Attached files
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| EX-99.1 - EXHIBIT 99.1 - KKR Real Estate Finance Trust Inc. | a20171106-exhibit99x1.htm |
| 8-K - 8-K - KKR Real Estate Finance Trust Inc. | a20171106-kref8xk.htm |
KKR Real Estate Finance Trust Inc.
3rd Quarter 2017 Supplemental Information
November 7, 2017
Legal Disclosures
2
This presentation has been prepared for KKR Real Estate Finance Trust Inc. (NYSE: KREF) for the benefit of its stockholders. This presentation is solely for
informational purposes in connection with evaluating the business, operations and financial results of KKR Real Estate Finance Trust Inc. and its subsidiaries
(collectively, "KREF"). This presentation is not and shall not be construed as an offer to purchase or sell, or the solicitation of an offer to purchase or sell, any
securities, any investment advice or any other service by KREF. Nothing in this presentation constitutes the provision of any tax, accounting, financial,
investment, regulatory, legal or other advice by KREF or its advisors. This presentation may not be referenced, quoted or linked by website by any third party, in
whole or in part, except as agreed to in writing by KREF.
This presentation contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of
the Securities Exchange Act of 1934, as amended, which reflect KREF’s current views with respect to, among other things, its future operations and financial
performance. You can identify these forward looking statements by the use of words such as "outlook," "believe," "expect," "potential," "continue," "may,"
"should," "seek," "approximately," "predict," "intend," "will," "plan," "estimate," "anticipate," the negative version of these words, other comparable words or
other statements that do not relate strictly to historical or factual matters. The forward-looking statements are based on KREF’s beliefs, assumptions and
expectations, taking into account all information currently available to it. These beliefs, assumptions and expectations can change as a result of many possible
events or factors, not all of which are known to KREF or are within its control. Such forward-looking statements are subject to various risks and uncertainties,
including, among other things: the general political, economic and competitive conditions in the United States and in any foreign jurisdictions in which KREF
invests; the level and volatility of prevailing interest rates and credit spreads; adverse changes in the real estate and real estate capital markets; general
volatility of the securities markets in which KREF participates; changes in KREF’s business, investment strategies or target assets; difficulty in obtaining financing
or raising capital; reductions in the yield on KREF’s investments and increases in the cost of KREF’s financing; acts of God such as 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 KREF or
the owners and operators of the real estate securing KREF’s investments; deterioration in the performance of properties securing KREF’s investments that may
cause deterioration in the performance of KREF’s investments and potentially principal losses to KREF; defaults by borrowers in paying debt service on
outstanding indebtedness; the adequacy of collateral securing KREF’s investments and declines in the fair value of KREF’s investments; adverse developments in
the availability of desirable investment opportunities whether they are due to competition, regulation or otherwise; difficulty in successfully managing KREF’s
growth, including integrating new assets into KREF’s existing systems; the cost of operating KREF’s platform, including, but not limited to, the cost of operating a
real estate investment platform and the cost of operating as a publicly traded company; the availability of qualified personnel and KREF’s relationship with KKR
Real Estate Finance Manager LLC; KKR controls KREF and its interests may conflict with those of KREF’s stockholders in the future; KREF’s qualification as a REIT
for U.S. federal income tax purposes and KREF’s exclusion from registration under the Investment Company Act of 1940; authoritative GAAP or policy changes
from such standard-setting bodies such as the Financial Accounting Standards Board, the Securities and Exchange Commission (the “SEC”), the Internal Revenue
Service, the New York Stock Exchange and other authorities that KREF is subject to, as well as their counterparts in any foreign jurisdictions where KREF might
do business; and other risks and uncertainties, including those described under the section entitled "Risk Factors" in KREF’s prospectus dated May 4, 2017, filed
with the SEC on May 8, 2017, as such factors may be updated from time to time in KREF’s filings with the SEC, which are accessible on the SEC’s website at
www.sec.gov. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from those indicated in this
presentation. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements and information
included in this presentation and in KREF’s filings with the SEC.
