PennyMac Mortgage Investment Trust Reports Second Quarter 2018 Results
WESTLAKE VILLAGE, Calif.--(BUSINESS WIRE)--Aug 2, 2018--PennyMac Mortgage Investment Trust (NYSE: PMT) today reported net income attributable to common shareholders of $30.2 million, or $0.47 per common share on a diluted basis, for the second quarter of 2018, on net investment income of $83.0 million. PMT previously announced a cash dividend for the second quarter of 2018 of $0.47 per common share of beneficial interest, which was declared on June 27, 2018, and paid on July 30, 2018.
Second Quarter 2018 Highlights
Financial results:Net income attributable to common shareholders of $30.2 million, up from $22.0 million in the prior quarter Diluted earnings per common share of $0.47, up 34 percent from the prior quarter Net investment income of $83.0 million, up 10 percent from the prior quarter Book value per common share of $20.27 at June 30, 2018, up from $20.24 at March 31, 2018 Annualized return on average common equity of 10 percent, up from 7 percent for the prior quarter 1
Investment activities and correspondent production results:Continued investment in GSE credit risk transfer (CRT) and mortgage servicing rights (MSRs) resulting from PMT’s Correspondent Production business Correspondent production from nonaffiliates related to conventional conforming loans totaled $5.4 billion in unpaid principal balance (UPB), up 28 percent from the prior quarterCRT deliveries totaled $3.9 billion in UPB Deliveries into our fourth CRT transaction with Fannie Mae totaled $2.3 billion in UPB which is expected to result in approximately $82 million of new CRT investments upon settlement, which is expected in the third quarterEntered into an agreement to acquire REMIC CRT securities from Fannie Mae and delivered $1.5 billion in UPB of loans subject to this agreement resulting in a firm commitment to purchase $58 million of CRT securitiesAdded $65 million in new MSR investments
Notable activity after quarter end:Entered into an agreement to sell $99 million in UPB of performing loans from the distressed portfolio 2
“Our earnings this quarter reflect the strong returns from our investments in CRT and our Interest Rate Sensitive Strategies,” said President and CEO David Spector. “Strong contributions from these investment strategies were offset somewhat by underperformance in our legacy distressed mortgage loan portfolio, which represents a substantially smaller percentage of our equity allocation versus a year ago and should decrease in the third quarter as we complete the expected sale of a pool of performing loans from the portfolio. Despite the competitive mortgage market environment, our Correspondent Production business performed well, with higher volumes while creating new CRT and MSR investments. We also began CRT deliveries to Fannie Mae to be included in a new REMIC structure, which is more tax-efficient and is expected to allow more of our correspondent production to be placed into CRT investments.”
The following table presents the contributions of PMT’s segments, consisting of Correspondent Production, Credit Sensitive Strategies, Interest Rate Sensitive Strategies, and Corporate:
Credit Sensitive Strategies Segment
The Credit Sensitive Strategies segment primarily includes results from distressed mortgage loans, CRT, and non-Agency subordinated bonds. Pretax income for the segment was $32.7 million on revenues of $37.4 million, compared with pretax income of $3.6 million on revenues of $10.6 million in the prior quarter.
Net gain on investments was $34.0 million, an increase of 174 percent from the prior quarter.
Net gain on CRT investments was $38.5 million, compared to $22.6 million in the prior quarter. Returns on CRT investments in the second quarter benefitted from ongoing capital deployment into new CRT investments and continued strong credit markets.
PMT’s distressed mortgage loan portfolio generated realized and unrealized losses totaling $4.7 million, compared with realized and unrealized losses of $10.0 million in the prior quarter. Losses in the second quarter included a $5.8 million reduction in fair value due to an increase in investor yield requirements. Fair value losses on performing loans in the distressed portfolio were $4.4 million while fair value losses on nonperforming loans were $0.4 million.
The schedule below summarizes the (losses) gains on distressed mortgage loans:
The Credit Sensitive Strategies segment includes net gain on mortgage loans acquired for sale of $4.4 million, which represents the value of a commitment to acquire the CRT security under the new REMIC structure.
Net interest expense for the segment totaled $0.7 million, compared to $0.5 million in the prior quarter. Interest income totaled $8.8 million, a 14 percent decrease from the prior quarter, driven by a decrease in capitalized interest due to reduced loan modification activity and fewer performing loans in the distressed loan portfolio resulting from its ongoing liquidation. Interest expense totaled $9.4 million, down 11 percent from the prior quarter, driven by lower financing costs related to the ongoing reduction of the distressed loan portfolio and real estate acquired upon settlement of loans (REO).
Other investment losses were $0.4 million, compared with $1.4 million in the prior quarter driven by the ongoing liquidation of the REO properties. At quarter end, PMT’s inventory of REO properties totaled $109.3 million, down from $141.5 million at March 31, 2018.
Segment expenses were $4.7 million, a 33 percent decrease from the prior quarter, driven by a reduction in mortgage loan servicing fees paid to PennyMac Financial Services, Inc. (NYSE: PFSI) which in the prior quarter included activity fees related to the settlement of a bulk distressed loan sale.
Interest Rate Sensitive Strategies Segment
The Interest Rate Sensitive Strategies segment includes results from investments in MSRs, excess servicing spread (ESS), Agency mortgage-backed securities (MBS), and non-Agency senior MBS and interest rate hedges. Pretax income for the segment was $16.4 million on revenues of $24.4 million, compared with pretax income of $37.8 million on revenues of $45.8 million in the prior quarter. The segment includes investments that typically have offsetting exposures to changes in interest rates. For example, in a period with increasing interest rates, MSRs and ESS typically gain in value whereas Agency MBS typically decline in value.
