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Granite Point Mortgage Trust Inc. Reports Second Quarter 2018 Financial Results and Post-Quarter End Business Update

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Granite Point Mortgage Trust Inc. (NYSE:GPMT), a commercial real
estate investment trust (REIT) focused on directly originating,
investing in and managing senior floating rate commercial mortgage loans
and other debt and debt-like commercial real estate investments, today
announced its financial results for the quarter ended June 30, 2018 and
provided an update on its activities subsequent to quarter-end. A
presentation containing second quarter 2018 highlights and a business
update can be viewed at www.gpmortgagetrust.com.

Second Quarter 2018 Summary

  • GAAP net income of $15.2 million or $0.35 per basic share; Core
    Earnings(1) of $16.4 million or $0.38 per basic share (including
    $0.5 million or $0.01 per basic share of prepayment fee income).
  • Taxable income of $20.6 million or $0.47 per basic share; dividend of
    $0.40 per common share; and book value of $19.02 per common share.
  • Closed 15 senior floating rate commercial real estate loans with total
    commitments of $498.2 million having a weighted average stabilized LTV
    of 62%(2) and a weighted average yield of LIBOR + 4.62%(3);
    funded $445.9 million of principal balance on loans during the
    quarter, including $32.5 million on existing loan commitments and $2.0
    million on upsizing of 2 existing loans, whose total commitments were
    increased by $12.5 million.
  • Received prepayments and principal amortization of $328.0 million.
  • Owned a portfolio with a principal balance of $2.6 billion, which was
    over 97% floating rate and over 96% senior commercial mortgage loans
    with a weighted average stabilized LTV of 63%.
  • Closed an $826.6 million commercial real estate CLO with an advance
    rate of approximately 80% and a weighted average interest rate at
    issuance of LIBOR plus 1.27%(4).
  • Closed a $75 million two-year revolving bridge financing facility.

Activity Post Quarter-End

  • Generated a pipeline of senior floating rate commercial real estate
    loans, with total commitments of over $440 million, and initial
    funding loan amounts of over $285 million, which have either closed or
    are in the closing process, subject to fallout.

(1) Core Earnings is a non-U.S. GAAP measure that we define as
comprehensive income attributable to common stockholders, excluding
"realized and unrealized gains and losses" (impairment losses, realized
and unrealized gains or losses on the aggregate portfolio and non-cash
compensation expense related to restricted common stock). We believe the
presentation of Core Earnings provides investors greater transparency
into our period-over-period financial performance and facilitates
comparisons to peer REITs. Please see page 6 for a reconciliation of
GAAP to non-GAAP financial information.
(2) Stabilized LTV is
calculated as the fully funded loan amount (plus any financing that is
pari passu with or senior to such loan), including all contractually
provided for future fundings, divided by the as stabilized value (as
determined in conformance with USPAP) set forth in the original
appraisal. As stabilized value may be based on certain assumptions, such
as future construction completion, projected re-tenanting, payment of
tenant improvement or leasing commissions allowances or free or abated
rent periods, or increased tenant occupancies.
(3) Yield includes
net origination fees and exit fees, but does not include future
fundings, and is expressed as a monthly equivalent yield.
(4)
Excludes deferred debt issuance costs.

Conference Call
Granite Point Mortgage Trust Inc. will host
a conference call on August 7, 2018 at 10:00 a.m. EST to discuss second
quarter 2018 financial results and related information. To participate
in the teleconference, approximately 10 minutes prior to the above start
time please call toll-free (866) 807-9684, (or (412) 317-5415 for
international callers), and ask to be joined into the Granite Point
Mortgage Trust Inc. call. You may also listen to the teleconference live
via the Internet at www.gpmortgagetrust.com,
in the Investor Relations section under the Events & Presentations link.
For those unable to attend, a telephone playback will be available
beginning August 7, 2018 at 12:00 p.m. EST through August 14, 2018 at
12:00 a.m. EST. The playback can be accessed by calling (877) 344-7529
(or (412) 317-0088 for international callers) and providing the Access
Code 10121547. The call will also be archived on the company's website
in the Investor Relations section under the Events & Presentations link.

Granite Point Mortgage Trust
Granite Point Mortgage Trust
Inc., a Maryland corporation, is a real estate investment trust that is
focused on directly originating, investing in and managing senior
floating rate commercial mortgage loans and other debt and debt-like
commercial real estate investments. Granite Point is headquartered in
New York, NY, and is externally managed by Pine River Capital Management
L.P. Additional information is available at www.gpmortgagetrust.com.