All forward looking statements in this presentation speak only as of November 7, 2017. KREF undertakes no obligation to publicly update or review any forward-
looking statements, whether as a result of new information, future developments or otherwise, except as required by law.
All financial information in this presentation is as of September 30, 2017 unless otherwise indicated.
This presentation also includes non-GAAP financial measures, including Core Earnings, Core Earnings per Weighted Average Share, Net Core Earnings and Net
Core Earnings per Weighted Average Share. Such non-GAAP financial measures should be considered only as supplemental to, and not as superior to, financial
measures prepared in accordance with U.S. GAAP. Please refer to the Appendix of this presentation for a reconciliation of the non-GAAP financial measures
included in this presentation to the most directly comparable financial measures prepared in accordance with U.S. GAAP.
3Q17 Key Highlights
3
Note: Net income attributable to common stockholders per share and Net Core Earnings per share based on diluted weighted average shares outstanding as of September 30,
2017; book value per share and increase in net interest income per share due to an increase in one-month USD LIBOR based on shares outstanding at September 30, 2017.
(1) See Appendix for definition and reconciliation to financial results prepared in accordance with GAAP.
(2) Based on KREF closing price as of November 6, 2017.
(3) LTV is generally based on the initial loan amount divided by the as-is appraised value as of the date the loan was originated.
Financials
Net income attributable to common stockholders of $17.3 million or $0.32
per share; Net Core Earnings(1) of $16.5 million or $0.31 per share
Book value of $19.78 per share
Paid 3Q dividend of $0.37 per share on October 12, 2017, equating to a
7.3% annualized dividend yield(2)
Originations
Total Portfolio
Capitalization
Interest Rate
Sensitivity
Originated $629 million of floating-rate senior loans with a weighted average
LTV of 69%(3)
YTD originations of $1.2 billion
Subsequent to quarter end, originated a $150 million floating-rate senior
loan with an LTV of 57%(3)
$1.8 billion portfolio comprised of 31 investments
Portfolio weighted average LTV of 67%(3)
90% floating-rate senior loans
Senior loans weighted average LTV of 67%(3)
Weighted average risk rating of 3.0 (Average Risk)
$1.1 billion of undrawn capacity on secured financing facilities
Utilized share buyback program to purchase 26,398 shares of common stock
at an average price of $19.80 for a total of $0.5 million
Subsequent to quarter end, added $150 million of term credit facility
capacity and extended maturity date
92% of the portfolio is floating-rate
A 50 basis point increase in one-month USD LIBOR would increase net
interest income by $2.9 million or $0.05 per share over the next twelve
months
3Q17 Financial Summary
4
(1) See Appendix for definition and reconciliation to financial results prepared in accordance with GAAP.
(2) Includes loans financed through non-recourse sale of a senior interest that is not included in our consolidated financial statements.
(3) Represents (i) total outstanding face amount of secured debt agreements less cash to (ii) total stockholders’ equity.
(4) Represents (i) total outstanding face amount of secured debt agreements and non-consolidated senior interests less cash to (ii) total stockholders’ equity.
Income Statement
($ in Millions, except per share data)
3Q17
Net Interest Income $19.0
Other Income $4.3
Operating Expenses and Other $(6.0)
Net Income Attributable to
Common Stockholders $17.3
Weighted Average Shares
Outstanding, Diluted 53,697,041
Net Income Per Share $0.32
Net Core Earnings(1) $16.5
Net Core Earnings per Share(1) $0.31
Dividend per Share $0.37
3Q17
Total Portfolio $1,811.6
Secured Debt Outstanding Face
Amount $761.6
Senior Loan Interests(2) $62.0
Total Leverage $823.6
Total Stockholders Equity $1,062.0
Cash $90.0
Debt-to-Equity Ratio(3) 0.6x
Total Leverage Ratio(4) 0.7x
Shares Outstanding 53,685,440
Book Value Per Share $19.78
Balance Sheet
($ in Millions, except per share data)
3Q17 Loan Originations
5
$1,265
$594
2Q17
Portfolio
3Q17
Fundings
3Q17
Repayments
3Q17
Portfolio
($ in Millions)
$1,812
$287
Future
Funding
Obligations(2)
Summary of 3Q17 Originations Outstanding Portfolio
• New loans originated5
• Committed to new loans$629mm
• Senior loans100%
• Floating-rate loans100%
• Weighted average LTV69%
• Weighted average
couponL+4.1%
• Weighted average
underwritten IRR(1)11.7%
($47)
$2,099
(1) See Appendix for definition.
