Franklin BSP Realty Trust, Inc. (NYSE: FBRT) (“FBRT” or the
“Company”) today announced financial results for the quarter ended
June 30, 2023.
Reported GAAP net income of $39.6 million for the three months
ended June 30, 2023, compared to $43.8 million for the three months
ended March 31, 2023. Reported diluted earnings per share ("EPS")
to common stockholders of $0.39 for the three months ended June 30,
2023, compared to $0.44 for the three months ended March 31,
2023.
Reported Distributable Earnings (a non-GAAP financial measure)
of $63.5 million or $0.66 per diluted common share on a fully
converted basis(1) for the three months ended June 30, 2023,
respectively, compared to $44.8 million or $0.44 per diluted common
share on a fully converted basis(1) for the three months ended
March 31, 2023, respectively.
Second Quarter 2023 Summary
- Produced a second quarter GAAP and Distributable Earnings ROE
(a non-GAAP financial measure) of 9.8% and 16.5%, respectively
- Book value of $15.85 per diluted common share on a fully
converted basis(1), an increase of $0.07
- Declared second quarter common stock cash dividend of $0.355,
representing a 9.0% yield on book value
- GAAP and Distributable Earnings dividend coverage of 111% and
185%, respectively
- Closed $230 million of new investments at a weighted average
spread of 432 basis points
- Total liquidity of $1.2 billion, which includes $225 million in
cash
- Repurchased 444,726 shares of common stock at an average price
of $12.36 per share for an aggregate of $5.5 million
- Received proceeds of $96 million on the Brooklyn hotel loan,
representing the full principal amount of the loan and
approximately $20 million in additional proceeds after payment of
all related closing expenses
Richard Byrne, Chairman and Chief Executive Officer of FBRT,
said, “FBRT posted strong earnings producing a 16.5% distributable
earnings return on equity and comfortably covering our common stock
dividend. The credit quality of our portfolio and our liquidity
cushion positions us well as we move into the second half of
2023."
Further commenting on the Company's results, Michael Comparato,
President of FBRT, added, “Our portfolio is conservatively
positioned and is further enhanced by a strong balance sheet with
low leverage. Given the turbulence of the market, we continue to
aggressively monitor our portfolio and remain disciplined in our
asset selection. In addition, we are actively exploring generative
artificial intelligence (“AI”) to assess how AI can incrementally
enhance our processes.”
Core portfolio: For the quarter ended June 30, 2023, the Company
closed $230 million of loan commitments and funded $281 million of
principal balance on new and existing loans. FBRT received loan
repayments of $232 million. The Company's core portfolio at the end
of the quarter consisted of 156 loans with an aggregate principal
balance of approximately $5.1 billion. The average loan size was
approximately $33 million. Over 99% of the aggregate principal
balance of FBRT's portfolio is in senior mortgage loans, with
approximately 98% in floating rate loans. Approximately 77% of the
portfolio is collateralized by multifamily properties. The
Company's exposure to office loans is 6%. As of June 30, 2023, the
Company had five loans on its watch list (risk rating of four or
five).
On April 18, 2023, the Company announced the successful
completion of the sale of the Williamsburg Hotel, FBRT’s Brooklyn
hotel loan. The sale closed for a total sale price of $96 million,
comprising cash and new indebtedness. As a result of the sale, the
Company received the full principal amount of the loan and
approximately $20 million of additional proceeds after payment of
all related closing expenses. As such, the loan has been removed
from watch list.
Conduit: For the quarter ended June 30, 2023, the Company closed
$76 million of fixed rate loans that were sold or will be sold
through FBRT's conduit program. For the same period, the Company
sold $58 million of conduit loans for a gain of $2.1 million, gross
of related derivatives.
Allowance for credit losses: During the quarter, FBRT recognized
an incremental provision for credit losses of approximately $21.6
million, with $11.9 million of the increase related to an
asset-specific provision.
Book Value
As of June 30, 2023, book value was $15.85 per diluted common
share on a fully converted basis(1).
Share Repurchase Program
The Company has a $65 million share repurchase program. During
the quarter, the Company repurchased 444,726 shares of FBRT's
common stock at an average gross price of $12.36 per share,
inclusive of any broker's fees or commissions, for an aggregate of
$5.5 million. The Company did not repurchase any additional shares
subsequent to the quarter ended. As of July 26, 2023, $39.3 million
remains available under the $65 million share repurchase
program.
