UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q [X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2004 or [ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from ________________ to ___________________ Commission File Number: 001-31458 NEWCASTLE INVESTMENT CORP. ------------------------------------------------------ (Exact name of registrant as specified in its charter) Maryland 81-0559116 - ------------------------------- ------------------------------------ (State or other jurisdiction of (I.R.S. Employer Identification No.) incorporation or organization) 1251 Avenue of the Americas, New York, NY 10020 ----------------------------------------- ---------- (Address of principal executive offices) (Zip Code) (212) 798-6100 ---------------------------------------------------- (Registrant's telephone number, including area code) -------------------------------------------------------------------------- (Former name, former address and former fiscal year, if changed since last report) Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes [X] No [ ]. Indicate by check mark whether the registrant is an accelerated filer (as defined in Rule 12b-2 of the Securities Exchange Act). Yes [X] No [ ]. Indicate the number of shares outstanding of each of the issuer's classes of common stock, as of the last practicable date. COMMON STOCK, $0.01 PAR VALUE PER SHARE: 34,781,833 OUTSTANDING AS OF MAY 7, 2004. NEWCASTLE INVESTMENT CORP. FORM 10-Q INDEX
PAGE ---- PART I. FINANCIAL INFORMATION Item 1. Financial Statements Consolidated Balance Sheets as of March 31, 2004 (unaudited) and December 31, 2003 1 Consolidated Statements of Income (unaudited) for the three months ended March 31, 2004 and 2003 2 Consolidated Statements of Stockholders' Equity (unaudited) for the three months ended March 31, 2004 and 2003 3 Consolidated Statements of Cash Flows (unaudited) for the three months ended March 31, 2004 and 2003 4 Notes to Consolidated Financial Statements (unaudited) 6 Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations 11 Item 3. Quantitative and Qualitative Disclosures About Market Risk 22 Item 4. Controls and Procedures 27 PART II. OTHER INFORMATION Item 1. Legal Proceedings 28 Item 2. Changes in Securities and Use of Proceeds 28 Item 3. Defaults upon Senior Securities 28 Item 4. Submission of Matters to a Vote of Security Holders 28 Item 5. Other Information 28 Item 6. Exhibits and Reports on Form 8-K 28 SIGNATURES 29
CAUTIONARY STATEMENTS The information contained in this quarterly report on Form 10-Q is not a complete description of our business or the risks associated with an investment in our Company. We urge you to carefully review and consider the various disclosures made by us in this report and in our other filings with the SEC, including our annual report on Form 10-K for the year ended December 31, 2003, that discuss our business in greater detail. This report contains certain "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995. Such forward-looking statements relate to, among other things, the operating performance of our investments and financing needs. Forward-looking statements are generally identifiable by use of forward-looking terminology such as "may," "will," "should," "potential," "intend," "expect," "endeavor," "seek," "anticipate," "estimate," "overestimate," "underestimate," "believe," "could," "project," "predict," "continue" or other similar words or expressions. Forward-looking statements are based on certain assumptions, discuss future expectations, describe future plans and strategies, contain projections of results of operations or of financial condition or state other forward-looking information. Our ability to predict results or the actual effect of future plans or strategies is inherently uncertain. Although we believe that the expectations reflected in such forward-looking statements are based on reasonable assumptions, our actual results and performance could differ materially from those set forth in the forward-looking statements. These forward-looking statements involve risks, uncertainties and other factors that may cause our actual results in future periods to differ materially from forecasted results. Factors which could have a material adverse effect on our operations and future prospects include, but are not limited to, changes in economic conditions generally and the real estate and bond markets specifically; adverse changes in the financing markets we access affecting our ability to finance our real estate securities portfolios in general, or in a manner that maintains our historic net spreads; changes in interest rates and/or credit spreads, as well as the success of our hedging strategy in relation to such changes; the quality and size of the investment pipeline and the rate at which we can invest our cash, including cash obtained in connection with CBO financings; impairments in the value of the collateral underlying our real estate securities, real estate related loans and residential mortgage loans; the relation of any impairments in the value of our real estate securities portfolio or operating real estate to our judgments as to whether changes in the market value of our securities are temporary or not and whether circumstances bearing on the value of our operating real estate warrant changes in carrying values; changes in the markets; legislative/regulatory changes; completion of pending investments; the availability and cost of capital for future investments; competition within the finance and real estate industries; and other risks detailed from time to time in our SEC reports. Readers are cautioned not to place undue reliance on any of these forward-looking statements, which reflect our management's views as of the date of this report. The factors noted above could cause our actual results to differ significantly from those contained in any forward-looking statement. For a discussion of our critical accounting policies see "Management's Discussion and Analysis of Financial Condition and Results of Operations - Application of Critical Accounting Policies." Although we believe that the expectations reflected in the forward-looking statements are reasonable, we cannot guarantee future results, levels of activity, performance or achievements. We are under no duty to update any of the forward-looking statements after the date of this report to conform these statements to actual results. PART I. FINANCIAL INFORMATION ITEM 1. FINANCIAL STATEMENTS NEWCASTLE INVESTMENT CORP. AND SUBSIDIARIES CONSOLIDATED BALANCE SHEETS (dollars in thousands, except share data)
MARCH 31, 2004 (UNAUDITED) DECEMBER 31, 2003 -------------- ----------------- ASSETS Real estate securities, available for sale $ 2,598,620 $ 2,089,712 Real estate securities portfolio deposit - 19,541 Other securities, available for sale 252,642 221,577 Real estate related loans, net 384,262 341,193 Investments in unconsolidated subsidiaries 52,743 30,640 Operating real estate, net 89,741 102,995 Real estate held for sale 39,917 29,404 Residential mortgage loans, net 569,621 586,237 Cash and cash equivalents 56,251 60,403 Restricted cash 19,496 13,132 Deferred costs, net 8,118 10,304 Receivables and other assets 28,151 27,943 ----------- ----------- $ 4,099,562 $ 3,533,081 =========== =========== LIABILITIES AND STOCKHOLDERS' EQUITY LIABILITIES CBO bonds payable $ 2,204,187 $ 1,793,533 Other bonds payable 253,380 260,674 Notes payable 189,845 154,562 Repurchase agreements 708,635 715,783 Derivative liabilities 63,991 32,457 Dividends payable 21,843 16,703 Due to affiliates 3,242 2,445 Accrued expenses and other liabilities 10,938 17,561 ----------- ----------- 3,456,061 2,993,718 ----------- ----------- STOCKHOLDERS' EQUITY Preferred stock, $0.01 par value, 100,000,000 shares authorized, 2,500,000 shares of Series B Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share, issued and outstanding 62,500 62,500 Common stock, $0.01 par value, 500,000,000 shares authorized, 34,711,833 and 31,374,833 shares issued and outstanding at March 31, 2004 and December 31, 2003, respectively 347 314 Additional paid-in capital 538,057 451,806 Dividends in excess of earnings (15,169) (14,670) Accumulated other comprehensive income 57,766 39,413 ----------- ----------- 643,501 539,363 ----------- ----------- $ 4,099,562 $ 3,533,081 =========== ===========
1 NEWCASTLE INVESTMENT CORP. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF INCOME (UNAUDITED) (dollars in thousands, except share data)
THREE MONTHS ENDED MARCH 31, --------------------------------- 2004 2003 ------------ ------------ REVENUES Interest income $ 49,030 $ 25,029 Rental and escalation income 5,797 4,913 Gain on settlement of investments 5,136 2,491 ------------ ------------ 59,963 32,433 ------------ ------------ EXPENSES Interest expense 29,419 14,357 Property operating expense 2,391 2,352 Loan and security servicing expense 782 402 General and administrative expense 1,198 830 Management fee to affiliate 2,397 1,305 Incentive compensation to affiliate 2,374 1,330 Depreciation and amortization 553 456 ------------ ------------ 39,114 21,032 ------------ ------------ Income before equity in earnings of unconsolidated subsidiaries 20,849 11,401 Equity in earnings of unconsolidated subsidiaries 1,223 - ------------ ------------ Income from continuing operations 22,072 11,401 Income (loss) from discontinued operations (221) (298) ------------ ------------ NET INCOME 21,851 11,103 Preferred dividends (1,523) (203) ------------ ------------ INCOME AVAILABLE FOR COMMON STOCKHOLDERS $ 20,328 $ 10,900 ============ ============ NET INCOME PER SHARE OF COMMON STOCK BASIC $ 0.59 $ 0.46 ============ ============ DILUTED $ 0.58 $ 0.46 ============ ============ Income from continuing operations per share of common stock, after preferred dividends Basic $ 0.60 $ 0.47 ============ ============ Diluted $ 0.59 $ 0.47 ============ ============ Income (loss) from discontinued operations per share of common stock Basic $ (0.01) $ (0.01) ============ ============ Diluted $ (0.01) $ (0.01) ============ ============ WEIGHTED AVERAGE NUMBER OF SHARES OF COMMON STOCK OUTSTANDING BASIC 34,401,800 23,488,517 ============ ============ DILUTED 34,976,378 23,619,909 ============ ============ DIVIDENDS DECLARED PER COMMON SHARE $ 0.60 $ 0.45 ============ ============
2 NEWCASTLE INVESTMENT CORP. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY (UNAUDITED) FOR THE THREE MONTHS ENDED MARCH 31, 2004 AND 2003 (dollars in thousands)
PREFERRED STOCK COMMON STOCK ------------------------- -------------------------- SHARES AMOUNT SHARES AMOUNT --------- ---------- ---------- ---------- STOCKHOLDERS' EQUITY - DECEMBER 31, 2003 2,500,000 $ 62,500 31,374,833 $ 314 Dividends declared - - - - Issuance of common stock - - 3,300,000 33 Exercise of common stock options - - 37,000 - Comprehensive income: Net income - - - - Unrealized gain on securities - - - - Realized (gain) on securities: reclassification adjustment - - - - Foreign currency translation - - - - Unrealized (loss) on derivatives designated as cash flow hedges - - - - Total comprehensive income --------- ---------- ---------- ---------- STOCKHOLDERS' EQUITY - MARCH 31, 2004 2,500,000 $ 62,500 34,711,833 $ 347 ========= ========== ========== ========== STOCKHOLDERS' EQUITY - DECEMBER 31, 2002 - $ - 23,488,517 $ 235 Dividends declared - - - - Issuance of preferred stock 2,500,000 62,500 - - Comprehensive income: Net income - - - - Unrealized gain on securities - - - - Realized (gain) on securities: reclassification adjustment - - - - Foreign currency translation - - - - Unrealized gain on derivatives designated as cash flow hedges - - - - Total comprehensive income --------- ---------- ---------- ---------- STOCKHOLDERS' EQUITY - MARCH 31, 2003 2,500,000 $ 62,500 23,488,517 $ 235 ========= ========== ========== ========== ACCUM. ADDITIONAL DIVIDENDS OTHER TOTAL STOCK- PD. IN IN EXCESS OF COMP. HOLDERS' CAPITAL EARNINGS INCOME EQUITY ---------- ------------ ---------- ------------ STOCKHOLDERS' EQUITY - DECEMBER 31, 2003 $ 451,806 $ (14,670) $ 39,413 $ 539,363 Dividends declared - (22,350) - (22,350) Issuance of common stock 85,770 - - 85,803 Exercise of common stock options 481 - - 481 Comprehensive income: Net income - 21,851 - 21,851 Unrealized gain on securities - - 56,386 56,386 Realized (gain) on securities: reclassification adjustment - - (4,151) (4,151) Foreign currency translation - - (305) (305) Unrealized (loss) on derivatives designated as cash flow hedges - - (33,577) (33,577) ---------- Total comprehensive income 40,204 ---------- ---------- ---------- ---------- STOCKHOLDERS' EQUITY - MARCH 31, 2004 $ 538,057 $ (15,169) $ 57,766 $ 643,501 ========== ========== ========== ========== STOCKHOLDERS' EQUITY - DECEMBER 31, 2002 $ 290,935 $ (13,966) $ 7,037 $ 284,241 Dividends declared - (10,773) - (10,773) Issuance of preferred stock (2,436) - - 60,064 Comprehensive income: Net income - 11,103 - 11,103 Unrealized gain on securities - - 3,401 3,401 Realized (gain) on securities: reclassification adjustment - - (3,480) (3,480) Foreign currency translation - - 1,740 1,740 Unrealized gain on derivatives designated as cash flow hedges - - 3,570 3,570 ---------- Total comprehensive income 16,334 ---------- ---------- ---------- ---------- STOCKHOLDERS' EQUITY - MARCH 31, 2003 $ 288,499 $ (13,636) $ 12,268 $ 349,866 ========== ========== ========== ==========