(2) Future funding obligations are generally contingent upon certain events and may not result in investment by us.
3Q17 Loan Originations – Case Studies
6
Investment New York City Residential Condo Atlanta Office Honolulu Multifamily
Loan Type Floating-Rate Senior Loan Floating-Rate Senior Loan Floating-Rate Senior Loan
Loan Size $239 million $119 million $105 million
Location New York, NY Atlanta, GA Honolulu, HI
Collateral 30 luxury condominium units 821k SF Class B+ office 270 unit Class A apartment building
Loan Purpose Refinance Acquisition Refinance
LTV(1) 69% 66% 66%
Investment
Date August 2017 August 2017 August 2017
Asset Photos
(1) LTV is based on the initial loan amount divided by the as-is appraised value as of the date the loan was originated. New York City Residential Condo LTV is based on the total
loan amount of $239.2 million divided by the appraised net sell-out value of $345.4 million.
3Q17 Loan Originations – Case Studies
7
Investment Denver Multifamily Queens Industrial
Loan Type Floating-Rate Senior Loan Floating-Rate Senior Loan
Loan Size $91 million $75 million
Location Denver, CO Queens, NY
Collateral 274 unit Class A luxury apartment building Two adjacent, Class B, 616k SF industrial buildings
Loan Purpose Refinance Acquisition
LTV(1) 73% 72%
Investment Date August 2017 July 2017
Asset Photos
(1) LTV based on initial loan amount divided by the as-is appraised value as of the date the loan was originated; Denver Multifamily LTV calculated based on $81.0 million senior loan
amount at closing divided by the as-is appraised value of $111.4 million.
3Q17 KREF Portfolio by the Numbers
8
• $1.8 billion portfolio comprised of 31 investments
• Portfolio weighted average LTV of 67%(1)
Investment Type(2)
Property Type(3)
Interest Rate Type
Geography(3)
Note: The charts above are based on total assets. Total assets reflect (i) the current principal amount of our senior and mezzanine loans and (ii) the cost basis of our CMBS B-Pieces, net of VIE liabilities. In
accordance with GAAP, we carry our CMBS B-Pieces at fair value, which we valued above our cost basis as of September 30, 2017.
(1) LTV is generally based on the initial loan amount divided by the as-is appraised value as of the date the loan was originated. See page 12 for additional details.
(2) Senior loans include senior mortgages and similar credit quality loans, including related contiguous junior participations in senior loans where KREF has financed a loan with structural leverage through the
non-recourse sale of a corresponding first mortgage.
(3) Excludes CMBS.
Senior Loans
90%
CMBS
6%
Mezz
4%
Floating
92%
Fixed
8%
NY
32%
CA
15%
GA
11%
CO
9%
Other
33%Office
38%
Multifamily
23%
Retail
15%
Condo (Residential)
13%
Industrial/Flex
8%
Hospitality
3%
Maximum Capacity Outstanding Face Amount
Weighted Average
Coupon
Term Credit Facilities $1,750 $762 L+2.07%
Corporate Revolving
Facility $75 -- --
Total Secured Debt $1,825 $762
Senior Loan Interests(1) $62 $62 L+2.00%
Total Leverage $1,887 $824
3Q Financing Overview
9
• Total financing capacity of $1.8 billion with $1.1 billion of undrawn capacity
• Subsequent to quarter end, upsized Goldman Sachs term credit facility by $150 million and extended maturity to
2022 on a fully-extended basis
($ in Millions)
Summary of Outstanding Financing
Debt-to-Equity Ratio of 0.6x(2)
(1) Includes loans financed through non-recourse sale of a senior interest that is not included in our consolidated financial statements.
