Commercial Real Estate Credit —
Waco, TX
The state of disclosed CRE credit in this market · TX
The read
$100M of CMBS across 6 loans. Distress is rising in the filed record — 10.0% as of 2026-07. The heaviest maturity load lands in 2034 ($55M, 55% of the book). 1 on-the-ground distress event in the past year.
Overview
CMBS
Submarkets
Local Banks
Jobs & Demand
On The Ground
Loading map…
The CMBS properties our stress model flags here, plus recent store closures and layoffs. Stressed is a wider net than distressed — the distressed figure above counts only loans already in special servicing or 60+ days delinquent, while these dots also include performing loans facing maturity or coverage pressure. Property dots sit at the center of their ZIP code, not the building — they show where stress concentrates, not which asset. Closures and layoffs are pinned to address where we have it. Open any dot to the building and the loan behind it →
CMBS Distressed UPB
under $1M / 0.0%
in special servicing or 60+ days delinquent
CMBS Maturing ≤ 24mo
$4M
Local Banks (stressed)
1 / 9
Bank Early-Warning
3 flagged
Store Closures (1y)
1
Layoff Notices (1y)
0 / 0 jobs
CMBS Loans / UPB
6 / $100M
Unemployment · Jul 2026
4.6%
+0.3pp yr
How much CRE distress is there in Waco, TX right now?
Waco, TX is showing a mixed CRE distress picture: 2 of its 4 signal legs are elevated, with bank CRE at lenders over the noncurrent line elevated at $476.6mm (or 15.83% of the metro's CRE lent into it) and securitized loans in special servicing elevated at 5 rows (55.0% of the securitized balance read). Store closures measured 0 over the trailing 365 days, ranking 348th of 392 metros by count, and layoff notices also measured 0, ranking 313th of 386 — both reading quiet. Of the 6 pairs, 1 has both elevated, 1 has both quiet, and 4 disagree, with the disagreements leaning toward financial/structural stress (bank and CMBS hot) without visible tenant or employment distress. The bank leg's reading is elevated by rate, not just size; the CMBS elevation is a floor measured over 20.0% of special-servicing rows, so treat it as a minimum. Overall, the distress here is on the lender/book side, not the tenant/employer side.
The figures behind this answer
| Signal | Level | Rate | Rank by count | Rank by rate | Reading |
|---|---|---|---|---|---|
| store closures store closures per 100,000 jobs |
0 closures | 0 per 100k jobs | 348 of 392 | 348 of 392 | quiet trailing 365 days to today
|
| layoff notices (WARN) workers on layoff notices as a share of the metro's employment |
0 notices | 0% | 313 of 386 | 308 of 386 | quiet trailing 365 days to today
|
| bank CRE at lenders over the noncurrent line share of the CRE lent into this metro that sits at a lender over the blended-noncurrent line |
$476.6mm | 15.83% | 66 of 393 | 29 of 393 | elevated
allocated 2026-03-31
|
| securitized loans in special servicing share of the securitized balance read here that is in special servicing |
5 loan records | 55% | 34 of 335 | 3 of 335 | elevated
floor 2026-07-29
|
6 pairs compared
1 both elevated
1 both quiet
4 disagreeing
0 unreadable — a side is blind
2 of four legs elevated
one metro, four independent feeds, each on its own denominator
{'coverage': "114 of 441 metros have at least one blind leg and 48 are blind on all four. Those 48 are the same metros the board's map cannot place and the metro resolver cannot name: one ZIP-to-CBSA crosswalk boundary, showing up three ways.", 'a_count_ranks_by_size': 'Elevation is computed on the COUNT, over a flat threshold, which is a size filter. New York is 2nd of 392 by store closures and 264th of the same 392 by closures per job — both true, and which one you lead with decides what the reader believes. Every leg carries both ranks over ONE population; quote the rate beside the count.', 'disagreement_is_not_severity': 'Where two legs disagree, that is usually a fact about WHICH mechanism is running, not an error in either feed and not a worse metro. The six pairs read different populations, and each note is a STRUCTURAL prior about those populations — nothing here measures a lead or a lag between two legs, so never report one as timing.', 'a_blind_leg_is_not_a_quiet_one': "A leg with no denominator, or whose numerator cannot be measured, reads LOW and means nothing. Each leg publishes a measurement state (allocated, floor, measured, no denominator, no rate, not measurable) for that reason. Never report a blind leg as 'no distress'."}
{'leg': 'closures', 'unit': 'jobs', 'as_of': 'trailing 365 days to today', 'value': 108959, 'measures': 'store closures', 'available': True, 'as_of_kind': 'window', 'what_it_is': "all metro jobs, QCEW annual average — a SIZE normaliser, not a matched population: the feed spans retail, food service and pharmacy and no single QCEW sector covers it. The MATCHED read sits beside it as this leg's second reading"}
{'leg': 'warn', 'unit': 'employed', 'as_of': 'trailing 365 days to today', 'value': 140416, 'measures': 'layoff notices (WARN)', 'available': True, 'as_of_kind': 'window', 'what_it_is': 'employed persons, BLS LAUS, not seasonally adjusted'}
{'leg': 'bank', 'unit': '$mm', 'as_of': '2026-03-31', 'value': 3010.7, 'measures': 'bank CRE at lenders over the noncurrent line', 'available': True, 'as_of_kind': 'stamp', 'what_it_is': 'bank CRE allocated to this metro by branch deposits'}
{'leg': 'cmbs', 'unit': '$mm', 'as_of': '2026-07-29', 'value': 100.0, 'measures': 'securitized loans in special servicing', 'available': True, 'as_of_kind': 'stamp', 'what_it_is': "current balance on the non-pari-passu rows of this tape — the trust's slice, not the whole loan, on both sides of the ratio"}
Written from the figures above · CBSA 47380 · stress_metro · last changed 28 Aug 2026
· Ask your own question →
Which distress signals are elevated in Waco, TX, and which cannot be read?
