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| 8-K - 8-K GRANITE POINT THIRD QUARTER 2017 INVESTOR PRESENTATION - Granite Point Mortgage Trust Inc. | a8-kgpmtq3x17investorprese.htm |
Third Quarter 2017Investor Presentation
Safe Harbor Statement
FORWARD LOOKING STATEMENTS
This presentation includes “forward-looking statements” within the meaning of the safe harbor provisions of the United States Private Securities Litigation
Reform Act of 1995. Actual results of Granite Point Mortgage Trust Inc. (“Granite Point,” “we,” “us” or “our”) may differ from expectations, estimates and
projections and, consequently, readers should not rely on these forward-looking statements as predictions of future events. Words such as “expect,” “target,”
“assume,” “estimate,” “project,” “budget,” “forecast,” “anticipate,” “intend,” “plan,” “goal,” “may,” “future,” “likely,” “will,” “could,” “should,” “believe,” “predict,”
“potential,” “continue” and similar expressions or their negative forms are intended to identify such forward-looking statements. These forward-looking
statements involve significant risks and uncertainties that could cause actual results to differ materially from expected results, including, among other things,
those described in our Quarterly Report on Form 10-Q for the quarter ended June 30, 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 timing of cash flows, if any, from our investments; the
state of the U.S. economy generally or in specific geographic regions; defaults by borrowers in paying debt service on outstanding items and borrowers' abilities
to manage and stabilize properties; actions and initiatives of the U.S. Government and changes to U.S. Government policies; our ability to obtain financing
arrangements on terms favorable to us or at all; financing and advance rates for our target investments; our expected leverage; general volatility of the securities
markets in which we invest; the return or impact of current or future investments; allocation of investment opportunities to us by our Manager; changes in
interest rates and the market value of our investments; effects of hedging instruments on our target investments; rates of default or decreased recovery rates on
our target investments; the degree to which our hedging strategies may or may not protect us from interest rate volatility; 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; availability of investment
opportunities in mortgage-related and real estate-related investments and securities; our ability to locate suitable investments, and monitor, service and
administer our investments and execute our investment strategy; availability of qualified personnel; estimates relating to our ability to make distributions to our
stockholders in the future; our understanding of our competition; and market trends in our industry, interest rates, real estate values, the debt securities
markets or the general economy.
Readers are cautioned not to place undue reliance upon any forward-looking statements, which speak only as of the date made. We do not undertake or accept
any obligation to release publicly any updates or revisions to any forward-looking statement to reflect any change in its expectations or any change in events,
conditions or circumstances on which any such statement is based. Additional information concerning these and other risk factors is contained in our most
recent filings with the Securities and Exchange Commission (SEC). All subsequent written and oral forward-looking statements concerning Granite Point or
matters attributable to Granite Point or any person acting on its behalf are expressly qualified in their entirety by the cautionary statements above.
This presentation may include industry and market data obtained through research, surveys, and studies conducted by third parties and industry publications.
We have not independently verified any such market and industry data from third-party sources. This presentation is provided for discussion purposes only and
may not be relied upon as legal or investment advice, nor is it intended to be inclusive of all the risks and uncertainties that should be considered. This
presentation does not constitute an offer to purchase or sell any securities, nor shall it be construed to be indicative of the terms of an offer that the parties or
their respective affiliates would accept.
Readers are advised that the financial information in this presentation is based on company data available at the time of this presentation and, in certain
circumstances, may not have been audited by Granite Point’s independent auditors.