(2) Represents (i) total outstanding face amount of secured debt agreements less cash to (ii) total stockholders’ equity.
(3) Represents (i) total outstanding face amount of secured debt agreements and non-consolidated senior interests less cash to (ii) total stockholders’ equity.
Total Leverage Ratio of 0.7x(3)
• KREF benefits in a rising rate environment
• 92% of the portfolio is indexed to one-month USD LIBOR
• A 50 basis point increase in one-month USD LIBOR would increase net interest income by $2.9 million or $0.05
per share over the next 12 months(1)
Net Interest Income Sensitivity to LIBOR Increases(1)
($ in Millions)
(1) As of September 30, 2017, assumes loans are drawn up to maximum approved advance rate based on current principal amount; per
share amount assumes 53,685,440 shares outstanding.
$2.9
$5.8
$8.7
$11.6
$0.0
$2.0
$4.0
$6.0
$8.0
$10.0
$12.0
$14.0
0.50% 1.00% 1.50% 2.00%
Change in LIBOR
Interest Rate Sensitivity
Appendix
11
Portfolio Details
12
(1) Senior loans include senior mortgages and similar credit quality investments, including junior participations in our originated senior loans for which we have syndicated the senior participations and retained the junior
participations for our portfolio.
(2) Net equity reflects (i) the amortized cost basis of our loans, net of borrowings and a 5% noncontrolling interest in the entity that holds certain of our mezzanine loans; (ii) the cost basis of our CMBS B-Pieces, net of VIE
liabilities; and (iii) the cost basis of our investment in RECOP.
(3) Represents Committed Principal Amount less Current Principal Amount on Senior Loans with the exception of Loan #10, for which the future funding commitment is held by the syndicated senior participation; there is no
future funding on mezzanine loans or CMBS with the exception of $32 million of remaining commitment to RECOP.
(4) Weighted averages are weighted by current principal amount for senior loans and mezzanine loans; weighted averages are weighted by net equity for CMBS B-Pieces; weighted average coupon calculation includes one-
month USD LIBOR for floating-rate Mezzanine Loans.
(5) L = one-month USD LIBOR rate; spot one-month USD LIBOR rate of 1.23% included in mezzanine loan and portfolio-wide averages represented as fixed rates.
(6) Max remaining term (years) assumes all extension options are exercised, if applicable.
(7) For senior and mezzanine loans, loan-to-value ratio ("LTV") is based on the initial loan amount divided by the as-is appraised value as of the date the loan was originated; for Senior Loan 1, LTV is based on the total loan
amount of $239.2 million divided by the appraised net sell-out value of $345.4 million; for Mezzanine Loan 1, LTV is based on the total loan amount divided by the as-is appraised value at March 17, 2017; for CMBS B-
Pieces, LTV is based on the weighted average LTV of the underlying loan pool at issuance.
(8) Represents Current Principal Amount of Senior Loans and Mezzanine Loans and Net Equity Amount for CMBS.
