Starwood Property Trust Reports Results for the Quarter Ended September 30, 2015

GREENWICH, Conn., Nov. 5, 2015 /PRNewswire/ -- Starwood Property Trust, Inc. (NYSE: STWD) today announced operating results for the fiscal quarter ended September 30, 2015.  The Company's third quarter 2015 Core Earnings (a non-GAAP financial measure) were $135.4 million, or $0.56 per diluted share, an increase of 8% from the $125.9 million, or $0.53 per diluted share reported for the second quarter of 2015.  GAAP net income for the third quarter of 2015 was $116.7 million, or $0.49 per diluted share.

"The debt markets were turbulent in the quarter as the supply-demand imbalance in the high yield market spilled into the CMBS universe. Recognizing this downward momentum and that our opportunity set was improving each week, we were exceedingly careful in our loan commitments. While our Lending Segment stepped back momentarily, our Investing and Servicing Segment took advantage of its unique capabilities and invested in several high yielding opportunities. We also made a major equity investment, closing on the initial assets of an affordable multi-family housing portfolio, which should produce low double digit cash yields financed with 18-year fixed rate debt. The Company's loan-to-value ratio of 62% and its leverage level of 1.2x debt-to-equity reflect our conservative nature and our commitment to credit quality. Our continued performance is a testament to the synergies we achieve through our relationship with Starwood Capital Group and the multi-cylinder business platform we have built and is consistent with our core strategy of delivering a safe and predictable dividend accompanied by best-in-class transparency," stated Barry Sternlicht, Chairman and Chief Executive Officer of Starwood Property Trust.

Mr. Sternlicht continued, "We are differentiated by a seasoned portfolio that enables us to recycle capital in order to take advantage of market dislocations and reinvest in opportunities that generate attractive yields. Our diversified investment focus, coupled with our global expertise across the real estate equity and debt markets, has allowed us to remain invested throughout varying market conditions. However, we will continue to exercise patience as we evaluate the investing landscape and preserve our financial capacity only for the highest quality and best risk-adjusted investments."

Highlights for the Third Quarter 2015 by Business Segment

The Company currently operates in three reportable segments: Real Estate Lending (the "Lending Segment"), Real Estate Investing and Servicing (the "Investing and Servicing Segment") and Real Estate Property (the "Property Segment"). The Lending Segment primarily represents the Company's on-balance sheet loan origination business. The Investing and Servicing Segment includes the Company's U.S. and European servicing businesses, CMBS investment business and conduit loan origination platform.  The Property Segment includes the Company's investments in stabilized commercial real estate properties that are held for investment. 

Real Estate Lending Segment

During the third quarter of 2015, the Lending Segment contributed Core Earnings of $107.8 million, or $0.44 per diluted share.  GAAP earnings during the third quarter of 2015 were $104.2 million, or $0.43 per diluted share. 

The Lending Segment originated $309.9 million of new loans during the quarter, with fundings of $415.6 million. Repayments totaled $683.6 million, including $448.4 million from target investments and $220.9 million from the sale of senior interests. Newly originated loans include:

• A $156.2 million first mortgage and mezzanine loan for the acquisition and renovation of a 29-property, 1.6 million square foot portfolio of office buildings located in the Greater Philadelphia area.
• An $86.5 million first mortgage and mezzanine loan for the acquisition and renovation of a 548-room hotel and 6-story parking garage located in Las Vegas, Nevada.
• A $67.2 million first mortgage and mezzanine loan for the refinancing of a 30-story office building and adjacent 12-story parking garage located in Miami, Florida. 

Subsequent to quarter end, the Lending Segment closed $212.5 million of new loan originations with $643.7 million in various stages of closing.

At September 30, 2015, the Lending Segment's principal assets are as follows: 

Loan-to-Value of Portfolio

The following table reflects the weighted average loan-to-value ("LTV") ratio of the Lending Segment's loan portfolio as of September 30, 2015:

Real Estate Investing and Servicing Segment

During the third quarter of 2015, the Investing and Servicing Segment contributed Core Earnings of $64.7 million, or $0.27 per diluted share, an increase of 6% from the $61.1 million, or $0.25 per diluted share reported for the second quarter of 2015.  GAAP earnings during the third quarter of 2015 were $67.1 million, or $0.28 per diluted share.

