Newcastle Announces Record First Quarter 2007 Results

First Quarter Highlights

-- FFO of $0.71 per diluted share, up 9.2% from the first quarter 2006

-- FFO return on average invested equity of 15.3%

-- Declared 1Q07 dividend of $0.69 per share, our eighteenth consecutive quarter of stable or growing dividends

-- Record $2.2 billion of new acquisitions in the quarter

-- Raised $123 million of equity capital through the issuance of 2.42 million common and 2 million perpetual preferred shares

NEW YORK, May 3 /PRNewswire-FirstCall/ -- Newcastle Investment Corp. (NYSE: NCT) reported that for the quarter ended March 31, 2007, Funds from Operations ("FFO") were $33.9 million, or $0.71 per diluted share, compared to $0.65 per diluted share for the first quarter 2006. The Company generated an FFO return on average invested equity of 15.3% for the first quarter 2007.

For the three months ended March 31, 2007, income available for common stockholders was $33.7 million, or $0.70 per diluted share, compared to $0.65 per diluted share for the first quarter 2006.

For the quarter ended March 31, 2007, we declared a dividend of $0.69 per common share.

Our GAAP common equity book value was $18.39 per share or a total of $886 million at March 31, 2007 versus $19.68 per share or $899 million at year end 2006.

Kenneth Riis, Newcastle's Chief Executive Officer and President, commented, "We had a record quarter both in terms of earnings and investment activity -- FFO of $0.71 per share was the highest to date and we closed on $2.2 billion of new investments. The significant widening of credit spreads experienced in the quarter created opportunities to invest new capital at attractive risk-adjusted returns. It also demonstrated the stability of our business model as fluctuations in the value of our securities portfolio had no impact on our earnings or ability to pay dividends."

For a reconciliation and discussion of GAAP net income 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)

                              Three Months Ended       Three Months Ended
    Operating Data:             March 31, 2007           March 31, 2006

                                        (per diluted              (per diluted
                           (Amount)         share)     (Amount)       share)

    Funds from operations    $33.9          $0.71        $28.7        $0.65
    Income available for
     common stockholders     $33.7          $0.70        $28.6        $0.65



                                                      As of          As of
    Balance Sheet Data:                             March 31,     December 31,
                                                       2007           2006

    Total assets                                    $ 10,221        $ 8,604
    Total liabilities                                  9,182          7,602
    Common stockholders' equity                          886            899
    Preferred stock                                      153            103
    Total equity                                       1,039          1,002

The following table summarizes our investment portfolio at March 31, 2007 and December 31, 2006 ($ in millions):


                                           As of March 31,  As of December 31,
                                                2007               2006

                                             Face              Face
    Core                                    Amount  % Total   Amount  % Total
      Real Estate Securities and Related
       Loans                                $6,782    65.2%   $6,196    71.7%
      Subprime Loans, Held for Sale          1,049    10.1%        -     0.0%
      Residential Mortgage Loans               759     7.3%      813     9.4%
      Subprime Loans Subject to Call
       Option                                  299     2.8%      299     3.5%
      Investment in Real Estate Joint
       Venture                                  38     0.4%       38     0.4%
    Subtotal                                $8,927    85.8%   $7,346    85.0%

    Non-Core
      Agency RMBS                           $1,349    13.0%   $1,178    13.6%
      ICH Loans                                122     1.2%      123     1.4%
    Total Portfolio                        $10,398   100.0%   $8,647   100.0%

The following tables compare certain supplemental data relating to our investment portfolio at March 31, 2007 versus December 31, 2006:


    Supplemental Data:

                                      Total Portfolio        Core Portfolio
                                    March 31,  Dec. 31,    March 31,  Dec. 31,
                                      2007       2006        2007       2006

    Weighted average asset yield      7.45%      7.28%       7.80%      7.63%
    Weighted average liability cost   5.88%      5.85%       6.03%      6.00%
    Weighted average net spread       1.57%      1.43%       1.77%      1.63%

First Quarter Investment Activity

We purchased $2.2 billion of assets in the first quarter and, in addition, committed to purchase $248 million of assets that will close subsequent to quarter-end, our most active quarter to date.

