Two Harbors Investment Corp. Reports First Quarter 2019 Financial Results

Delivered 9.1% Quarterly Return on Book Value(1)

NEW YORK–(BUSINESS WIRE)–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 March 31, 2019.

Quarterly Summary

  • Grew book value to $13.83 per common share, representing a 9.1% total
    quarterly return on book value.(1)
  • Generated Comprehensive Income of $311.3 million, or $1.23 per
    weighted average basic common share.
  • Reported Core Earnings, including dollar roll income, of $122.7
    million, or $0.49 per weighted average basic common share,
    representing a return on average common equity of 14.3%.(2)
  • Issued approximately 24.4 million shares of common stock through both
    an underwritten offering and our at-the-market (ATM) program, for net
    proceeds to the company of approximately $335.3 million.

    • Deployed capital from share issuances into Agency RMBS and MSR.
  • Added $16 billion unpaid principal balance (UPB) of MSR through bulk
    acquisitions and monthly flow-sale arrangements, bringing total
    holdings to $174 billion UPB.
  • Closed a new $350 million MSR financing facility, bringing total MSR
    financing capacity to $1.1 billion.

We had a very strong first quarter, delivering a total return on book
value of 9.1%,” stated Thomas Siering, Two Harbors’ President and Chief
Executive Officer. “Going forward, we believe the best investment
opportunity for long-term returns is in pairing Agency RMBS with MSR, as
this combination should result in better returns with lower risk, and
help us outperform over market cycles.”

   
(1) Return on book value for the quarter ended March 31, 2019 is
defined as the increase in book value per common share from December
31, 2018 to March 31, 2019 of $0.72, plus dividends declared
amounting to $0.47 per common share, divided by December 31, 2018
book value of $13.11 per common share.
(2) Core Earnings, including dollar roll income, is a non-GAAP
measure. Please see page 11 for a definition of Core Earnings,
including dollar roll income, 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 first quarter of 2019 and fourth quarter 2018:

 
Two Harbors Investment Corp. Operating Performance (unaudited)
(dollars in thousands, except per common share data)
 
  Three Months Ended
March 31, 2019
  Three Months Ended
December 31, 2018

Earnings attributable to common
stockholders

Earnings  

Per
weighted
average
basic
common
share

 

Annualized
return on
average
common
equity

Earnings  

Per
weighted
average
basic
common
share

 

Annualized
return on
average
common
equity

Comprehensive Income (Loss) $ 311,267 $ 1.23 36.2 % $ (307,939 ) $ (1.24 ) (35.2)%
GAAP Net Loss $ (44,885 ) $ (0.18 ) (5.2)% $ (573,485 ) $ (2.31 ) (65.5)%
Core Earnings, including dollar roll income(1) $ 122,683 $ 0.49 14.3 % $ 120,719 $ 0.49 13.8 %
 

Operating Metrics

Dividend per common share $ 0.47 $ 0.47
Annualized dividend yield(2) 13.9 % 14.6 %
Book value per common share at period end $ 13.83 $ 13.11
Return on book value(3) 9.1 % (8.3 )%
Other operating expenses, excluding non-cash LTIP amortization(4) 13,695 12,733
Other operating expenses, excluding non-cash LTIP amortization, as a
percentage of average equity(4)
1.2 % 1.1 %

________________

(1) Please see page 11 for a definition of Core Earnings, including
dollar roll income, and a reconciliation of GAAP to non-GAAP
financial information.
(2) Represents dividend yields for the first quarter 2019 and fourth
quarter 2018. These yields are calculated based on annualizing the
first quarter 2019 dividend of $0.47 divided by the March 29, 2019
closing share price of $13.53, and annualizing the fourth quarter
2018 dividend of $0.47 dividend by the December 31, 2018 closing
share price of $12.84.
(3) Return on book value for the quarter ended March 31, 2019 is
defined as the increase in book value per common share from December
31, 2018 to March 31, 2019 of $0.72, plus dividends declared
amounting to $0.47 per common share, divided by December 31, 2018
book value of $13.11 per common share. Return on book value for the
quarter ended December 31, 2018 is defined as the decrease in book
value per common share from September 30, 2018 to December 31, 2018
of $1.70, plus dividends declared amounting to $0.47 per common
share, divided by September 30, 2018 book value of $14.81 per common
share.
(4) Excludes non-cash equity compensation expense of $1.9 million
for the first quarter 2019 and $3.2 million for the fourth quarter
2018.
 

The first quarter brought a more balanced Fed outlook and stable
interest rate environment, both of which bode well for our business,”
stated Bill Roth, Two Harbors’ Chief Investment Officer. “We see
substantial opportunities going forward to continue growing our MSR
portfolio and believe there is a long runway to this strategy, given the
robust transfer market for servicing.”

