Newcastle Announces Third Quarter 2007 Results

Third Quarter Highlights

- FFO of $(39.0) million, or $(0.74) per diluted share

- FFO excluding the effect of non-recurring charges was $35.9 million, or $0.68 per diluted share

- Declared 3Q07 dividend of $0.72 per common share

- Completed $2.5 billion of non-recourse term financings

- Board of Directors approved a potential buy back of up to $100 million of common shares

NEW YORK, Nov. 7 /PRNewswire-FirstCall/ -- Newcastle Investment Corp. (NYSE: NCT) reported that for the quarter ended September 30, 2007, Funds from Operations ("FFO") was $(39.0) million, or $(0.74) per diluted share. FFO includes non-recurring charges of $74.9 million. Excluding the effect of such charges, we generated FFO of $35.9 million, or $0.68 per diluted share and a FFO return on average invested equity of 14.2%.

For the three months ended September 30, 2007, income available for common stockholders was $(39.3) million, or $(0.74) per diluted share. Excluding the effect of non-recurring charges, income available for common stockholders was $35.6 million, or $0.67 per diluted share.

Of the net charges recorded in the quarter, $67.4 million was related to a non-cash impairment on $133.5 million face amount of securities representing other than temporary impairment under U.S. GAAP. The remaining $7.5 million of other non-recurring charges related to our CBO refinancing, the replacement of the ABCP program and unrealized losses on assets financed with total return swaps. This resulted in a reduction of FFO and income available to common stockholders of $1.42 per diluted share.

Our GAAP common equity book value decreased to $12.66 per share, or $668 million at September 30, 2007. Under U.S. GAAP, we are required to mark our available for sale security investments and derivatives to fair value, but not our loan investments or liabilities. If we marked all of our assets and liabilities to fair value, our net book value per share would be $15.69.

Our portfolio is largely financed to maturity with long-term, non-recourse debt that is not callable as a result of changes in value. Accordingly, unless there is a permanent impairment in value that would result in a payment not being received on a security, changes in book value of our portfolio will not affect our recurring earnings and our ability to pay a dividend.

For the quarter ended September 30, 2007, we declared a dividend of $0.72 per common share. We also declared dividends on our 9.75% Series B, 8.05% Series C and 8.38% Series D Cumulative Redeemable Preferred Stock in the amounts of $0.609375, $0.503125 and $0.523438 per share, respectively.

For a reconciliation and discussion of GAAP income available to common stockholders to FFO and GAAP book equity to invested common equity, please refer to the tables following the presentation of GAAP results.


    Selected Financial Data (Unaudited) ($ in millions, except per share data)

                                           September 30,       September 30,
                                               2007                2006
                                                    (Per                (Per
                                                   Diluted             Diluted
                                        (Amount)    Share)   (Amount)   Share)

    FFO (1)                              $35.9     $0.68         --       --
    FFO (loss)                          ($39.0)   ($0.74)     $29.9    $0.68
    Income available for
     common stockholders (1)             $35.6     $0.67         --       --
    Income (loss) available
     for common stockholders            ($39.3)   ($0.74)     $29.7    $0.67

    (1) In 3Q07, excludes gains, loss in extinguishment of debt, other income,
        gains/losses in discontinued operations and other than temporary
        impairment (net of incentive compensation).

                                          As of           As of
                                      September 30,     June 30,
    Balance Sheet Data:                   2007            2007

    Total assets                         $8,505         $10,024
    Total liabilities                     7,685           8,890
    Common stockholders' equity             668             980
    Preferred stock                         153             153
    Total equity                            821           1,133


Investment Portfolio

Newcastle's $8.9 billion investment portfolio consists primarily of commercial, residential and corporate debt. The following describes our investment portfolio at September 30, 2007 ($ in millions):

                                    Face      Face                         WA
                                   Amount $  Amount %  Number  Credit(1)  Life
    Commercial Assets
      CMBS                         $2,522     28.3 %     292      BBB-     5.3
      Mezzanine Loans                 949     10.6 %      26       72 %    1.8
      B-Notes                         436      4.9 %      14       63 %    1.9
      Whole Loans                     129      1.4 %       5       75 %    1.5
      Investment in JV (2)             39      0.4 %     106       NR     12.0
        Total Commercial Assets     4,075     45.6 %                       4.1

