NOVEMBER 3, 2016
Third Quarter 2016 Earnings Call
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 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, 2015, 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 successfully implement
new strategies and to diversify our business into new asset classes; 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 successfully securitize or sell mortgage loans; our ability
to acquire mortgage servicing rights (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; the state of commercial real estate markets and our ability to
acquire or originate commercial real estate loans or related assets; 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.
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 the company’s independent auditors.
2
Financial Summary(1)
• Total return on book value of 4.2%(2)
– Book value of $10.01 per share and cash dividend of $0.23 per share
• Comprehensive Income of $136.5 million, or $0.39 per share
• GAAP net income of $117.8 million, or $0.34 per share
• Core Earnings(3) of $82.5 million, or $0.24 per share
3
(1) Except as otherwise indicated in this presentation, reported data is as of or for the period ended September 30, 2016.
(2) See Appendix slide 14 for calculation of Q3-2016 and 2016 year-to-date return on book value.
(3) Core Earnings is a non-GAAP measure. Please see Appendix slide 17 of this presentation for a definition of Core Earnings and a reconciliation of GAAP to non-GAAP financial information.
QUARTERLY FINANCIAL HIGHLIGHTS
DELIVERED STRONG RESULTS; WELL POSITIONED FOR FUTURE
Strategic Overview
4
KEY AREAS OF FOCUS THROUGH 2017
INCREASE EARNINGS POWER AND SIMPLIFY BUSINESS MODEL
• Continue to thoughtfully manage Agency portfolio and build out MSR position
• Capitalize on tailwinds supporting non-Agency
• Increase capital allocated to commercial strategy
• Deploy capital to maximize returns
– On track to substantially wind down conduit by end of 2016; cost savings and incremental investment income from
capital redeployment expected to be about $20 million in 2017
BUILDING STRONG MOMENTUM FOR 2017
• Flexible model
• Opportunistic capital allocation
• Disciplined risk management
– Book value and income stability
STRATEGIC COMPONENTS
(Dollars in millions, except per share data)
Q3-2016
Book Value
Q3-2016
Book Value
per share
YTD-2016
Book Value
YTD-2016
Book Value
per share
Beginning stockholders’ equity $3,418.1 $9.83 $3,576.6 $10.11
GAAP Net Income (Loss):
Core Earnings, net of tax 82.5 230.5
Realized gains and losses, net of tax (125.9) (139.8)
Unrealized mark-to-market gains and losses, net of tax 161.2 (78.8)
Other comprehensive income 18.7 179.4
Dividend declaration (80.0) (239.9)
Other 3.5 11.2
Balance before capital transactions 3,478.1 3,539.2
Repurchase of common stock — (61.3)
Issuance of common stock, net of offering costs 0.1 0.3
Ending stockholders’ equity $3,478.2 $10.01 $3,478.2 $10.01
Book Value
5
Comprehensive
Income (GAAP)
Q3-2016
Comprehensive
Income of $136.5
million; $191.3
million Income
YTD-2016
Declared Q3-2016
dividend of $0.23
per share; $0.69
per share YTD-2016
(Dollars in millions) Q2-2016 Q3-2016 Variance ($) Variance (%)
Interest income $154.8 $168.9 $14.1 9.1 %
Interest expense 54.0 60.4 (6.4) (11.8%)
Net interest income 100.8 108.5 7.7 7.6 %
Loss on swaps and
swaptions (7.7) (4.3) 3.4 43.9%
Gain on other derivatives 5.0 3.7 (1.3) (25.8%)
Servicing income, net of
amortization on MSR 11.3 5.4 (5.9) (51.7%)
Other 1.4 1.5 0.1 5.2 %
Total other income 10.0 6.3 (3.7) n/a
Expenses 36.6 34.2 (2.4) 6.9%
Income taxes (2.0) (1.9) (0.1) n/a
Core Earnings(1) $76.2 $82.5 $6.3 8.4 %
Basic and diluted weighted
average Core EPS $0.22 $0.24 $0.02
Core Earnings Summary(1)
6
Q3-2016 FINANCIAL HIGHLIGHTS
(1) Core Earnings is a non-GAAP measure. Please see Appendix slide 17 for a definition of Core Earnings and a reconciliation of GAAP to non-GAAP financial information.
