Press 11-7-17

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Two Harbors Investment Corp. Reports Third Quarter 2017 Financial Results

Generated Quarterly Return on Book Value of 4.6%(1)
Delivered 2017 Total Stockholder Return of 25%(2)

NEW YORK, November 7, 2017 Two Harbors Investment Corp. (NYSE: TWO), a leading hybrid mortgage real estate investment trust (REIT) that invests in residential mortgage-backed securities (RMBS), mortgage servicing rights (MSR) and other financial assets, today announced its financial results for the quarter ended September 30, 2017.

On November 1, 2017, the company completed its previously announced one-for-two reverse stock split of its outstanding shares of common stock. In accordance with generally accepted accounting principles, all common share and per common share amounts presented herein have been adjusted on a retroactive basis to reflect the reverse stock split.

Summary

  • Reported book value of $20.12 per common share, representing a 4.6%(1) total quarterly return on book value after accounting for a dividend of $0.52 per common share.
  • Delivered Comprehensive Income of $161.6 million, a return on average common equity of 18.5%, or $0.93 per weighted average basic common share.
  • Reported Core Earnings of $89.2 million, or $0.51 per weighted average basic common share.(3)
  • Issued 11,500,000 shares of 7.625% Series B fixed-to-floating rate cumulative redeemable preferred stock for proceeds, net of offering costs, of $278.1 million.
  • Subsequent to quarter end, on November 1, 2017, distributed approximately 33.1 million shares of common stock of Granite Point Mortgage Trust Inc. (“Granite Point”) (NYSE: GPMT) to Two Harbors’ common stockholders and concurrently effected a one-for-two reverse stock split.

“Our strong performance this quarter again demonstrates the benefit of our hybrid model and the execution on our previously articulated plan for 2017,” stated Thomas Siering, Two Harbors’ President and Chief Executive Officer. “Over the past year, our plan has manifested itself through Core Earnings growth, book value stability and three dividend increases. Our stock price has reacted favorably to this, and we are pleased to have delivered a total stockholder return of 25% through September 30, 2017. Going forward, we believe there is a tremendous amount of opportunity for our company to continue to drive stockholder returns.”

(1) Return on book value for the quarter ended September 30, 2017 is defined as the increase in book value per common share from June 30, 2017 to September 30, 2017 of $0.38, plus the dividend declared of $0.52 per common share, divided by June 30, 2017 book value of $19.74 per common share.

(2) Two Harbors’ total stockholder return is calculated for the period December 31, 2016 through September 30, 2017. Total stockholder return is defined as stock price appreciation including dividends. Source: Bloomberg.

(3) Core Earnings is a non-GAAP measure. Please see page 13 for a definition of Core Earnings and a reconciliation of GAAP to non-GAAP financial information.

Operating Performance
The following table summarizes the company’s GAAP and non-GAAP earnings measurements and key metrics for the third quarter of 2017:

Earnings Summary
Two Harbors reported Comprehensive Income of $161.6 million, or $0.93 per weighted average basic common share, for the quarter ended September 30, 2017, as compared to Comprehensive Income of $85.9 million, or $0.49 per weighted average basic common share, for the quarter ended June 30, 2017. The company records unrealized fair value gains and losses on the majority of RMBS, classified as available-for-sale, in Other Comprehensive Income. On a Comprehensive Income basis, the company recognized an annualized return on average common equity of 18.5% and 9.9% for the quarters
ended September 30, 2017 and June 30, 2017, respectively.

The company reported GAAP Net Income of $93.2 million, or $0.53 per weighted average basic common share, for the quarter ended September 30, 2017, as compared to GAAP Net Income of $4.3 million, or $0.02 per weighted average basic common share, for the quarter ended June 30, 2017. On a GAAP Net Income basis, the company recognized an annualized return on average common equity of 10.7% and 0.5% for the quarters ended September 30, 2017 and June 30, 2017, respectively.

For the third quarter of 2017, the company recognized non-Core Earnings of:

  • net realized losses on RMBS and mortgage loans held-for-sale of $2.2 million, net of tax;
  • net unrealized gains on certain RMBS and mortgage loans held-for-sale of $9.8 million, net of tax;
  • net gains of $14.6 million, net of tax, related to swap and swaption terminations and expirations;
  • net unrealized losses of $11.3 million, net of tax, associated with interest rate swaps and swaptions economically hedging interest rate exposure (or duration);
  • net realized and unrealized losses on other derivative instruments of $14.6 million, net of tax;
  • net realized and unrealized gains on consolidated financing securitizations of $6.8 million, net of tax;
  • net realized and unrealized gains on MSR of $5.9 million(1), net of tax;
  • servicing reserve release of $0.3 million, net of tax; and
  • non-cash equity compensation expense of $3.9 million, net of tax.