2
Company Formation Summary
• Granite Point was formed by Two Harbors Investment Corp. (NYSE: TWO) in a spin-out
transaction in order to continue the commercial real estate lending business established
by Two Harbors in 2015
• As part of the formation transaction in June 2017, we:
– Completed an initial public offering (IPO), raising net proceeds of $181.9 million
– Issued 33,071,000 shares of common stock to Two Harbors in exchange for the $1.8 billion
commercial real estate portfolio that we originated while part of Two Harbors
– Established significant borrowing capacity of approximately $2.0 billion
• Two Harbors completed the spin-out on November 1, 2017 by distributing its shares of
Granite Point common stock to its stockholders, allowing our market capitalization to be
fully floating
3
Company Overview(1)
4
C YC LE -T EST ED S E N IO R
I N V E STM E NT T E A M
AT T RAC T I VE A N D S U STA I NABLE
M A R KE T O P P O RTUNI T Y
H I G H C R E D IT Q UA L IT Y
I N V E STM E NT P O RT FO L IO
D I F F ER E NT IATE D D I R E C T
O R I G INAT I O N P L ATFO R M
LEADING COMMERCIAL REAL ESTATE FINANCE COMPANY FOCUSED ON DIRECTLY
ORIGINATING AND MANAGING SENIOR FLOATING RATE COMMERCIAL MORTGAGE LOANS
• Over 25 years of experience leading commercial real
estate lending platforms through multiple credit and real
estate cycles
• Extensive experience in investment management
• Broad and longstanding direct relationships within the
commercial real estate lending industry
• Structural changes create an enduring, sectoral shift in
flows of debt capital into U.S. commercial real estate
• Borrower demand for debt capital for both acquisition and
refinancing activity remains strong
• Senior floating rate loans remain an attractive value
proposition within the commercial real estate debt
markets
• Carrying value of $2.2 billion
• Well diversified across property types and geographies
• Senior loans comprise over 90% of the portfolio
• Over 97% of loans are floating rate; well positioned for
rising short term interest rates
• Direct origination of senior floating rate commercial real
estate loans
• Target top 25 and generally up to the top 50 MSAs in the
U.S.
• Fundamental value-driven investing combined with credit
intensive underwriting
• Focus on cash flow as one of our key underwriting criteria
• Prioritize income-producing, institutional-quality properties
and sponsors
1) Except as otherwise indicated in this presentation, reported data is as of or for the period ended September 30, 2017.
Commercial Real Estate Market Overview
Banks
53.2%
CMBS
16.5%
Life Cos
11.5%
GSE
7.2%
Other
11.6%
$-
$100
$200
$300
$400
$500
$600
Sale transaction volume rebounded strongly following
the global economic crisis(2)
U.S. Foreign
Market Environment
6
(1) Source: Trepp LLC and Federal Reserve Bank, dated as of 10/20/2017.
(2) Source: Real Capital Analytics. Data from 12/31/2001 to 12/31/2016.
(3) Source: Federal Reserve Bank, Fourth Quarter 2016 Flow of Funds.
DEMAND FOR COMMERCIAL REAL ESTATE LOANS REMAINS HIGH…
Total CRE Debt: ~$3 trillion
HOLDERS OF CRE DEBT (3 )
$0
$100
$200
$300
$400
$500
2018 2019 2020 2021 2022
$
in
b
illi
o
n
s
Over $1.5 trillion of loans maturing
over the next 5 years(1)
Banks CMBS Life Cos Other
Market Environment (Cont’d)
7
…AND MARKET FUNDAMENTALS REMAIN STRONG
5.0%
7.0%
9.0%
11.0%
13.0%
15.0%
-10.0%
-5.0%
0.0%
5.0%
10.0%
15.0%
1Q
92
1Q
94
1Q
96
1Q
98
1Q
00
1Q
02
1Q
04
1Q
06
1Q
08
1Q
10
1Q
12
1Q
14
1Q
16
Va
ca
n
cy
(
%
)
N
O
I G
ro
w
th
(
%
)
Occupancies and rents continue to improve across most
markets and property types(2)
NOI Growth Vacancy
0.80%
0.95%
1.10%
1.25%
1.40%
1.55%
1.70%
1.85%
2.00%
2.15%
2.30%
19
93
19
94
19
95
19
96
19
97
19
98
19
99
20
00
20
01
20
02
20
03
20
04
20
05
20
06
20
07
20
08
20
09
20
10
20
11
20
12
20
13
20
14
20
15
20
16
Historically low level of new construction over past several
years has constrained supply of properties(3)
Pct. GDP Average (1993-2009) Average (2010-2016)
Indicates periods when U.S. construction spending
as a percent of GDP is below 1993-2009 average
100
200
300
400
500
600
700
800
1%
3%
5%
7%
9%
11%
'01 '03 '05 '07 '09 '11 '13 '15 '17
Capitalization rates remain favorable versus historical
averages(1)
10yr UST Cap Rate Spread (bp, right) Spread Avg (bp, right)
(1) Source: National Council of Real Estate Investment Fiduciaries (NCREIF). Data from January 2001 through January 2017. Monthly cap rates are a three-month rolling average.