• Net interest income increased quarter-
over-quarter
– Higher overall leverage
• Servicing income decreased due to
higher MSR amortization from
increased prepayments, consistent with
expectations
• Other operating expenses decreased
$2.8 million quarter-over-quarter
– Lower amortization of restricted stock
awards
– Early effects from the discontinuation
of the mortgage loan conduit
Diversified Financing Profile
7
REPURCHASE AGREEMENTS
• Repo markets functioning without interruption
• Outstanding borrowings of $10.6 billion with 22 active counterparties; 31 total counterparties
• $441.8 million outstanding with direct lending counterparty
FINANCING FOR MSR
• Added $30 million revolving credit facility
• Initial terms favorable
– Advance rate of 60.0%
– Spread over LIBOR of 375 basis points
• Anticipate expanding upon this source of financing
FEDERAL HOME LOAN BANK OF DES MOINES
• Outstanding secured advances of $4.0 billion
• Weighted average borrowing rate of 0.67%
FINANCING FOR COMMERCIAL REAL ESTATE ASSETS
• Two $250 million financing facilities
HISTORICAL CAPITAL ALLOCATIONPORTFOLIO COMPOSITION(1)
Portfolio Composition
8
$17.0 BILLION PORTFOLIO AS OF SEPTEMBER 30, 2016
(1) For additional detail on the portfolio, see Appendix slides 18-24.
(2) Commercial consists of senior and mezzanine commercial real estate debt and related instruments.
(3) MSR includes Ginnie Mae buyout residential mortgage loans.
(4) Assets in “Rates” include Agency RMBS, Agency Derivatives, MSR and Ginnie Mae buyout residential mortgage loans.
(5) Assets in “Credit” include non-Agency MBS, prime jumbo residential mortgage loans, net economic interest in securitization trusts and credit sensitive residential mortgage loans.
Rates(3)
$10,766
Commercial(2)
$1.1b
December 31,
2015
June 30,
2016
September 30,
2016
Rates(4) 56% 56% 54%
Credit(5) 33% 31% 31%
Commercial 11% 13% 15%
DIVERSIFIED AND BALANCED CAPITAL ALLOCATION
Agency
$12.6b
MSR(3)
$0.5b
Non-Agency
$1.9b
Conduit
$0.9b
Rates(4) $13.1b Credit(5) $2.8b Commercial $1.1b
Portfolio Performance
9
Q3-2016 PERFORMANCE HIGHLIGHTS
(1) Defined as average total borrowings to fund RMBS, residential mortgage loans held-for-sale, commercial real estate assets, MSR and Agency Derivatives, divided by total equity.
(2) “Legacy” non-Agency RMBS includes non-Agency bonds issued up to and including 2009. “New issue” non-Agency MBS includes bonds issued after 2009.
(3) Cost of funds includes interest spread expense associated with the portfolio’s interest rate swaps.
RATES
• Agency RMBS performed well as spreads tightened
• Increased prepayment speeds dampened realized
yields modestly
CREDIT
• Strong underlying credit performance and increased
prepayments drove legacy non-Agency yields higher
COMMERCIAL
• Healthy portfolio performance in-line quarter-over-
quarter
PORTFOLIO METRICS
Three Months Ended
June 30,
2016
September
30, 2016
Annualized portfolio yield during the quarter 3.77% 3.50%
Rates
Agency RMBS, Agency Derivatives and MSR 3.1% 2.6%
Credit
Non-Agency RMBS, Legacy(2) 8.3% 9.1%
Non-Agency MBS, New issue(2) 5.9% 6.1%
Net economic interest in securitization trusts 7.2% 9.3%
Residential mortgage loans held-for-sale 4.1% 4.1%
Commercial 6.2% 6.2%
Annualized cost of funds on average repurchase
and advance balance during the quarter(3) 1.18% 1.08%
Annualized interest rate spread for aggregate
portfolio during the quarter 2.59% 2.42%
FOCUS ON DRIVING CONSISTENT AND STABLE RETURNS
CONSERVATIVE RISK PROFILE
• Maintain low interest rate exposure
• Focus on preserving book value and income generation
• Agency pools combined with MSR provides attractive returns with less risk
– Additional benefits from increased MSR yield and float income in slowing prepayment environment
THIRD QUARTER ACCOMPLISHMENTS
• Continue to add prepayment protected Agency RMBS; approximately 65% of pools had some form of