The results in the Interest Rate Sensitive Strategies segment consist of net gains and losses on investments, net interest income and net loan servicing fees, as well as the associated expenses.
Net loss on investments for the segment totaled $8.5 million, primarily consisting of $9.1 million of losses on MBS and $1.1 million of losses on hedging derivatives, partially offset by $1.5 million in gains on ESS.
Net interest income for the segment was $5.3 million, compared to $2.1 million in the prior quarter. Interest income totaled $25.4 million, a 31 percent increase from the prior quarter, primarily driven by growth in the MBS portfolio. Interest expense totaled $20.1 million, a 16 percent increase from the prior quarter due to financing costs related to the increase in MBS investments and the issuance of a term note secured by MSRs in April.
Net mortgage loan servicing fees were $27.6 million, down from $56.1 million in the prior quarter. Net mortgage loan servicing fees included $48.7 million in servicing fees and $1.9 million in ancillary and other fees, reduced by $28.0 million in realization of MSR cashflows. Net mortgage loan servicing fees also included a $16.1 million increase in the value of MSRs, $11.4 million of related hedging losses and $0.4 million of MSR recapture income. PMT’s hedging activities are intended to manage the Company’s net exposure across all interest rate-sensitive strategies, which include MSRs, ESS and MBS.
The following schedule details net mortgage loan servicing fees:
Before January 1, 2018, PMT carried the majority of its MSRs at the lower of amortized cost or fair value. Beginning January 1, 2018, the Company elected to account for all MSRs at fair value prospectively.
MSR valuation gains were primarily driven by higher mortgage rates, resulting in expectations for lower prepayment activity in the future. ESS valuation gains also benefitted from higher mortgage rates and include recapture income totaling $0.6 million from PFSI for prepayment activity during the quarter. When prepayment of a loan underlying PMT’s ESS results from refinancing by PFSI, PMT generally benefits from recapture income.
Segment expenses were $8.0 million, a 1 percent decrease from the prior quarter, driven by a decrease in other expenses.
Correspondent Production Segment
PMT acquires newly originated mortgage loans from correspondent sellers and typically sells or securitizes the loans, resulting in current-period income and ongoing investments in MSRs and CRT related to a portion of its production. PMT’s Correspondent Production segment generated pretax income of $4.5 million versus $6.6 million in the prior quarter.
Through its correspondent production activities, PMT acquired $15.0 billion in UPB of loans and issued interest rate lock commitments totaling $16.2 billion in the second quarter, compared with $13.1 billion and $13.6 billion, respectively, in the prior quarter. Of the correspondent acquisitions, conventional conforming acquisitions from nonaffiliates totaled $5.4 billion, and government-insured or guaranteed acquisitions totaled $9.5 billion, compared with $4.2 billion and $8.8 billion, respectively, in the prior quarter.
Segment revenues were $20.9 million, a 10 percent increase from the prior quarter. Segment revenues included a net gain on mortgage loans of $4.7 million, other income of $8.9 million, which primarily consists of volume-based origination fees, and net interest income of $7.3 million. Net gain on mortgage loans acquired for sale in the quarter decreased 38 percent from the prior quarter, driven by a highly competitive mortgage market that resulted in reduced production margins, partially offset by the increase in acquisition volumes. Net interest income increased 67 percent from the prior quarter primarily driven by the increase in production volumes and incentives which the Company is currently entitled to receive under one of its master repurchase agreements to finance mortgage loans that satisfy certain consumer relief characteristics.
Segment expenses were $16.4 million, up 32 percent from the prior quarter, primarily driven by a $2.6 million dollar increase in fulfillment fee expenses driven by the increase in conventional correspondent production volume. The weighted average fulfillment fee rate in the second quarter was 27 basis points, down slightly from 28 basis points in the prior quarter.
The Corporate segment includes interest income from cash and short-term investments, management fees, and corporate expenses.
Segment revenues were $349,000, up from $200,000 in the prior quarter.
Management fees were $5.7 million, up 1 percent from the prior quarter, resulting from an increase in PMT’s shareholders’ equity. No incentive fees were paid in the second quarter.
Other segment expenses were $5.9 million compared with $4.7 million in the prior quarter, driven by an increase in the value of outstanding incentive-based compensation awards resulting from PMT’s higher common share price.
PMT recorded income tax expense of $5.9 million compared with $9.7 million of expense in the prior quarter, resulting from a reduced income contribution from strategies that generate taxable income.
Executive Chairman Stanford L. Kurland concluded, “Our earnings this quarter reflect the ongoing work to transition our equity allocation more toward organic investments in GSE credit risk transfer and mortgage servicing rights generated by our Correspondent Production business. As we continue to redeploy capital resulting from the resolution of our distressed investments into CRT and MSRs, we expect to see higher returns for PMT. We believe investors are showing confidence in PMT’s return potential as reflected in the performance of our common shares this year.”
Management’s slide presentation will be available in the Investor Relations section of the Company’s website at www.pennymac-REIT.com beginning at 1:10 p.m. (Pacific Daylight Time) on Thursday, August 2, 2018.
1 Annualized return on average common equity is calculated based on annualized quarterly net income attributable to common shareholders as a percentage of monthly average common equity during the period.
2 This transaction is subject to continuing due diligence and customary closing conditions. There can be no assurance regarding the size of the transaction or that the transaction will be completed at all.
About PennyMac Mortgage Investment Trust
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