# Investment Location Property Type
Investment
Date
Committed
Principal
Amount
Current
Principal
Amount
Net
Equity(2)
Future
Funding(3) Coupon(4)(5)
Max
Remaining
Term
(Yrs)(4)(6)LTV(4)(7)
Senior Loans(1)
1 Senior Loan New York, NY Condo (Residential) 8/4/2017 $239.2 $225.1 $223.7 $0.0 L + 4.8% 2.8 69%
2 Senior Loan Portland, OR Retail 10/26/2015 177.0 119.8 43.7 57.2 L + 5.5% 3.1 61%
3 Senior Loan San Diego, CA Office 9/9/2016 168.0 144.4 40.6 23.6 L + 4.2% 4.0 71%
4 Senior Loan Irvine, CA Office 4/11/2017 162.1 130.0 32.3 32.1 L + 3.9% 4.6 62%
5 Senior Loan Brooklyn, NY Retail 9/27/2016 138.6 119.6 37.5 19.0 L + 5.0% 4.0 59%
6 Senior Loan Brooklyn, NY Office 3/30/2017 132.3 98.8 24.8 33.5 L + 4.4% 4.5 68%
7 Senior Loan Atlanta, GA Office 8/15/2017 119.0 95.3 94.7 23.7 L + 3.0% 4.9 66%
8 Senior Loan Honolulu, HI Multifamily 8/23/2017 105.0 100.0 89.2 5.0 L + 4.0% 4.9 66%
9 Senior Loan Crystal City, VA Office 9/14/2016 103.5 78.1 23.6 25.4 L + 4.5% 4.0 59%
10 Senior Loan Denver, CO Multifamily 2/28/2017 85.9 77.8 15.6 0.0 L + 3.8% 4.4 75%
11 Senior Loan Denver, CO Multifamily 8/4/2017 81.0 81.0 70.4 0.0 L + 4.0% 4.8 73%
12 Senior Loan Austin, TX Multifamily 2/15/2017 79.2 59.9 15.0 19.3 L + 4.2% 4.4 71%
13 Senior Loan Queens, NY Industrial 7/21/2017 75.1 61.3 14.8 13.8 L + 3.7% 4.8 72%
14 Senior Loan New York, NY Multifamily 10/7/2016 74.5 66.2 17.0 8.3 L + 4.4% 4.1 68%
15 Senior Loan Atlanta, GA Industrial 12/17/2015 73.0 67.5 18.1 5.5 L + 4.0% 3.3 73%
16 Senior Loan Atlanta, GA Office 5/12/2017 61.9 43.8 11.7 18.1 L + 4.0% 4.7 71%
17 Senior Loan Nashville, TN Office 5/19/2016 55.0 52.8 13.3 2.2 L + 4.3% 3.7 70%
Total / Weighted Average $1,930.3 $1,621.4 $786.0 $286.7 L + 4.3% 4.1 67%
Mezzanine Loans
1 Mezzanine Loan Clearwater, FL Hospitality 1/22/2015 35.0 35.0 33.3 - L + 9.8% 2.4 73%
2 Mezzanine Loan Chicago, IL Retail 6/23/2015 16.5 16.5 16.4 - L + 9.2% 2.8 82%
3 - 8 Fixed Rate Mezzanine Loans Various Various Various 26.2 26.2 24.9 - 10.6% 7.6 77%
Total / Weighted Average $77.7 $77.7 $74.6 - 10.8% 4.2 76%
CMBS
Total / Weighted Average $349.2 $317.2 $112.5 $32.0 4.2% 8.2 65%
Portfolio Total / Weighted Average $2,357.2 $2,016.3 $973.1 $286.7 5.7% 4.3 67%
3Q17 Outstanding Portfolio(8) $1,811.6
($ in millions)
Fully Extended Loan Maturities
13
Fully Extended Loan Maturities(1)
($ in Millions)
(1) Excludes CMBS; includes non-consolidated senior interests.