prepayment protection as of September 30, 2016
• Added $10.6 billion UPB of new issue, high quality MSR
– Expect near-term flow MSR volume of approximately $3.0 billion UPB per month
Rates Update
10
BOOK VALUE AND INCOME LARGELY INSULATED FROM CHANGES IN INTEREST RATES
• Strong tailwinds for residential credit driving
greater long-term opportunity for portfolio
– Employment improving
– Housing prices increasing
– Affordability high
• Continue to reduce credit reserve; released
over $400 million in the past 3 years
– Expect future yields to be consistent with this
quarter due to release of reserves
Credit Update
11
LEGACY NON-AGENCY RMBS MORTGAGE LOAN CONDUIT
• On track to substantially complete wind down of
conduit by year-end
• Completed ABMT 2016-3, a $377 million UPB
securitization
• Positioned to redeploy freed up capital into
strategies with higher returns
– Agency pools combined with MSR
– Commercial real estate assets
• Aggregate portfolio carrying value of $1.1 billion at September 30, 2016
– Twenty-two senior and six mezzanine assets
• Weighted average stabilized loan-to-value (LTV) of 65.1%(1); weighted average spread of LIBOR plus
482 basis points
• Tremendous opportunity for lending; strong pipeline of loans
Commercial Real Estate Update
12
PORTFOLIO BY PROPERTY TYPE PORTFOLIO BY GEOGRAPHY
(1) Stabilized LTV considers the prospective market value “as stabilized” which reflects the property’s market value as of the time the property is projected to achieve stabilized occupancy. Stabilized
occupancy is the occupancy level that a property is expected to achieve after the property is exposed to the market for lease over a reasonable period of time and at comparable terms and
conditions to other similar properties.
Office
42.9%
Retail
21.3%
Multifamily
18.7%
Industrial
9.4%
Hotel
7.7%
Northeast
44.1%
Southwest
23.9%
West
16.2%
Southeast
9.4%
Midwest
6.4%
Appendix
Return on Book Value
14
(1) Return on book value for three-month period ended September 30, 2016 is defined as the increase in book value from June 30, 2016 to September 30, 2016 of $0.18 per share, plus
dividends declared of $0.23 per share, divided by June 30, 2016 book value of $9.83 per share.
(2) Return on book value for nine-month period ended September 30, 2016 is defined as the decrease in book value from December 31, 2015 to September 30, 2016 of $0.10 per share, plus
dividends declared of $0.69 per share, divided by December 31, 2015 book value of $10.11 per share.
Return on book value Q3-2016
(Per share amounts, except for percentage)
Book value at June 30, 2016 $9.83
Book value at September 30, 2016 10.01
Increase in book value 0.18
Dividends declared in Q3-2016 0.23
Return on book value Q3-2016 $0.41
Percent return on book value Q3-2016(1) 4.2 %
Return on book value YTD-2016
(Per share amounts, except for percentage)
Book value at December 31, 2015 $10.11
Book value at September 30, 2016 10.01
Decrease in book value (0.10)
Dividends declared YTD-2016 0.69
Return on book value YTD-2016 $0.59
Percent return on book value YTD-2016(2) 5.8 %
Book Value ($) Dividend Declared ($)
$12.00
$10.00
$8.00
$6.00
Q3-2015 Q4-2015 Q1-2016 Q2-2016 Q3-2016
$10.30 $10.11 $9.70 $9.83 $10.01
$0.26 $0.26
$0.23 $0.23 $0.23
Comp. Income ($M) Comp. Income ROAE (%)
$150
$100
$50
$0
-$50
-$100
20%
10%
0%
-10%
-20%
Q3-2015 Q4-2015 Q1-2016 Q2-2016 Q3-2016
$(92.8)
$(3.2) $(67.6)
$122.3 $136.5
(9.4)%
(0.3)%
(7.8)%
14.3% 15.7%
DIVIDENDS(1)
Financial Performance
15
COMPREHENSIVE INCOME (LOSS) BOOK VALUE AND DIVIDEND PER SHARE(1)
GAAP NET INCOME (LOSS)
(1) Historical dividends may not be indicative of future dividend distributions. The company ultimately distributes dividends based on its taxable income per common share, not GAAP earnings. The
annualized dividend yield on the company’s common stock is calculated based on the closing price of the last trading day of the relevant quarter.