In the third quarter of 2017, the company excluded from Core Earnings its controlling interest in Granite Point’s Core Earnings of $9.3 million, net of tax and included in Core Earnings its $10.7 million share of Granite Point’s third quarter declared dividend, net of tax. The company believes this presentation of Core Earnings is the most accurate reflection of its incoming cash associated with holding shares of Granite Point common stock and assists with the understanding of the forward-looking financial presentation of the company.

The company reported Core Earnings for the quarter ended September 30, 2017 of $89.2 million, or $0.51 per weighted average basic common share outstanding, as compared to Core Earnings for the quarter ended June 30, 2017 of $97.5 million, or $0.56 per weighted average basic common share outstanding. On a Core Earnings basis, the company recognized an annualized return on average common equity of 10.2% and 11.2% for the quarters ended September 30, 2017 and June 30, 2017, respectively.

Other Key Metrics
Two Harbors declared a quarterly cash dividend of $0.52 per common share for the quarter ended September 30, 2017. The annualized dividend yield on the company’s common stock for the quarter, based on the adjusted September 30, 2017 closing price of $20.16, was 10.3%.

Two Harbors declared quarterly dividends of $0.50781 per share on its 8.125% Series A fixed-to-floating rate cumulative redeemable preferred stock and $0.51892 per share on its 7.625% Series B fixed-to-floating rate cumulative redeemable preferred stock. The dividends were paid on October 27, 2017 to Series A and B preferred stockholders of record at the close of business on October 12, 2017.

The company’s book value per common share, after taking into account the third quarter 2017 common and preferred stock dividends, was $20.12 as of September 30, 2017, compared to $19.74 as of June 30, 2017, which represented a total return on book value for the quarter of 4.6%.(2)

Other operating expenses for the quarter ended September 30, 2017 were approximately $16.5 million. Our annualized expense ratio was 1.7% of average equity, compared to expenses of approximately $17.2 million(3), or 1.9% of average equity, for the quarter ended June 30, 2017.

(1) Excludes estimated amortization of $34.9 million, net of tax, included in Core Earnings.

(2) Return on book value for the quarter ended September 30, 2017 is defined as the increase in book value per common share from June 30, 2017 to September 30,
2017 of $0.38, plus the dividend declared of $0.52 per common share, divided by June 30, 2017 book value of $19.74 per common share.

(3) Excludes $2.2 million of transaction expenses related to the initial public offering of Granite Point common stock.

Portfolio Summary
The company’s aggregate portfolio is principally comprised of RMBS available-for-sale securities, inverse interest-only securities (Agency Derivatives), MSR and net economic interests in consolidated securitization trusts. Due to the company’s controlling ownership interest in Granite Point, the company consolidates Granite Point on its financial statements and reflects noncontrolling interest for the portion of equity and comprehensive income not attributable to the company. During the consolidation period, the company’s financial condition and results of operations will reflect Granite Point’s commercial real estate strategy. As of September 30, 2017, the total value of the company’s portfolio, including Granite Point, was $23.7 billion.

The company’s portfolio includes rates and credit strategies, and the consolidated results of Granite Point. The rates strategy consisted of $18.6 billion of Agency RMBS, Agency Derivatives and MSR as well as their associated notional hedges as of September 30, 2017. The credit strategy consisted of $2.9 billion of non-Agency securities, net economic interests in consolidated securitization trusts, as well as their associated notional hedges as of September 30, 2017. Granite Point’s portfolio consisted of senior and mezzanine commercial real estate assets with an aggregate carrying value of $2.2 billion as of September 30, 2017.

For the quarter ended September 30, 2017, the annualized yield on the company’s average aggregate portfolio was 3.90% and the annualized cost of funds on the associated average borrowings, which includes net interest rate spread expense on interest rate swaps, was 1.83%. This resulted in a net interest rate spread of 2.07%.

RMBS and Agency Derivatives
For the quarter ended September 30, 2017, the annualized yield on average RMBS and Agency Derivatives was 3.6%, consisting of an annualized yield of 3.0% in Agency RMBS and Agency Derivatives and 8.1% in non-Agency securities.
The company experienced a three-month average constant prepayment rate (CPR) of 8.0% for Agency RMBS and Agency Derivatives held as of both September 30, 2017 and June 30, 2017. The weighted average cost basis of the principal and interest Agency portfolio was 106.6% of par as of both September 30, 2017 and June 30, 2017. The net premium amortization was $45.1 million and $36.9 million for the quarters ended September 30, 2017 and June 30, 2017, respectively.