(2) Source: Real Capital Analytics. Data from 1/1/1983 through 12/31/2016.
(3) Source: Census Bureau and BEA. Data from 1/1/1993 to 12/31/2016.
Investment Strategy and Portfolio Overview
Investment Philosophy
9
• Long-term, fundamental value-oriented investing philosophy; heavy focus on relative value
• Avoid “sector bets” and “momentum investments”
• Emphasize selectivity and diversification
• Prioritize income-producing, institutional quality properties and owners/sponsors
• Cash flow is a key underwriting metric
• Intensive diligence with a focus on bottom-up underwriting of property fundamentals
• The property is our collateral; the loan is our investment
OUR TEAM HAS DEVELOPED A SUCCESSFUL INVESTMENT PHILOSOPHY THAT HAS BEEN
TESTED THROUGH SEVERAL ECONOMIC, INTEREST RATE AND REAL ESTATE CYCLES
10
PRIMARY AND SECONDARY MARKETS CONTINUE TO OFFER ATTRACTIVE INVESTMENT
CHARACTERISTICS ALIGNED WITH OUR INVESTMENT THESIS
• We target the top 25 and generally up to the top 50 MSAs, searching for value nationwide
• We actively participate in the top 5 markets, which are large and liquid
• The next tier of MSAs also offers compelling investment opportunities
• Sponsorship, business plan and loan terms all matter as much as geographical market
0.0%
0.2%
0.4%
0.6%
0.8%
1.0%
1.2%
3.0%
4.0%
5.0%
6.0%
7.0%
8.0%
9.0%
10.0%
D
iffe
renti
a
l
Ca
p
it
aliza
tion
Ra
te
Capitalization Rates
Primary vs. Secondary Markets(3)
Markets 1-5 Markets 6-25 Differential
$-
$50
$100
$150
$200
$250
Annual Sale Transaction Volume ($bn)(2)
Markets 1-5 Markets 6-25
(1) Primary markets are defined as the top 5 MSAs. Secondary markets are defined as MSAs 6 and above.
(2) Source: Real Capital Analytics. Data from 2001 to 2016.
(3) Source: Real Capital Analytics. Data from the first quarter of 2004 through the fourth quarter of 2016.
Investing in Primary & Secondary Markets
Investment Strategy Overview
11
INVESTMENT STRATEGY PRIMARY VS SECONDARY MARKETS
• Focus on generating stable and attractive
cash flows while preserving capital base
– Primarily direct-originated investments funding:
• Property acquisition
• Refinancing
• Recapitalization / restructuring
• Repositioning and renovation
– Asset-by-asset portfolio construction focused
on:
• Property and local market fundamentals
• Relative value across property types and markets
stressing geographic diversity
• Relative value within the capital structure
Primary
Markets, 42%Secondary
Markets, 58%
• Actively participate in primary and
secondary markets
Target Investments
12
PRIMARY TARGET INVESTMENTS
• Floating rate first mortgage loans secured by income-producing commercial real estate
• Primary and secondary markets in the U.S.