Of the first quarter closings, $374 million was financed off balance sheet through total rate of return swaps. We recorded a deposit of $56 million towards the total rate of return swaps.

The following table details our funded acquisitions in the quarter ($ in millions):


                                          Face                       WA Credit
    Real Estate Securities and Loans     Amount    Number  Credit(1) Spread(2)
    Commercial Real Estate
     Mezzanine Loans                      $508        4      78%       360
    Bank Loans                             292        8      55%       217
    Commercial Real Estate B-Notes          60        2      56%       363
    Commercial Real Estate Whole Loans      46        1      78%       178
    Commercial Mortgage Backed
     Securities (CMBS)                      47        3      BBB       167
    Real Estate Related Asset
     Backed Securities (ABS)                10        1     BBB-       335
      Total Real Estate
       Securities and Loans                963       19                298

    Residential Mortgage Loans
    Subprime Loans, Held for Sale        1,051    4,402      642        NR

    Agency RMBS                            220        7      AAA        69
    TOTAL                               $2,234

    (1) Credit represents weighted average rating for rated assets, LTV for
        non-rated assets, FICO score for residential mortgage loans and
        implied AAA for Agency RMBS.
    (2) Average spread based on applicable benchmark (US Treasury for fixed
        and LIBOR for floating).

In the quarter, we also sold 10 real estate securities totaling $88 million with an average rating of BBB-.

Kenneth Riis noted, "We took advantage of the dislocation in the subprime residential market with the acquisition of $1.3 billion of loans, representing 75% of our original commitment made in March. Our ability to underwrite the risk and have a Fortress affiliate service the loans positioned us well to invest in this transaction. We also continue to see good relative value in the commercial and corporate sector as almost half of our new asset acquisitions were commercial real estate debt and bank loans."

    Capital Markets Activity

    First quarter activities include:

    -- In January, we issued 2.42 million common shares, for net proceeds of
       approximately $75 million.

    -- In March, we issued 2 million shares of newly designated 8.375% Series
       D Cumulative Redeemable Preferred Stock for net proceeds of $48
       million.

    -- The net proceeds from both capital raises were used to pay down amounts
       drawn on our credit facility to fund new acquisitions.

    Subsequent to quarter-end activities:

    -- In April, we issued 4.56 million common shares, and raised net proceeds
       of approximately $125 million.  The proceeds were used to pay down
       amounts drawn on our credit facility to fund new acquisitions.

    -- In April, we priced our tenth collateralized debt obligation ("CDO").
       The proceeds from this issuance were used to term finance an $825
       million portfolio of newly acquired mezzanine loans, bank loans, B-
       Notes, CMBS and other commercial real estate assets including whole
       loans. Net of this financing, we expect to invest approximately $120
       million of capital with a targeted return on equity of 16.5%.

Ms. Debra Hess, our Chief Financial Officer commented, "Since year-end, we have raised and invested approximately $250 million of equity capital. We were opportunistic in tapping the capital markets as the added liquidity enabled us to take advantage of market dislocations and make accretive investments. We also entered into multiple financing arrangements with flexible terms that position us well for future growth."

Investment Portfolio

    The following table details our investment portfolio at March 31, 2007 ($
in millions):


                                             % of
                                             Total
    Real Estate Securities and       Face    Port-
     Related Loans                  Amount   folio  Number Credit(1)  WA Life