    Residential Assets
      MH and Residential Loans        671      7.5 %  16,559      696      5.5
      Subprime Securities             619      6.9 %     122      BBB      2.9
      Loans Subject to Call Option    406      4.6 %      NA       NR      1.6
      Residual and Retained
       Securities                     151      1.7 %       8       NR      2.9
      Real Estate ABS                 109      1.2 %      26      BBB      5.2
        Total Residential Assets    1,956     21.9 %                       3.7

    Corporate Assets
      REIT Debt                       927     10.4 %      93      BBB-     5.4
      Corporate Bank Loans            597      6.7 %      14       58 %    3.0
        Total Corporate Assets      1,524     17.1 %                       4.4

    Total Core Portfolio            7,555     84.6 %

    Other Assets
      FNMA/FHLMC Securities         1,266     14.2 %      43      AAA      4.4
      ICH Loans                       108      1.2 %      59       NR      0.5
        Total Other Assets          1,374     15.4 %                       4.1

    TOTAL/WA                       $8,929    100.0 %                       4.1


    (1) Credit represents weighted average rating for rated assets, LTV for
        non-rated commercial assets, FICO score for non-rated residential
        assets and implied AAA for FNMA/FHLMC securities.
    (2) Excludes other operating real estate of $39.1 million.

The following table compares certain supplemental data relating to our investment portfolio at September 30, 2007 versus June 30, 2007:

                                      Total Portfolio        Core Portfolio
                                     Sept. 30,  June 30,   Sept. 30,  June 30,
                                      2007      2007(1)     2007      2007(1)
    Weighted average asset yield      7.36 %    7.46 %      7.72 %    7.85 %
    Weighted average liability cost   5.82 %    5.96 %      5.99 %    6.13 %
    Weighted average net spread       1.54 %    1.50 %      1.73 %    1.72 %

    (1) Investment portfolio proforma for the securitization of the subprime
        loans held for sale that closed on July 12, 2007.

Commercial Assets

We own $4.1 billion face amount of commercial assets which includes CMBS, mezzanine loans, B-Notes and whole loans.

    * During the quarter, we purchased $273.7 million, sold $55.9 million and
      had paydowns of $254.9 million for a net decrease of $37.1 million.
    * Our $2.5 billion CMBS portfolio continues to perform well as only 0.33%
      of the underlying loans are delinquent with average credit support of
      7.8%.
    * Our $1.5 billion mezzanine loan, B-Note and whole loan portfolio
      currently has no delinquencies.
    * We had 16 CMBS securities or $117.0 million upgraded with one security
      or $16.0 million downgraded.
    * Credit spreads widened on average by 110 basis points on our CMBS
      portfolio and 105 basis points on our mezzanine loans, B-Notes and whole
      loan portfolio.

The following table summarizes our CMBS portfolio by vintage as of September 30, 2007 ($ in thousands):

                Average                 Face         Face       Principal
    Vintage     Rating      Number     Amount $     Amount %   Subordination

    Pre-2004     BBB+        118      $677,762       26.9 %       12.7 %
    2004         BBB-         61       458,449       18.2 %        6.0 %
    2005          BB+         53       631,615       25.0 %        4.4 %
    2006         BBB-         36       449,552       17.8 %        7.4 %
    2007         BBB          24       304,867       12.1 %        6.8 %
    TOTAL        BBB-        292    $2,522,245      100.0 %        7.8 %

The following table summarizes the loan-to-value ratios on our mezzanine loans, B-Notes and whole loan portfolio ($ in thousands):

                                                         Whole
                                   Mezzanine   B-Note     Loan      Total

    Face amount                     $948,755  $436,455  $129,160  $1,514,369

    Weighted average first $
     loan to value                    59.2 %    47.1 %    10.0 %      52.1 %
    Weighted average last $
     loan to value                    71.8 %    62.9 %    74.6 %      69.6 %

Residential Assets

We own $1.9 billion face amount of residential assets which includes manufactured housing (MH), residential loans and subprime securities.