Dividend per Share ($) Divided Yield (5)
$0.30
$0.20
$0.10
$0.00
15.0%
10.0%
5.0%
Q3-2015 Q4-2015 Q1-2016 Q2-2016 Q3-2016
$0.26 $0.26
$0.23 $0.23 $0.23
11.8%
12.8%
11.6%
10.7% 10.8%
GAAP Net Inc. ($M) GAAP EPS ($)
$400
$300
$200
$100
$0
-$100
$1.00
$0.50
$0.00
-$0.50
-$1.00
-$1.50
Q3-2015 Q4-2015 Q1-2016 Q2-2016 Q3-2016
$(34.8)
$210.7
$(88.9) $(17.0)
$117.8
$(0.09)
$0.59
$(0.25)
$(0.05)
$0.34
Operating Performance
Q2-2016 Q3-2016
(In millions, except for per share data)
Core
Earnings(1)
Realized
Gains
(Losses)
Unrealized
MTM Total
Core
Earnings(1)
Realized
Gains
(Losses)
Unrealized
MTM Total
Interest income $154.8 $— $— $154.8 $168.9 $— $— $168.9
Interest expense 54.0 — — 54.0 60.4 — — 60.4
Net interest income 100.8 — — 100.8 108.5 — — 108.5
Net other-than-temporary impairment losses — — (0.1) (0.1) — — (1.0) (1.0)
Gain (loss) on investment securities — 9.9 (1.6) 8.3 — 31.8 (3.5) 28.3
(Loss) gain on interest rate swaps and swaptions (7.7) (55.1) 50.1 (12.7) (4.3) (95.1) 105.0 5.6
Gain (loss) on other derivative instruments 5.0 0.2 (53.2) (48.0) 3.7 (62.5) 46.8 (12.0)
Gain (loss) on residential mortgage loans held-for-sale — 3.8 3.9 7.7 — 4.1 (5.0) (0.9)
Servicing income 35.8 — — 35.8 38.7 — — 38.7
(Loss) gain on servicing asset (24.5) — (52.0) (76.5) (33.3) (58.2) 58.0 (33.5)
Other income (loss) 1.4 (5.7) (5.3) (9.6) 1.5 (4.1) 8.4 5.8
Total other income (loss) 10.0 (46.9) (58.1) (95.0) 6.3 (184.0) 209.7 32.0
Management fees & other operating expenses 36.6 0.8 — 37.4 34.2 4.3 — 38.5
Net income (loss) before income taxes 74.2 (47.7) (58.2) (31.7) 80.6 (188.3) 208.7 101.0
Income tax (benefit) expense (2.0) (8.4) (4.3) (14.7) (1.9) (62.4) 47.5 (16.8)
Net income (loss) $76.2 ($39.3) ($53.9) ($17.0) $82.5 ($125.9) $161.2 $117.8
Weighted average EPS $0.22 ($0.11) ($0.16) ($0.05) $0.24 ($0.36) $0.46 $0.34
16(1) Core Earnings is a non-GAAP measure. Please see Appendix slide 17 of this presentation for a definition of Core Earnings and a reconciliation of GAAP to non-GAAP financial information.
GAAP to Core Earnings Reconciliation(1)
Reconciliation of GAAP to non-GAAP Information Three Months Ended Three Months Ended
(In thousands, except for per share data) June 30, 2016 September 30, 2016
Reconciliation of Comprehensive income to Core Earnings:
Comprehensive income $122,310 $136,532
Adjustment for other comprehensive income:
Unrealized gain on available-for-sale securities (139,291) (18,746)
Net (loss) income ($16,981) $117,786
Adjustments for non-core earnings:
Gain on sale of securities and residential mortgage loans, net of tax (12,332) (35,628)
Unrealized (gain) loss on securities and residential mortgage loans held-for-sale, net of tax (1,026) 6,720
Other-than-temporary impairment loss 90 1,015
Unrealized gain on interest rate swaps and swaptions economically hedging investment portfolio, repurchase
agreements and FHLB advances, net of tax (28,851) (90,285)
Realized loss on termination or expiration of swaps and swaptions, net of tax 45,598 75,747
Loss on other derivative instruments, net of tax 33,669 11,147
Realized and unrealized loss (gain) on financing securitizations, net of tax 10,960 (4,268)
Realized and unrealized loss (gain) on mortgage servicing rights, net of tax 44,521 (2,938)
Securitization deal costs, net of tax 279 1,352
Change in representation and warranty reserve, net of tax 235 692
Restructuring charges — 1,189
Core Earnings $76,162 $82,529
Weighted average shares outstanding 347,597,955 347,627,226
Core Earnings per weighted average share outstanding $0.22 $0.24
17
(1) Core Earnings is a non-GAAP measure that we define as GAAP net income, excluding impairment losses, realized and unrealized gains or losses on the aggregate portfolio, amortization of
business combination intangible assets, reserve expense for representation and warranty obligations on MSR, certain upfront costs related to securitization transactions and restructuring
charges. As defined, Core Earnings includes interest income or expense and premium income or loss on derivative instruments and servicing income, net of estimated amortization on MSR.