• Transitional loans on a variety of property types
• Sponsors typically have a business plan involving leasing and capital improvements
• Generally sized between $25 million and $150 million
• Stabilized LTVs generally ranging from 55% to 70%(1)
• Loan yields generally ranging from LIBOR + 4.00% to 5.50%
SECONDARY TARGET INVESTMENTS
• Subordinated interests (or B-notes), mezzanine loans, debt-like preferred equity and real estate-related
securities
1) Except as otherwise indicated in this presentation, stabilized loan-to-value ratio (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.
Origination Platform Overview
OUR ORIGINATION APPROACH PRODUCES A LARGE UNIVERSE OF OPPORTUNITIES FROM
WHICH WE CAN SELECT THE MOST ATTRACTIVE INVESTMENTS FOR OUR PORTFOLIO
13
PORTFOLIO GROWTH OVER TIME(1)
P
o
rt
folio
U
P
B
(
$
in
m
il
lio
n
s)
RELATIONSHIPS
• Extensive and longstanding direct relationships with a
wide array of private equity firms, funds, REITs, and
national, regional and local private owner/operators,
brokers and co-lenders
PROCESS
• A highly-disciplined sourcing, screening and
underwriting process
RESULTS
• Our team’s reputation as a reliable counterparty has
contributed to multiple investment opportunities with
repeat borrowers
We believe that credibility, reliability & reputation
drive repeat business and fuel our success as
an originator
$680
$1,437
$2,202
$-
$500
$1,000
$1,500
$2,000
$2,500
2015 2016 2017 YTD
1) Portfolio principal balance as of 12/31/15, 12/31/16 and 9/30/17.
Credit Culture Based on Key Principles
14
• Portfolio construction on a loan-by-loan
basis with each investment standing on
its own merit and adhering to our overall
credit culture
• Significant amount of resources are
committed upfront to ensure underwriting
and structuring are carried out diligently
• Team originating a loan remains
responsible for monitoring and managing
that investment until capital is repaid
Rigorous
Underwriting
Property
Markets
Sponsor
Business plan
Structuring
Legal document
diligence
Loan structure
Lender rights
Asset Management
Accountability for loan
performance
Proactive monitoring
Borrower dialogue
OUR CREDIT CULTURE HAS BEEN DEVELOPED AND NURTURED OVER OUR SENIOR
TEAM’S LONG TENURE IN COMMERCIAL REAL ESTATE DEBT MARKETS
15
Illustrative Investments
Note: The above loan examples are provided for illustration purposes only.
• $30 million floating rate, first mortgage loan secured by two
apartment buildings totaling 62 units in Brooklyn, NY
• Strong, infill location benefitting from significant recent
public and private investment
• NYC multifamily market has been historically supply
constrained for over 30 years
• Acquisition financing transaction
• $74.8 million floating rate, first mortgage loan secured by a
Class B CBD office building
• Well-located in the strong NoMa submarket of Washington,
D.C.
• Office complex has maintained 95%+ occupancy for 15
years
• Acquisition financing transaction
16
Illustrative Investments
Note: The above loan examples are provided for illustration purposes only.
• $120.4 million floating rate, first mortgage loan secured by a
1.3mm SF Class A office portfolio, with two in Las Colinas
(Irving, TX) and one in CBD Richmond
• Cross-collateralizing the three properties provides for stable
cash flow during the leasing / re-leasing period
• Strong capital partner and experienced operating partner
with local expertise
• Acquisition financing transaction
• $68.4 million floating rate, first mortgage loan secured by a
130,599 SF grocery-anchored shopping center in the
Lahaina submarket of Maui, HI
• Well-located in a supply-constrained market with high
barriers to entry
• Business plan addresses grocer’s strong desire to remain in
and expand at the subject property
• Acquisition financing transaction
Investment Portfolio as of September 30, 2017
17
PROPERTY TYPE GEOGRAPHY
COUPON STRUCTURE INVESTMENT TYPE
1) Expressed as a monthly equivalent yield. Weighted average yield excludes fixed rate loans.
2) Includes mixed-use properties.