Significant activity during the quarter includes:

• Originated $535.6 million of conduit loans and participated in four securitizations totaling $410.2 million.
• Purchased $115.0 million of CMBS, including $65.2 million in new issue B-pieces.
• Obtained four new servicing contracts representing $4.2 billion of collateral.
• Purchased three retail properties from CMBS trusts for a gross purchase price of $32.5 million.

At September 30, 2015, the Investing and Servicing Segment's principal assets are as follows: 

As of September 30, 2015, the Company was active special servicer on $12.2 billion of loans and real estate owned and named special servicer on $118.3 billion of loans and real estate owned.  Subsequent to quarter end, the Company secured four special servicer assignments from new issue CMBS trusts.

Real Estate Property Segment

During the third quarter of 2015, the Property Segment contributed Core Earnings⁽⁹⁾ of $6.2 million, or $0.03 per diluted share.  GAAP earnings during the third quarter of 2015 were $1.2 million.

Subsequent to July 1, 2015, the Company entered into definitive agreements to acquire 30 affordable housing communities located throughout Florida for an aggregate acquisition price of $553.2 million.  The acquisition will be funded with a combination of existing cash on hand and debt, including third party debt and the assumption of pre-existing federal, state and county sponsored financing. This portfolio is 98% occupied and is comprised of 8,320 units concentrated primarily in the Tampa, Orlando and West Palm Beach metropolitan areas.  The transaction is expected to close in phases, the first of which closed on October 20, 2015 for $143.2 million and is comprised of seven properties. The remaining properties are expected to close by the end of the fourth quarter and are subject to customary closing conditions.  

Also during the quarter, the Property Segment completed its acquisition of the Ireland portfolio by purchasing the remaining asset, a fully occupied, net leased office property located in Dublin, for approximately $121.9 million. 

At September 30, 2015, the Property Segment's principal assets are as follows: 

Financing Activities

As of September 30, 2015, the Company had an aggregate outstanding debt balance of $5.1 billion and maximum borrowing capacity of $7.7 billion under its 18 financing facilities and three convertible senior notes, with a debt-to-equity ratio of 1.2x. 

During the third quarter, the Company:

• Attained membership in the Federal Home Loan Bank of Des Moines with a maximum borrowing capacity of $1.0 billion.
• Amended its largest repurchase facility to upsize available borrowings from $1.25 billion to $1.6 billion.
• Amended an existing revolving repurchase facility to (i) permanently upsize available borrowings from $250.0 million to $450.0 million; (ii) extend the maturity date to July 2019 assuming exercise of a one-year extension option; (iii) reduce pricing; (iv) unencumber up to $728.4 million of assets; and (v) provide the Company an option to further upsize available borrowings from $450.0 million to $650.0 million subject to certain conditions.
• Repurchased 1.4 million shares of common stock at an average price of $20.86 for $29.1 million.

Subsequent to quarter end, in October 2015, the Company amended an existing revolving repurchase facility to upsize available borrowings from $325.0 million to $500.0 million and extend the maturity from October 2018 to October 2020, assuming exercise of available extension options.

Interest Rate Sensitivity

The Company should benefit from a rising rate environment, particularly given its high volume of LIBOR-based floating rate loans.  As of September 30, 2015, 82% of the Lending Segment's existing loan portfolio and 100% of its current loan pipeline is indexed to LIBOR. In addition, 82% of the floating rate portfolio benefits from having a LIBOR floor at an average rate of 0.31%.  For the 18% of the portfolio that is fixed rate, the weighted average coupon is 7.8%.  The Company realizes an additional benefit from its fixed rate convertible senior notes, which help limit exposure to rising rates.

The following table summarizes the impact to annual net income from a specified hypothetical change in LIBOR: 

Additionally, the Company's special servicing revenues would likely benefit from a rising rate environment due to an expected increase in the number of loans that would enter special servicing. 