The company experienced a three-month average CPR of 6.4% for legacy non-Agency securities held as of September 30, 2017, as compared to 6.2% for those securities held as of June 30, 2017. The weighted average cost basis of the legacy non-Agency securities was 60.0% of par as of September 30, 2017, compared to 60.5% of par as of June 30, 2017. The discount accretion was $22.9 million for the quarter ended September 30, 2017, compared to $22.1 million for the quarter ended June 30, 2017. The total net discount remaining was $1.3 billion as of September 30, 2017, compared to $1.2 billion as of June 30, 2017, with $0.5 billion designated as credit reserve as of September 30, 2017.

As of September 30, 2017, fixed-rate investments composed 88.0% and adjustable-rate investments composed 12.0% of the company’s RMBS and Agency Derivatives portfolio.

As of September 30, 2017, the company had residential mortgage loans held-for-investment with a carrying value of $3.0 billion and the company’s collateralized borrowings had a carrying value of $2.8 billion, resulting in net economic interests in consolidated securitization trusts of $245.8 million.

Mortgage Servicing Rights
As of September 30, 2017, the company held MSR on mortgage loans with UPB totaling $88.8 billion.(1) The MSR had a fair market value of $930.6 million, as of September 30, 2017, and the company recognized fair value losses of $29.2 million during the quarter ended September 30, 2017.

(1) Excludes residential mortgage loans held-for-investment in securitization trusts for which the company is the named servicing administrator.

The company does not directly service mortgage loans, but instead contracts with fully licensed subservicers to handle substantially all servicing functions for the loans underlying the company’s MSR. The company recognized $57.4 million of servicing income and $8.6 million(1) of servicing expenses and $0.5 million in servicing reserve release during the quarter ended September 30, 2017.

Granite Point Mortgage Trust
On June 28, 2017, the company completed the contribution of its equity interests in TH Commercial Holdings LLC to Granite Point simultaneously with the closing of Granite Point’s IPO. In exchange for the contribution, Granite Point issued to the company approximately 33.1 million shares of common stock of Granite Point. On November 1, 2017, the company completed the distribution of these Granite Point shares to its common stockholders.

In the third quarter, Granite Point remained a majority-owned subsidiary of the company, and therefore financial information for Granite Point and its subsidiaries is included in the company’s consolidated financial statements. As of September 30, 2017, Granite Point held senior, mezzanine and B-note commercial real estate assets with an aggregate carrying value of $2.2 billion. For the quarters ended September 30, 2017 and June 30, 2017, the annualized yield on Granite Point’s portfolio of commercial real estate assets was 6.4% and 6.2%, respectively. In the fourth quarter of 2017, financial information for Granite Point will be included in our GAAP financial results only for the month of October.

Other Investments and Risk Management Derivatives
The company held $1.4 billion notional of net short TBAs as of September 30, 2017, which are accounted for as derivative instruments in accordance with GAAP.

As of September 30, 2017, the company was a party to interest rate swaps and swaptions with a notional amount of $22.8 billion. Of this amount, $20.0 billion notional in swaps were utilized to economically hedge interest rate exposure (or duration), and $2.8 billion net notional in swaptions were utilized as macroeconomic hedges.

The following tables summarize the company’s investment portfolio as of September 30, 2017 and June 30, 2017:

“We are very excited about the opportunities we see emerging for our business,” stated Bill Roth, Two Harbors’ Chief Investment Officer. “With the Fed reducing their reinvestments in Agency RMBS and mortgage spreads likely to widen, owning MSR is a significant benefit to our portfolio. Yet, at wider spreads, we believe there could be a tremendous investment opportunity to add Agencies.”

Financing Summary
The company reported a debt-to-equity ratio, defined as total borrowings under repurchase agreements, FHLB advances, revolving credit facilities and convertible senior notes to fund RMBS, Agency Derivatives, commercial real estate assets and MSR divided by total equity, of 5.0:1.0 and 4.5:1.0 as of September 30, 2017 and June 30, 2017, respectively. The company’s September 30, 2017 and June 30, 2017 debt-to-equity ratio includes the consolidation of Granite Point’s assets and liabilities. Excluding the consolidation of Granite Point, the company’s debt-to-equity ratio would have been 5.8:1.0 and 5.5:1.0, respectively.

As of September 30, 2017, the company had outstanding $18.3 billion of repurchase agreements funding RMBS, Agency Derivatives and commercial real estate assets with 25 different counterparties. Excluding the effect of the company’s interest rate swaps, the repurchase agreements had a weighted average borrowing rate of 1.76% as of September 30, 2017.