Portfolio Summary
The company’s portfolio is
comprised of a Rates strategy and a Credit strategy. The Rates strategy
consisted of $23.6 billion of Agency RMBS, Agency Derivatives and MSR as
well as their associated notional hedges as of March 31, 2019.
Additionally, the company held $10.2 billion notional of net long
to-be-announced securities (TBAs) as part of the Rates strategy. The
Credit strategy consisted of $3.6 billion of non-Agency securities, as
well as their associated notional hedges as of March 31, 2019.

The following tables summarize the company’s investment portfolio as of
March 31, 2019 and December 31, 2018:

 
Two Harbors Investment Corp. Portfolio
(dollars in thousands)
 
Portfolio Composition   As of March 31, 2019   As of December 31, 2018
(unaudited) (unaudited)
Rates Strategy        
Agency
Fixed Rate $ 21,515,529 79.2% $ 21,665,960 78.5%
Other Agency(1)   89,433   0.3%   89,330   0.3%
Total Agency 21,604,962 79.5% 21,755,290 78.8%
Mortgage servicing rights 2,014,370 7.4% 1,993,440 7.2%
Credit Strategy
Non-Agency
Senior 2,885,449 10.7% 2,854,731 10.3%
Mezzanine 576,130 2.1% 928,632 3.4%
Other   82,933   0.3%   84,208   0.3%
Total Non-Agency   3,544,512   13.1%   3,867,571   14.0%
Aggregate Portfolio 27,163,844 27,616,301
Net TBA position   10,168,000     6,484,000  
Total Portfolio $ 37,331,844   $ 34,100,301  
 
   
Portfolio Metrics

Three Months Ended
March 31, 2019

Three Months Ended
December 31, 2018
(unaudited) (unaudited)
Annualized portfolio yield during the quarter 4.25% 4.14%
Rates Strategy
Agency RMBS, Agency Derivatives and mortgage servicing rights 3.89% 3.61%
Credit Strategy
Non-Agency securities 6.72% 7.70%
 
Annualized cost of funds on average borrowing balance during the
quarter(2)
2.47% 2.53%
Annualized interest rate spread for aggregate portfolio during the
quarter
1.78% 1.61%

________________

(1) Other Agency includes hybrid ARMs and Agency derivatives.
(2) Cost of funds includes interest spread income/expense associated
with the portfolio’s interest rate swaps and caps.
   
Portfolio Metrics Specific to RMBS and Agency Derivatives As of March 31, 2019 As of December 31, 2018
(unaudited) (unaudited)
Weighted average cost basis of principal and interest securities
Agency(3) $ 104.87 $ 105.20
Non-Agency(4) $ 62.04 $ 62.44
Weighted average three month CPR
Agency 6.5 % 6.8 %
Non-Agency 4.9 % 5.1 %
Fixed-rate investments as a percentage of aggregate RMBS and Agency
Derivatives portfolio
86.7 % 86.1 %
Adjustable-rate investments as a percentage of aggregate RMBS and
Agency Derivatives portfolio
13.3 % 13.9 %

______________

(3) Weighted average cost basis includes RMBS principal and interest
securities only. Average purchase price utilized carrying value for
weighting purposes.
(4) Average purchase price utilized carrying value for weighting
purposes. If current face were utilized for weighting purposes, the
average purchase price for total non-Agency securities excluding the
company’s non-Agency interest-only portfolio, would be $58.95 at
March 31, 2019 and $59.59 at December 31, 2018.
 
   
Portfolio Metrics Specific to MSR(1) As of March 31, 2019 As of December 31, 2018
(dollars in thousands) (unaudited) (unaudited)
 
Unpaid principal balance $ 174,147,259 $ 163,102,308
Fair market value $ 2,014,370 $ 1,993,440
Weighted average coupon 4.1 % 4.1 %
Average original FICO score(2) 751 752
Original LTV 75 % 75 %
60+ day delinquencies 0.3 % 0.3 %
Net servicing spread 26.1 basis points 25.9 basis points
 

Three Months Ended
March 31, 2019

Three Months Ended
December 31, 2018

(unaudited) (unaudited)
Fair value (loss) gain $ (188,974 ) $ (171,284 )
Servicing income $ 116,948 $ 104,623
Servicing expenses $ 19,349 $ 17,381
Servicing reserve expense $ 481 $ 1,200
________________
Note: The company does not directly service mortgage loans, but
instead contracts with appropriately licensed subservicers to handle
substantially all servicing functions in the name of the subservicer
for the loans underlying the company’s MSR.
(1) Metrics exclude residential mortgage loans in securitization
trusts for which the company is the named servicing administrator.
(2) FICO represents a mortgage industry accepted credit score of a
borrower.
 