In Waco, TX, the elevated distress signals are bank_distressed_cre and cmbs_ss. Specifically, 18.4% of bank CRE is at risk (90th percentile), with 1 distressed bank holding $476.6mm in distressed CRE (31.8% of its $3.01bn allocation). On the CMBS side, special servicing covers $55.0mm in UPB, representing 55.2% of the metro’s UPB.
The reading on store closures and WARN notices is unavailable—the count is 0 in both cases, but the dataset does not provide a direct signal for these metrics. Also absent is any reading on convergence (coded as 2, but the phase_reason notes “an isolated signal, not a convergence,” and the phase_sequence is “no reading”).
The figures behind this answer
- CMBS in special servicing
- $55.0mm
- … as a share of this metro's CMBS balance
- 55.2%
- Bank CRE lent into this metro
- $3.01bn
- … at risk at the 90th percentile
- 18.4%
- CRE at lenders over the noncurrent line
- $476.6mm
- Assets at those lenders
- $1.00bn
- … share needing no branch-deposit allocation
- 31.8%
- Signals reading elevated
- bank CRE over the noncurrent line, CMBS in special servicing
- Legs agreeing
- 2
- Phase
- watch
- CMBS loans in special servicing
- 5
- Distressed banks
- 1
- Store closures (past year)
- 0
- WARN notices (past year)
- 0
an isolated signal, not a convergence
tens of millions of distressed CRE exposure; measured over 20.0% of this metro's 5 special-servicing rows — the rest carry no balance, so the dollar figure is a FLOOR
signals are present but neither credit-material nor ground-heavy
Written from the figures above · CBSA 47380 · geo_metro_signals · last changed 27 Aug 2026
· Ask your own question →
Jobs & Demand — the labor market under the collateralWatch it change →
Every other zone on this page reads the credit — what the loan is doing.
This one reads the demand underneath it. Office jobs pay office rent;
office rent services the office loan. When the jobs go, the DSCR follows — but not for another year or two.
That lag is the whole point of looking here.
Unemployment · Jul 2026
4.6%
+0.3pp yr
Last 24 months
3.4%4.6%
Monthly metro unemployment (BLS LAUS) — the freshest labor signal there is,
about six weeks behind. Read the direction, not the level: a 4% metro that is rising and a 6% metro that is
falling are not telling you the same thing.
Jobs by CRE-relevant sector · 2024
Annual employment by sector (BLS QCEW, 2024; 108,959 jobs in the metro).
QCEW lags — it is the structural read, not the current one, and we pair it with the monthly unemployment above on purpose.
Office-using sums five supersectors; where BLS withholds any one of them for
disclosure, we show nothing rather than a number we know is too low — so a missing sector here means
“suppressed at the source,” not “zero.”
Sector Heat — CMBS distress rate by property type (metro vs national)See the loans behind the bar →
Too few CMBS loans here (6) to say whether this metro's rate is explained by its property mix — that comparison needs 25.
No CMBS sector data for this metro.
Maturity Wall — CMBS coming due by year, distress within eachSee what’s maturing →
$4M — 5% of the metro's balance — matures within two years; the red slice of each bar is already distressed.
Distress Trend — is this market turning?Track it quarter by quarter →
Realized distress is RISING — 10.0% now (2026-07), +10.0pp over the year.