• Fully extended weighted average loan maturity of 4.1 years(1)
$396.4
$528.6
$747.9
$8.0 $18.2
$0
$100
$200
$300
$400
$500
$600
$700
$800
2017 2018 2019 2020 2021 2022 2023 2024 2025
Fully extended maturity
14
Consolidated Balance Sheet
(in thousands - except share and per share data)
September 30, 2017 December 31, 2016
Assets
Cash and cash equivalents $ 89,976 $ 96,189
Restricted cash and cash equivalents 600 157
Commercial mortgage loans, held-for-investment, net 1,543,851 674,596
Commercial mortgage loans, held-for-sale, net 81,550 26,230
Preferred interest in joint venture, held-to-maturity - 36,445
Equity method investments in unconsolidated subsidiaries, at fair value 8,328 -
Accrued interest receivable 6,930 2,974
Other assets 2,894 2,728
Commercial mortgage loans held in variable interest entities, at fair value 5,429,874 5,426,084
Total Assets $ 7,164,003 $ 6,265,403
Liabilities and Equity
Liabilities
Secured financing agreements, net $ 755,987 $ 439,144
Accounts payable, accrued expenses and other liabilities 3,014 2,297
Dividends Payable 19,992 ‐
Accrued interest payable 1,108 593
Due to affiliates 4,036 1,728
Variable interest entity liabilities, at fair value 5,313,914 5,313,574
Total Liabilities 6,098,051 5,757,336
Commitments and Contingencies
Temporary Equity
Redeemable noncontrolling interests in equity of consolidated joint venture 3,053 3,030
Redeemable preferred stock 949 -
Permanent Equity
Preferred stock, 50,000,000 authorized (1 share with par value of $0.01 issued and outstanding as of
September 30, 2017 and December 31, 2016, respectively, and 125 shares with stated value of $1,000.00
issued and outstanding as of December 31, 2016) ‐ 125
Common stock, 300,000,000 authorized (53,685,440 and 24,158,392 shares with par value of $0.01 issued
and outstanding as of September 30, 2017 and December 31, 2016, respectively) 537 242
Additional paid-in capital 1,052,826 479,417
Retained earnings 9,110 17,914
Treasury stock: 26,398 shares held at cost as of September 30, 2017 (523) -
Total KKR Real Estate Finance Trust Inc. stockholders’ equity 1,061,950 497,698
Noncontrolling interests in equity of consolidated joint venture - 7,339
Total Permanent Equity 1,061,950 505,037
Total Liabilities and Equity $ 7,164,003 $ 6,265,403
15 CONFIDENTIAL
Consolidated Statement of Operations
(in thousands - except share and per share data) For the Three Months Ended For the Nine Months Ended
Sept 30, 2017 Sept 30, 2016 Sept 30, 2017 Sept 30, 2016
Net Interest Income
Interest income $ 24,408 $ 7,896 $ 54,760 $ 20,884
Interest expense 5,414 1,627 12,592 3,976
Total net interest income 18,994 6,269 42,168 16,908
Other Income
Change in net assets related to consolidated variable interest entities 4,025 6,220 12,810 9,960
Income from equity method investments in unconsolidated subsidiaries 115 - 461 —
Other income 177 64 616 143
Total other income 4,317 6,284 13,887 10,103
Operating Expenses
General and administrative 1,339 548 3,254 1,748
Management fees to affiliate 3,989 1,621 9,513 4,088
Incentive compensation to affiliate - - - 365
Total operating expenses 5,328 2,169 12,767 6,201
Income Before Income Taxes, Noncontrolling Interests and Preferred Dividends 17,983 10,384 43,288 20,810
Income tax expense 120 71 388 214
Net Income 17,863 10,313 42,900 20,596
Redeemable Noncontrolling Interests in Income of Consolidated Joint Venture 54 87 134 248
Noncontrolling Interests in Income of Consolidated Joint Venture 377 210 801 601
Net Income Attributable to KKR Real Estate Finance Trust Inc. and Subsidiaries 17,432 10,016 41,965 19,747
Preferred Stock Dividends 93 4 181 12
Net Income Attributable to Common Stockholders $ 17,339 $ 10,012 $ 41,784 $ 19,735
Net Income Per Share of Common Stock, Basic and Diluted $ 0.32 $ 0.48 $ 0.98 $ 1.12
Weighted Average Number of Shares of Common Stock Outstanding, Basic 53,696,967 20,810,322 42,501,356 17,668,177
Weighted Average Number of Shares of Common Stock Outstanding, Diluted 53,697,041 20,810,322 42,501,530 17,668,177
Dividends Declared per Share of Common Stock $ 0.37 $ 0.26 $ 1.25 $ 0.95
Reconciliation of GAAP Net Income to Core Earnings and Net
Core Earnings
16
3Q17 2Q17
($ in millions, except share and per share data)
Net Income Attributable to Common Stockholders $17.3 $14.1
Adjustments
Non-cash equity compensation expense - -
Incentive compensation to affiliate - -
Depreciation and amortization - -
Unrealized (gains) or losses (0.9) (1.1)
Core Earnings(1) $16.5 $13.0
Weighted Average Shares Outstanding, Diluted 53,697,041 46,633,248
Core Earnings per Weighted Average Share(1) $0.31 $0.28
Core Earnings(1) $16.5 $13.0
Less: Incentive compensation to affiliate - -
Net Core Earnings(1) $16.5 $13.0
Weighted Average Shares Outstanding, Diluted 53,697,041 46,633,248
Net Core Earnings per Weighted Average Share(1) $0.31 $0.28
(1) See Appendix page 17 for definitions. Excludes $1.3 million and $1.3 million, or $0.02 and $0.03 per diluted weighted average share outstanding of original issue discount on
CMBS B-pieces accreted as a component of taxable income during 3Q17 and 2Q17, respectively.