    * During the quarter, we sold $16.1 million and had paydowns of $72.6
      million for a decrease of $88.7 million.
    * Our $562.9 million manufactured housing loan portfolio continues to
      perform well as only 0.75% of the underlying loans are delinquent versus
      0.73% for the second quarter 2007.
    * We own $76.4 million of retained bonds and $74.2 million of residual
      interests in two subprime loan pools. The first pool is 25 months
      seasoned and continues to perform as expected with only 0.13% of
      cumulative losses. The second pool is only 7 months seasoned and none of
      the loans are more than sixty days delinquent.
    * We own $618.8 million of subprime securities. The following table
      summarizes our portfolio as of September 30, 2007 ($ in thousands):



                          Collateral Characteristics

                 Deal                             Cumulative
                 Age     Collateral      90+        Loss      3 Month
    Vintage    (months)    Factor    Delinquency   to Date      CRR

     2003         49        0.15         9.9 %      2.1 %      23.8 %
     2004         39        0.20        12.0 %      1.0 %      30.5 %
     2005         26        0.42        14.6 %      0.9 %      38.4 %
     2006         14        0.75        14.2 %      0.4 %      20.3 %
     2007          6        0.93         4.5 %      0.0 %      15.5 %

    Total         29        0.42        13.2 %      0.9 %      29.7 %

                           Security Characteristics

                                    Current
               Average                Face                   Principal
    Vintage    Rating      Number    Amount          %     Subordination

     2003        A            16     $47,601        7.7%       24.4 %
     2004        A-           30     202,667       32.8%       19.1 %
     2005       BBB+          44     201,303       32.5%       14.1 %
     2006        BB+          29     159,497       25.8%        3.9 %
     2007       BBB+           3       7,750        1.3%       10.0 %

    Total       BBB          122    $618,818      100.0 %      13.8 %

Note: The table above excludes subprime retained securities and residual interests of $150.6 million.

      * In addition to the principal subordination of 13.8%, the securities
        are further supported by approximately 227 basis points of excess
        spread.
      * The current average rating of our $618.8 million subprime securities
        portfolio was BBB.
      * Our subprime securities portfolio had 16 securities or $57.3 million
        downgraded.
      * In the quarter, we recorded a $67.9 million impairment; $63.4 million
        was related to 19 subprime securities with a current face of $117.5
        million.  17 of these securities, or $114.7 million, are related to
        the 2006 vintage. The valuation decline was the result of credit
        performance below our expectations.

Corporate Assets

We own $1.5 billion face amount of corporate assets including REIT debt and corporate bank loans.

    * During the quarter, we sold $10.6 million and had paydowns of $1.9
      million for a net decrease of $12.5 million.
    * We had one investment or $85.0 million upgraded in our bank loan
      portfolio and no rating changes in our REIT debt portfolio.
    * Credit spreads widened on average by 94 basis points on our REIT debt
      portfolio and 111 basis points on our bank loan portfolio.

Other Assets

We own $1.4 billion face amount of other assets including FNMA/FHLMC securities and ICH loans.

    * During the quarter, we had paydowns of $59.0 million.

Third Quarter Investment Activity

The following table summarizes the investments and sales that we completed in the third quarter ($ in millions):

                          Face
                         Amount $      %       Number   Credit   WA Life
    Purchases
      CMBS               $240        87.6 %      19      BBB+      6.8
      B-Notes              34        12.4 %       1      61 %      1.6
    Total                $274       100.0 %      20                6.2

                          Face
                         Amount $      %       Number   Credit
    Sales
      CMBS                $56        67.7 %      12      BBB+
      Real Estate ABS      16        19.5 %       2       AAA
      REIT Debt            11        12.8 %       2      BBB+
    Total                 $83       100.0 %      16

Financing and Capital Markets Activity

In July, we closed a $1.09 billion securitization of the subprime mortgage loan portfolio which we acquired in March and April 2007. Newcastle, through the securitization trust, issued $1.02 billion face amount of investment grade notes of which $979 million were sold to third parties. Newcastle invested approximately $50 million of equity in the transaction.