Subsequent Event
On July 17, 2023, the Company called all of the outstanding
notes issued by BSPRT 2019-FL5 Issuer, Ltd., a wholly owned
indirect subsidiary of the Company. The outstanding principal of
the notes on the date of the call was $122.0 million. The Company
will recognize all the remaining unamortized deferred financing
costs of $2.9 million as Interest expense in the Company's
consolidated statements of operations in the third quarter of 2023,
which will be a non-cash charge.
Distributable Earnings and Run-Rate Distributable
Earnings
Distributable Earnings is a non-GAAP measure, which the Company
defines as GAAP net income (loss), adjusted for (i) non-cash CLO
amortization acceleration and amortization over the expected useful
life of the Company's CLOs, (ii) unrealized gains and losses on
loans, derivatives and residential adjustable-rate mortgage
pass-through securities ("ARM Agency Securities" or "ARMS"),
including CECL reserves and impairments, (iii) non-cash equity
compensation expense, (iv) depreciation and amortization, (v)
subordinated performance fee accruals/(reversal), (vi) loan workout
charges, (vii) realized gains and losses on debt extinguishment,
(viii) certain other non-cash items, and (ix) impairments of
acquisition assets related to the Capstead merger. Further,
Run-Rate Distributable Earnings, a non-GAAP measure, presents
Distributable Earnings before trading and derivative gain/loss on
ARMs.
The Company believes that Distributable Earnings and Run-Rate
Distributable Earnings provide meaningful information to consider
in addition to the disclosed GAAP results. The Company believes
Distributable Earnings is a useful financial metric for existing
and potential future holders of its common stock as historically,
over time, Distributable Earnings has been an indicator of
dividends per share. As a REIT, the Company generally must
distribute annually at least 90% of its taxable income, subject to
certain adjustments, and therefore believes dividends are one of
the principal reasons stockholders may invest in its common stock.
Further, Distributable Earnings helps investors evaluate
performance excluding the effects of certain transactions and GAAP
adjustments that the Company does not believe are necessarily
indicative of current loan portfolio performance and the Company's
operations and is one of the performance metrics the Company's
board of directors considers when dividends are declared. The
Company believes Run-Rate Distributable Earnings is a useful
financial metric because it presents the Distributable Earnings of
its core businesses, net of the impacts of the realized trading and
derivative gain/loss on the residential adjustable-rate mortgage
securities acquired from Capstead, which the Company is actively in
the process of liquidating from its portfolio.
Distributable Earnings and Run-Rate Distributable Earnings do
not represent net income (loss) and should not be considered as an
alternative to GAAP net income (loss). The methodology for
calculating Distributable Earnings and Run-Rate Distributable
Earnings may differ from the methodologies employed by other
companies and thus may not be comparable to the Distributable
Earnings reported by other companies.
Please refer to the financial statements and reconciliation of
GAAP Net Income to Distributable Earnings and Run-Rate
Distributable Earnings included at the end of this release for
further information.
Supplemental Information
The Company has published a supplemental earnings presentation
for the quarter ended June 30, 2023 on its website to provide
additional disclosure and financial information. These materials
can be found on FBRT’s website at http://www.fbrtreit.com under the
Presentations tab.
1 Fully converted per share information in this press release
assumes applicable conversion of the Company's series of
outstanding convertible preferred stock into common stock and full
vesting of the Company's outstanding equity compensation
awards.
Conference Call and Webcast
The Company will host a conference call and live audio webcast
to discuss its financial results on Tuesday, August 1, 2023, at
9:00 a.m. ET. Participants are encouraged to pre-register for the
call and webcast at
https://dpregister.com/sreg/10180657/f9e08ee979. If you are unable
to pre-register, the conference call may be accessed by dialing
(844) 701-1166 (Domestic) or (412) 317-5795 (International). Ask to
join the Franklin BSP Realty Trust conference call. Participants
should call in at least five minutes prior to the start of the
call.
The call will also be accessible via live webcast at
https://ccmediaframe.com/?id=sIB611E6. Please allow extra time
prior to the call to download and install audio software, if
needed. A slide presentation containing supplemental information
may also be accessed through FBRT's website in advance of the
call.
An audio replay of the live broadcast will be available
approximately one hour after the end of the conference call on
FBRT’s website. The replay will be available for 90 days on the
Company’s website.
About Franklin BSP Realty Trust, Inc.
Franklin BSP Realty Trust, Inc. (NYSE: FBRT) is a real estate
investment trust that originates, acquires and manages a
diversified portfolio of commercial real estate debt secured by
properties located in the United States. As of June 30, 2023, FBRT
had approximately $6.0 billion of assets. FBRT is externally
managed by Benefit Street Partners L.L.C., a wholly owned
subsidiary of Franklin Resources, Inc. For further information,
please visit www.fbrtreit.com.