Core Earnings is provided for purposes of comparability to other peer issuers.
Rates: Agency RMBS Metrics
18
AGENCY PORTFOLIO YIELDS AND METRICS
AGENCY RMBS CPR(1)
(1) Agency weighted average 3-month Constant Prepayment Rate (CPR) includes IIOs (or Agency Derivatives).
(2) Weighted average cost basis includes RMBS principal and interest securities only. Average purchase price utilized carrying value for weighting purposes.
Portfolio Yield
Realized
Q2-2016
At June 30,
2016
Realized
Q3-2016
At
September
30, 2016
Agency yield 3.0% 2.8% 2.8% 2.8%
Repo and FHLB costs 0.7% 0.7% 0.8% 0.8%
Swap costs 0.3% 0.2% 0.2% 0.1%
Net interest spread 2.0% 1.9% 1.8% 1.9%
Portfolio Metrics Q2-2016 Q3-2016
Weighted average 3-month CPR(1) 8.6% 9.7%
Weighted average cost basis(2) $105.3 $105.6
AGENCY PORTFOLIO COMPOSITION
15.0%
10.0%
5.0%
0.0%
Q2-2015 Q3-2015 Q4-2015 Q1-2016 Q2-2016
9.7% 10.3% 9.2% 8.6%
9.7%
30-Year Fixed 4-4.5%
29.7%
30-Year Fixed 3-3.5%
60.4%
30-Year Fixed
5% & above
4.4%
IO & Inverse IO
2.8%
Other
2.4%
Hybrid ARMs
0.3%
Rates: Agency RMBS
19
As of September 30,
2016 Par Value ($M) Market Value ($M)
% Prepay
Protected(1)
Amortized Cost
Basis ($M)
Weighted Average
Coupon
Weighted
Average Age
(Months)
30-Year fixed
3.0-3.5% $7,251 $7,597 49.9% $7,563 3.1% 5
4.0-4.5% 3,381 3,731 100.0% 3,636 4.2% 39
≥ 5.0% 484 555 100.0% 522 5.5% 92
11,116 11,883 68.0% 11,721 3.6% 20
Hybrid ARMs 30 33 —% 32 5.0% 151
Other 294 304 0.6% 278 4.2% 119
IOs and IIOs 3,599 358 (2) —% 345 3.6% 78
Total $15,039 $12,578 64.2% $12,376 3.6% 24
(1) Includes securities with implicit or explicit protection including lower loan balances (securities collateralized by loans less than or equal to $175K of initial principal balance), higher
LTVs (securities collateralized by loans with greater than or equal to 80% LTV), certain geographic concentrations and lower FICO scores.
(2) Represents market value of $217.3 million of IOs and $141.2 million of Agency Derivatives.
Rates: Mortgage Servicing Rights(1)
20
As of June 30, 2016 As of September 30, 2016
Fair value ($M) $427.8 $455.6
Unpaid principal balance ($M) $55,622.0 $55,080.9
Weighted average coupon 3.9% 3.9%
Original FICO score(2) 750 757
Original LTV 75% 72%
60+ day delinquencies 0.9% 0.3%
Net servicing spread 27.0 basis points 25.4 basis points
Vintage:
Pre-2009 2.2% 0.7%
2009-2012 39.9% 28.4%
Post 2012 57.9% 70.9%
Percent of MSR portfolio:
Conventional 83.8% 99.7%
Government FHA 12.1% 0.3%
Government VA/USDA 4.1% —%
(1) Excludes residential mortgage loans held-for-investment in securitization trusts for which the company is the named servicing administrator.