3 NEWCASTLE INVESTMENT CORP. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF CASH FLOW (UNAUDITED) (dollars in thousands)
THREE MONTHS ENDED MARCH 31, ---------------------------- 2004 2003 --------- --------- CASH FLOWS FROM OPERATING ACTIVITIES Net income $ 21,851 $ 11,103 Adjustments to reconcile net income to net cash provided by operating activities (inclusive of amounts related to discontinued operations): Depreciation and amortization 606 711 Accretion of discount and other amortization (564) (3,354) Equity in earnings of unconsolidated subsidiaries (1,223) - Deferred rent (706) (151) Gain on settlement of investments (5,052) (2,291) Unrealized gain on non-hedge derivatives (583) - Change in: Restricted cash (6,703) (1,334) Receivables and other assets 376 (3,259) Due to affiliates 797 433 Accrued expenses and other liabilities (6,405) 2,264 --------- --------- Net cash provided by operating activities 2,394 4,122 --------- --------- CASH FLOWS FROM INVESTING ACTIVITIES Purchase of real estate securities (500,983) (513,395) Proceeds from sale of real estate securities 44,445 34,879 Deposit on real estate securities (treated as a derivative) (15,042) (4,922) Purchase of other securities (40,914) (14,127) Purchase of loans (50,000) (210,281) Repayments of loan and security principal 75,567 13,926 Proceeds from settlement of loans - 162,554 Purchase and improvement of operating real estate (161) - Proceeds from sale of operating real estate - 2,238 Contributions to unconsolidated subsidiaries (26,788) - Distributions from unconsolidated subsidiaries 5,908 - Payment of deferred costs (80) - --------- --------- Net cash used in investing activities (508,048) (529,128) --------- ---------
Continued on Page 5 4 NEWCASTLE INVESTMENT CORP. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF CASH FLOW (UNAUDITED) (dollars in thousands)
THREE MONTHS ENDED MARCH 31, ---------------------------- 2004 2003 --------- --------- CASH FLOWS FROM FINANCING ACTIVITIES Issuance of CBO bonds payable 409,588 467,094 Repayments of other bonds payable (6,920) (2,438) Borrowings under notes payable 40,000 - Repayments of notes payable (2,945) (215) Borrowings under repurchase agreements 29,511 199,716 Repayments of repurchase agreements (36,659) (158,439) Issuance of preferred stock - 62,500 Costs related to issuance of preferred stock - (2,436) Issuance of common stock 86,790 - Costs related to issuance of common stock (987) - Exercise of common stock options 481 - Dividends paid (17,210) (9,161) Payment of deferred financing costs (147) (1,313) --------- --------- Net cash provided by financing activities 501,502 555,308 --------- --------- NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS (4,152) 30,302 CASH AND CASH EQUIVALENTS, BEGINNING OF PERIOD 60,403 45,463 --------- --------- CASH AND CASH EQUIVALENTS, END OF PERIOD $ 56,251 $ 75,765 ========= ========= SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION Cash paid during the period for interest expense $ 28,978 $ 14,684 SUPPLEMENTAL SCHEDULE OF NON-CASH INVESTING AND FINANCING ACTIVITIES Common stock dividends declared but not paid $ 20,827 $ 10,570 Preferred stock dividends declared but not paid $ 1,016 $ 203 Deposit used in acquisition of real estate securities (treated as a derivative) $ 35,457 $ 44,409
5 NEWCASTLE INVESTMENT CORP. AND SUBSIDIARIES NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) MARCH 31, 2004 (dollars in tables in thousands, except per share data) 1. GENERAL Newcastle Investment Corp. (and subsidiaries, "Newcastle") is a Maryland corporation that was formed in June 2002. Newcastle conducts its business through four primary segments: (i) real estate securities, (ii) real estate related loans, (iii) operating real estate, and (iv) residential mortgage loans. Newcastle was formed as a wholly owned subsidiary of Newcastle Investment Holdings Corp. ("Holdings") for the purpose of separating the real estate securities and certain of the operating real estate businesses from Holdings' other investments. Prior to Newcastle's initial public offering, Holdings contributed to Newcastle certain assets and liabilities in exchange for 16,488,517 shares of Newcastle's common stock. Newcastle's operations commenced on July 12, 2002. On May 19, 2003, Holdings distributed to its stockholders all of the shares of Newcastle's common stock that it held, and it no longer owns any of Newcastle's common equity. Approximately 2.3 million of such shares are held by an affiliate of the Manager (see below) at March 31, 2004. In addition, an affiliate of the Manager held options to purchase approximately 1.7 million shares of our common stock at March 31, 2004. In October 2002, Newcastle sold 7.0 million shares of its common stock in a public offering (the "IPO") at a price to the public of $13.00 per share, for net proceeds of approximately $80.0 million. During 2003, Newcastle sold an aggregate of approximately 7.9 million shares of its common stock in public offerings for net proceeds of approximately $163.3 million. In January 2004, Newcastle sold 3.3 million shares of its common stock in a public offering at a price to the public of $26.30 per share, for net proceeds of approximately $85.8 million. Newcastle had 34,711,833 shares of common stock outstanding at March 31, 2004. Newcastle is organized and conducts its operations to qualify as a real estate investment trust ("REIT") for federal income tax purposes. As such, Newcastle will generally not be subject to federal income tax on that portion of its income that is distributed to stockholders if it distributes at least 90% of its REIT taxable income to its stockholders by prescribed dates and complies with various other requirements. Newcastle is party to a management agreement (the "Management Agreement") with Fortress Investment Group LLC (the "Manager"), an affiliate, under which the Manager advises Newcastle on various aspects of its business and manages its day-to-day operations, subject to the supervision of Newcastle's board of directors. For its services, the Manager receives an annual management fee and incentive compensation, both as defined in the Management Agreement. The Manager also manages Holdings, among other entities. The accompanying consolidated financial statements and related notes of Newcastle have been prepared in accordance with accounting principles generally accepted in the United States for interim financial reporting and the instructions to Form 10-Q and Rule 10-01 of Regulation S-X. Accordingly, certain information and footnote disclosures normally included in financial statements prepared under accounting principles generally accepted in the United States have been condensed or omitted. In the opinion of management, all adjustments considered necessary for a fair presentation of Newcastle's financial position, results of operations and cash flows have been included and are of a normal and recurring nature. The operating results presented for interim periods are not necessarily indicative of the results that may be expected for any other interim period or for the entire year. These financial statements should be read in conjunction with Newcastle's December 31, 2003 consolidated financial statements and notes thereto included in Newcastle's annual report on Form 10-K filed with the Securities and Exchange Commission. Capitalized terms used herein, and not otherwise defined, are defined in Newcastle's December 31, 2003 consolidated financial statements. 2. INFORMATION REGARDING BUSINESS SEGMENTS Newcastle conducts its business through four primary segments: real estate securities, real estate related loans, operating real estate and residential mortgage loans. 6 NEWCASTLE INVESTMENT CORP. AND SUBSIDIARIES NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED) MARCH 31, 2004 (dollars in tables in thousands, except per share data) Summary financial data on Newcastle's segments is given below, together with a reconciliation to the same data for Newcastle as a whole:
Residential Real Estate Real Estate Operating Real Mortgage Securities Related Loans Estate Loans Unallocated Total ----------- ------------- -------------- ------------ ----------- ----------- March 31, 2004 and the Three Months then Ended Gross revenues $ 43,772 $ 6,069 $ 5,810 $ 4,202 $ 110 $ 59,963 Operating expenses (255) (7) (2,487) (536) (5,857) (9,142) ----------- ----------- ----------- ----------- ----------- ----------- Operating income (loss) 43,517 6,062 3,323 3,666 (5,747) 50,821 Interest expense (21,582) (4,237) (1,467) (2,133) - (29,419) Depreciation and amortization - - (553) - - (553) Equity in earnings of unconsolidated subsidiaries - 1,069 154 - - 1,223 ----------- ----------- ----------- ----------- ----------- ----------- Income (loss) from continuing operations 21,935 2,894 1,457 1,533 (5,747) 22,072 Income from discontinued operations - - (221) - - (221) ----------- ----------- ----------- ----------- ----------- ----------- Net Income (Loss) $ 21,935 $ 2,894 $ 1,236 $ 1,533 $ (5,747) $ 21,851 =========== =========== =========== =========== =========== =========== Revenue derived from non-US sources: Canada $ - $ - $ 4,704 $ - $ - $ 4,704 =========== =========== =========== =========== =========== =========== Belgium $ - $ - $ 1,974 $ - $ - $ 1,974 =========== =========== =========== =========== =========== =========== Total assets $ 2,910,753 $ 392,890 $ 168,725 $ 571,168 $ 56,026 $ 4,099,562 =========== =========== =========== =========== =========== =========== Long-lived assets outside the US: Canada $ - $ - $ 53,443 $ - $ - $ 53,443 =========== =========== =========== =========== =========== =========== Belgium $ - $ - $ 76,215 $ - $ - $ 76,215 =========== =========== =========== =========== =========== =========== December 31, 2003 Total assets $ 2,385,265 $ 353,779 $ 146,635 $ 587,831 $ 59,571 $ 3,533,081 =========== =========== =========== =========== =========== =========== Long-lived assets outside the US: Canada $ - $ - $ 54,250 $ - $ - $ 54,250 =========== =========== =========== =========== =========== =========== Belgium $ - $ - $ 78,149 $ - $ - $ 78,149 =========== =========== =========== =========== =========== =========== Three Months Ended March 31, 2003 Gross revenues $ 24,543 $ - $ 4,929 $ 2,961 $ - $ 32,433 Operating expenses (158) - (2,560) (259) (3,242) (6,219) ----------- ----------- ----------- ----------- ----------- ----------- Operating income (loss) 24,385 - 2,369 2,702 (3,242) 26,214 Interest expense (12,141) - (1,083) (1,133) - (14,357) Depreciation and amortization - - (456) - - (456) ----------- ----------- ----------- ----------- ----------- ----------- Income (loss) from continuing operations 12,244 - 830 1,569 (3,242) 11,401 Income from discontinued operations - - (298) - - (298) ----------- ----------- ----------- ----------- ----------- ----------- Net Income (Loss) $ 12,244 $ - $ 532 $ 1,569 $ (3,242) $ 11,103 =========== =========== =========== =========== =========== =========== Revenue derived from non-US sources: Canada $ - $ - $ 4,223 $ - $ - $ 4,223 =========== =========== =========== =========== =========== =========== Belgium $ - $ - $ 1,922 $ - $ - $ 1,922 =========== =========== =========== =========== =========== ===========
7 NEWCASTLE INVESTMENT CORP. AND SUBSIDIARIES NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED) MARCH 31, 2004 (dollars in tables in thousands, except per share data) 3. REAL ESTATE SECURITIES The following is a summary of Newcastle's real estate securities at March 31, 2004, all of which are classified as available for sale and are therefore marked to market through other comprehensive income pursuant to SFAS No. 115 "Accounting for Certain Investments in Debt and Equity Securities." Unrealized losses that are considered other than temporary are recognized currently in income. There were no such losses incurred during the three months ended March 31, 2004. The unrealized losses on Newcastle's securities are primarily the result of market factors, rather than credit impairment, and Newcastle believes their carrying amounts are fully recoverable. None of the securities are delinquent. Eight of the securities, with an aggregate unrealized loss of approximately $6.4 million, have been in an unrealized loss position for more than twelve months. The unrealized losses on these securities were primarily caused by changes in credit spreads which management believes to be temporary; no material loss is expected to be realized on such securities.