Key Definitions
17
• "Core Earnings" and “Net Core Earnings”: Used by the Company to evaluate the Company's performance excluding the effects of certain
transactions and GAAP adjustments the Company believes are not necessarily indicative of the current loan activity and operations. Core Earnings and
Net Core Earnings are measures that are not prepared in accordance with GAAP. The Company defines Core Earnings as net income (loss) attributable
to stockholders or, without duplication, owners of the Company's subsidiaries, computed in accordance with GAAP, including realized losses not
otherwise included in GAAP net income (loss) and excluding (i) non-cash equity compensation expense, (ii) the incentive compensation payable to the
Company's Manager, (iii) depreciation and amortization, (iv) any unrealized gains or losses or other similar non-cash items that are included in net
income for the applicable reporting period, regardless of whether such items are included in other comprehensive income or loss, or in net income, and
(v) one-time events pursuant to changes in GAAP and certain material non-cash income or expense items after discussions between the Company's
Manager and board of directors (and after approval by a majority of the independent directors). The exclusion of depreciation and amortization from
the calculation of Core Earnings only applies to debt investments related to real estate to the extent the Company forecloses upon the property or
properties underlying such debt investments. Net Core Earnings is Core Earnings less incentive compensation payable to the Company’s Manager.
The Company believes providing Core Earnings and Net Core Earnings on a supplemental basis to net income as determined in accordance with GAAP is
helpful to stockholders in assessing the overall performance of the Company's business. Core Earnings and Net Core Earnings should not be considered
as substitutes for GAAP net income. The Company's methodology for calculating Core Earnings and Net Core Earnings may differ from the
methodologies employed by other REITs to calculate the same or similar supplemental performance measures, and as a result, the Company's Core
Earnings and Net Core Earnings may not be comparable to similar measures presented by other REITs.
• “IRR”: IRR is the annualized effective compounded return rate that accounts for the time-value of money and represents the rate of return on an
investment over a holding period expressed as a percentage of the investment. It is the discount rate that makes the net present value of all cash
outflows (the costs of investment) equal to the net present value of cash inflows (returns on investment). It is derived from the negative and positive
cash flows resulting from or produced by each transaction (or for a transaction involving more than one investment, cash flows resulting from or
produced by each of the investments), whether positive, such as investment returns, or negative, such as transaction expenses or other costs of
investment, taking into account the dates on which such cash flows occurred or are expected to occur, and compounding interest accordingly. The
weighted average underwritten IRR for the investments shown reflects the returns underwritten by KKR Real Estate Finance Manager LLC, the
Company’s external manager, taking into account certain assumptions around leverage up to no more than the maximum approved advance rate, and
calculated on a weighted average basis assuming no dispositions, early prepayments or defaults but assuming that extension options are exercised and
that the cost of borrowings remains constant over the remaining term. With respect to certain loans included in the weighted average underwritten IRR
shown, the calculation assumes certain estimates with respect to the timing and magnitude of the initial and future fundings for the total loan
commitment and associated loan repayments, and assumes no defaults. With respect to certain loans included in the weighted average underwritten
IRR shown, the calculation assumes the one-month spot USD LIBOR as of the date the loan was originated. There can be no assurance that the actual
weighted average IRRs will equal the weighted average underwritten IRRs shown.