   
Other Investments and Risk Management Metrics As of March 31, 2019 As of December 31, 2018
(dollars in thousands) (unaudited) (unaudited)
Net long TBA notional amount(3) $ 10,168,000 $ 6,484,000
Interest rate swaps and caps notional, utilized to economically
hedge interest rate exposure (or duration)
$ 40,896,277 $ 32,023,605
Swaptions net notional, utilized as macroeconomic hedges   5,900,000     63,000  
Total interest rate swaps, caps and swaptions notional $ 46,796,277   $ 32,086,605  
________________
(3) Accounted for as derivative instruments in accordance with GAAP.
 

Financing Summary
The following tables summarize the
company’s financing metrics and outstanding repurchase agreements, FHLB
advances, revolving credit facilities and convertible senior notes as of
March 31, 2019 and December 31, 2018:

       
March 31, 2019 Balance

Weighted
Average
Borrowing Rate

Weighted
Average Months
to Maturity

Number of
Distinct
Counterparties

(dollars in thousands, unaudited)
 
Repurchase agreements collateralized by RMBS $ 19,429,691 2.83% 2.18
Repurchase agreements collateralized by MSR   300,000   4.25% 20.09  
Total repurchase agreements 19,729,691 2.85% 2.46 30
FHLB advances collateralized by RMBS(4) 865,024 2.80% 12.83 1
Revolving credit facilities collateralized by MSR 375,294 5.50% 44.00 3
Unsecured convertible senior notes   284,099   6.25% 33.53 n/a
Total borrowings $ 21,254,108  
________________
(4) 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.
 
       
December 31, 2018 Balance

Weighted
Average
Borrowing Rate

Weighted
Average Months
to Maturity

Number of
Distinct
Counterparties

(dollars in thousands, unaudited)
 
Repurchase agreements collateralized by RMBS $ 22,833,476 2.65% 1.90
Repurchase agreements collateralized by MSR   300,000   4.51% 23.05  
Total repurchase agreements 23,133,476 2.68% 2.17 30
FHLB advances collateralized by RMBS(1) 865,024 2.79% 15.79 1
Revolving credit facilities collateralized by MSR 310,000 5.60% 51.00 2
Unsecured convertible senior notes   283,856   6.25% 36.53 n/a
Total borrowings $ 24,592,356  
________________
(1) 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.
 
   
Borrowings by Collateral Type As of March 31, 2019 As of December 31, 2018
(dollars in thousands) (unaudited) (unaudited)
Collateral type:
Agency RMBS and Agency Derivatives $ 18,112,621 $ 21,001,246
Mortgage servicing rights 675,294 610,000
Non-Agency securities 2,182,094 2,697,254
Other(2)   284,099     283,856  
Total/Annualized cost of funds on average borrowings during the
quarter
$ 21,254,108   $ 24,592,356  
 
Debt-to-equity ratio at period-end(3) 4.5:1.0 5.8:1.0
Economic debt-to-equity ratio at period-end(4) 6.5:1.0 7.2:1.0
 
Cost of Funds Metrics

Three Months Ended
March 31, 2019

Three Months Ended
December 31, 2018

(unaudited) (unaudited)
Annualized cost of funds on average borrowings during the quarter: 2.9 % 2.8 %
Agency RMBS and Agency Derivatives 2.6 % 2.5 %
Mortgage servicing rights(5) 5.5 % 5.7 %
Non-Agency securities 3.7 % 3.7 %
Other(2)(5) 6.7 % 6.8 %
________________
(2) Includes unsecured convertible senior notes.
(3) Defined as total borrowings to fund RMBS, MSR and Agency
Derivatives, divided by total equity.
(4) Defined as total borrowings to fund RMBS, MSR and Agency
Derivatives, plus the implied debt on net TBA positions, divided by
total equity.
(5) Includes amortization of debt issuance costs.
 

Conference Call
Two Harbors Investment Corp. will host a
conference call on May 8, 2019 at 9:00 a.m. EDT to discuss first quarter
2019 financial results and related information. To participate in the
teleconference, please call toll-free (888) 394-8218, conference code
9013932, 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. EDT on May 8, 2019, through 12:00 a.m. EDT on
May 15, 2019. The playback can be accessed by calling (888) 203-1112 ,
conference code 9013932. 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 mortgage-backed 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, 2018, 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; 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 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 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, including dollar roll income and Core Earnings
per basic common share, including dollar roll income, 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 11 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, 575 Lexington Avenue, Suite 2930, New York, NY
10022, telephone (612) 629-2500.