In July, we closed a $1.4 billion collateralized debt obligation where the proceeds from the offering were used to redeem liabilities issued in three of our prior securitizations. We were able to reduce our financing cost by 39 basis points on $1.29 billion of debt and extend the average expected maturity on our debt from 5.6 to 10.0 years. In connection with this transaction, we recorded a one-time net charge of $0.9 million in the third quarter from the write-off of deferred financing costs and early termination payments offset by gain from the sale of assets.

During the quarter, we significantly reduced our exposure to the asset backed commercial paper (ABCP) market and have subsequently replaced the financing of our FNMA/FHMLC securities with repurchase agreements provided by three investment banks with terms ranging from one to six months. In connection with the termination of our ABCP program, we recorded a one-time net charge of $3.5 million including the write-off of deferred financing costs and other hedge related items.

We seek to match fund our assets predominantly through non-recourse long- term financing structures that are not affected by changes in rates and spreads. As of September 30, 2007, 76% of our assets are unleveraged or financed with non-recourse debt that is non-callable based on changes in the value of the underlying assets. 14% are FNMA/FHLMC securities, which are highly liquid with an implied AAA rating, financed with repurchase agreements. Of the remaining assets, 7% are short duration commercial and corporate loans financed with term repurchase agreements, and 3% are primarily Newcastle CBO bonds financed with monthly repurchase agreements.

Liquidity

As of today, our liquidity includes $200 million available on our credit facility, $35 million of cash to invest and $61 million of restricted cash to invest in our CBOs. In addition, we have three committed warehouse facilities aggregating $1.2 billion of which $974 million is available to finance new investments.

Share Buy Back

The Company has been authorized by its Board of Directors to repurchase up to $100 million of shares of our common stock.

Conference Call

Newcastle's management will conduct a live conference call today, November 7, 2007, at 2:30 P.M. Eastern Time to review the financial results for the quarter ended September 30, 2007. All interested parties are welcome to participate on the live call. You can access the conference call by dialing (888) 243-2046 (from within the U.S.) or (706) 679-1533 (from outside of the U.S.) ten minutes prior to the scheduled start of the call; please reference "Newcastle Third Quarter Earnings Call."

A simultaneous webcast of the conference call will be available to the public on a listen-only basis at www.newcastleinv.com. Please allow extra time prior to the call to visit the site and download the necessary software required to listen to the internet broadcast. An online replay of the webcast will be available until December 31, 2007.

A telephonic replay of the conference call will also be available until 11:59 P.M. eastern time on Wednesday, November 21, 2007 by dialing (800) 642-1687 (from within the U.S.) or (706) 645-9291 (from outside of the U.S.); please reference access code "21020190."

About Newcastle

Newcastle Investment Corp. owns and manages an $8.9 billion highly diversified real estate debt portfolio with moderate credit risk that is primarily financed with match funded debt. Our business strategy is to "lock in" and optimize the difference between the yield on our assets and the cost of our liabilities. Newcastle is organized and conducts its operations to qualify as a real estate investment trust (REIT) for federal income tax purposes. Newcastle is managed by an affiliate of Fortress Investment Group LLC, a global alternative asset management firm with approximately $43.3 billion in assets under management as of June 30, 2007. For more information regarding Newcastle Investment Corp. or to be added to our e-mail distribution list, please visit www.newcastleinv.com.

Safe Harbor

Certain items in this press release may constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995, including statements relating to the stability of our business model and achievement of certain goals. These statements are based on management's current expectations and beliefs and are subject to a number of trends and uncertainties that could cause actual results to differ materially from those described in the forward-looking statements; Newcastle can give no assurance that its expectations will be attained. Factors that could cause actual results to differ materially from Newcastle's expectations include, but are not limited to, the risk that we can find additional suitably priced investments; the risk that investments made or committed to be made cannot be financed on the basis and for the term at which we expect; the relationship between yields on assets which are paid off and yields on assets in which such monies can be reinvested; the relative spreads between the yield on the assets we invest in and the cost and availability of debt and equity financing. Such forward-looking statements speak only as of the date of this press release. Newcastle expressly disclaims any obligation to release publicly any updates or revisions to any forward-looking statements contained herein to reflect any change in the Company's expectations with regard thereto or change in events, conditions or circumstances on which any statement is based.