(2) FICO represents a mortgage industry accepted credit score of a borrower.
Credit: Non-Agency MBS Metrics
21
NON-AGENCY PORTFOLIO COMPOSITIONNON-AGENCY PORTFOLIO YIELDS AND METRICS
(1) Weighted average cost basis includes MBS principal and interest securities only. Average purchase price utilized carrying value for weighting purposes. If current face were utilized for weighting
purposes, total non-Agency MBS excluding the company’s non-Agency interest-only portfolio would have been $55.64 at September 30, 2016.
Portfolio Yield
Realized
Q2-2016
At June 30,
2016
Realized
Q3-2016
At
September
30, 2016
Non-Agency yield 8.1% 8.3% 8.7% 8.5%
Repo and FHLB costs 2.4% 2.4% 2.5% 2.5%
Swap costs 0.3% 0.3% 0.2% 0.1%
Net interest spread 5.4% 5.6% 6.0% 5.9%
NON-AGENCY MBS CPR
Non-Agency: Loan Type June 30, 2016 September 30, 2016
Sub-prime 68% 67%
Option-ARM 9% 8%
Prime 6% 5%
Alt-A 5% 6%
Other 12% 14%
Portfolio Metrics Q2-2016 Q3-2016
Weighted average 3-month CPR 6.1% 7.3%
Weighted average cost basis(1) $58.6 $59.1
10.0%
5.0%
0.0%
Q2-2015 Q3-2015 Q4-2015 Q1-2016 Q2-2016
6.9%
6.2%
5.3%
6.1%
7.3%
Credit: Non-Agency MBS
22
As of September 30, 2016 Senior Bonds Mezzanine Bonds Total P&I
Portfolio characteristics:
Carrying value ($M) $1,193.0 $650.0 $1,843.0
% of non-Agency portfolio 64.7% 35.3% 100.0%
Average purchase price(1) $53.96 $68.40 $59.05
Average coupon 2.9% 2.3% 2.7%
Weighted average market price(2) $74.86 $76.97 $75.59
Collateral attributes:
Average loan age (months) 120 124 121
Average loan size ($K) $361 $303 $345
Average original Loan-to-Value 70.9% 69.4% 70.5%
Average original FICO(3) 635 656 641
Current performance:
60+ day delinquencies 25.3% 19.1% 23.6%
Average credit enhancement(4) 10.1% 19.1% 12.5%
3-Month CPR(5) 5.7% 11.5% 7.3%
(1) Average purchase price utilized carrying value for weighting purposes. If current face were utilized for weighting purposes, the average purchase price for senior, mezzanine and total non-Agency
MBS, excluding our non-Agency interest-only portfolio, would have been $50.16, $65.98 and $55.64, respectively.
(2) Weighted average market price utilized current face for weighting purposes.
(3) FICO represents a mortgage industry accepted credit score of a borrower.
(4) Average credit enhancement remaining on our non-Agency MBS portfolio, which is the average amount of protection available to absorb future credit losses due to defaults on the underlying
collateral.
(5) 3-Month CPR is reflective of the prepayment speed on the underlying securitization; however, it does not necessarily indicate the proceeds received on our investment tranche. Proceeds received
for each security are dependent on the position of the individual security within the structure of each deal.
Commercial Real Estate Assets
(1) Cash coupon does not include origination or exit fees.
(2) Yield includes net origination fees and exit fees, but does not include future fundings.
(3) Initial LTV considers the original appraisal at the time of origination.
(4) Stabilized LTV considers the prospective market value “as stabilized” which reflects the property’s market value as of the time the property is projected to achieve stabilized occupancy. Stabilized
occupancy is the occupancy level that a property is expected to achieve after the property is exposed to the market for lease over a reasonable period of time and at comparable terms and
conditions to other similar properties.