    CMBS                            $2,462   23.7%     294    BBB-      5.4
    Mezzanine Loans                  1,447   13.9%      27     68%      2.4
    REIT Debt                          954    9.2%      96    BBB-      6.0
    ABS                                862    8.3%     153     BBB      3.0
    Bank Loans                         543    5.2%      13     57%      3.2
    B-Notes                            346    3.3%      12     65%      2.7
    Real Estate Loans                  128    1.2%       5     74%      1.8
    ABS Residual                        40    0.4%       1      NR      2.3
      Total Core Real Estate
       Securities and Loans          6,782   65.2%     601              4.1
    Agency RMBS                      1,349   13.0%      42     AAA      4.3
      Total Real Estate Securities
       and Loans                     8,131   78.2%     643              4.2
    Residential Mortgage Loans
    Manufactured Home Loans            618    5.9%  17,660     691      5.8
    Residential Mortgage Loans         141    1.4%     423     718      2.8
      Total Residential
       Mortgage Loans                  759    7.3%  18,083     696      5.2

    Subprime Loans Held for Sale     1,049   10.1%   4,402     642      2.5
    Other                              459    4.4%     174              2.3

    TOTAL                          $10,398  100.0%                      4.0

    (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 Agency RMBS.

Total real estate securities and loans of $8.1 billion face amount representing 78.2% of the total portfolio.

    -- $6.8 billion or 84% of this portfolio is rated by third parties, or had
       an implied AAA rating, with a weighted average rating of BBB.

    -- $4.7 billion or 58% of this portfolio has an investment grade rating
       (BBB- or higher) or an implied AAA rating.

    -- The weighted average credit spread (i.e., the yield premium on our
       investments over the comparable US Treasury or LIBOR) for the core real
       estate securities and loans (excluding subprime residual) of $6.8
       billion was 2.81% at March 31, 2007 versus 2.56% at December 31, 2006.

    -- The core real estate securities and loans portfolio had 601
       investments.  The largest investment was $321 million and the average
       investment size was $11 million.

    -- The credit profile of our real estate securities portfolio continued to
       improve during the first quarter. This can be demonstrated by the ratio
       of upgrades to downgrades in the quarter, where 29 securities ($235
       million face amount) experienced credit rating upgrades, versus 6
       securities ($65 million face amount) which experienced a credit rating
       downgrade.

Residential mortgage loans of $759 million face amount, representing 7.3% of the total portfolio.

    -- These residential loans are to high quality borrowers with an average
       FICO score of 696.

    -- Our residential and manufactured housing loans were well diversified
       with 423 and 17,660 loans, respectively.

Subprime loans held for sale of $1.0 billion face amount, representing 10.1% of the total portfolio.

    -- Our subprime loans held for sale were well diversified with 4,402
       loans.

    -- Approximately 96% of the portfolio is secured by first liens and 93%
       are owner occupied.

Conference Call

Newcastle's management will conduct a live conference call today, May 3, 2007, at 1:00 P.M. eastern time to review the financial results for the quarter ended March 31, 2007. All interested parties are welcome to participate on the live call. You can access the conference call by dialing (888) 811-7286 (from within the U.S.) or (913) 981-4902 (from outside of the U.S.) ten minutes prior to the scheduled start of the call; please reference "Newcastle First 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 June 30, 2007.

A telephonic replay of the conference call will also be available from 3:00 P.M. eastern time on May 3, 2007 until 11:59 P.M. eastern time on Thursday, May 10, 2007 by dialing (888) 203-1112 (from within the U.S.) or (719) 457-0820 (from outside of the U.S.); please reference access code "3124207."

About Newcastle

Newcastle Investment Corp. owns and manages a $10.4 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 $35.1 billion in assets under management as of December 31, 2006. 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 of 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 March 31,
                                                    2007              2006
    Revenues
      Interest income                             $162,221          $113,907
      Rental and escalation income                   1,253             2,008
      Gain on sale of investments, net               2,212             1,928
      Other income                                     743             5,705
                                                   166,429           123,548
    Expenses
      Interest expense                             116,757            76,965
      Property operating expense                     1,036               818
      Loan and security servicing expense            1,983             2,006
      Provision for credit losses                    2,036             2,007
      Provision for losses, loans held
       for sale                                        -               4,127
      General and administrative expense             1,337             1,630
      Management fee to affiliate                    3,906             3,471
      Incentive compensation to affiliate            3,688             2,852
      Depreciation and amortization                    329               199
                                                   131,072            94,075