KEY PORTFOLIO STATISTICS
Outstanding
Principal Balance
$2.2b
Total Loan
Commitments
$2.5b
Number of
Investments
58
Average UPB ~$38m
Weighted
Average Yield(1)
L + 5.19%
Weighted
Average stabilized
LTV
64.3%
Weighted Average
Original Maturity
3.6 years
Office
52.5%
Multifamily
17.7%
Retail(2)
11.3%
Hotel
9.6%
Industrial
8.9%
First Mortgage
92.6%
Mezzanine
4.1%
B-Notes
0.7%
Northeast
42.6%
West
19.0%
Southwest
16.7%
Southeast
16.0%
Midwest
5.7%
CMBS
2.6%
Floating
97.5%
Fixed
2.5%
Interest Rate Sensitivity
• A 100 basis point increase in U.S. LIBOR would increase the annual net interest income per share on
the existing portfolio by approximately $0.14
18
PORTFOLIO FLOATING VS FIXED
Floating
97.5%
Fixed
2.5%
$0.00
$0.05
$0.10
$0.15
0.25% 0.50% 0.75% 1.00%
NET INTEREST INCOME PER SHARE SENSIVITY TO
CHANGES IN US LIBOR(1)
1) Represents estimated change in net interest income for theoretical +25 basis points parallel shifts in LIBOR. All projected changes in annualized net interest income are measured as the change from our
projected annualized net interest income based off of current performance returns.
Change in U.S. LIBOR
N
e
t
In
te
re
st
I
n
c
o
m
e
P
e
r
S
h
a
re
Third Quarter 2017 Origination Highlights
ORIGINATIONS OVERVIEW
• 11 senior floating rate commercial real estate loans
• Gross loan commitments of $450.4 million
• Funded $379.8 million of principal balance of loans
and an additional $13.6 million of existing loan
commitments, bringing total fundings to $393.4
million
• Weighted average stabilized LTV of 66.2%
• Weighted average yield of LIBOR + 4.89%(1)
19
PROPERTY TYPE
GEOGRAPHYPORTFOLIO NET FUNDING(2)
$1,809
$2,202
-
500
1,000
1,500
2,000
2,500
2Q17 Portfolio 3Q17 Fundings 3Q17 Portfolio
$
in
Mi
lli
o
n
s
$393
$272
$2,474
Future
funding
commitments
Total portfolio
Office
48.2%
Multifamily
32.0%
Industrial
13.6%
Hotel
6.2%
Northeast
70.2%
Midwest
10.6%
Southeast
7.8%
West
5.7%
Southwest 5.7%
1) Yield includes net origination fees and exit fees, but does not include future fundings, and is expressed as a monthly equivalent yield.
2) Data based on principal balance of assets at September 30, 2017.
Financial Highlights
Capitalization and Liquidity
21
• Subsequent to quarter end, we amended our financing facility with Morgan Stanley to increase
borrowing capacity by $100 million, bringing total borrowing capacity to $2.1 billion
• In negotiations to amend a second financing facility to increase borrowing capacity by $250 million,
bringing total borrowing capacity to $2.3 billion, subject to closing conditions
SUMMARY BALANCE SHEET AT 9/30/17
($ IN MILLIONS, EXCEPT PER SHARE DATA)
Cash $142.4
Investment Portfolio $2,184.2
Repurchase Facilities Outstanding $1,475.3
Stockholders’ Equity $830.8
Debt-to-Equity Ratio(2) 1.8x
Common Stock Outstanding 43,235,103
Book Value Per Common Share $19.22
SUMMARY FINANCING(1) AT 9/30/17
($ IN MILLIONS)
Maximum Borrowing Capacity $1,973.8
Outstanding Balance $1,475.3
Remaining Borrowing Capacity $498.5
1) Excludes short-term bridge financing facility with UBS.
2) Defined as total borrowings to fund the investment portfolio, divided by total equity.