23
Type
Origination
Date
Principal
Balance Book Value Cash Coupon(1) Yield(2)
Original Term
(Years) State Property Type Initial LTV(3)
Stabilized
LTV(4)
Asset 1 Senior 12/15 $120.0 $119.5 L + 4.20% 5.91% 4 LA Retail 65.5% 60.0%
Asset 2 Senior 09/15 105.0 104.8 L + 3.42% 4.76% 3 CA Retail 70.9% 66.9%
Asset 3 Senior 07/16 93.1 91.6 L + 4.45% 5.89% 4 Multi-state Office 63.0% 61.5%
Asset 4 Senior 04/16 82.0 81.1 L + 4.75% 6.09% 3 NY Industrial 55.4% 55.4%
Asset 5 Senior 11/15 77.1 76.8 L + 4.20% 5.80% 3 NY Office 66.4% 68.7%
Asset 6 Senior 06/16 50.3 49.7 L + 4.49% 5.95% 4 HI Retail 76.2% 56.5%
Asset 7 Mezzanine 11/15 49.1 49.1 L + 7.25% 7.90% 3 Multi-state Office 77.6% 77.5%
Asset 8 Mezzanine 03/15 45.9 45.8 L + 6.75% 8.14% 2 Multi-state Hotel 70.3% 63.5%
Asset 9 Senior 12/15 43.5 43.4 L + 4.05% 5.61% 3 TX Multifamily 81.2% 76.8%
Asset 10 Senior 04/16 43.5 42.8 L + 4.40% 6.11% 3 NY Office 66.9% 62.1%
Asset 11 Senior 12/15 42.2 42.1 L + 4.65% 6.43% 4 PA Office 74.5% 67.5%
Asset 12 Senior 02/16 40.6 40.2 L + 4.30% 5.63% 3 TX Office 72.9% 70.4%
Asset 13 Senior 08/16 39.6 38.9 L + 4.95% 6.45% 4 NJ Office 61.0% 63.0%
Asset 14 Senior 11/15 38.0 37.7 L + 4.55% 6.41% 4 MD Office 80.0% 64.5%
Asset 15 Senior 03/16 33.8 33.6 5.11% 5.24% 10 NJ Office 74.9% 74.9%
Commercial Real Estate Assets
(1) Cash coupon does not include origination or exit fees.
(2) Yield includes net origination fees and exit fees, but does not include future fundings.
(3) Initial LTV considers the original appraisal at the time of origination.
(4) Stabilized LTV considers the prospective market value “as stabilized” which reflects the property’s market value as of the time the property is projected to achieve stabilized occupancy. Stabilized
occupancy is the occupancy level that a property is expected to achieve after the property is exposed to the market for lease over a reasonable period of time and at comparable terms and
conditions to other similar properties.
(5) A variable rate per annum generating not less than a 13% internal rate of return on the principal balance of the loan, inclusive of the exit fee.
24
Type
Origination
Date
Principal
Balance Book Value Cash Coupon(1) Yield(2)
Original Term
(Years) State Property Type Initial LTV(3)
Stabilized
LTV(4)
Asset 16 Senior 01/16 30.4 30.0 L + 4.80% 6.45% 3 IL Multifamily 82.8% 66.7%
Asset 17 Senior 08/16 24.0 23.8 L + 4.70% 6.34% 4 NY Industrial 70.0% 70.0%
Asset 18 Senior 10/15 23.5 23.4 L + 3.60% 4.94% 4 NY Multifamily 73.4% 58.6%
Asset 19 Senior 08/15 19.3 19.3 L + 5.25% 6.83% 3 FL Multifamily 76.3% 75.3%
Asset 20 Senior 08/15 18.7 18.6 L + 4.05% 5.67% 3 FL Multifamily 85.0% 68.4%
Asset 21 Senior 08/16 18.4 18.2 L + 4.57% 5.98% 3 FL Multifamily 71.0% 58.0%
Asset 22 Mezzanine 08/15 17.0 17.0 L + 8.75% 10.06% 2 FL Hotel 71.9% 67.9%
Asset 23 Senior 10/15 16.0 15.9 L + 4.99% 6.49% 3 MO Hotel 73.2% 57.8%
Asset 24 Senior 06/16 13.4 13.2 L + 4.62% 5.98% 3 NY Multifamily 69.5% 64.7%
Asset 25 Senior 09/15 11.0 11.0 L + 4.03% 5.39% 3 FL Multifamily 77.7% 76.9%
Asset 26 Mezzanine 07/15 10.3 10.3 L + 12.25% 14.03% 3 PA Office 81.6% 79.6%
Asset 27 Mezzanine 08/15 9.9 9.9 L + 9.50% 11.59% 5 GA Office 78.7% 66.4%
Asset 28 Mezzanine 11/15 7.2 6.8 13.00%(5) 16.28% 10 NY Hotel 68.3% 43.7%
Total/Weighted Average $1,122.8 $1,114.5 L + 4.82% 6.28% 3.6 70.2% 65.1%
Repo and FHLB Financing
25
(1) Excludes FHLB membership and activity stock totaling $167.9 million.