Forward-Looking Statements
Certain statements included in this press release are
forward-looking statements. Those statements include statements
regarding the intent, belief or current expectations of the Company
and members of our management team, as well as the assumptions on
which such statements are based, and generally are identified by
the use of words such as "may," "will," "seeks," "anticipates,"
"believes," "estimates," "expects," "plans," "intends," "should" or
similar expressions. Actual results may differ materially from
those contemplated by such forward-looking statements. Further,
forward-looking statements speak only as of the date they are made,
and we undertake no obligation to update or revise forward-looking
statements to reflect changed assumptions, the occurrence of
unanticipated events or changes to future operating results over
time, unless required by law.
The Company's forward-looking statements are subject to various
risks and uncertainties. Factors that could cause actual outcomes
to differ materially from our forward-looking statements include
macroeconomic factors in the United States including inflation,
changing interest rates and economic contraction, the extent of any
recoveries on delinquent loans, the financial stability of our
borrowers and the other, risks and important factors contained and
identified in the Company’s filings with the Securities and
Exchange Commission (“SEC”), including its Annual Report on Form
10-K for the fiscal year ended December 31, 2022 and its subsequent
filings with the SEC, any of which could cause actual results to
differ materially from the forward-looking statements. The
forward-looking statements included in this communication are made
only as of the date hereof.
FRANKLIN BSP REALTY TRUST,
INC.
CONSOLIDATED BALANCE
SHEETS
(Unaudited, in thousands,
except share and per share data)
June 30, 2023
December 31, 2022
ASSETS
Cash and cash equivalents
$
224,696
$
179,314
Restricted cash
7,444
11,173
Commercial mortgage loans, held for
investment, net of allowance for credit losses of $38,932 and
$40,848 as of June 30, 2023 and December 31, 2022, respectively
5,023,579
5,228,928
Commercial mortgage loans, held for sale,
measured at fair value
34,250
15,559
Real estate securities, trading, measured
at fair value (includes pledged assets of $118,455 and $227,610 as
of June 30, 2023 and December 31, 2022, respectively)
125,215
235,728
Real estate securities, available for
sale, measured at fair value, amortized cost of $192,471 and
$220,635 as of June 30, 2023 and December 31, 2022, respectively
(includes pledged assets of $181,463 and $198,429 as of June 30,
2023 and December 31, 2022, respectively)
191,849
221,025
Derivative instruments, measured at fair
value
251
415
Receivable for loan repayment (1)
66,835
42,557
Accrued interest receivable
38,348
34,007
Prepaid expenses and other assets
15,862
15,795
Intangible lease asset, net of
amortization
66,008
54,831
Real estate owned, net of depreciation
179,252
127,772
Real estate owned, held for sale
11,760
36,497
Total assets
$
5,985,349
$
6,203,601
LIABILITIES AND STOCKHOLDERS'
EQUITY
Collateralized loan obligations
$
3,031,984
$
3,121,983
Repurchase agreements - commercial
mortgage loans
695,039
680,859
Repurchase agreements - real estate
securities
289,993
440,008
Mortgage note payable
23,998
23,998
Other financing and loan participation -
commercial mortgage loans
82,348
76,301
Unsecured debt
81,246
98,695
Derivative instruments, measured at fair
value
299
64
Interest payable
12,669
12,715
Distributions payable
36,221
36,317
Accounts payable and accrued expenses
12,460
17,668
Due to affiliates
15,929
15,429
Intangible lease liability, net of
amortization
13,664
6,428
Total liabilities
$
4,295,850
$
4,530,465
Commitments and Contingencies
Redeemable convertible preferred
stock:
Redeemable convertible preferred stock
Series H, $0.01 par value, 20,000 authorized and 17,950 issued and
outstanding as of June 30, 2023 and December 31, 2022
$
89,748
$
89,748
Redeemable convertible preferred stock
Series I, $0.01 par value, none authorized and outstanding as of
June 30, 2023, 1,000 authorized and 1,000 issued and outstanding as
of December 31, 2022
—
5,000
Total redeemable convertible preferred
stock
$
89,748
$
94,748
Equity:
Preferred stock, $0.01 par value;
100,000,000 shares authorized, 7.5% Cumulative Redeemable Preferred
Stock, Series E, 10,329,039 shares issued and outstanding as of
June 30, 2023 and December 31, 2022
$
258,742
$
258,742
Common stock, $0.01 par value, 900,000,000
shares authorized, 83,019,881 and 82,992,784 shares issued and
outstanding as of June 30, 2023 and December 31, 2022,
respectively
822
826
Additional paid-in capital
1,600,036
1,602,247
Accumulated other comprehensive income
(loss)
(1,299
)
390
Accumulated deficit
(288,380
)
(299,225
)
Total stockholders' equity
$
1,569,921
$
1,562,980
Non-controlling interest
29,830
15,408
Total equity
$
1,599,751
$
1,578,388
Total liabilities, redeemable
convertible preferred stock and equity
$
5,985,349
$
6,203,601
______________________________________________________________________
(1)
Includes $66.1 million and $42.5
million of cash held by servicer related to the CLOs as of June 30,
2023 and December 31, 2022, respectively, as well as $0.8 million
and $0.1 million of residential mortgage-backed securities ("RMBS")
principal paydowns receivable as of June 30, 2023 and December 31,
2022, respectively.