Same definition as the cards above — distressed means in special servicing or 60+ days delinquent, dollar-weighted — on a different clock. The cards are today’s tape; this is the disclosed history panel, quarter by quarter, so you can read direction rather than level. Trusts file monthly, so a quarter is usually well covered within weeks of opening and the newest one shown is normally the current one; it is withheld only when its filed book falls below 60% of recent quarters.
Share of the metro’s CMBS in special servicing or 60+ days delinquent, by quarter — a firmer, backward-looking read. A loan under 1.0x DSCR that is still paying is not counted here.
Submarket Heat — where in the metro the distress sitsOpen the submarket →
The top three submarkets hold $100M of the metro's $100M; each bar's colored share is its distress rate.
Bank Door — what the local bank sector could absorbSee it on every loan’s exit read →
$4M of CMBS matures here within two years.
The 14 regional and local banks that gather deposits here could write roughly
$494M more CRE before the 300% supervisory line, so the maturing balance is
<0.01× that room.
The median metro sits at 0.12×.
Regional Bank Room
$494M
After Committed Draws
$307M / −38%
Maturing ÷ Room
<0.01×
Banks In Footprint
14 / 1 at the line
The room above is already part-sold. Construction lending is a promise drawn
down over two or three years, and the undrawn part is an obligation the bank cannot decline while the borrower performs
— every one of those dollars lands in the same CRE book the 300% line governs. These banks
have $346M of construction committed and not yet
advanced, of which $187M
comes out of the room above, leaving $307M,
with 3 banks
whose entire remaining room is spoken for.
A bank with no room contributes zero here, never a negative one — capacity does not net
across balance sheets — so $159M of what has
been promised is not deducted at all, because there is nothing left to deduct it from. On today’s
capital that is funding already contracted which would cross the line as it draws.
SR 06-26 draws a second line at 100% of capital for construction and land:
4 of 14
are past it on drawn balances alone, and
5 more cross it
once their own commitments fund.
Counted — 14 regional & local CRE lenders
| Bank | Deposit share | CRE / Capital* | Room contributed | Noncurrent CRE |
|---|---|---|---|---|
| Extraco Banks, National Association TX | 34.8% | 149% total 201%
|
🔒 | 0.00% |
| The First National Bank Of Mcgregor TX | 100.0% | 188% total 376%
|
🔒 | 3.32% |
| First National Bank Of Central Texas TX | 77.6% | 231% total 309%
|
🔒 | 0.09% |
| American Bank, National Association TX | 100.0% | 231% total 319%
|
🔒 | 0.00% |
| Central National Bank TX | 58.7% | 274% total 351%
|
🔒 | 0.09% |
| Classic Bank, National Association TX | 15.4% | 125% total 228%
|
🔒 | 2.29% |
| Incommons Bank, N.a. TX | 24.2% | 179% total 260%
|
🔒 | 0.10% |
| Security Bank Of Texas TX | 57.4% | 231% total 283%
|
🔒 | 2.88% |
| Fidelity Bank Of Texas TX | 100.0% | 256% total 328%
|
🔒 | 0.00% |
| First State Bank TX | 2.3% | 170% total 298%
|
🔒 | 1.44% |
| First Guaranty Bank LA | 2.1% | 235% total 325%
|
🔒 | 2.88% |
| First National Bank Texas TX | 0.7% | 206% total 240%
|
🔒 | 0.07% |
| Citizens State Bank TX | 7.2% | 268% total 326%
|
🔒 | 4.98% |
| Alliance Bank Central Texas TX | 72.9% | 302% total 391%
|
🔒 | 0.02% |
Not counted — 11 banks with deposits here
These hold deposits in this metro but are left out of the capacity above, because for them deposit location stops indicating where they lend — or they do not lend CRE at all. Real money that could refinance here is deliberately not counted.
no CRE book — CRE under 100% of capital — not a CRE lender
Community Bank & Trust, Waco, Texas TX · Jpmorgan Chase Bank, National Association OH · Bank Of America, National Association NC · Wells Fargo Bank, National Association SD · Pnc Bank, National Association DE · First National Bank Of Bosque County TX · Pointwest Bank TX · First Security State Bank TX · The First National Bank Of Hughes Springs TX
national — operates in more than 5 states, so deposits stop indicating where it lends
Sunflower Bank, National Association TX · Southstate Bank, National Association FL
* Two ratios, two perimeters.
The large figure is supervisory CRE over total risk-based capital —
construction, multifamily and non-owner-occupied nonfarm nonresidential. That is the book SR 06-26 draws its
300% line against, and it is what the red coloring and the room contributed are both measured on.