Investment Portfolio Summary as of 9/30/17
22
($ in millions)
Maximum Loan
Commitment
Principal
Balance Book Value
Cash
Coupon(1) Yield(2)
Original Terms
(Years) Initial LTV(3) Stabilized LTV
Senior $2,312.4 $2,041.8 $2,023.9 L + 4.42% L + 4.97% 3.5 69.7% 64.2%
Mezzanine $105.7 $104.1 $104.1 L + 8.17% L + 8.77% 5.3 67.6% 61.3%
CMBS/B-Notes $56.2 $56.2 $56.2 L + 7.17% L + 7.80% 5.2 74.9% 74.8%
Total
Weighted/Average $2,474.3 $2,202.1 $2,184.2 L + 4.64% L + 5.19% 3.6 69.8% 64.3%
1) Cash coupon does not include origination or exit fees. Weighted average cash coupon excludes fixed rate loans.
2) Yield includes net origination fees and exit fees, but does not include future fundings, and is expressed as a monthly equivalent yield. Weighted average yield excludes fixed rate loans.
3) Except as otherwise indicated in this presentation, initial LTV is calculated as the initial loan amount (plus any financing that is pari passu with or senior to such loan) divided by the as is appraised value (as determined in conformance with
USPAP) as of the date the loan was originated set forth in the original appraisal.
Appendix
Third Quarter 2017 Earnings Summary
• Loan closings weighted towards the end of the third quarter
• Dividend of $0.32 per share driven by core earnings but also taxable income recognized in the quarter
• Taxable income was $14.3 million, or $0.33 per share, and included $2.6 million of amortization of gain
related to the formation transaction that occurred concurrent with our IPO
– Estimate approximately $15 million of taxable accretion to be recognized through the end of 2019(2)
• Expect taxable income over the next 2-3 years, on a declining basis, to be higher than core earnings as a result
of the taxable accretion
• Expect fourth quarter 2017 dividend in range of $0.38-$0.40 per share(3)
24
SUMMARY INCOME STATEMENT
($ IN MILLIONS, EXCEPT PER SHARE DATA)
Interest Income $30.9
Interest Expense ($12.5)
Net Interest Income $18.4
Operating Expenses $6.9
Net Income $11.5
Weighted Average Common Shares
Outstanding
43,234,254
Net Income Per Share $0.27
GAAP NET INCOME TO CORE EARNINGS
RECONCILIATION
($ IN MILLIONS, EXCEPT PER SHARE DATA)
GAAP Net Income $11.5
Adjustments:
Non-Cash Equity Compensation $0.4
Core Earnings(1) $11.9
Weighted Average Common Shares
Outstanding
43,234,254
Core Earnings Per Share $0.28
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.
2) The timing of the tax accretion may change depending on prepayments, future fundings, loan extensions, credit defaults, and other factors.
3) Anticipated dividend is subject to the discretion and approval of our Board of Directors. Going forward, we do not expect to provide guidance on dividends or other financial results.
Overview: GAAP–to–Tax Difference
• During our formation transaction, the contribution by Two Harbors of its commercial real
estate lending business was treated as a sale for tax purposes
– As a result, we recognized a lower tax basis than GAAP basis of approximately $22 million at the
time of the transaction
– This GAAP-to-tax difference will result in higher tax accretion versus GAAP accretion over the life of
the commercial real estate investment portfolio we acquired from Two Harbors
• In the third quarter, we recognized approximately $2.6 million of additional accretion in
taxable income versus GAAP income
• We estimate, that through the end of 2019, we will recognize approximately $15 million
of additional taxable accretion resulting in our taxable income being higher than core
earnings
– The amount and timing of this recognition may change depending on factors such as additional
fundings, prepayments, and any potential credit losses, among other things
25
Investment Portfolio Detail as of
September 30, 2017
26
1) Cash coupon does not include origination or exit fees. Weighted average cash coupon excludes fixed rate loans.