(2) Weighted average of 69 days to maturity.
(3) Includes advances of $2.5 billion with original maturities of 20 years.
Repo and FHLB Collateral(1) Repo FHLB Total ($M)
Available-for-sale securities, at fair value $11,115.6 $3,156.3 $14,271.9
Derivative asset, at fair value 140.8 — 140.8
Residential mortgage loans held-for-sale, at fair value — 632.7 632.7
Commercial real estate assets 399.6 597.6 997.2
Net economic interests in consolidated securitization trusts 219.0 4.1 223.1
$11,875.0 $4,390.7 $16,265.7
Repo Maturities(2) Amount ($M) Percent (%)
Within 30 days $3,967.5 37.3%
30 to 59 days 2,896.7 27.2%
60 to 89 days 1,185.0 11.2%
90 to 119 days 1,012.6 9.5%
120 to 364 days 1,353.0 12.7%
One year and over 222.6 2.1%
$10,637.4 100.0%
FHLB Maturities Amount ($M) Percent (%)
≤ 1 year $651.2 16.3%
> 1 and ≤ 3 years $815.0 20.4%
> 3 and ≤ 5 years — —%
> 10 years(3) 2,533.8 63.3%
$4,000.0 100.0%
Maturities Notional Amounts ($B)(1) Average Fixed Pay Rate(2) Average Receive Rate(2)
Average Maturity
Years(2)
Payers Hedging Repo and FHLB Advances
2016 $1.0 0.435% 0.857% 0.2
2017 2.4 0.765% 0.787% 0.8
2018 1.3 1.002% 0.674% 1.9
2019 0.3 1.283% 0.731% 2.7
2020 and after 2.1 1.733% 0.731% 6.7
$7.1 0.858% 0.765% 1.5
Other Payers
2018 $4.7 1.273% 0.853% 1.9
2020 and after 1.3 2.094% 0.812% 4.9
$6.0 1.456% 0.843% 2.5
Maturities Notional Amounts ($B) Average Pay Rate
Average Fixed Receive
Rate
Average Maturity
(Years)
Other Receivers
2018 $1.2 0.729% 1.214% 2.1
2019 0.5 0.702% 1.042% 2.3
2020 and after 2.1 0.783% 2.037% 6.1
$3.8 0.755% 1.647% 4.3
Interest Rate Swaps
26(1) Notional amount includes $577.1 million in forward starting interest rate swaps as of September 30, 2016.
(2) Weighted averages exclude forward starting interest rate swaps. As of September 30, 2016, the weighted average fixed pay rate on interest rate swaps starting in March 2017 was 1.8%.
Interest Rate Swaptions
27
Option Underlying Swap
Swaption Expiration
Cost
($M)
Fair Value
($M)
Average
Months to
Expiration
Notional
Amount
($M)
Average Pay
Rate
Average
Receive
Rate
Average
Term
(Years)
Purchase Contracts:
Payer >6 Months $43.0 $0.1 8.8 $1,800 3.27% 3M LIBOR 5.6
Total Payer $43.0 $0.1 8.8 $1,800 3.27% 3M LIBOR 5.6
Receiver <6 Months $— $3.1 4.9 $1,500 3M LIBOR 1.34% 3.0
Total Receiver $— $3.1 4.9 $1,500 3M LIBOR 1.34% 3.0
Sale Contracts:
Payer <6 Months $— ($5.9) 4.5 ($2,230) 1.14% 3M LIBOR 4.6
Payer >6 Months (81.2) (0.2) 9.0 (800) 3.44% 3M LIBOR 10.0
Total Payer ($81.2) ($6.1) 4.5 ($3,030) 1.74% 3M LIBOR 6.0