Gross Unrealized Weighted Average --------------------- -------------------------------------- Current Face Amortized Maturity Amount Cost Basis Gains Losses Carrying Value S&P Rating Coupon Yield (Years) ------------ ----------- --------- --------- -------------- ---------- ------ ----- -------- Portfolio I CMBS $ 316,602 $ 289,015 $ 32,024 $ (3,363) $ 317,676 BB+ 6.88% 8.89% 6.53 Unsecured REIT debt 233,907 235,379 23,387 (318) 258,448 BBB- 6.91% 6.80% 6.20 ------------ ----------- --------- --------- ------------ ---- ----- ---- ---- Subtotal - Portfolio I 550,509 524,394 55,411 (3,681) 576,124 BBB- 6.89% 7.95% 6.39 ------------ ----------- --------- --------- ------------ ---- ----- ---- ---- Portfolio II CMBS 274,954 265,400 19,172 (590) 283,982 BBB- 6.27% 7.12% 6.41 Unsecured REIT debt 119,517 119,736 15,126 (41) 134,821 BBB- 7.61% 7.54% 7.24 Asset-backed securities 64,022 62,131 2,076 (2,457) 61,750 A+ 6.44% 7.17% 6.91 ------------ ----------- --------- --------- ------------ ---- ----- ---- ---- Subtotal - Portfolio II 458,493 447,267 36,374 (3,088) 480,553 BBB- 6.64% 7.24% 6.70 ------------ ----------- --------- --------- ------------ ---- ----- ---- ---- Portfolio III CMBS 333,645 346,050 8,308 (149) 354,209 BBB 5.81% 5.25% 5.91 Unsecured REIT debt 97,110 101,611 8,189 - 109,800 BBB 6.88% 6.12% 8.24 Asset-backed securities 62,236 60,721 1,939 (281) 62,379 A 4.10% 4.82% 5.03 ------------ ----------- --------- --------- ------------ ---- ----- ---- ---- Subtotal - Portfolio III 492,991 508,382 18,436 (430) 526,388 BBB 5.80% 5.37% 6.26 ------------ ----------- --------- --------- ------------ ---- ----- ---- ---- Portfolio IV CMBS 346,975 337,243 10,422 (165) 347,500 BBB- 4.49% 4.97% 4.63 Unsecured REIT debt 104,848 108,713 8,457 - 117,170 BBB 6.62% 5.96% 8.14 Asset-backed securities 49,467 46,695 2,857 - 49,552 A- 4.73% 5.55% 6.24 ------------ ----------- --------- --------- ------------ ---- ----- ---- ---- Subtotal - Portfolio IV 501,290 492,651 21,736 (165) 514,222 BBB 4.96% 5.24% 5.52 ------------ ----------- --------- --------- ------------ ---- ----- ---- ---- Portfolio V CMBS 223,645 220,437 985 (406) 221,016 BBB- 4.67% 4.99% 7.06 Unsecured REIT debt 73,145 77,272 343 (444) 77,171 BBB 5.76% 5.01% 8.95 Asset-backed securities 80,215 80,397 278 (27) 80,648 A- 2.68% 2.66% 5.28 ------------ ----------- --------- --------- ------------ ---- ----- ---- ---- Subtotal - Portfolio V 377,005 378,106 1,606 (877) 378,835 BBB 4.46% 4.50% 7.05 ------------ ----------- --------- --------- ------------ ---- ----- ---- ---- Total Real Estate Securities* $ 2,380,288 $ 2,350,800 $ 133,563 $ (8,241) $ 2,476,122 BBB- 5.83% 6.14% 6.34 ============ =========== ========= ========= ============ ==== ===== ==== ==== Other Securities Rated $ 254,572 $ 231,047 $ 7,274 $ - $ 238,321 BB 7.03% 8.53% 5.15 Unrated 18,153 14,321 - - 14,321 N/A 12.16% 17.06% 2.62 ------------ ----------- --------- --------- ------------ ---- ----- ---- ---- Total Other Securities $ 272,725 $ 245,368 $ 7,274 $ - $ 252,642 BB 7.37% 9.03% 4.98 ============ =========== ========= ========= ============ ==== ===== ==== ==== Total Securities $ 2,653,013 $ 2,596,168 $ 140,837 $ (8,241) $ 2,728,764 BBB- 5.98% 6.39% 6.20 ============ =========== ========= ========= ============ ==== ===== ==== ====
*Carrying value excludes restricted cash of $122.5 million included in Real Estate Securities pending its reinvestment. 8 NEWCASTLE INVESTMENT CORP. AND SUBSIDIARIES NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED) MARCH 31, 2004 (dollars in tables in thousands, except per share data) The total current face amount of fixed rate securities was $1,999.3 million, and of floating rate securities was $653.7 million. 4. RECENT ACTIVITIES In January 2004, Newcastle sold 3.3 million shares of its common stock in a public offering at a price to the public of $26.30 per share, for net proceeds of approximately $85.8 million. For the purpose of compensating the Manager for its successful efforts in raising capital for Newcastle, in connection with this offering, Newcastle granted options to the Manager to purchase 330,000 shares of Newcastle's common stock at the public offering price, which were valued at approximately $0.6 million. In January 2004, Newcastle purchased from an underwriter $31.5 million face amount of B and BB rated securities of Global Signal Trust I, a special purpose vehicle established by Global Signal Inc., at a price resulting in a weighted average yield of approximately 9.00%. Newcastle financed these securities with approximately $21.3 million of repurchase agreements. Newcastle obtained interest rate swaps in order to hedge its risk of exposure to changes in market interest rates with respect to this debt. Two of Newcastle's directors are the CEO and President of Global Signal, Inc., respectively. A private equity fund managed by an affiliate of the Manager owns a significant portion of Global Signal Inc.'s common stock; the Manager receives from this private equity fund, in addition to management fees, incentive compensation if the fund's aggregate investment returns exceed certain thresholds. Pursuant to this underwritten 144A offering, approximately $418.0 million of Global Signal Trust I securities were issued in 7 classes, rated AAA through B, of which the B and BB classes constituted $73.0 million. The balance of the B and BB securities were sold on identical terms to a private investment fund managed by an affiliate of the Manager and to a large third party mutual fund complex; the Manager receives from this private investment fund, in addition to management fees, incentive compensation if the fund's aggregate investment returns exceed certain thresholds. The proceeds of the 144A offering were utilized by Global Signal Inc. to repay an existing credit facility, to pay an extraordinary dividend of approximately $140 million to its stockholders of which approximately $67 million was paid to the above-referenced private equity fund, and for general working capital purposes. In March 2004, Newcastle purchased a 49% interest in a $153 million portfolio of approximately 200 convenience and retail gas stores located in ten states throughout the southeastern and southwestern regions of the U.S. The properties are subject to a sale-leaseback arrangement under long-term triple net leases with a 15 year minimum term. Circle K Stores Inc. ("Tenant"), an indirect wholly owned subsidiary of Alimentation Couche-Tard Inc. ("ACT"), is the counterparty under the leases. ACT guarantees the obligations of Tenant under the leases. Newcastle structured this transaction through a joint venture in a limited liability company, in which it invested approximately $26.8 million of equity, with a private investment fund managed by an affiliate of the Manager, pursuant to which it co-invested on equal terms. This investment was financed with a $101.9 million bridge loan at the limited liability company level. Newcastle and the affiliate of the Manager have each guaranteed 50% of such loan. Newcastle expects to permanently refinance such loan in the second quarter of 2004 at which time its guaranty will terminate. Newcastle believes the fair value of its guaranty is negligible at March 31, 2004. The Manager receives from this private investment fund, in addition to management fees, incentive compensation if the fund's aggregate investment returns exceed certain thresholds. This limited liability company is an investment company and therefore maintains its financial records on a fair value basis. Newcastle has retained such accounting relative to its investment in such limited liability company, which is accounted for under the equity method at fair value. This investment is included in the operating real estate segment. In October 2003, Newcastle entered into an agreement with a major financial institution for the right to purchase commercial mortgage backed securities, senior unsecured REIT debt, real estate loans and asset backed securities (the "Portfolio V Collateral") for its next real estate securities portfolio. The agreement was treated as a non-hedge derivative for accounting purposes and was therefore marked-to-market through current income; a gain of approximately $1.1 million has been recorded during the three months ended March 31, 2004. In March 2004, Newcastle completed its fifth CBO financing, CBO V, whereby the Portfolio V Collateral was purchased by a consolidated subsidiary which issued $414.0 million face amount of investment grade senior bonds and $36.0 million face amount of non-investment grade subordinated bonds, which were retained by Newcastle, in a private placement. Four classes of the senior bonds bear floating interest rates. Newcastle obtained an interest rate swap in order to hedge its exposure to the risk of changes in market interest rates with respect to these bonds. In March 2004, Newcastle committed to a plan to sell one property in the LIV portfolio (in addition to the five classified as held for sale at December 31, 2003). Newcastle expects a sale of this property be completed in 2004. Accordingly, this property has been reclassified as Real Estate Held for Sale. Although Newcastle currently anticipates completing this sale in the near term, there is no assurance that this sale will be completed or on what terms it will be completed. Pursuant to SFAS No. 144, Newcastle has retroactively recorded the operations of such property, including the interest expense on the related mortgage balance which would be repaid upon its sale, in Income from Discontinued Operations for all periods presented. 9 NEWCASTLE INVESTMENT CORP. AND SUBSIDIARIES NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED) MARCH 31, 2004 (dollars in tables in thousands, except per share data) 5. DERIVATIVE INSTRUMENTS The following table summarizes the notional amounts and fair (carrying) values of Newcastle's derivative financial instruments as of March 31, 2004.
Notional Amount Fair Value Longest Maturity --------------- ---------- ---------------- Interest rate caps treated as hedges (A) $ 612,397 $ 6,210 October 2015 Interest rate swaps, treated as hedges (B) $ 1,429,166 $ (59,750) March 2015 Non-hedge derivative obligations (B) (C) $ (1,215) July 2038
(A) Included in Deferred Costs, Net. (B) Included in Derivative Liabilities. (C) Represents two essentially offsetting interest rate caps and two essentially offsetting interest rate swaps, each with notional amounts of $32.5 million, an interest rate cap with a notional amount of $17.5 million, and an interest rate cap with a notional amount of approximately $67.1 million. 6. EARNINGS PER SHARE Newcastle is required to present both basic and diluted earnings per share ("EPS"). Basic EPS is calculated by dividing net income available for common stockholders by the weighted average number of shares of common stock outstanding during each period. Diluted EPS is calculated by dividing net income available for common stockholders by the weighted average number of shares of common stock outstanding plus the additional dilutive effect of common stock equivalents during each period. Newcastle's common stock equivalents are the Manager's stock options. Net income available for common stockholders is equal to net income less preferred dividends. The following is a reconciliation of the weighted average number of shares of common stock outstanding on a diluted basis.