2) Yield includes net origination fees and exit fees, but does not include future fundings, and is expressed as a monthly equivalent yield. Weighted average yield excludes fixed rate loans.
$ in millions Type
Origination
Date
Maximum
Loan
Commitment
Principal
Balance
Carrying
Value
Cash
Coupon(1) Yield(2)
Original Term
(Years) State Property Type Initial LTV
Stabilized
LTV
Asset 1 Senior 09/17 125.0 107.5 105.8 L + 4.45% L +5.03% 3.0 CT Office 62.9% 58.9%
Asset 2 Senior 07/16 120.5 100.2 99.1 L + 4.45% L + 4.99% 4.0 Various Office 62.8% 61.5%
Asset 3 Senior 12/15 120.0 120.0 120.0 L + 4.20% L + 4.43% 4.0 LA Mixed-Use 65.5% 60.0%
Asset 4 Senior 09/15 105.0 105.0 105.0 L + 3.42% L + 3.79% 3.0 CA Retail 70.9% 66.9%
Asset 5 Senior 05/17 86.5 68.7 67.7 L + 4.10% L + 4.82% 4.0 MA Office 71.3% 71.5%
Asset 6 Senior 04/16 82.0 82.0 81.5 L + 4.75% L + 5.44% 3.0 NY Industrial 75.9% 55.4%
Asset 7 Senior 11/15 79.0 78.3 78.3 L + 4.20% L + 4.67% 3.0 NY Office 66.4% 68.7%
Asset 8 Senior 10/16 78.5 76.1 75.5 L + 4.37% L + 4.83% 4.0 NC Office 72.4% 68.1%
Asset 9 Senior 11/16 68.8 39.4 39.0 L + 4.89% L + 5.78% 3.0 OR Office 66.5% 51.1%
Asset 10 Senior 06/16 68.4 51.8 51.5 L + 4.49% L + 4.93% 4.0 HI Retail 76.2% 57.4%
Asset 11 Senior 12/16 62.3 62.3 60.8 L + 4.11% L + 4.87% 4.0 FL Office 73.3% 63.2%
Asset 12 Senior 01/17 58.6 39.5 39.0 L + 4.50% L + 5.16% 3.0 CA Industrial 51.0% 60.4%
Asset 13 Senior 01/17 56.2 52.0 51.4 L + 4.75% L + 5.24% 4.0 SC Office 67.6% 67.1%
Asset 14 Senior 08/16 54.5 44.5 44.0 L + 4.95% L + 5.54% 4.0 NJ Office 60.8% 63.0%
Asset 15 Senior 11/15 54.3 39.9 39.8 L + 4.55% L + 5.13% 4.0 MD Office 80.0% 64.5%
Assets 16-58 Various Various 1,254.7 1,134.9 1,125.8 L + 4.93% L + 5.51% 3.6 Various Various 71.3% 65.8%
Total/Weighted Average $2,474.3 $2,202.1 $2,184.2 L + 4.64% L + 5.19% 3.6 69.8% 64.3%
Third Quarter 2017 Average Balances and
Yields/Cost of Funds
27
Three Months Ended September 30, 2017
(dollars in thousands) Average Balance(1) Interest Income/Expense Net Yield/Cost of Funds
Interest-earning assets
Loans held-for-investment
First mortgages $1,776,641 $27,109 6.1%
Subordinated loans 104,139 2,546 9.8%
Available-for-sale securities 12,798 265 8.3%
Held-to-maturity securities 43,442 940 8.7%
Other 4
Total interest income/net asset yield $1,937,020 $30,864 6.4%
Interest-bearing liabilities(2)
Total interest expense/cost of funds $1,247,881 12,497 4.0%
Net interest income/spread $18,367 2.4%
1) Average balance represents average amortized cost on loans held-for-investment, AFS securities and HTM securities.
2) Includes repurchase agreements and note payable to affiliate.
Third Quarter 2017 Balance Sheet
28
GRANITE POINT MORTGAGE TRUST INC.