FRANKLIN BSP REALTY TRUST,
INC.
CONSOLIDATED STATEMENTS OF
OPERATIONS
(In thousands, except share
and per share data)
(Unaudited)
Three Months Ended June
30,
Six Months Ended June
30,
2023
2022
2023
2022
Income
Interest income
$
152,892
$
70,213
$
283,428
$
145,471
Less: Interest expense
75,299
32,807
146,374
55,287
Net interest income
77,593
37,406
137,054
90,184
Revenue from real estate owned
6,438
2,312
9,750
4,624
Total income
$
84,031
$
39,718
$
146,804
$
94,808
Expenses
Asset management and subordinated
performance fee
$
8,900
$
6,601
16,985
13,346
Acquisition expenses
283
319
661
634
Administrative services expenses
3,398
3,048
7,427
6,401
Professional fees
2,794
8,054
7,608
14,213
Share-based compensation
1,228
682
2,250
1,182
Depreciation and amortization
2,196
1,296
4,001
2,591
Other expenses
4,301
1,663
6,467
3,425
Total expenses
$
23,100
$
21,663
$
45,399
$
41,792
Other income/(loss)
(Provision)/benefit for credit losses
(21,624
)
(32,530
)
(25,984
)
(31,575
)
Realized gain/(loss) on extinguishment of
debt
270
15
5,037
15
Realized gain/(loss) on sale of available
for sale trading securities
—
—
596
—
Realized gain/(loss) on sale of commercial
mortgage loans, held for sale
—
39
—
39
Realized gain/(loss) on sale of commercial
mortgage loans, held for sale, measured at fair value
2,094
(1,833
)
2,094
56
Unrealized gain/(loss) on commercial
mortgage loans, held for sale, measured at fair value
(303
)
(2,797
)
44
(3,736
)
Gain/(loss) on other real estate
investments
(1,691
)
—
(3,030
)
(29
)
Trading gain/(loss)
(946
)
(22,538
)
2,022
(110,973
)
Unrealized gain/(loss) on derivatives
393
(9,427
)
73
(14,390
)
Realized gain/(loss) on derivatives
573
25,193
617
59,223
Total other income/(loss)
$
(21,234
)
$
(43,878
)
$
(18,531
)
$
(101,370
)
Income/(loss) before taxes
39,697
(25,823
)
82,874
(48,354
)
(Provision)/benefit for income tax
(53
)
114
609
138
Net income/(loss)
$
39,644
$
(25,709
)
$
83,483
$
(48,216
)
Net (income)/loss attributable to
non-controlling interest
(41
)
—
(50
)
—
Net income/(loss) attributable to
Franklin BSP Realty Trust, Inc.
$
39,603
$
(25,709
)
$
83,433
$
(48,216
)
Less: Preferred stock dividends
6,749
6,955
13,497
27,966
Net income/(loss) applicable to common
stock
$
32,854
$
(32,664
)
$
69,936
$
(76,182
)
Basic earnings per share
$
0.39
$
(0.43
)
$
0.83
$
(1.27
)
Diluted earnings per share
$
0.39
$
(0.43
)
$
0.83
$
(1.27
)
Basic weighted average shares
outstanding
82,252,979
75,837,621
82,512,434
59,985,361
Diluted weighted average shares
outstanding
82,252,979
75,837,621
82,512,434
59,985,361
FRANKLIN BSP REALTY TRUST, INC.