Total beneath it adds owner-occupied CRE — lending to a business on
its own premises — which the guidance deliberately leaves out. A bank can sit well above 300% on total CRE and
still be inside the line, with real room to lend; both are shown so the gap is visible rather than surprising.
How to read this. It is not whether any particular loan can refinance — a borrower also reaches
national banks, life companies, agencies and debt funds. It is how much of this metro’s maturing volume the local
bank sector could absorb if it were the only door.
Banks are placed by deposit share (FDIC Summary of Deposits, June 2025) — a proxy for
where they lend, not a measurement; call reports carry no collateral geography. Room = 3× total risk-based capital less CRE held
(SR 06-26, the capital base the rule names — not book equity), from Q2 2026 call reports, apportioned by that share.
Committed construction comes from FFIEC Schedule RC-L as filed at 2026-06-30 —
the undrawn half of loans already written, which the balance sheet above does not show.
Banks in more than 5 states, single-branch bookers and banks that do not lend CRE are excluded —
313 banks holding $268.2B of national capacity not counted here.
Local Lenders — banks headquartered here, worst CRE noncurrent firstUnlock each bank’s early-warning flag →
| Bank | Total CRE | CRE / Capital* | Noncurrent CRE | Early Warning |
|---|---|---|---|---|
| The First National Bank Of Mcgregor | $404M | 188% total 376%
|
3.32% | 🔒 |
| Alliance Bank Central Texas | $601M | 302% total 391%
|
0.02% | 🔒 |
| Community Bank & Trust, Waco, Texas | $132M | 89% total 120%
|
0.00% | 🔒 |
| Fidelity Bank Of Texas | $54M | 256% total 328%
|
0.00% | 🔒 |
| Security Bank Of Texas | $59M | 231% total 283%
|
2.88% | 🔒 |
| Central National Bank | $556M | 274% total 351%
|
0.09% | 🔒 |
| First National Bank Of Central Texas | $658M | 231% total 309%
|
0.09% | 🔒 |
| American Bank, National Association | $233M | 231% total 319%
|
0.00% | 🔒 |
* Two ratios, two perimeters.
The large figure is supervisory CRE over total risk-based capital —
construction, multifamily and non-owner-occupied nonfarm nonresidential. That is the book SR 06-26 draws its
300% line against, and it is what the red coloring and the room contributed are both measured on.
Total beneath it adds owner-occupied CRE — lending to a business on
its own premises — which the guidance deliberately leaves out. A bank can sit well above 300% on total CRE and
still be inside the line, with real room to lend; both are shown so the gap is visible rather than surprising.
Banks are matched to their HQ metro (a proxy for footprint). Noncurrent CRE = CRE-balance-weighted blend of multifamily / nonresidential / construction noncurrent (distress already arrived). Early Warning is a validated leading signal — the bank’s 30-89 early-delinquency rank among all CRE lenders this quarter, which has predicted ~2.3× forward CRE distress. Per-bank flags are on a plan.
Do the banks lending in Waco, TX have the capacity to refinance its maturing CRE?
In Waco, TX, the 24-month CMBS wall of $4.5mm is trivially small against the $494.1mm of room banks had before committed draws and the $307.5mm of room they retain after them, giving a wall-to-room ratio of 0.01 before draws and 0.0091 after. That ratio sits in the slack band, and at 260 of 270 ranked from the most strained, the metro is far less strained than the median of 0.20, so lenders clearly have ample capacity to absorb the single maturing loan and refinance it. However, note that the wall only captures $99.6mm of CMBS UPB here, and 55.2% of that is distressed; with just 14 banks qualifying and 2 excluded, the strong ratio may partly reflect an exclusion artifact—though with this much slack, the capacity reading is robust regardless.
The figures behind this answer
- CMBS maturing in the window
- $4.5mm
- … across this many loans
- 1
- Local bank room, before committed draws
- $494.1mm
- Committed construction draws
- $346.0mm
- Local bank room, after those draws
- $307.5mm
- Wall-to-room ratio
- 0.01
- Rank, most strained
- 260
- … out of this many metros ranked
- 270
- … before committed draws
- 0.0091
- Population ranked against
- CMBS maturing within 24 months against regional/community bank room in this metro
- Qualifying local banks
- 14
- … excluded from the calculation
- 2
- Distressed share of this metro's CMBS
- 55.2%
- Total CMBS balance here
- $99.6mm
- Capacity band
- slack
Compared against a median wall-to-room ratio of
0.20 across the ranked metros.