    Income before equity in earnings of
     unconsolidated subsidiaries                    35,357            29,473
    Equity in earnings of unconsolidated
     subsidiaries                                      847             1,195
    Income from continuing operations               36,204            30,668
    Income (loss) from discontinued operations         (13)              251

    Net Income                                      36,191            30,919
    Preferred dividends                             (2,515)           (2,328)

    Income Available For Common Stockholders       $33,676           $28,591

    Net Income Per Share of Common Stock
      Basic                                          $0.71             $0.65
      Diluted                                        $0.70             $0.65
    Income from continuing operations per share
     of common stock, after preferred dividends
      Basic                                          $0.71             $0.64
      Diluted                                        $0.70             $0.64

    Income from discontinued operations
     per share of common stock
      Basic                                           $-               $0.01
      Diluted                                         $-               $0.01
    Weighted Average Number of Shares of
      Common Stock Outstanding
      Basic                                     47,572,895        43,944,820
      Diluted                                   47,823,497        44,063,940

    Dividends Declared per Share of
     Common Stock                                   $0.690            $0.625



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

                                              March 31, 2007     December 31,
                                                (unaudited)          2006
    Assets
     Real estate securities, available
      for sale                                   $5,581,179        $5,581,228
     Real estate related loans, net               2,138,974         1,568,916
     Residential mortgage loans, net                752,590           809,097
     Subprime mortgage loans, held for sale       1,018,080               -
     Subprime mortgage loans subject to
      call option                                   289,021           288,202
     Investments in unconsolidated
      subsidiaries                                   22,778            22,868
     Operating real estate, net                      29,684            29,626
     Cash and cash equivalents                        3,929             5,371
     Restricted cash                                267,903           184,169
     Derivative assets                               51,032            62,884
     Receivables and other assets                    65,801            52,031
                                                $10,220,971        $8,604,392

    Liabilities and Stockholders' Equity
    Liabilities
     CBO bonds payable                           $4,282,503        $4,313,824
     Other bonds payable                            649,853           675,844
     Notes payable                                  109,922           128,866
     Repurchase agreements                        2,198,064           760,346
     Repurchase agreements subject to asset
      backed commercial paper facility            1,312,209         1,143,749
     Financing of subprime mortgage loans
      subject to call option                        289,021           288,202
     Credit facility                                125,500            93,800
     Junior subordinated notes payable
      (security for trust preferred)                100,100           100,100
     Derivative liabilities                          22,726            17,715
     Dividends payable                               35,003            33,095
     Due to affiliates                                5,035            13,465
     Accrued expenses and other
      liabilities                                    52,085            33,406
                                                  9,182,021         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      152,500           102,500
     Common stock, $0.01 par value,
      500,000,000 shares authorized,
      48,209,699 and 45,713,817 shares issued
      and outstanding at March 31, 2007 and
      December 31, 2006, respectively                   482               457
     Additional paid-in capital                     908,368           833,887
     Dividends in excess of earnings                (10,437)          (10,848)
     Accumulated other comprehensive
      income (loss)                                 (11,963)           75,984
                                                  1,038,950         1,001,980
                                                $10,220,971        $8,604,392



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

                                       Three Months Ended   Three Months Ended
                                         March 31, 2007       March 31, 2006
    Net income available for common
     stockholders                           $ 33,676              $ 28,591
    Operating real estate depreciation           256                   131
    Funds from operations (''FFO'')         $ 33,932              $ 28,722

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)


                                                        March 31, 2007
    Book equity                                           $1,038,950
      Preferred stock                                       (152,500)
      Accumulated depreciation on operating real estate        4,487
      Accumulated other comprehensive income                  11,963
    Invested common equity                                  $902,900

SOURCE Newcastle Investment Corp.