Investment Capacity

As of November 2, 2015, the Company has the capacity to acquire or originate up to $2.7 billion of new investments through (i) $366.9 million of expected fourth quarter maturities, prepayments, sales and participations; (ii) $1.9 billion of unallocated warehouse capacity; (iii) $229.5 million of approved but undrawn capacity under existing financing facilities; (iv) $331.4 million of available cash and equivalents and (v) approximately $73.2 million of net equity invested in RMBS that are classified as available-for-sale.

Dividend

On November 5, 2015, the Company's Board of Directors declared a dividend of $0.48 per share of common stock for the quarter ending December 31, 2015. The dividend is payable on January 15, 2016 to common shareholders of record as of December 31, 2015. 

2015 Guidance

For 2015, the Company is refining its Core Earnings guidance to a range of $2.13 to $2.17 per diluted share.  This guidance reflects the Company's estimates on the (i) yield on existing investments; (ii) yield on incremental investments inclusive of the Company's existing pipeline; (iii) amount and timing of debt and equity capital deployment to fund new investments; (iv) costs of additional debt and equity capital to fund new investments; (v) pace of amortization of the servicing intangible based on the amount and timing of servicing fees on existing contracts; (vi) taxation associated with the TRSs, particularly the Investing and Servicing TRSs, which house this segment's servicing and conduit loan operations, both of which generate significant taxable income; and (vii) changes in costs and expenses reflective of the Company's forecasted operations.  This guidance does not reflect any impact that may result from repurchases of equity or convertible debt securities pursuant to the Company's existing repurchase program.  All guidance is based on current expectations of future economic conditions, the dynamics of the commercial real estate markets in which it operates and the judgment of the Company's management team. 

Supplemental Schedules

The Company has published supplemental earnings schedules in order to provide additional disclosure and financial information for the benefit of the Company's stakeholders.  These can be found at the Company's website in the Investor Relations section under "Financial Information".

Conference Call and Webcast Information 

The Company will host a webcast and conference call on Thursday, November 5, 2015 at 10:00 a.m. Eastern Time to discuss third quarter financial results and recent events.  A webcast will be available on the Company's website at www.starwoodpropertytrust.com.  To listen to a live broadcast, access the site at least five minutes prior to the scheduled start time in order to register and download and install any necessary audio software.

To Participate in the Telephone Conference Call:

Dial in at least five minutes prior to start time.

Domestic:  1-877-548-7911 
International:  1-719-325-4835

Conference Call Playback: 
Domestic:  1-877-870-5176 
International:  1-858-384-5517 
Passcode:  212785

The playback can be accessed through November 19, 2015

About Starwood Property Trust, Inc.

Starwood Property Trust (NYSE: STWD), an affiliate of global private investment firm Starwood Capital Group, is the largest commercial mortgage real estate investment trust in the United States. The Company's core business focuses on originating, acquiring, financing and managing commercial mortgage loans and other commercial real estate debt and equity investments. Through its subsidiaries LNR Property, LLC and Hatfield Philips International, Starwood Property Trust also operates as the largest commercial mortgage special servicer in the United States and one of the largest primary and special servicers in Europe. With total capital deployed since inception of approximately $21.1 billion, Starwood Property Trust continues to solidify its position as one of the premier real estate finance companies in the country.

Forward Looking Statements

Statements in this press release which are not historical fact may be deemed 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.  Although Starwood Property Trust, Inc. believes the expectations reflected in any forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained.   Factors that could cause actual results to differ materially from the Company's expectations include completion of pending investments, continued ability to acquire additional investments, competition within the finance and real estate industries, economic conditions, availability of financing and other risks detailed from time to time in the Company's reports filed with the SEC.

Definition of Core Earnings

Core Earnings, a non-GAAP financial measure, is used to compute the Company's incentive fees to its external manager and is an appropriate supplemental disclosure for a mortgage REIT.  For the Company's purposes, Core Earnings is defined as GAAP net income (loss) excluding non-cash equity compensation expense, the incentive fee due to the Company's external manager, acquisition costs from successful acquisitions, depreciation and amortization of real estate, any unrealized gains, losses or other non-cash items recorded in net income for the period, regardless of whether such items are included in other comprehensive income or loss, or in net income. The amount is adjusted to exclude one-time events pursuant to changes in GAAP and certain other non-cash adjustments as determined by the Company's external manager and approved by a majority of the Company's independent directors.