0.01 is BELOW the median of 0.20, so this metro is LESS strained than the typical ranked metro
260 of 270, counting from the MOST strained — a LOWER rank number means MORE strain
{'room_is_a_proxy': 'Room is what regional and community banks could still write before the SR 06-26 concentration line, after deducting construction draws already committed. Deposit footprint is a proxy for lending footprint, not a measurement of it.', 'ratio_is_not_size': 'The most extreme ratios belong to the smallest metros. Read maturing_bal_mm beside the ratio — the map sizes bubbles by the wall, not the strain, for exactly this reason.', 'wall_is_cmbs_only': "The wall is the CMBS balance maturing within 24 months — the maturing debt this platform can see, not the metro's whole maturity load. Every ratio is an upper bound on how much of it local banks would have to absorb.", 'exclusion_artifact': 'A high ratio is as often an exclusion artifact as a credit event. Banks whose deposits do not indicate where they lend (nationals, card and charter banks) are excluded from the room, so a metro served mainly by those reads strained while its credit is simply invisible here. Check banks_qualifying against banks_excluded_here, and explained_by_exclusion.'}
Written from the figures above · CBSA 47380 · capacity_metro · last changed 06 Sep 2026
· Ask your own question →
On The Ground — recent closures, layoffs & CRE bankruptciesTie these events to loans →
1 local distress events in the past year — store closures, layoffs, and commercial real estate bankruptcies near this metro's collateral.
2026-07-09
BANKRUPTCY
CRE-linked bankruptcy
2026-06-16
BANKRUPTCY
CRE-linked bankruptcy
2026-06-16
BANKRUPTCY
CRE-linked bankruptcy
2026-06-08
BANKRUPTCY
CRE-linked bankruptcy
2025-10-31
CLOSURE
Waco
2025-03-26
LAYOFF
52 jobs · Waco
2025-03-26
LAYOFF
52 jobs · Waco
2025-03-26
LAYOFF
52 jobs · Waco
2025-02-01
CLOSURE
Hewitt
2024-12-31
CLOSURE
Waco
2024-10-30
LAYOFF
83 jobs · Waco
2024-06-04
LAYOFF
20 jobs · Waco
2024-05-15
LAYOFF
94 jobs · Waco
2024-05-02
LAYOFF
691 jobs · Waco
2024-05-02
LAYOFF
64 jobs · Waco
What has actually happened on the ground in Waco, TX recently?
In the Waco, TX metro over the past 365 days, commercial real estate distress has been minimal but not absent. There have been 4 CRE-likely bankruptcy filings (a state-proxy count, not metro-native), while 0 store closures and 0 WARN notices have been recorded, affecting 0 jobs. The closure and layoff figures are ZIP-matched and approval-filtered per Metro Pulse standards, so pending or unapproved events are not included; readings on such activity are unavailable beyond these vetted counts.
The figures behind this answer
- Store closures
- 0
- WARN layoff notices
- 0
- Jobs on those notices
- 0
- CRE-related bankruptcies
- 4
- Window, in days
- 365
STATE PROXY — bankruptcy filings carry the filer's state, not the property's location, so this counts CRE-likely filings in the states this metro's collateral sits in. It is not a metro-native count.
affected_employees is nullable — notices that state no headcount are counted but contribute 0 jobs, so this is a floor.
Closures are matched ZIP -> CBSA and only APPROVED rows count (a pending, machine-extracted row is not yet a closure). This mirrors the Metro Pulse page, not the convergence board — the board applies neither filter and counts higher. Layoffs take the same ZIP -> CBSA and review treatment, and a WARN notice counts if it affects >= 10 people or does not state a headcount (a NULL is not 'fewer than 10').
Written from the figures above · CBSA 47380 · geo_events · last changed 27 Aug 2026
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What this page can’t do
Everything above is a snapshot — one market, as it stands today, and
it’s yours to read. What a snapshot can’t tell you is when it moves: which loan slipped a DSCR band
this month, which bank’s early-warning rank crossed into the top quartile, which submarket started turning
while the headline number still looked fine. Distress doesn’t announce itself on the day you happen to check.
This page
One metro · one moment · you come looking.
Verstavo
Every metro · every month · it comes looking for you.
CMBS covers the securitized slice of CRE; bank, closure and layoff signals widen the view.
“No data” in a zone means we don’t observe it here, not that there is no stress.
Employment is BLS (QCEW annual, LAUS monthly) — public data, and the demand leg under all of it.
See the whole picture, not just the pulse.
Metro Pulse is the free, public read. The Verstavo platform goes loan‑by‑loan — stress
scores, maturity walls, special‑servicing transfers, bank CRE, and your own portfolio benchmarked
against the market.