THREE MONTHS ENDED MARCH 31, ---------------------------- 2004 2003 ---------- ---------- Weighted average number of shares of common stock outstanding, basic 34,401,800 23,488,517 Dilutive effect of stock options, based on the treasury stock method 574,578 131,392 ---------- ---------- Weighted average number of shares of common stock outstanding, diluted 34,976,378 23,619,909 ========== ==========
During and after the first quarter of 2004, the Manager assigned, for no value, a total of approximately 0.7 million of its options for Newcastle's common stock to certain of the Manager's employees, of which approximately 0.1 million were immediately exercised. As of May 7, 2003, Newcastle's outstanding options are summarized as follows: Held by the Manager 1,072,525 Issued to the Manager and subsequently transferred to certain of the Manager's employees 638,702 Held by directors 13,500 ---------- Total 1,724,727 ==========
10 ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS The following should be read in conjunction with the unaudited consolidated financial statements and notes included herein. GENERAL We own a diversified portfolio of moderately credit sensitive real estate securities, including commercial mortgage backed securities (including B-notes), senior unsecured debt issued by property REITs and real estate related asset backed securities. Mortgage backed securities are interests in or obligations secured by pools of mortgage loans. We generally target investments rated A through BB. We also own, directly and indirectly, interest in loans and pools of loans, including real estate related loans and residential mortgage loans. We also own, directly and indirectly, interests in operating real estate, including credit leased operating real estate in Canada and Belgium. We consider credit leased operating real estate to be real estate that is leased primarily to tenants with, or whose major tenant has, investment grade credit ratings. We seek to match-fund our investments with respect to interest rates and maturities in order to minimize the impact of interest rate fluctuations on earnings and reduce the risk of refinancing our liabilities prior to the maturity of the investments. We seek to finance a substantial portion of our real estate securities through the issuance of debt securities in the form of collateralized bond obligations, known as CBOs, which are obligations issued in multiple classes secured by an underlying portfolio of securities. Our CBO financings offer us structural flexibility to buy and sell certain investments to manage risk and, subject to certain limitations, to optimize returns. Our objective is to maximize the difference between the yield on our investments and the cost of financing these investments while hedging our interest rate risk. We emphasize asset quality, diversification, match-funded financing and credit risk management. We were formed in June 2002 as a wholly owned subsidiary of Newcastle Investment Holdings Corp. (referred to as Holdings) for the purpose of separating the real estate securities and certain of the credit leased operating real estate businesses from Holdings' other investments. Prior to our initial public offering, Holdings contributed to us certain assets and liabilities in exchange for 16,488,517 shares of our common stock. Our operations commenced on July 12, 2002. On May 19, 2003, Holdings distributed to its stockholders all of the shares of our common stock that it held, and it no longer owns any of our common equity. Approximately 2.3 million of such shares are held by an affiliate of our manager at March 31, 2004. In addition, an affiliate of our manager held options to purchase approximately 1.7 million shares of our common stock at March 31, 2004. In October 2002, we sold 7.0 million shares of our common stock in our initial public offering at a price to the public of $13.00 per share, for net proceeds of approximately $80.0 million. During 2003, we sold an aggregate of approximately 7.9 million shares of our common stock in public offerings for net proceeds of approximately $163.3 million. In January 2004, we sold 3.3 million shares of our common stock in a public offering at a price to the public of $26.30 per share, for net proceeds of approximately $85.8 million. At March 31, 2004, we had 34,711,833 shares of common stock outstanding. We are organized and conduct our operations to qualify as a REIT for federal income tax purposes. As such, we will generally not be subject to federal income tax on that portion of our income that is distributed to stockholders if we distribute at least 90% of our REIT taxable income to our stockholders by prescribed dates and comply with various other requirements. We conduct our business by investing in four primary investment categories (business segments): (i) real estate securities, (ii) real estate related loans (iii) operating real estate, including credit leased operating real estate, including a portfolio of properties located in Canada, which we refer to as our Bell Canada portfolio, and a portfolio of properties located in Belgium, which we refer to as our LIV portfolio, and (iv) residential mortgage loans. Revenues attributable to each segment are disclosed below (unaudited) (in thousands).
Residential For the Three Months Real Estate Real Estate Operating Mortgage Ended March 31, Securities Related Loans Real Estate Loans Unallocated Total - -------------------- ----------- ------------- ----------- ----------- ----------- -------- 2004 $ 43,772 $ 6,069 $ 5,810 $ 4,202 $ 110 $ 59,963 2003 $ 24,543 $ - $ 4,929 $ 2,961 $ - $ 32,433
11 APPLICATION OF CRITICAL ACCOUNTING POLICIES Management's discussion and analysis of financial condition and results of operations is based upon our consolidated financial statements, which have been prepared in accordance with accounting principles generally accepted in the United States ("GAAP"). The preparation of financial statements in conformity with GAAP requires the use of estimates and assumptions that could affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities and the reported amounts of revenue and expenses. Actual results could differ from these estimates. The following is a summary of our accounting policies that are most effected by judgments, estimates and assumptions. In December 2003, Financial Accounting Standards Board Interpretation ("FIN") No. 46R "Consolidation of Variable Interest Entities" was issued as a modification of FIN 46. FIN 46R, which became effective in the first quarter of 2004, clarifies the methodology for determining whether an entity is a variable interest entity ("VIE") and the methodology for assessing who is the primary beneficiary of a VIE. Under FIN 46R, only the primary beneficiary of a VIE may consolidate the VIE. We have historically consolidated our five existing CBO transactions (the "CBO Entities") because we own the entire equity interest in each of them, representing a substantial portion of their capitalization, and we control the management and resolution of their assets. VIEs are defined as entities in which equity investors do not have the characteristics of a controlling financial interest or do not have sufficient equity at risk for the entity to finance its activities without additional subordinated financial support from other parties. A VIE is required to be consolidated by its primary beneficiary, and only by its primary beneficiary, which is defined as the party who will absorb a majority of the VIE's expected losses or receive a majority of the expected residual returns as a result of holding variable interests. We have determined that certain of the CBO Entities are VIEs and that we are the primary beneficiary of each of these VIEs and will therefore continue to consolidate them. We have also determined that the application of FIN 46R did not result in a change in our accounting for any other entities. We will continue to analyze future CBO entities, as well as other investments, pursuant to the requirements of FIN 46R. These analyses require considerable judgment in determining the primary beneficiary of a VIE since they involve subjective probability weighting of subjectively determined possible cash flow scenarios. The result could be the consolidation of an entity acquired or formed in the future that would otherwise not have been consolidated or the non-consolidation of such an entity that would otherwise have been consolidated. We have classified our real estate securities as available for sale. As such, they are carried at fair value with net unrealized gains or losses reported as a component of accumulated other comprehensive income. Fair value is based primarily upon multiple broker quotations, as well as counterparty quotations, which provide valuation estimates based upon reasonable market order indications or a good faith estimate thereof. These quotations are subject to significant variability based on market conditions, such as interest rates and credit spreads. Changes in market conditions, as well as changes in the assumptions or methodology used to determine fair value, could result in a significant increase or decrease in our book equity. We must also assess whether unrealized losses on securities, if any, reflect a decline in value which is other than temporary and, accordingly, write the impaired security down to its value through earnings. For example, a decline in value is deemed to be other than temporary if it is probable that we will be unable to collect all amounts due according to the contractual terms of a security which was not impaired at acquisition. Temporary declines in value generally result from changes in market factors, such as market interest rates and credit spreads, or from certain macroeconomic events, including market disruptions and supply changes, which do not directly impact our ability to collect amounts contractually due. Significant judgment is required in this analysis. To date, no such write-downs have been made. Income on these securities is recognized using a level yield methodology based upon a number of assumptions that are subject to uncertainties and contingencies. Such assumptions include the expected disposal date of such security and the rate and timing of principal and interest receipts (which may be subject to prepayments, delinquencies and defaults). These uncertainties and contingencies are difficult to predict and are subject to future events, and economic and market conditions, which may alter the assumptions. Similarly, our derivative instruments are carried at fair value pursuant to Statement of Financial Accounting Standards ("SFAS") No. 133 "Accounting for Derivative Instruments and Hedging Activities," as amended. Fair value is based on counterparty quotations. To the extent they qualify as hedges under SFAS No. 133, net unrealized gains or losses are reported as a component of accumulated other comprehensive income; otherwise, they are reported as a component of current income. Fair values of such derivatives are subject to significant variability based on many of the same factors as the securities discussed above. The results of such variability could be a significant increase or decrease in our book equity and/or earnings. We purchase, directly and indirectly, real estate related and residential mortgage loans to be held for investment. We must periodically evaluate each of these loans for possible impairment. Impairment is indicated when it is deemed probable that we will be unable to collect all amounts due according to the contractual terms of the loan. Upon determination of impairment, we would establish a specific valuation allowance with a corresponding charge to earnings. Significant judgment is required both 12 in determining impairment and in estimating the resulting loss allowance. In 2003, a loss allowance of $0.1 million was recorded with respect to the residential mortgage loans in our portfolio. No other loan impairments have been recorded to date. Income on these loans is recognized similarly to that on our securities and is subject to similar uncertainties and contingencies. We own operating real estate held for investment. We review our operating real estate for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable. Upon determination of impairment, we would record a write-down of the asset, which would be charged to earnings. Significant judgment is required both in determining impairment and in estimating the resulting write-down. To date, we have determined that no write-downs have been necessary on the operating real estate in our portfolio. In addition, when operating real estate is classified as held for sale, it must be recorded at the lower of its carrying amount or fair value less costs of sale. Significant judgment is required in determining the fair value of such properties. At March 31, 2004, we have six properties classified as held for sale on which an aggregate loss of approximately $1.5 million was recorded in adjusting them to fair value in 2003. RESULTS OF OPERATIONS The following table summarizes the changes in our results of operations from period to period (dollars in thousands):
Period to Period Period to Period Increase Percent Change Three Months Ended Three Months Ended March 31, 2004/2003 March 31, 2004/2003 Explanation ------------------- ------------------- ----------- Interest Income 24,001 95.9% (A) Rental and escalation income 884 18.0% (B) Gain on settlement of investments 2,645 106.2% (C) Interest expense 15,062 104.9% (A) Property operating expense 39 1.7% (B) Loan and security servicing expense 380 94.5% (A) General and administrative expense 368 44.3% (D) Management fee to affiliate 1,092 83.7% (E) Incentive compensation to affiliate 1,044 78.5% (E) Depreciation and amortization 97 21.3% (B) Equity in earnings of unconsolidated subsidiaries 1,223 N/A (F) Income from continuing operations 10,673 93.6%
(A) Changes in interest income and expense are primarily due to our acquisition of portfolios of interest bearing assets and related financings, as follows:
Period to Period Increase ---------------------------------------------- Interest Income Interest Expense ------------------- ------------------- Three Months Ended Three Months Ended March 31, 2004/2003 March 31, 2004/2003 ------------------- ------------------- Real Estate Securities Portfolio III $ 4,428 $ 4,065 Real Estate Securities Portfolio IV 6,495 4,122 Real Estate Securities Portfolio V 1,208 49 Other real estate securities* 3,885 1,288 Real estate related loan #1 1,409 539 Real estate related loan #2 428 181 Residential Mortgage Loan Portfolio 1,947 998 ICH CMO Loan Portfolio 4,051 3,517 Other 150 303 ---------- --------- $ 24,001 $ 15,062
*Represents a portfolio of securities collateralized by first mortgage loans on manufactured housing units. Changes in loan and security servicing expense are also primarily due to these acquisitions. (B) These changes are primarily the result of foreign currency fluctuations with respect to our Bell Canada and LIV portfolios. 13 (C) These changes are primarily a result of the volume of sales of real estate securities. Sales of real estate securities are based on a number of factors including credit, asset type and industry and can be expected to increase or decrease from time to time. Periodic fluctuations in the volume of sales of securities is dependent upon, among other things, management's assessment of credit risk, asset concentration, portfolio balance and other factors. (D) The increases in general and administrative expense are primarily a result of our increased size resulting from our equity issuances during this period. (E) The increase in management fees is a result of our increased size resulting from our equity issuances during this period. The increase in incentive compensation is primarily a result of our increased earnings. (F) The increase in earnings from unconsolidated subsidiaries is primarily a result of our acquisition of an interest in an LLC which owns a portfolio of real estate related loans and of an interest in an LLC which owns a portfolio of convenience and retail gas stores. LIQUIDITY AND CAPITAL RESOURCES Liquidity is a measurement of our ability to meet potential cash requirements, including ongoing commitments to repay borrowings, fund and maintain investments, and other general business needs. Additionally, to maintain our status as a REIT under the Internal Revenue Code, we must distribute annually at least 90% of our REIT taxable income. Our primary sources of funds for liquidity consist of net cash provided by operating activities, borrowings under loans and the issuance of debt and equity securities. Our loans and debt securities are generally secured directly by our investment assets. As of March 31, 2004, our real estate securities purchased in connection with our CBO financings as well as our Bell Canada portfolio and ICH CMO loans were securitized, while our LIV portfolio, our residential mortgage loan portfolio, several of our other real estate securities and two of our other real estate related loans served as collateral for loan obligations (including repurchase agreements). We expect that our cash on hand and our cash flow provided by operations will satisfy our liquidity needs with respect to our current investment portfolio over the next twelve months. However, we currently expect to seek additional capital in order to grow our investment portfolio. We have an effective shelf registration statement with the SEC which allows us to issue various types of securities, such as common stock, preferred stock, depository shares, debt securities and warrants, from time to time, up to an aggregate of $750 million, of which approximately $588 million remains available as of March 31, 2004. We expect to meet our long-term liquidity requirements, specifically the repayment of our debt obligations, through additional borrowings and the liquidation or refinancing of our assets at maturity. We believe that the value of these assets is, and will continue to be, sufficient to repay our debt at maturity under either scenario. Our ability to meet our long-term liquidity requirements relating to capital required for the growth of our investment portfolio is subject to obtaining additional equity and debt financing. Decisions by investors and lenders to enter into such transactions with us will depend upon a number of factors, such as our historical and projected financial performance, compliance with the terms of our current credit arrangements, industry and market trends, the availability of capital and our investors' and lenders' policies and rates applicable thereto, and the relative attractiveness of alternative investment or lending opportunities. Our ability to execute our business strategy, particularly the growth of our investment portfolio, depends to a significant degree on our ability to obtain additional capital. Our core business strategy is dependent upon our ability to issue the match-funded debt we use to finance our real estate securities and other real estate related assets at rates that provide a positive net spread. A significant portion of our investments are financed with collateralized bond obligations, known as CBOs. If spreads for CBO liabilities widen or if demand for such liabilities ceases to exist, then our ability to execute future CBO financings will be severely restricted. We expect to meet our short-term liquidity requirements generally through our cash flow provided by operations, as well as investment specific borrowings. In addition, at March 31, 2004 we had an unrestricted cash balance of $56.3 million. Our cash flow provided by operations differs from our net income due to four primary factors: (i) accretion of discount or premium on our real estate securities and loans, discount on our debt obligations, deferred financing costs and interest rate cap premiums, and deferred hedge gains and losses, (ii) gains and losses, (iii) depreciation of our operating real estate, and (iv) straight-lined rental income. Proceeds from the sale of real estate securities which serve as collateral for our CBO financings, including gains thereon, are required to be retained in the CBO structure until the related bonds are retired and are therefore not available to fund current cash needs. Our real estate securities are generally financed long-term and their credit status is continuously monitored; therefore, these investments are expected to generate a generally stable current return, subject to interest rate fluctuations. Our operating real estate is also financed long-term and primarily leased to credit tenants with long-term leases and is therefore expected to generate generally 14 stable current cash flows. However, the primary tenant of one of the office buildings in our Bell Canada portfolio vacated in March 2004. See "Quantitative and Qualitative Disclosures About Market Risk -- Interest Rate Exposure" below. With respect to our operating real estate, we expect to incur expenditures approximately $3.0 million relating to tenant improvements, in connection with the inception of leases, and capital expenditures during the twelve months ending March 31, 2005. Debt Obligations The following tables present certain information regarding our debt obligations as of March 31, 2004 (unaudited) (dollars in thousands):
Unhedged Weighted Average Funding Final Stated Weighted Average Weighted Average Carrying Amount Face Amount Cost Maturity Funding Cost (A) Maturity (Years) --------------- ----------- ----------------- ------------ ---------------- ---------------- CBO Bonds Payable CBO I $ 432,442 $ 437,500 3.74% (B) July 2038 4.81% 4.42 CBO II 439,979 444,000 2.87% (B) April 2037 6.02% 6.21 CBO III 467,453 472,000 2.38% (B) March 2038 3.99% 8.33 CBO IV 454,685 460,000 1.98% (B) Sept. 2038 3.57% 8.09 CBO V 409,628 414,000 2.00% (B) March 2039 3.06% 7.74 --------------- ----------- ---- ---- 2,204,187 2,227,500 4.30% 6.98 --------------- ----------- ---- ---- Other Bonds Payable Bell Canada Securitization 38,725 39,350 7.02% April 2012 7.02% 1.87 ICH CMO 214,655 214,655 6.53% (B) August 2030 6.53% 4.16 --------------- ----------- ---- 253,380 254,005 6.60% --------------- ----------- ---- Notes Payable LIV Mortgage 72,183 72,183 6.10% Nov. 2006 6.10% 2.44 Real Estate Loan Financing #1 77,662 77,662 LIBOR+1.50% Nov. 2006 2.60% 2.71 Real Estate Loan Financing #2 40,000 40,000 LIBOR+1.50% Feb. 2007 2.59% 2.86 --------------- ----------- ---- 189,845 189,845 3.93% --------------- ----------- ---- Repurchase Agreements Residential Mortgage Loans (C) 541,449 541,449 LIBOR+0.41% March 2005 1.50% 1.01 MH Securities (D) 126,291 126,291 LIBOR+0.65% June 2004 4.05% 0.25 Other Securities 40,895 40,895 LIBOR+0.61% One Month 2.81% 0.08 --------------- ----------- ---- 708,635 708,635 2.03% --------------- ----------- ---- Total debt obligations $ 3,356,047 $ 3,379,985 3.97% =============== =========== ====
(A) Including the effect of applicable hedges. (B) Weighted average, including floating and fixed rate classes. (C) The counterparty on this repo is Bear Stearns Mortgage Capital Corporation. (D) The counterparty on this repo is Greenwich Capital Management Inc. 15
Face Amount Initial Month of Floating Hedges Hedge Issued Collateral Rate Debt Purchased Cost -------------- ------------------------------------ ------------ ------------------- --------- CBO Bonds Payable CBO I July 1999 Real Estate Securities-Portfolio I $ 342,500 Two swaps, two caps $ 15,400 CBO II April 2002 Real Estate Securities-Portfolio II 372,000 One swap, one cap 1,200 CBO III March 2003 Real Estate Securities-Portfolio III 427,800 One swap, one cap 1,300 CBO IV September 2003 Real Estate Securities-Portfolio IV 442,500 One swap, one cap 3,100 CBO V March 2004 Real Estate Securities-Portfolio V 382,750 One swap - Other Bonds Payable Operating Real Estate-Bell Canada Bell Canada Securitization (B) April 2002 portfolio None None N/A ICH CMO See Below Real Estate Related Loans-ICH CMO 5,959 None N/A Notes Payable LIV Mortgage (C) November 2002 Operating Real Estate-LIV Portfolio None None N/A Real estate related loan- Real Estate Loan Financing #1 November 2003 The Newkirk Group 77,662 None (A) N/A Real Estate Loan Financing #2 February 2004 Real estate related loan-public REIT 40,000 None (A) N/A Repurchase Agreements Residential Mortgage Loans Rolling Residential mortgage loan portfolio 541,449 None (A) N/A MH Securities Rolling Other Securities-MH securities 126,291 Nine swaps N/A Other Securities Rolling Other Securities 40,895 Two swaps N/A
(A) Asset bears floating rate. (B) Denominated in Canadian dollars. (C) Denominated in Euros. Our long-term debt obligations existing at March 31, 2004 (gross of $23.9 million of discounts) are expected to mature as follows (unaudited) (in millions): Period from April 1, 2004 through December 31, 2004 $ 177,195 2005 548,657 2006 135,638 2007 40,000 2008 - 2009 - Thereafter 2,478,495 ----------- Total $ 3,379,985 ===========
In connection with the sale of two classes of CBO I bonds, we entered into two interest rate swaps and three interest rate cap agreements that do not qualify for hedge accounting. In November 2001, we sold the retained subordinated $17.5 million Class E Note from CBO I to a third party. The Class E Note bore interest at a fixed rate of 8.0% and had a stated maturity of June 2038. The sale of the Class E Note represented an issuance of debt and was recorded as additional CBO bonds payable. In April 2002, a wholly owned subsidiary of ours repurchased the Class E Note. The repurchase of the Class E Note represented a repayment of debt and was recorded as a reduction of CBO bonds payable. The Class E Note is included in the collateral for CBO II. The Class E Note is eliminated in consolidation. 16 One class of the CBO IV bonds, the $395.0 million face amount of Class I-MM bonds, was issued subject to remarketing procedures and related agreements whereby such bonds are remarketed and sold on a periodic basis. The Class I-MM bonds are fully insured by a third party with respect to the timely payment of interest and principal thereon. In October 2003, we entered into an agreement with a major financial institution for the right to purchase commercial mortgage backed securities, senior unsecured REIT debt, real estate loans and asset backed securities (the "Portfolio V Collateral") for our next real estate securities portfolio. The agreement was treated as a non-hedge derivative for accounting purposes and was therefore marked-to-market through current income; a gain of approximately $1.1 million has been recorded during the three months ended March 31, 2004. In March 2004, we completed our fifth CBO financing, CBO V, whereby the Portfolio V Collateral was purchased by a consolidated subsidiary which issued $414.0 million face amount of investment grade senior bonds and $36.0 million face amount of non-investment grade subordinated bonds, which were retained by us, in a private placement. In October 2003, pursuant to FIN 46 "Consolidation of Variable Interest Entities," we consolidated an entity which holds a portfolio of commercial mortgage loans which has been securitized. This investment, which we refer to as the ICH CMO, was previously treated as a non-consolidated residual interest in such securitization. We exercise no control over the management or resolution of these assets and our residual investment in this entity was recorded at $2.9 million prior to its consolidation. The primary effect of the consolidation is the requirement that we reflect the gross loan assets and gross bonds payable of this entity in our financial statements. Other In March 2004, we purchased a 49% interest in a $153 million portfolio of approximately 200 convenience and retail gas stores located in ten states throughout the southeastern and southwestern regions of the U.S. The properties are subject to a sale-leaseback arrangement under long-term triple net leases with a 15 year minimum term. We structured this transaction through a joint venture, in which we invested approximately $26.8 million of equity, with an affiliate of the Manager on equal terms. The investment is reflected as an investment in an unconsolidated subsidiary and is included in the operating real estate segment. Stockholders' Equity Common Stock The following table summarizes information regarding our common stock offerings since December 31, 2003:
Shares Issued Price to Public Net Proceeds Options Granted Date (millions) per Share (millions) to Manager - ------------ ------------- --------------- ------------ --------------- January 2004 3.3 $26.30 $85.8 330,000
At March 31, 2004, we had 34,711,833 shares of common stock outstanding. During and after the first quarter of 2004, the Manager assigned, for no value, a total of approximately 0.7 million of its options for Newcastle's common stock to certain of the Manager's employees, of which approximately 0.1 million were immediately exercised. As of May 7, 2003, our outstanding options are summarized as follows: Held by the Manager 1,072,525 Issued to the Manager and subsequently transferred to certain of the Manager's employees 638,702 Held by directors 13,500 --------- Total 1,724,727 =========
After the above mentioned option exercise, we had 34,781,833 shares of common stock outstanding. Preferred Stock In March 2003, we issued 2.5 million shares of 9.75% Series B Cumulative Redeemable Preferred Stock (the "Series B Preferred"). The Series B Preferred has a $25 liquidation preference, no maturity date and no mandatory redemption. We have the option to redeem the Series B Preferred beginning in March 2008. 17 Other Comprehensive Income During the three months ended March 31, 2004, our accumulated other comprehensive income increased due to the following factors (in thousands): Accumulated other comprehensive income, December 31, 2003 $ 39,413 Unrealized gain on securities 56,386 Realized (gain) on securities: reclassification adjustment (4,151) Foreign currency translation (305) Unrealized (loss) on derivatives designated as cash flow hedges (33,577) ---------- Accumulated other comprehensive income, March 31, 2004 $ 57,766 ==========
Our book equity changes as our real estate securities portfolio and derivatives are marked-to-market each quarter, among other factors. The primary causes of mark-to-market changes are changes in interest rates and credit spreads. During the period, the combination of tightening credit spreads and sustained low interest rates has resulted in a net increase in unrealized gains on our real estate securities portfolio. In an environment of widening credit spreads and increasing interest rates, we believe our new investment activities would benefit. While such an environment would likely result in a decrease in the fair value of our existing securities portfolio and therefore reduce our book equity and ability to realize gains on such existing securities, it would not directly affect our earnings or our cash flow or our ability to pay a dividend. In addition, the slight strengthening of the U.S. dollar against both the Canadian dollar and the Euro has resulted in a decrease in unrealized gains on our Canadian and Belgian operating real estate. Common Dividends Paid
Declared for the Period Ended Paid Amount Per Share - ----------------------------- -------------- ---------------- March 31, 2004 April 26, 2004 $0.60
Cash Flow Net cash flow provided by operating activities decreased from $4.1 million for the three months ended March 31, 2003 to $2.4 million for the three months ended March 31, 2004. This change resulted from the acquisition and settlement of our investments as described above. Investing activities (used) ($508.0 million) and ($529.1 million) during the three months ended March 31, 2004 and 2003, respectively. Investing activities consisted primarily of investments made in certain real estate securities and other real estate related assets, net of proceeds from the sale or settlement of investments. Financing activities provided $501.5 million and $555.3 million during the three months ended March 31, 2004 and 2003, respectively. The equity issuances, borrowings and debt issuances described above served as the primary sources of cash flow from financing activities. Offsetting uses included the payment of related deferred financing costs (including the purchase of hedging instruments), the payment of dividends, and the repayment of debt as described above. See the consolidated statements of cash flows included in our consolidated financial statements included herein for a reconciliation of our cash position for the periods described herein. CREDIT, SPREAD AND INTEREST RATE RISK We are subject to credit, spread and interest rate risk with respect to our investments in real estate securities and loans. The commercial mortgage and other asset backed securities (including B-notes) we invest in are generally junior in right of payment of interest and principal to one or more senior classes, but benefit from the support of one or more subordinate classes of securities or other form of credit support within a securitization transaction. The senior unsecured REIT debt securities we invest in reflect comparable credit risk. Credit risk refers to each individual borrower's ability to make required interest and principal payments on the scheduled due dates. We believe, based on our due diligence process, that these securities offer attractive risk-adjusted returns with long-term principal protection under a variety of default and loss scenarios. While the expected yield on these securities is sensitive to the performance of the underlying assets, the more subordinated securities or other features of the securitization transaction, in the case of commercial mortgage and other asset backed securities, and the issuer's underlying equity and subordinated debt, in the case of senior unsecured REIT debt securities, are designed to bear the first risk of default and loss. We further minimize credit risk by actively monitoring our real estate securities portfolio and the 18 underlying credit quality of our holdings and, where appropriate, repositioning our investments to upgrade the credit quality and yield on our investments. While we have not experienced any significant credit losses, in the event of a significant rising interest rate environment and/or economic downturn, loan and collateral defaults may increase and result in credit losses that would adversely affect our liquidity and operating results. Our real estate securities portfolio is diversified by asset type, industry, location and issuer. We expect that this diversification also helps to minimize the risk of capital loss. At March 31, 2004, our real estate securities which serve as collateral for our CBO financings had an overall weighted average credit rating of approximately BBB-, and approximately 72.9% of these securities had an investment grade rating (BBB- or higher). Our residential mortgage loan portfolio is characterized by high credit quality borrowers with a weighted average FICO score of 721 at origination. At March 31, 2004, if our residential mortgage loans were held in securitized form, over 90% of the principal balance would be rate AAA. Our real estate securities are also subject to spread risk. Our fixed rate securities are valued based on a market credit spread over the rate payable on fixed rate U.S. Treasuries of like maturity. In other words, their value is dependent on the yield demanded on such securities by the market based on their credit relative to U.S. Treasuries. Excessive supply of such securities combined with reduced demand will generally cause the market to require a higher yield on such securities, resulting in the use of a higher (or "wider") spread over the benchmark rate (usually the applicable U.S. Treasury security yield) to value such securities. Under such conditions, the value of our real estate securities portfolio would tend to decline. Conversely, if the spread used to value such securities were to decrease (or "tighten"), the value of our real estate securities portfolio would tend to increase. Our floating rate securities are valued based on a market credit spread over LIBOR and are effected similarly by changes in LIBOR spreads. Such changes in the market value of our real estate securities portfolio may affect our net equity, net income or cash flow directly through their impact on unrealized gains or losses on available-for-sale securities, and therefore our ability to realize gains on such securities, or indirectly through their impact on our ability to borrow and access capital. See " Quantitative and Qualitative Disclosures About Market Risk - Credit Spread Curve Exposure" below. Furthermore, shifts in the U.S. Treasury yield curve, which represents the market's expectations of future interest rates, would also affect the yield required on our real estate securities and therefore their value. This would have similar effects on our real estate securities portfolio and our financial position and operations to a change in spreads. Returns on our real estate securities are sensitive to interest rate volatility. Interest rate changes may also impact our net book value as our real estate securities and related hedge derivatives are marked-to-market each quarter. Generally, as interest rates increase, the value of our fixed rate securities, such as CMBS, decreases and as interest rates decrease, the value of such securities will increase. In general, we would expect that over time, decreases in the value of our real estate securities portfolio attributable to interest rate changes will be offset to some degree by increases in the value of our swaps, and vice versa. However, the relationship between spreads on securities and spreads on swaps may vary from time to time, resulting in a net aggregate book value increase or decline. Our real estate securities portfolio is predominantly financed to maturity through long-term CBO financings that are not redeemable as a result of book value changes. Accordingly, unless there is a material impairment in value that would result in a payment not being received on a security, changes in the book value of our real estate securities portfolio will not directly affect our recurring earnings or our ability to pay a dividend. Our general financing strategy focuses on the use of match-funded structures. This means that we seek to match the maturities of our debt obligations with the maturities of our investments to minimize the risk that we have to refinance our liabilities prior to the maturities of our assets, and to reduce the impact of changing interest rates on earnings. In addition, we generally match-fund interest rates with like-kind debt (i.e., fixed rate assets are financed with fixed rate debt and floating rates assets are financed with floating rate debt), directly or through the use of interest rate swaps, caps, or other financial instruments, or through a combination of these strategies, which allows us to reduce the impact of changing interest rates on our earnings. Our financing strategy is dependent on our ability to place the match-funded debt we use to finance our real estate securities at spreads that provide a positive net spread. If spreads for CBO liabilities (i.e., bonds issued by CBOs) widen or if demand for such liabilities ceases to exist, then our ability to execute future CBO financings will be severely restricted. See "Quantitative and Qualitative Disclosures About Market Risk - Interest Rate Exposure" below. Loans Similar to our real estate securities portfolio, we are subject to credit and spread risk with respect to our real estate related and residential mortgage loan portfolios. Unlike our real estate securities portfolio, our loans do not benefit from the support of junior classes of securities, but rather bear the first risk of default and loss. We believe that this credit risk is mitigated through our due diligence process and periodic reviews of the borrower's payment history, delinquency status, and the relationship of the loan balance to the underlying property value. 19 Our loan portfolios are diversified by geographic location and by borrower. We believe that this diversification also helps to minimize the risk of capital loss. Our loan portfolios are also subject to spread risk. Our floating rate loans are valued based on a market credit spread to LIBOR. The value of the loans is dependent upon the yield demanded by the market based on their credit relative to LIBOR. The value of our floating rate loans would tend to decline should the market require a higher yield on such loans, resulting in the use of a higher spread over the benchmark rate (usually the applicable LIBOR yield). Our fixed rate loans are valued based on a market credit spread over U.S. Treasuries and are effected similarly by changes in U.S. Treasury spreads. If the value of our loans subject to repurchase agreements were to decline, it could affect our ability to refinance such loans upon the maturity of the related repurchase agreements. Any credit or spread losses incurred with respect to our loan portfolios would effect us in the same way as similar losses on our real estate securities portfolio as described above, except that our loan portfolios are not marked to market. OFF-BALANCE SHEET ARRANGEMENTS As of March 31, 2004, we had the following material off-balance sheet arrangement: - A guarantee of certain payments under an interest rate swap which may be entered into in 2007 in connection with the securitization of the Bell Canada portfolio, if the bonds are not fully repaid by such date. We believe the fair value of this guarantee is negligible at March 31, 2004. At this time, we do not anticipate a substantial risk of incurring a loss with respect to this arrangement. CONTRACTUAL OBLIGATIONS During the first quarter of 2004, we had all of the material contractual obligations referred to in our annual report on Form 10-K for the year ended December 31, 2003, as well as the following: Contract Category Change CBO bond payable CBO V was issued. Interest rate swaps, treated as hedges The floating rate CBO V bonds and certain repurchase agreements were hedged with interest rate swaps.