                          Newcastle Investment Corp.
                      Consolidated Statements of Income
                  (dollars in thousands, except share data)
                                 (Unaudited)

                          For the Three Months Ended     For the Nine Months
                                September 30,            Ended September 30,
                               2007         2006          2007         2006
    Revenues
      Interest income        $169,770     $140,330      $523,860     $378,446
      Rental and
       escalation income        1,323          834         3,898        3,616
      Gain on sale of
       investments, net         4,825        2,642        14,014       10,722
      Other income             (7,053)         288          (557)       4,545
                              168,865      144,094       541,215      397,329

    Expenses
      Interest expense        117,434      100,239       368,108      265,113
      Loss on extinguishment
       of debt                  7,752            -        15,032          658
      Property operating
       expense                  1,019        1,041         3,099        2,808
      Loan and security
       servicing expense        2,091        1,553         7,772        4,961
      Provision for credit
       losses                   2,820        2,682         7,945        5,868
      Provision for losses,
       loans held for sale          -            -         5,754        4,127
      General and
       administrative expense   1,335        1,187         4,150        3,979
      Management fee to
       affiliate                4,597        3,475        13,048       10,420
      Incentive compensation
       to affiliate                 -        3,094         6,209        8,780
      Depreciation and
       amortization               359          290         1,030          767
                              137,407      113,561       432,147      307,481

    Income before other
     gains (losses)            31,458       30,533       109,068       89,848

    Other Gains (Losses)
      Other than temporary
       impairment             (67,860)           -       (73,813)           -
    Income before equity in
     earnings of
     unconsolidated
     subsidiaries             (36,402)      30,533        35,255       89,848
    Equity in earnings of
     unconsolidated
     subsidiaries                 488        1,506         2,154        3,916
    Income from continuing
     operations               (35,914)      32,039        37,409       93,764
    Income from
     discontinued
     operations                    17          (12)           (2)         212

    Net Income (Loss)         (35,897)      32,027        37,407       93,976
    Preferred dividends        (3,375)      (2,328)       (9,265)      (6,985)
    Income (Loss) Available
     For Common
     Stockholders            $(39,272)     $29,699       $28,142      $86,991

    Net Income (Loss) Per
     Share of Common Stock
      Basic                    $(0.74)       $0.68         $0.55        $1.98
      Diluted                  $(0.74)       $0.67         $0.55        $1.97

    Income (Loss) from
     continuing operations
     per share of common
     stock, after preferred
     dividends
      Basic                    $(0.74)       $0.68         $0.55        $1.97
      Diluted                  $(0.74)       $0.67         $0.55        $1.97

    Income from
     discontinued
     operations per share
     of common stock
      Basic                    $    -        $   -         $   -        $0.01
      Diluted                  $    -        $   -         $   -        $   -

    Weighted Average Number
     of Shares of
     Common Stock
     Outstanding
      Basic                52,779,179   43,999,817    50,894,424   43,978,625
      Diluted              52,779,179   44,136,956    51,045,418   44,091,003

    Dividends Declared per
     Share of Common Stock     $0.720       $0.650        $2.130       $1.925



                          Newcastle Investment Corp.
                         Consolidated Balance Sheets
                  (dollars in thousands, except share data)

                                              September 30,       December 31,
                                                  2007               2006
                                               (unaudited)
    Assets
      Real estate securities, available
       for sale                                $5,186,147          $5,581,228
      Real estate related loans, net            1,960,762           1,568,916
      Residential mortgage loans, net             662,624             809,097
      Subprime mortgage loans, held for sale            -                   -
      Subprime mortgage loans subject to call
       option                                      392,992            288,202
      Investments in unconsolidated subsidiaries    34,097             22,868
      Operating real estate, net                    33,348             29,626
      Cash and cash equivalents                     40,772              5,371
      Restricted cash                              107,415            184,169
      Derivative assets                             21,907             62,884
      Receivables and other assets                  65,409             52,031
                                                $8,505,473         $8,604,392