 
TWO HARBORS INVESTMENT CORP.
CONDENSED CONSOLIDATED BALANCE SHEETS
(dollars in thousands, except share data)
 
  March 31,
2019
  December 31,
2018
(unaudited)
ASSETS
Available-for-sale securities, at fair value $ 25,077,710 $ 25,552,604
Mortgage servicing rights, at fair value 2,014,370 1,993,440
Cash and cash equivalents 512,183 409,758
Restricted cash 266,752 688,006
Accrued interest receivable 77,934 86,589
Due from counterparties 35,816 154,626
Derivative assets, at fair value 336,112 319,981
Reverse repurchase agreements 761,815
Other assets   179,673     165,660  
Total Assets $ 28,500,550   $ 30,132,479  
LIABILITIES AND STOCKHOLDERS’ EQUITY
Liabilities
Repurchase agreements $ 19,729,691 $ 23,133,476
Federal Home Loan Bank advances 865,024 865,024
Revolving credit facilities 375,294 310,000
Convertible senior notes 284,099 283,856
Derivative liabilities, at fair value 231 820,590
Due to counterparties 2,175,221 130,210
Dividends payable 147,179 135,551
Accrued interest payable 109,313 160,005
Other liabilities   40,274     39,278  
Total Liabilities 23,726,326 25,877,990
Stockholders’ Equity
Preferred stock, par value $0.01 per share; 50,000,000 shares
authorized and 40,050,000 and 40,050,000 shares issued and
outstanding, respectively ($1,001,250 and $1,001,250 liquidation
preference, respectively)
977,501 977,501
Common stock, par value $0.01 per share; 450,000,000 shares
authorized and 272,826,604 and 248,085,721 shares issued and
outstanding, respectively
2,728 2,481
Additional paid-in capital 5,146,508 4,809,616
Accumulated other comprehensive income 466,969 110,817
Cumulative earnings 2,305,994 2,332,371
Cumulative distributions to stockholders   (4,125,476 )   (3,978,297 )
Total Stockholders’ Equity   4,774,224     4,254,489  
Total Liabilities and Stockholders’ Equity $ 28,500,550   $ 30,132,479  
 
 
TWO HARBORS INVESTMENT CORP.
CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)
(dollars in thousands)
Certain prior period amounts have been reclassified to conform to
the current period presentation
 
 

Three Months Ended
March 31,

2019   2018
(unaudited)
Interest income:
Available-for-sale securities $ 235,886 $ 190,716
Other   9,597     3,303  
Total interest income 245,483 194,019
Interest expense:
Repurchase agreements 147,560 86,580
Federal Home Loan Bank advances 6,074 4,458
Revolving credit facilities 5,156 804
Convertible senior notes   4,735     4,718  
Total interest expense   163,525     96,560  
Net interest income 81,958 97,459
Other-than-temporary impairment losses (206 ) (94 )
Other (loss) income:
Loss on investment securities (19,292 ) (20,671 )
Servicing income 116,948 71,190
(Loss) gain on servicing asset (188,974 ) 71,807
(Loss) gain on interest rate swap, cap and swaption agreements (83,259 ) 150,545
Gain on other derivative instruments 104,278 8,053
Other income   123     1,058  
Total other (loss) income (70,176 ) 281,982
Expenses:
Management fees 12,082 11,708
Servicing expenses 19,912 14,554
Other operating expenses   15,556     14,492  
Total expenses   47,550     40,754  
(Loss) income before income taxes (35,974 ) 338,593
(Benefit from) provision for income taxes   (10,039 )   3,784  
Net (loss) income (25,935 ) 334,809
Dividends on preferred stock   18,950     13,747  
Net (loss) income attributable to common stockholders $ (44,885 ) $ 321,062  
Basic (loss) earnings per weighted average common share $ (0.18 )   1.83  
Diluted (loss) earnings per weighted average common share $ (0.18 ) $ 1.69  
Dividends declared per common share $ 0.47   $ 0.47  
Weighted average number of shares of common stock:
Basic   252,357,878     175,145,964  
Diluted   252,357,878     192,818,531  
 
 
TWO HARBORS INVESTMENT CORP.
CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS),
CONTINUED
(dollars in thousands)
Certain prior period amounts have been reclassified to conform to
the current period presentation
 

Three Months Ended
March 31,

2019 2018
(unaudited)
Comprehensive income (loss):
Net (loss) income $ (25,935 ) $ 334,809
Other comprehensive income (loss), net of tax:
Unrealized gain (loss) on available-for-sale securities   356,152     (344,777 )
Other comprehensive income (loss)   356,152     (344,777 )
Comprehensive income (loss) 330,217 (9,968 )
Dividends on preferred stock   18,950     13,747  
Comprehensive income (loss) attributable to common stockholders $ 311,267   $ (23,715 )
 

Contacts

Margaret Field, Investor Relations, Two Harbors Investment Corp., (212)
364-3663 or [email protected]

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