RECONCILIATION OF GAAP NET INCOME TO DISTRIBUTABLE EARNINGS
(In thousands, except share and per share data)
(Unaudited)
The following table provides a reconciliation of GAAP net income
to Distributable Earnings and Run-Rate Distributable Earnings as of
the three and six months ended June 30, 2023 and June 30, 2022
(amounts in thousands, except share and per share data):
Three Months Ended June
30,
Six Months Ended June
30,
2023
2022
2023
2022
GAAP Net Income (Loss)
$
39,644
$
(25,709
)
$
83,483
$
(48,216
)
Adjustments:
CLO amortization acceleration (1)
(1,197
)
3,202
(2,665
)
2,225
Unrealized (gain)/loss on financial
instruments (2)
1,601
12,224
2,913
18,122
Unrealized (gain)/loss - ARMs
1,149
7,658
415
35,120
Subordinated performance fee (3)
2,614
(3,456
)
2,020
(3,456
)
Non-Cash Compensation Expense
1,228
—
2,250
—
Depreciation and amortization
2,196
1,296
4,001
2,591
(Reversal of)/Provision for credit
losses
21,624
32,530
25,984
31,575
Loan workout charges/(loan workout
recoveries) (4)
(5,105
)
3,000
(5,105
)
4,900
Realized gain on debt extinguishment
(270
)
—
(5,037
)
—
Realized trading and derivatives
(gain)/loss on ARMs
(202
)
(5,946
)
(2,436
)
22,082
Run Rate Distributable Earnings
(5)
$
63,282
$
24,799
$
105,823
$
64,943
Realized trading and derivatives
gain/(loss) on ARMs
202
5,946
2,436
(22,082
)
Distributable Earnings
$
63,484
$
30,745
$
108,259
$
42,861
7.5% Cumulative Redeemable Preferred
Stock, Series E Dividend
(4,842
)
(4,842
)
$
(9,683
)
$
(9,683
)
Noncontrolling interests in joint ventures
net income/(loss)
(41
)
—
(50
)
—
Depreciation and amortization attributed
to noncontrolling interests of joint ventures
(426
)
—
(787
)
—
Distributable Earnings to
Common
$
58,175
$
25,903
$
97,739
$
33,178
Average Common Stock & Common Stock
Equivalents
1,413,493
1,470,643
1,408,571
1,495,106
GAAP Net Income/(Loss) ROE
9.8
%
(8.3
)%
5.2
%
(3.9
)%
Run-Rate Distributable Earnings ROE
16.4
%
5.4
%
6.8
%
3.7
%
Distributable Earnings ROE
16.5
%
7.0
%
6.9
%
2.2
%
GAAP Net Income/(Loss) Per Share,
Diluted
$
0.39
$
(0.43
)
$
0.83
$
(1.27
)
GAAP Net Income/(Loss) Per Share, Fully
Converted (6)
$
0.39
$
(0.34
)
$
0.83
$
(0.64
)
Run-Rate Distributable Earnings Per Share,
Fully Converted (6)
$
0.66
$
0.22
$
1.07
$
0.61
Distributable Earnings Per Share, Fully
Converted (6)
$
0.66
$
0.29
$
1.10
$
0.37
___________________________________________________________________
(1)
Adjusted for non-cash CLO
amortization acceleration to effectively amortize issuance costs of
our CLOs over the expected lifetime of the CLOs. We assume our CLOs
will be outstanding for four years and amortized the financing
costs over four years in our distributable earnings as compared to
effective yield methodology in our GAAP earnings.
(2)
Represents unrealized gains and
losses on (i) commercial mortgage loans, held for sale, measured at
fair value, (ii) other real estate investments, measured at fair
value and (iii) derivatives.
(3)
Represents accrued and unpaid
subordinated performance fee. In addition, reversal of subordinated
performance fee represents cash payments of the subordinated
performance fee made during the period.
(4)
Represents loan workout charges
the Company incurred, which the Company deemed likely to be
recovered. Reversal of loan workout charges represent recoveries
received. During the second quarter of 2023, the Company recovered
$5.1 million of loan workout charges, in aggregate, related to the
loan workout charges incurred in the first, second, and third
quarters of 2022 amounting to $1.9 million, $3.0 million, and $0.2
million, respectively.
(5)
Distributable Earnings before
realized trading and derivative gain/loss on residential
adjustable-rate mortgage securities (“Run-Rate Distributable
Earnings”) (a non-GAAP financial measure).
(6)
Fully Converted assumes
conversion of our series of convertible preferred stock and full
vesting of our outstanding equity compensation awards.
View source
version on businesswire.com: https://www.businesswire.com/news/home/20230731669426/en/
Investor Relations Contact: Lindsey Crabbe
l.crabbe@benefitstreetpartners.com (214) 874-2339
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