    Liabilities and Stockholders' Equity

    Liabilities
      CBO bonds payable                         $4,728,805         $4,313,824
      Other bonds payable                          588,971            675,844
      Notes payable                                 85,233            128,866
      Repurchase agreements                      1,583,842            760,346
      Repurchase agreements subject to ABCP
       facility                                     98,655          1,143,749
      Financing of subprime mortgage loans
       subject to call option                      392,992            288,202
      Credit facility                                    -             93,800
      Junior subordinated notes payable
       (security for trust preferred)              100,100            100,100
      Derivative liabilities                        46,164             17,715
      Dividends payable                             40,251             33,095
      Due to affiliates                              7,741             13,465
      Accrued expenses and other liabilities        12,098             33,406
                                                 7,684,852          7,602,412

    Stockholders' Equity
      Preferred stock, $0.01 par value,
       100,000,000 shares authorized,
       2,500,000 shares of 9.75% Series B
       Cumulative Redeemable Preferred Stock
       1,600,000 shares of 8.05% Series C
       Cumulative Redeemable Preferred Stock,
       and 2,000,000 shares of 8.375% Series D
       Cumulative Redeemable Preferred Stock
       liquidation preference $25.00 per
       share, issued and outstanding (Series D
       issued in 2007)                             152,500            102,500
      Common stock, $0.01 par value,
       500,000,000 shares authorized,
       52,779,179 and 45,713,817 shares issued
       and outstanding at September 30, 2007
       and December 31, 2006, respectively             528                457
      Additional paid-in capital                 1,033,322            833,887
      Dividends in excess of earnings              (91,973)           (10,848)
      Accumulated other comprehensive income      (273,756)            75,984
                                                   820,621          1,001,980
                                                $8,505,473         $8,604,392



                          Newcastle Investment Corp.
                   Reconciliation of GAAP Net Income to FFO
                            (dollars in thousands)
                                 (Unaudited)

                                  Three Months Ended     Three Months Ended
                                  September 30, 2007     September 30, 2006
    Net income available for
     common stockholders               $(39,272)              $29,699
    Operating real estate
     depreciation                           285                   221
    Funds from operations ("FFO")      $(38,987)              $29,920

We believe FFO is one appropriate measure of the operating performance of real estate companies because it provides investors with information regarding our ability to service debt and make capital expenditures. We also believe that FFO is an appropriate supplemental disclosure of operating performance for a REIT due to its widespread acceptance and use within the REIT and analyst communities. Furthermore, FFO is used to compute our incentive compensation to our manager. FFO, for our purposes, represents net income available for common stockholders (computed in accordance with GAAP), excluding extraordinary items, plus real estate depreciation, and after adjustments for unconsolidated subsidiaries, if any. We consider gains and losses on resolution of our investments to be a normal part of our recurring operations and therefore do not exclude such gains and losses when arriving at FFO. Adjustments for unconsolidated subsidiaries, if any, are calculated to reflect FFO on the same basis. FFO does not represent cash generated from operating activities in accordance with GAAP and therefore should not be considered an alternative to net income as an indicator of our operating performance or as an alternative to cash flow as a measure of liquidity and is not necessarily indicative of cash available to fund cash needs. Our calculation of FFO may be different from the calculation used by other companies and, therefore, comparability may be limited.



                          Newcastle Investment Corp.
         Reconciliation of GAAP Book Equity to Invested Common Equity
                            (dollars in thousands)
                                 (Unaudited)

                                                         September 30, 2007
    Book equity                                                $820,621
      Preferred stock                                          (152,500)
      Accumulated depreciation on operating real estate           5,725
      Accumulated other comprehensive income                    273,756
    Invested common equity                                     $947,602

SOURCE Newcastle Investment Corp.