banks commercial real estatecommercial mortgage originations Q2 2026regional banks commercial real estate

  • AustinResearch

    Austin is the best US city for renters. Here is the debt behind it: 802 apartment loans in Travis County, who wrote them, and when they come due

    A data brief on the debt side of Austin's renters' market: the 1,194 multifamily deeds of trust of $1 million or more recorded in Travis County since 2015, the 366 written in the 2021–2023 supply wave, the institutions that wrote them by type and by name, what has happened to those loans since, and the 29 apartment loans that state a maturity in the next twelve months — counted from the county clerk's record and the instruments themselves, the week Apartment List ranked Austin the best city in America to rent in.

    Austin multifamily market report 2026Austin apartment vacancy rateAustin multifamily loansAustin apartment loan maturitiesAustin commercial real estate lendersTravis County deed of trust searchmultifamily lenders TexasAustin rent concessions

  • New York CityResearch · updated Oct 8, 2026

    NYC rent-stabilized building loans: 3,269 reach their five-year mark this year, into a rate hike and a rent freeze — and who still lends on them

    New York's recorded mortgages, joined for the first time to the rent-stabilized unit count on each building's Department of Finance tax bill and to the city's building class for co-ops. 24,875 active loans, $226B, sit on buildings with registered stabilized units; the largest cohort was written in 2021–22 at the bottom of the rate cycle, and 3,269 of those loans reach their five-year mark between now and October 2027 — into a Fed hike, a 5-year Treasury above 5% and a two-year rent freeze. Who lent in 2019 and who lends now, what happened to Investors Bank's co-op book, and how to read regulation off public records when no city roll records it.

    rent-stabilized building loans NYCrent-stabilized refinancing 2026NYC rent freeze lendersFlagstar rent-regulated loansco-op underlying mortgage lenders NYCHSTPA property valuescash-in refinance multifamilyhow to tell if a building is rent stabilized

  • New York CityResearch

    NYC's 2026 maturity wall, lender by lender: the bank with the most loans coming due is the one pulling back from New York

    A data brief on the lenders behind New York City's 2026 maturity wall: 139 commercial mortgages of $5 million or more, $8.70B, whose maturity date is written into the recorded instrument and falls in the next twelve months, ranked by the institution that originated them and bucketed by lender type. One loan, the GM Building's, is a quarter of the dollars; by count the leader is Flagstar Bank, the former New York Community Bank — while it shrinks its New York book, the Fed raises rates and the city freezes stabilized rents.

    CRE maturity wallNYC commercial mortgage maturitiescommercial mortgage maturities 2026commercial real estate lenders NYCFlagstar NYC multifamily loansrent-stabilized loan maturitiesFed rate hike commercial real estateNYC maturity wall by lender

  • Dallas–Fort WorthResearch

    Why every warehouse in Denton and Tarrant County is filed as 'commercial' — and how we read past it (2026)

    Denton County showed 9 industrial loans. It has hundreds. Texas's two commercial classes put every warehouse, clinic and office under F1, and two of DFW's four districts publish nothing finer. What the codes mean, what vendors do with them, and how we estimate a type from the businesses on record.

    Texas property classification codesF1 commercial real property TexasDenton County industrial propertiesTarrant County commercial property dataappraisal district property typecommercial real estate data accuracyDFW industrial loansbusiness personal property accounts

  • New York CityResearch · updated Sep 22, 2026

    NYC investor house loans in 2026: 27,000 mortgages over $1M on 1–4 family homes, and when their rates reset

    Brooklyn, Queens, the Bronx and Manhattan hold 27,286 active mortgages of $1 million or more on two- to four-family houses and single-family townhouses — $70.8 billion of investor debt that sits on no commercial loan list. We read the recorded Fixed/Adjustable Rate Riders. Here is who lent, when the fixed periods end, and how a broker works the list with the 10-year at 5%.

    NYC investment property loans1-4 family investor mortgage NYCARM reset date BrooklynDSCR refinance New York 2026mortgage broker leads NYC

  • Dallas–Fort WorthResearch · updated Sep 30, 2026

    DFW's 2026 maturity wall, county by county: $13.3B stated, $12.5B already past due

    A per-county data brief on Dallas–Fort Worth's commercial mortgage maturity wall — stated maturities only, read from the recorded deeds of trust: 1,197 loans and $13.3B coming due in 12 months across Dallas, Tarrant and Collin counties, 1,033 loans and $12.5B already matured and still open. Texas doesn't disclose the price. It does disclose the loan.

    DFW commercial loan maturitiesDallas CRE maturity wallcommercial mortgage maturities 2026Texas deed of trustmatured but open loans

  • New York CityResearch · updated Sep 10, 2026

    NYC's 2026 maturity wall, borough by borough: $5.9B stated, $2.5B already past due

    A per-borough data brief on New York City's 2026 commercial mortgage maturity wall — stated maturities only, read from the recorded instruments: 274 loans and $5.9B coming due in 12 months, 166 loans and $2.5B already matured and still open, 13 already carrying a distress filing. Every number traces to the record.

    CRE maturity wallNYC commercial mortgage maturitiescommercial mortgage maturities 2026matured but open loansmaturing CRE loans NYC

  • New York CityResearch · updated Sep 21, 2026

    Why a third of every NYC 'commercial loan' list is somebody's apartment

    35% of the mortgages that clear a commercial dollar floor in New York City are condo units, co-ops and one-to-four family houses. Here is why the standard property-centric filter can't see them, the one ACRIS field that can, and what our own data looked like before and after we applied it.

    NYC commercial mortgage dataACRIS mortgage searchcommercial loan leads NYCcondo mortgage vs commercial mortgageCRE prospecting data quality