The company’s wholly owned subsidiary, TH Insurance Holdings Company LLC (TH Insurance), is a member of the FHLB. As a member of the FHLB, TH Insurance has access to a variety of products and services offered by the FHLB, including secured advances. As of September 30, 2017, TH Insurance had $2.0 billion in outstanding secured advances, with a weighted average borrowing rate of 1.56%.

As of September 30, 2017, the company had outstanding $40.0 million of short-term borrowings secured by MSR collateral under revolving credit facilities with a weighted average borrowing rate of 4.98% and remaining maturities of 208 days. As of September 30, 2017, the company’s aggregate repurchase agreements, FHLB advances, revolving credit facilities and convertible senior notes funding RMBS, Agency Derivatives, commercial real estate assets and MSR had a weighted average of 1.5 years to maturity.

The following table summarizes the company’s borrowings by collateral type under repurchase agreements, FHLB advances, revolving credit facilities and convertible senior notes outstanding as of September 30, 2017 and June 30, 2017, and the related cost of funds for the three months ended September 30, 2017 and June 30, 2017:

Conference Call
Two Harbors Investment Corp. will host a conference call on November 8, 2017 at 9:00 a.m. EST to discuss third quarter 2017 financial results and related information. To participate in the teleconference, please call toll-free (877) 868-1835 (or (914) 495-8581 for international callers), conference code 93575357, approximately 10 minutes prior to the above start time. You may also listen to the teleconference live via the Internet on the company’s website at www.twoharborsinvestment.com in the Investor Relations section under the Events and Presentations link. For those unable to attend, a telephone playback will be available beginning at 12:00 p.m. EST on November 8, 2017, through 12:00 a.m. EST on August 15, 2017. The playback can be accessed by calling (855) 859-2056 (or (404) 537-3406 for international callers), conference code 93575357. The call will also be archived on the company’s website in the Investor Relations section under the Events and Presentations link.

Two Harbors Investment Corp.
Two Harbors Investment Corp., a Maryland corporation, is a real estate investment trust that invests in residential mortgagebacked securities, mortgage servicing rights and other financial assets. Two Harbors is headquartered in New York, New York, and is externally managed and advised by PRCM Advisers LLC, a wholly owned subsidiary of Pine River Capital Management L.P. Additional information is available at www.twoharborsinvestment.com.

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 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,” “may,” “will,” “could,” “should,” “believe,” “predicts,” “potential,” “continue,” and similar expressions 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 Annual Report on Form 10-K for the year ended December 31, 2016, 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 credit markets and general economic conditions; changes in interest rates and the market value of our assets; changes in prepayment rates of mortgages underlying our target assets; the rates of default or decreased recovery on the mortgages underlying our target assets; the occurrence, extent and timing of credit losses within our portfolio; the concentration of credit risks we are exposed to; declines in home prices; our ability to establish, adjust and maintain appropriate hedges for the risks in our portfolio; the availability and cost of our target assets; the availability and cost of financing; changes in the competitive landscape within our industry; our ability to effectively execute and to realize the benefits of strategic transactions and initiatives we have pursued or may in the future pursue; our ability to manage various operational risks and costs associated with our business; interruptions in or impairments to our communications and information technology systems; our ability to acquire MSR and successfully operate our seller-servicer subsidiary and oversee our subservicers; the impact of any deficiencies in the servicing or foreclosure practices of third parties and related delays in the foreclosure process; our exposure to legal and regulatory claims; legislative and regulatory actions affecting our business; the impact of new or modified government mortgage refinance or principal reduction programs; our ability to maintain our REIT qualification; our distribution of Granite Point shares to the holders of our common stock; and limitations imposed on our business due to our REIT status and our exempt status under the Investment Company Act of 1940.

Readers are cautioned not to place undue reliance upon any forward-looking statements, which speak only as of the date made. Two Harbors does not undertake or accept any obligation to release publicly any updates or revisions to any forwardlooking 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 Two Harbors’ most recent filings with the Securities and Exchange Commission (SEC). All subsequent written and oral forward-looking statements concerning Two Harbors or matters attributable to Two Harbors or any person acting on its behalf are expressly qualified in their entirety by the cautionary statements above.

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. Two Harbors’ 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 13 of this release.

Additional Information
Stockholders of Two Harbors and other interested persons may find additional information regarding the company at the SEC’s Internet site at www.sec.gov or by directing requests to: Two Harbors Investment Corp., Attn: Investor Relations, 590 Madison Avenue, 36th Floor, New York, NY 10022, telephone (612) 629-2500.

Contact
Margaret Field, Investor Relations, Two Harbors Investment Corp., (212) 364-3663 or margaret.field@twoharborsinvestment.com.

 

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