The terms of these contracts are described under "Quantitative and Qualitative Disclosures About Market Risk" below. INFLATION Substantially all of our office leases provide for separate escalations of real estate taxes and operating expenses over a base amount, and/or increases in the base rent based on changes in a Belgian index with respect to the LIV portfolio. We believe that inflationary increases in expenses will generally be offset by the expense reimbursements and contractual rent increases described above. We believe that our risk of increases in the market interest rates on our floating rate debt as a result of inflation is largely offset by our use of match-funding and hedging instruments as described above. See "Quantitative and Qualitative Disclosure About Market Risk -- Interest Rate Exposure" below. FUNDS FROM OPERATIONS 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 the Manager. FFO, for our purposes, represents net income available for common stockholders (computed in accordance with GAAP), excluding extraordinary items, plus depreciation of operating real estate, 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 prior to the commencement of our operations includes certain adjustments related to our predecessor's investment in Fund I. 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. 20 Funds from Operations (FFO), is calculated as follows (unaudited) (in thousands):
For the Three Months Ended March 31, 2004 -------------- Income available for common stockholders $ 20,328 Operating real estate depreciation 582 --------- Funds from Operations (FFO) $ 20,910 =========
Funds from Operations was derived from the Company's segments as follows (unaudited) (in thousands):
Average Invested Common Equity for the Three FFO for the Three Book Equity at Months Ended Months Ended Return on Common March 31, 2004 March 31, 2004 (2) March 31, 2004 Equity (ROE) (3) -------------- ----------------------- ----------------- ---------------- Real estate and other securities $ 414,741 $ 379,369 $ 21,935 23.1% Real estate related loans 59,982 58,935 2,894 19.6% Operating real estate 62,522 39,509 1,818 18.4% Residential mortgage loans 29,374 29,648 1,533 20.7% Unallocated (1) (32,817) 8,936 (7,270) N/A ------------ ---------- ------------- ---- Total (2) 533,802 $ 516,397 $ 20,910 16.2% ========== ============= ==== Preferred stock 62,500 Accumulated depreciation (10,567) Accumulated other comprehensive income 57,766 ------------ Net book equity $ 643,501 ============
(1) Unallocated FFO represents ($1,523) of preferred dividends and ($5,747) of corporate general and administrative expense, management fees and incentive compensation for the three months ended March 31, 2004. (2) Invested common equity is equal to book equity gross of preferred stock, accumulated depreciation and accumulated other comprehensive income. (3) FFO divided by average invested common equity, annualized. RELATED PARTY TRANSACTIONS In January 2004, we purchased from an underwriter $31.5 million face amount of B and BB rated securities of Global Signal Trust I, a special purpose vehicle established by Global Signal Inc., at a price resulting in a weighted average yield of approximately 9.00%. Two of our directors are the CEO and President of Global Signal, Inc., respectively. A private equity fund managed by an affiliate of our manager owns a significant portion of Global Signal Inc.'s common stock; our manager receives from this private equity fund, in addition to management fees, incentive compensation if the fund's aggregate investment returns exceed certain thresholds. Pursuant to this underwritten 144A offering, approximately $418.0 million of Global Signal Trust I securities were issued in 7 classes, rated AAA through B, of which the B and BB classes constituted $73.0 million. The balance of the B and BB securities were sold on identical terms to a private investment fund managed by an affiliate of our manager and to a large third party mutual fund complex; our manager receives from this private investment fund, in addition to management fees, incentive compensation if the fund's aggregate investment returns exceed certain thresholds. The proceeds of the 144A offering were utilized by Global Signal Inc. to repay an existing credit facility, to pay an extraordinary dividend of approximately $140 million to its stockholders of which approximately $67 million was paid to the above-referenced private equity fund, and for general working capital purposes. In March 2004, we and a private investment fund managed by an affiliate of our manager co-invested and each indirectly own an approximately 49% interest in a limited liability company that has acquired, in a sale-leaseback transaction, approximately 200 properties from a public company for a purchase price of approximately $153 million. The properties are subject to a number of master leases, the initial term of which in each case is a minimum of 15 years. This investment was financed with debt at the limited liability company level and our investment in this entity, reflected as an investment in an unconsolidated subsidiary on our consolidated balance sheet, was approximately $26.8 million as of the date of acquisition. Our manager receives from the affiliated private investment fund with which we co-invested, in addition to management fees, incentivecompensation if the fund's aggregate investment returns exceed certain thresholds. 21 ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK Market risk is the exposure to loss resulting from changes in interest rates, credit spreads, foreign currency exchange rates, commodity prices and equity prices. The primary market risks that we are exposed to are interest rate risk, credit spread risk and foreign currency exchange rate risk. These risks are highly sensitive to many factors, including governmental monetary and tax policies, domestic and international economic and political considerations and other factors beyond our control. All of our market risk sensitive assets, liabilities and related derivative positions are for non-trading purposes only. For a further understanding of how market risk may affect our financial position or operating results, please refer to the "Application of Critical Accounting Policies" section of "Management's Discussion and Analysis of Financial Condition and Results of Operations." INTEREST RATE EXPOSURE Our primary interest rate exposures relate to our real estate securities, loans and floating rate debt obligations, as well as our interest rate swaps and caps. Changes in the general level of interest rates can effect our net interest income, which is the difference between the interest income earned on interest-earning assets and the interest expense incurred in connection with our interest-bearing liabilities. Changes in the level of interest rates also can affect, among other things, our ability to acquire real estate securities and loans, the value of our real estate securities and loans, and our ability to realize gains from the settlement of such assets. While we have not experienced any significant credit losses, in the event of a significant rising interest rate environment and/or economic downturn, loan and collateral defaults may increase and result in credit losses that would adversely affect our liquidity and operating results. Our general financing strategy focuses on the use of match-funded structures. This means that we seek to match the maturities of our debt obligations with the maturities of our investments to minimize the risk that we have to refinance our liabilities prior to the maturities of our assets, and to reduce the impact of changing interest rates on earnings. In addition, we generally match-fund interest rates on our investments with like-kind debt (i.e., fixed rate assets are financed with fixed rate debt and floating rate assets are financed with floating rate debt), directly or through the use of interest rate swaps, caps, or other financial instruments, or through a combination of these strategies, which allows us to reduce the impact of changing interest rates on our earnings. Interest rate swaps are agreements in which a series of interest rate flows are exchanged with a third party (counterparty) over a prescribed period. The notional amount on which swaps are based is not exchanged. In general, our swaps are "pay fixed" swaps involving the exchange of floating rate interest payments from the counterparty for fixed rate payments from us. This can effectively convert a floating rate debt obligation into a fixed rate debt obligation. Similarly, an interest rate cap or floor agreement is a contract in which we purchase a cap or floor contract on a notional face amount. We will make an up-front payment to the counterparty for which the counterparty agrees to make future payments to us should the reference rate (typically one- or three-month LIBOR) rise above (cap agreements) or fall below (floor agreements) the "strike" rate specified in the contract. Should the reference rate rise above the contractual strike rate in a cap, we will earn cap income; should the reference rate fall below the contractual strike rate in a floor, we will earn floor income. Payments on an annualized basis will equal the contractual notional face amount multiplied by the difference between the actual reference rate and the contracted strike rate. While a REIT may utilize these types of derivative instruments to hedge interest rate risk on its liabilities or for other purposes, such derivative instruments could generate income that is not qualified income for purposes of maintaining REIT status. As a consequence, we may only engage in such instruments to hedge such risks within the constraints of maintaining our standing as a REIT. We do not enter into derivative contracts for speculative purposes nor as a hedge against changes in credit risk. While our strategy is to utilize interest rate swaps, caps and match-funded financings in order to limit the effects of changes in interest rates on our operations, there can be no assurance that our profitability will not be adversely affected during any period as a result of changing interest rates. As of March 31, 2004, an immediate 100 basis point increase in interest rates would effect our earnings by no more than $1.2 million per annum. Our hedging transactions using derivative instruments also involve certain additional risks such as counterparty credit risk, the enforceability of hedging contracts and the risk that unanticipated and significant changes in interest rates will cause a significant loss of basis in the contract. The counterparties to our derivative arrangements are major financial institutions with high credit ratings with which we and our affiliates may also have other financial relationships. As a result, we do not anticipate that any of these counterparties will fail to meet their obligations. There can be no assurance that we will be able to adequately protect against the foregoing risks and will ultimately realize an economic benefit that exceeds the related amounts incurred in connection with engaging in such hedging strategies. 22 Interest rate changes may also impact our net book value as our real estate securities and related hedge derivatives are marked-to-market each quarter. Our loan investments and debt obligations are not marked-to-market. Generally, as interest rates increase, the value of our fixed rate securities, such as CMBS, decreases and as interest rates decrease, the value of such securities will increase. We seek to hedge changes in value attributable to changes in interest rates by entering into interest rate swaps and other derivative instruments. In general, we would expect that over time, decreases in the value of our real estate securities portfolio attributable to interest rate changes will be offset to some degree by increases in the value of our swaps, and vice versa. However, the relationship between spreads on securities and spreads on swaps may vary from time to time, resulting in a net aggregate book value increase or decline. Our real estate securities portfolio is largely financed to maturity through long-term CBO financings that are not redeemable as a result of book value changes. Accordingly, unless there is a material impairment in value that would result in a payment not being received on a security, changes in the book value of our real estate securities portfolio will not directly affect our recurring earnings or our ability to pay a dividend. As of March 31, 2004, an immediate 100 basis point increase in interest rates would impact our net book value by approximately $36.6 million. Such a change in net book value would not directly affect our earnings or cash flow. CREDIT SPREAD CURVE EXPOSURE Our real estate securities are also subject to spread risk. Our fixed rate securities are valued based on a market credit spread over the rate payable on fixed rate U.S. Treasuries of like maturity. In other words, their value is dependent on the yield demanded on such securities by the market based on their credit relative to U.S. Treasuries. Excessive supply of such securities combined with reduced demand will generally cause the market to require a higher yield on such securities, resulting in the use of higher (or "wider") spread over the benchmark rate (usually the applicable U.S. Treasury security yield) to value such securities. Under such conditions, the value of our real estate securities portfolio would tend to decline. Conversely, if the spread used to value such securities were to decrease (or "tighten"), the value of our real estate securities portfolio would tend to increase. Our floating rate securities are valued based on a market credit spread over LIBOR and are effected similarly by changes in LIBOR spreads. Such changes in the market value of our real estate securities portfolio may effect our net equity, net income or cash flow directly through their impact on unrealized gains or losses on available-for-sale securities, and therefore our ability to realize gains on such securities, or indirectly through their impact on our ability to borrow and access capital. Furthermore, shifts in the U.S. Treasury yield curve, which represents the market's expectations of future interest rates, would also effect the yield required on our real estate securities and therefore their value. This would have similar effects on our real estate securities portfolio and our financial position and operations to a change in spreads. Our loan portfolios are also subject to spread risk. Our floating rate loans are valued based on a market credit spread to LIBOR. The value of the loans is dependent upon the yield demanded by the market based on their credit relative to LIBOR. The value of our floating rate loans would tend to decline should the market require a higher yield on such loans, resulting in the use of a higher spread over the benchmark rate (usually the applicable LIBOR yield). Our fixed rate loans are valued based on a market credit spread over U.S. Treasuries and are effect similarly by changes in U.S. Treasury spreads. If the value of our loans subject to repurchase agreements were to decline, it could affect our ability to refinance such loans upon the maturity of the related repurchase agreements. Any decreases in the value of our loan portfolios