Forward-Looking Statements
This presentation contains, in
addition to historical information, certain forward-looking statements
that are based on our current assumptions, expectations and projections
about future performance and events. In particular, statements regarding
future economic performance, finances, and expectations and objectives
of management constitute forward-looking statements. Forward-looking
statements are not historical in nature and can be identified by words
such as "believes," "expects," "may," "will," "should," "seeks,"
"approximately," "intends," "plans," "estimates," "anticipates,"
"targets," "goals," "future," "likely" and other expressions that are
predictions of or indicate future events and trends and that do not
relate to historical matters.

Although the forward-looking statements contained in this presentation
are based upon information available at the time the statements are made
and reflect the best judgment of our senior management, forward-looking
statements inherently involve known and unknown risks, uncertainties and
other factors, which may cause the actual results, performance or
achievements to differ materially from anticipated future results.
Important factors that could cause actual results to differ materially
from expected results, including, among other things, those described in
our filings with the Securities and Exchange Commission ("SEC"),
including our annual report on form 10-K for the year ended December 31,
2017, and any subsequent Quarterly Reports on Form 10-Q under the
caption "Risk Factors." Factors that could cause actual results to
differ include, but are not limited to: the state of the U.S. economy
generally or in specific geographic regions; the general political,
economic, and competitive conditions in the markets in which we invest;
defaults by borrowers in paying debt service on outstanding indebtedness
and borrowers' abilities to manage and stabilize properties; our ability
to obtain financing arrangements on terms favorable to us or at all; the
level and volatility of prevailing interest rates and credit spreads;
reductions in the yield on our investments and an increase in the cost
of our financing; general volatility of the securities markets in which
we participate; the return or impact of current or future investments;
allocation of investment opportunities to us by our Manager; increased
competition from entities investing in our target assets; effects of
hedging instruments on our target investments; changes in governmental
regulations, tax law and rates, and similar matters; our ability to
maintain our qualification as a REIT for U.S. federal income tax
purposes and our exclusion from registration under the Investment
Company Act; availability of desirable investment opportunities;
availability of qualified personnel and our relationship with our
Manager; estimates relating to our ability to make distributions to our
stockholders in the future; hurricanes, earthquakes, and other natural
disasters, acts of war and/or terrorism and other events that may cause
unanticipated and uninsured performance declines and/or losses to us or
the owners and operators of the real estate securing our investments;
deterioration in the performance of the properties securing our
investments that may cause deterioration in the performance of our
investments and, potentially, principal losses to us; and difficulty or
delays in redeploying the proceeds from repayments of our existing
investments. These forward-looking statements apply only as of the date
of this press release. We are under no duty to update any of these
forward-looking statements after the date of this presentation to
conform these statements to actual results or revised expectations. You
should, therefore, not rely on these forward-looking statements as
predictions of future events.

Non-GAAP Financial Measures
In addition to disclosing
financial results calculated in accordance with United States generally
accepted accounting principles (GAAP), this press release and the
accompanying investor presentation present non-GAAP financial measures,
such as Core Earnings and Core Earnings per basic common share, that
exclude certain items. Granite Point management believes that these
non-GAAP measures enable it to perform meaningful comparisons of past,
present and future results of the company's core business operations,
and uses these measures to gain a comparative understanding of the
company's operating performance and business trends. The non-GAAP
financial measures presented by the company represent supplemental
information to assist investors in analyzing the results of its
operations. However, because these measures are not calculated in
accordance with GAAP, they should not be considered a substitute for, or
superior to, the financial measures calculated in accordance with GAAP.
The company's GAAP financial results and the reconciliations from these
results should be carefully evaluated. See the GAAP to non-GAAP
reconciliation table on page 6 of this release.

Additional Information
Stockholders of Granite Point and
other interested persons may find additional information regarding the
company at the Securities and Exchange Commission's Internet site at www.sec.gov
or by directing requests to: Granite Point Mortgage Trust Inc., 590
Madison Avenue, 38th floor, New York, NY 10022, telephone
(212) 364-3200

 
GRANITE POINT MORTGAGE TRUST INC.
CONDENSED CONSOLIDATED BALANCE SHEETS
(in thousands, except share data)
 
   