CONDENSED CONSOLIDATED BALANCE SHEETS
(in thousands, except share data)
September 30,
2017
December 31,
2016
ASSETS (unaudited)
Loans held-for-investment $ 2,127,954 $ 1,364,291
Available-for-sale securities, at fair value 12,814 12,686
Held-to-maturity securities 43,390 48,252
Cash and cash equivalents 142,391 56,019
Restricted cash 2,331 260
Accrued interest receivable 5,786 3,745
Due from counterparties 20 249
Income taxes receivable 4 5
Accounts receivable 12,695 7,735
Deferred debt issuance costs 9,342 2,365
Total Assets $ 2,356,727 $ 1,495,607
LIABILITIES AND STOCKHOLDERS’ EQUITY
Liabilities
Repurchase agreements $ 1,475,264 $ 451,167
Note payable to affiliate 27,458 593,632
Accrued interest payable 2,331 655
Unearned interest income 450 143
Other payables to affiliates 86 21,460
Dividends payable 13,835 —
Accrued expenses and other liabilities 5,529 559
Total Liabilities 1,524,953 1,067,616
10% cumulative redeemable preferred stock, par value $0.01 per share; 50,000,000 shares authorized and 1,000 and 0 shares
issued and outstanding, respectively 1,000 —
Stockholders’ Equity
Common stock, par value $0.01 per share; 450,000,000 shares authorized and 43,235,103 and 0 shares issued and outstanding,
respectively 432 —
Additional paid-in capital 829,522 392,608
Accumulated other comprehensive income (loss) 16 (112)
Cumulative earnings 14,664 35,495
Cumulative distributions to stockholders (13,860) —
Total Stockholders’ Equity 830,774 427,991
Total Liabilities and Stockholders’ Equity $ 2,356,727 $ 1,495,607
Third Quarter 2017 Income Statement
29
GRANITE POINT MORTGAGE TRUST INC.
CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
(in thousands, except share data)
Three Months Ended
September 30,
Nine Months Ended
September 30,
2017 2016 2017 2016
Interest income: (unaudited) (unaudited)
Loans held-for-investment $ 29,655 $ 14,933 $ 77,213 $ 37,062
Available-for-sale securities 265 242 767 758
Held-to-maturity securities 940 974 2,792 3,217
Cash and cash equivalents 4 3 10 6
Total interest income 30,864 16,152 80,782 41,043
Interest expense 12,497 3,024 26,376 7,052
Net interest income 18,367 13,128 54,406 33,991
Other income:
Ancillary fee income — 15 — 41
Total other income — 15 — 41
Expenses:
Management fees 3,130 1,689 6,717 5,098
Servicing expenses 333 145 962 372
General and administrative expenses 3,388 1,721 7,561 5,204
Total expenses 6,851 3,555 15,240 10,674
Income before income taxes 11,516 9,588 39,166 23,358
Benefit from income taxes (2) (2) (3) (9)
Net income 11,518 9,590 39,169 23,367
Dividends on preferred stock 25 — 25 —
Net income attributable to common stockholders $ 11,493 $ 9,590 $ 39,144 $ 23,367
Basic and diluted earnings per weighted average common share (1) $ 0.27 $ — $ 0.27 $ —
Dividends declared per common share $ 0.32 $ — $ 0.32 $ —
Basic and diluted weighted average number of shares of common stock outstanding 43,234,254 — 43,234,252 —
Comprehensive income:
Net income $ 11,493 $ 9,590 $ 39,144 $ 23,367
Other comprehensive income (loss), net of tax:
Unrealized gain (loss) on available-for-sale securities 32 64 128 (128)
Other comprehensive income (loss) 32 64 128 (128)
Comprehensive income $ 11,525 $ 9,654 $ 39,272 $ 23,239
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 through September 30, 2017, or 95 days of activity. Earnings per share is calculated by
dividing the net income for the post-formation period by the weighted average number of shares of common stock outstanding during the post-formation period.