due to spread changes would effect us in the same way as similar changes to our real estate securities portfolio as described above, except that our loan portfolios are not marked to market. As of March 31, 2004, an immediate 25 basis point movement in credit spreads would impact our net book value by approximately $33.1 million, but would not directly affect our earnings or cash flow. CURRENCY RATE EXPOSURE Our primary foreign currency exchange rate exposures relate to our operating real estate and related leases. Our principal direct currency exposures are to the Euro and the Canadian Dollar. Changes in the currency rates can adversely impact the fair values and earnings streams of our non-U.S. holdings. We have attempted to mitigate this impact in part by utilizing local currency-denominated financing on our foreign investments to partially hedge, in effect, these assets. We have material investments in the LIV portfolio and the Bell Canada portfolio. These properties are financed utilizing debt denominated in their respective local currencies (the Euro and the Canadian Dollar). The net equity invested in these portfolios at March 31, 2004, approximately $5.2 million and $21.4 million, respectively, is exposed to foreign currency exchange risk. 23 FAIR VALUES For certain of our financial instruments, fair values are not readily available since there are no active trading markets as characterized by current exchanges between willing parties. Accordingly, fair values can only be derived or estimated for these instruments using various valuation techniques, such as computing the present value of estimated future cash flows using discount rates commensurate with the risks involved. However, the determination of estimated future cash flows is inherently subjective and imprecise. We note that minor changes in assumptions or estimation methodologies can have a material effect on these derived or estimated fair values, and that the fair values reflected below are indicative of the interest rate, credit spread and currency rate environments as of March 31, 2004 and do not take into consideration the effects of subsequent interest rate, credit spread or currency rate fluctuations. We note that the values of our investments in real estate securities and in derivative instruments, primarily interest rate hedges on our debt obligations, are sensitive to changes in market interest rates, interest rate spreads, credit spreads and other market factors. The value of these investments can vary, and has varied, materially from period to period. Interest Rate Risk We held the following interest rate risk sensitive instruments at March 31, 2004 (unaudited) (dollars in thousands):
Carrying Principal Balance or Weighted Average Maturity Amount Notional Amount Yield/Funding Cost Date Fair Value ----------- -------------------- ------------------ -------- ----------- ASSETS: Real estate securities, available for sale (A) $ 2,598,620 $ 2,502,786 6.14% (A) $2,598,620 Other securities, available for sale (B) 252,642 272,725 9.03% (B) 252,642 Real estate related loans (C) 384,262 386,735 6.87% (C) 412,755 Residential mortgage loans (D) 569,621 562,190 2.93% (D) 569,621 Interest rate caps, treated as hedges (E) 6,210 612,397 N/A (E) 6,210 LIABILITIES: CBO bonds payable (F) 2,204,187 2,227,500 4.30% (F) 2,255,863 Other bonds payable (G) 253,380 254,005 6.60% (G) 277,200 Notes payable (H) 189,845 189,845 3.93% (H) 190,579 Repurchase agreements (I) 708,635 708,635 2.03% (I) 708,635 Interest rate swaps, treated as hedges (J) 59,750 1,429,166 N/A (J) 59,750 Non-hedge derivative obligations (K) 1,215 (K) N/A (K) 1,215
(A) These securities serve as collateral for our CBO financings and contain various terms, including floating and fixed rates, self-amortizing and interest only. Their weighted average maturity is 6.34 years. The fair value of these securities is estimated by obtaining third party broker quotations, if available and practicable, and counterparty quotations. (B) These securities have a weighted average maturity of 4.98 years. One of these securities represents a subordinate interest in a CMBS securitization, the balance represent asset backed securities and CMBS. The fair value of these securities is estimated by obtaining third party broker quotations, if available and practicable, and counterparty quotations. The fair value of the first security, for which a quoted market price is not readily available, is estimated by means of a price/yield analysis based on our expected disposition strategy for such asset. (C) Represents the following loan portfolios (dollars in thousands):
Loan Carrying Weighted Avg. Weighted Average Floating Rate Loans as a Name Count Amount Yield Maturity % of Carrying Amount Fair Value - --------------------------- ----- ---------- ------------- ---------------- ------------------------- ---------- ICH CMO Loans 138 $ 237,485 7.62% 4.32 years 2.5% $ 265,978 Real Estate Related Loan #1 1 96,777 5.71% 2.71 years 100.0% 96,777 Real Estate Related Loan #2 1 50,000 5.59% 2.86 years 100.0% 50,000 ---------- ---- ---------- $ 384,262 6.87% $ 412,755 ========== ==== ==========
24 The ICH CMO loans were valued by discounting expected future receipts by a rate calculated based on current market conditions for comparable financial instruments, including market interest rates and credit spreads. The other loans bear floating rates of interest and we believe that, for similar financial instruments with comparable credit risks, their effective rates approximate market rates. Accordingly, the carrying amounts outstanding are believed to approximate fair value. (D) This portfolio of residential mortgage loans bears a floating rate of interest and has a weighted maturity of 4.05 years. We believe that, for similar financial instruments with comparable credit risks, the effective rate on this portfolio approximates a market rate. Accordingly, the carrying amount of this portfolio is believed to approximate fair value. (E) Represents cap agreements as follows (dollars in thousands):
Notional Balance Effective Date Maturity Date Capped Rate Strike Rate Fair Value - ---------------- -------------- --------------- ------------- ----------- ---------- $ 266,389 Current March 2009 1-Month LIBOR 6.50% $ 1,888 266,389 Current December 2004 1-Month LIBOR 1.32%* 171 18,000 January 2010 October 2015 3-Month LIBOR 8.00% 957 8,619 December 2010 June 2015 3-Month LIBOR 7.00% 1,105 53,000 May 2011 September 2015 1-Month LIBOR 7.50% 2,089 --------- ------- $ 612,397 $ 6,210 ========= =======
*up to 6.50% The fair value of these agreements is estimated by obtaining counterparty quotations. (F) These bonds were valued by discounting expected future payments by a rate calculated based on current market conditions for comparable financial instruments, including market interest rates and credit spreads. The weighted average maturity of the CBO bonds payable is 6.98 years. The CBO bonds payable amortize principal prior to maturity based on collateral receipts, subject to reinvestment requirements. (G) The Bell Canada Securitization was valued, in U.S. dollars at the period end exchange rate, by discounting expected future payments by a rate calculated by imputing a spread over a market index on the date of borrowing. It amortizes principal periodically with a balloon payment at maturity in April 2012. The ICH CMO bonds were valued by discounting expected future payments by a rate calculated based on current market conditions for comparable financial instruments, including market interest rates and credit spreads. They amortize principal prior to maturity based on collateral receipts and their final stated maturity is in June 2008. (H) The LIV Mortgage was valued, in U.S. dollars at the period end exchange rate, by discounting expected future payments by a rate calculated by imputing a spread over a market index on the date of borrowing. It amortizes principal periodically with a balloon payment at maturity in November 2006. The real estate related loan #1 financing matures in November 2006, bears a floating rate of interest and amortizes principal based on collateral receipts. The real estate related loan #2 financing matures in February 2007, bears a floating rate of interest and amortizes principal based on collateral receipts. We believe that, for similar financial instruments with comparable credit risks, their effective rates approximate market rates. Accordingly, the carrying amounts outstanding are believed to approximate fair value. (I) These agreements bear floating rates of interest and we believe that, for similar financial instruments with comparable credit risks, the effective rates approximate market rates. Accordingly, the carrying amounts outstanding are believed to approximate fair value. These agreements pay interest only prior to maturity and mature in one to twelve months. 25 (J) Represents swap agreements as follows (dollars in the thousands):
Notional Balance Effective Date Maturity Date Swapped Rate Fixed Rate Fair Value - ---------------- -------------- ------------- -------------- ---------- ---------- $ 76,111 Current July 2005 1-Month LIBOR 6.1755% $ 2,553 290,000 Current April 2011 3-Month LIBOR 5.9325% 39,590 276,060 Current March 2013 3-Month LIBOR 3.8650% (453) 192,500 Current March 2015 1-Month LIBOR 4.8880% 13,544 295,400 December 2004 March 2009 1-Month LIBOR* 3.1250% 911 165,300 Current March 2014 3-Month LIBOR 3.9950% 408 11,000 Current November 2008 1-Month LIBOR 3.5400% 256 9,000 Current July 2018 1-Month LIBOR 4.8300% 344 6,000 Current November 2018 1-Month LIBOR 4.4800% 206 80,000 Current January 2009 1-Month LIBOR 3.6500% 2,113 6,500 Current March 2009 1-Month LIBOR 3.3360% 68 21,295 Current January 2009 1-Month LIBOR 3.2900% 210 ---------- -------- $1,429,166 $ 59,750 ========== ========
*up to 6.50% The fair value of these agreements is estimated by obtaining counterparty quotations. (K) These are two essentially offsetting interest rate caps and two essentially offsetting interest rate swaps, each with notional amounts of $32.5 million, an interest rate cap with a notional balance of $17.5 million, and an interest rate cap with a notional balance of approximately $67.1 million. The maturity date of the purchased swap is July 2009; the maturity date of the sold swap is July 2014, the maturity date of the $32.5 million caps is July 2038, the maturity date of the $17.5 million cap is July 2009, and the maturity date of the $67.1 million cap is August 2004. They have been valued by reference to counterparty quotations. Currency Rate Risk We held the following currency rate risk sensitive balances at March 31, 2004 (unaudited) (U.S. dollars; in thousands, except exchange rates):
Current Carrying Exchange Rate Effect of a 5% Negative Effect of a 5% Negative Amount (USD) Local Currency to USD Change in Euro Rate Change in CAD Rate ------------ -------------- ------------- ----------------------- ----------------------- Assets: LIV portfolio $ 76,215 Euro 0.81340 $ (3,811) N/A Bell Canada portfolio 53,443 CAD 1.30990 N/A $ (2,672) LIV other, net 1,204 Euro 0.81340 (60) N/A Bell Canada other, net 6,659 CAD 1.30990 N/A (333) Liabilities: LIV Mortgage 72,183 Euro 0.81340 3,609 N/A Bell Canada Securitization 38,725 CAD 1.30990 N/A 1,936 ------------ ------------ Total $ (262) $ (1,069) ============ ============
USD refers to U.S. dollars; CAD refers to Canadian dollars. 26 ITEM 4. CONTROLS AND PROCEDURES (a) Disclosure Controls and Procedures. The Company's management, with the participation of the Company's Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of the Company's disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the "Exchange Act")) as of the end of the period covered by this report. The Company's disclosure controls and procedures are designed to provide reasonable assurance that information is recorded, processed, summarized and reported accurately and on a timely basis. Based on such evaluation, the Company's Chief Executive Officer and Chief Financial Officer have concluded that, as of the end of such period, the Company's disclosure controls and procedures are effective. (b) Internal Control Over Financial Reporting. There have not been any changes in the Company's internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fiscal quarter to which this report relates that have materially affected, or are reasonably likely to materially affect, the Company's internal control over financial reporting. 27 PART II. OTHER INFORMATION ITEM 1. LEGAL PROCEEDINGS The Company is not party to any material legal proceedings. ITEM 2. CHANGES IN SECURITIES AND USE OF PROCEEDS On March 30, 2004, Newcastle CDO IV, Limited and Newcastle CDO IV Corp. issued $450.0 million face amount of collateralized bond obligations in a transaction exempt from the registration requirements of the Securities Act pursuant to Rule 144A and Regulation S thereunder to qualified institutional buyers and persons outside the United States. ITEM 3. DEFAULTS UPON SENIOR SECURITIES None. ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS None. ITEM 5. OTHER INFORMATION None. ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K (a) Exhibits filed with this Form 10-Q: 3.1 Articles of Amendment and Restatement (incorporated by reference to the Registrant's Registration Statement on Form S-11 (File No. 333-90578), Exhibit 3.1). 3.2 Articles Supplementary Relating to the Series B Preferred Stock (incorporated by reference to the Registrant's Quarterly Report on Form 10-Q for the period ended March 31, 2003, Exhibit 3.3). 3.3 By-laws (incorporated by reference to the Registrant's Registration Statement on Form S-11 (File No. 333-90578), Exhibit 3.2). 4.1 Rights Agreement between the Registrant and American Stock Transfer and Trust Company, as Rights Agent, dated October 16, 2002 (incorporated by reference to the Registrant's Quarterly Report on Form 10-Q for the period ended September 30, 2002, Exhibit 4.1). 10.1 Amended and Restated Management and Advisory Agreement by and among the Registrant and Fortress Investment Group LLC, dated June 23, 2003 (incorporated by reference to the Registrant's Registration Statement on Form S-11 (File No. 333-106135), Exhibit 10.1). 31.1 Certification of Chief Executive Officer as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. 31.2 Certification of Chief Financial Officer as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. 32.1 Certification of Chief Executive Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. 32.2 Certification of Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. (b) Reports on Form 8-K filed by the registrant during its fiscal quarter ended March 31, 2004: Form 8-K filed with the Securities and Exchange Commission on February 12, 2004, regarding the Registrant's results of operations for the year ended December 31, 2003. Form 8-K filed with the Securities and Exchange Commission on January 8, 2004, regarding the Registrant's issuance and sale of 3,300,000 shares of its common stock. 28 SIGNATURES Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized: NEWCASTLE INVESTMENT CORP. (REGISTRANT) By: /s/ Wesley R. Edens ------------------------ Wesley R. Edens Chairman of the Board Chief Executive Officer Date: May 7, 2004 By: /s/ Debra A. Hess ------------------------ Debra A. Hess Chief Financial Officer Date: May 7, 2004 29