   June 30,   

    December 31,
2018 2017
ASSETS (unaudited)
Loans held-for-investment $ 2,483,606 $ 2,304,266
Available-for-sale securities, at fair value 12,798 12,798
Held-to-maturity securities 33,659 42,169
Cash and cash equivalents 92,264 107,765
Restricted cash 16,498 2,953
Accrued interest receivable 7,555 7,105
Deferred debt issuance costs 6,950 8,872
Prepaid expenses 247 390
Other assets   14,320     12,812  
Total Assets $ 2,667,897   $ 2,499,130  
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities
Repurchase agreements $ 1,019,009 $ 1,521,608
Securitized debt obligations 652,107
Convertible senior notes 139,930 121,314
Accrued interest payable 3,280 3,119
Unearned interest income 610 197
Dividends payable 17,408 16,454
Other liabilities   8,191     6,817  
Total Liabilities 1,840,535 1,669,509
10% cumulative redeemable preferred stock, par value $0.01 per
share; 50,000,000 shares authorized and 1,000 and 1,000 shares
issued and outstanding, respectively
1,000 1,000
Stockholders' Equity
Common stock, par value $0.01 per share; 450,000,000 shares
authorized and 43,456,234 and 43,235,103 shares issued and
outstanding, respectively
435 432
Additional paid-in capital 831,568 829,704
Accumulated other comprehensive income
Cumulative earnings 58,613 28,800
Cumulative distributions to stockholders   (64,254 )   (30,315 )
Total Stockholders' Equity   826,362     828,621  
Total Liabilities and Stockholders' Equity $ 2,667,897   $ 2,499,130  
 
 
GRANITE POINT MORTGAGE TRUST INC.
CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
(in thousands, except share data)
 
    Three Months Ended     Six Months Ended
June 30, June 30,
2018     2017 2018     2017
Interest income: (unaudited) (unaudited)
Loans held-for-investment $ 42,359 $ 24,920 $ 81,152 $ 47,558
Available-for-sale securities 285 256 557 502
Held-to-maturity securities 836 920 1,721 1,852
Cash and cash equivalents   29     4     56     6  
Total interest income 43,509 26,100 83,486 49,918
Interest expense:
Repurchase agreements 14,934 5,493 31,128 10,249
Securitized debt obligations 3,875 3,875
Convertible senior notes 2,206 4,385
Revolving credit facilities 220 220
Note payable to affiliate       2,280         3,630  
Interest expense   21,235     7,773     39,608     13,879  
Net interest income 22,274 18,327 43,878 36,039
Other income:
Fee income   564         1,446      
Total other income 564 1,446
Expenses:
Management fees 3,114 1,925 6,323 3,587
Servicing expenses 494 307 952 629
General and administrative expenses   4,005     1,900     8,237     4,173  
Total expenses   7,613     4,132     15,512     8,389  
Income before income taxes 15,225 14,195 29,812 27,650
Benefit from income taxes   (2 )   (2 )   (1 )   (1 )
Net income 15,227 14,197 29,813 27,651
Dividends on preferred stock   25         50      
Net income attributable to common stockholders $ 15,202   $ 14,197   $ 29,763   $ 27,651  
Basic earnings per weighted average common share(1) $ 0.35   $   $ 0.69   $  
Diluted earnings per weighted average common share(1) $ 0.34   $   $ 0.67   $  
Dividends declared per common share $ 0.40   $   $ 0.78   $  
Weighted average number of shares of common stock outstanding:
Basic   43,446,963     43,234,205     43,410,796     43,234,205  
Diluted   50,634,463     43,234,205     50,598,296     43,234,205  
Comprehensive income:
Net income attributable to common stockholders $ 15,202 $ 14,197 $ 29,763 $ 27,651
Other comprehensive (loss) income, net of tax:
Unrealized (loss) gain on available-for-sale securities   (16 )   16         96  
Other comprehensive (loss) income   (16 )   16         96  
Comprehensive income attributable to common stockholders $ 15,186   $ 14,213   $ 29,763   $ 27,747  
 

(1) The Company has calculated earnings per share only for the period
common stock was outstanding, referred to as the post-formation period.
The Company has defined the post-formation period to be the period from
the date the Company commenced operations as a publicly traded company
on June 28, 2017 and on. Earnings per share is calculated by dividing
the net income for the post-formation period by the weighted average
number of shares outstanding during the post-formation period.

 
GRANITE POINT MORTGAGE TRUST INC.
RECONCILIATION OF GAAP TO NON-GAAP FINANCIAL INFORMATION
(dollars in thousands, except share data)
 
    Three Months Ended
June 30, 2018
(unaudited)
Reconciliation of GAAP net income to Core Earnings:
 
GAAP Net Income $ 15,202
Adjustments for non-core earnings:
Non-cash equity compensation   1,159
Core Earnings(1) $ 16,361
 
Core Earnings per basic common share $ 0.38
Basic weighted average shares outstanding   43,446,963
 

(1) Core Earnings is a non-U.S. GAAP measure that we define as
comprehensive income attributable to common stockholders, excluding
"realized and unrealized gains and losses" (impairment losses, realized
and unrealized gains or losses on the aggregate portfolio and non-cash
compensation expense related to restricted common stock). We believe the
presentation of Core Earnings provides investors greater transparency
into our period-over-period financial performance and facilitates
comparisons to peer REITs.

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