Exhibit 99.1

 

LOGO     NEWCASTLE INVESTMENT CORP.

Contact:

Nadean Novogratz

Investor Relations

212-479-5295

Newcastle Announces First Quarter 2011 Results

 

       

FIRST QUARTER 2011 FINANCIAL RESULTS

New York, NY, May 6, 2011 – Newcastle Investment Corp. (NYSE: NCT) reported that in the first quarter of 2011, income applicable to common stockholders (“GAAP income”) was $108 million, or $1.73 per diluted share, compared to $180 million, or $3.36 per diluted share, in the first quarter of 2010.

GAAP income of $108 million consisted of the following: $26 million, or $0.41 per diluted share, of net interest income less expenses (net of preferred dividends), compared to $13 million, or $0.24 per diluted share, in the first quarter of 2010; $45 million of other income primarily related to a $34 million net gain on the settlement of investments and an $11 million gain on the extinguishment of CDO debt; and $37 million representing the reversal of prior valuation allowances on loans net of impairment recorded on securities.

In the first quarter of 2011, GAAP book value increased $323 million or $5.16 per share. As of March 31, 2011, GAAP book value was $14 million or $0.18 per share, compared to $(309) million or $(4.98) per share as of December 31, 2010.

On March 29, 2011, Newcastle completed the sale of 17.3 million shares of its common stock, at a price of $6.00 per share. The net proceeds of the sale were $98 million, after deducting underwriting discounts and offering expenses.

On March 30, 2011, the Board of Directors declared dividends on the Company’s Series B, Series C and Series D Preferred Stock for the period beginning February 1, 2011 and ending April 30, 2011. The Company paid total dividends of $0.609375, $0.503125 and $0.523438 per share on the 9.75% Series B, 8.05% Series C and 8.375% Series D preferred stock, respectively. For the first quarter of 2011, Newcastle’s Board of Directors elected not to pay a dividend on its common stock.

For a reconciliation of income applicable to common stockholders to net interest income less expenses (net of preferred dividends), please refer to the tables following the presentation of GAAP results.

RECOURSE DEBT FINANCING AND CASH

As of May 4, 2011, the Company’s cash and current financings are set forth below. These amounts do not include the use of $25 million of unrestricted cash and $208 million of restricted cash on committed but not funded investments which are described further in subsequent events:

 

   

Cash – The Company had unrestricted cash of $129 million. In addition, the Company had $152 million of restricted cash available for reinvestment within its consolidated CDOs;

 

   

Margin Exposure – The Company had margin exposure of $17 million related to the financing of the Newcastle CDO VI Class I-MM notes (of which only $4 million is recourse) and $106 million related to the financing of FNMA and FHLMC securities.

 

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The following table illustrates the change in cash and recourse financings, excluding junior subordinated notes ($ in millions):

 

     May 4,
2011
     Mar 31,
2011
     Dec 31,
2010
 

CDO Cash for Reinvestment

   $ 152       $ 128       $ 150   

Unrestricted Cash

     129         161         34   

Recourse Financings

        

Non-FNMA/FHLMC (non-agency)

        

NCT CDO senior bonds

     4         4         5   
                          

Subtotal

     4         4         5   

FNMA/FHLMC Securities

     106         79         —     
                          

Total Recourse Financings

   $ 110       $ 83       $ 5   
                          

CDO FINANCINGS

The following table summarizes the cash receipts in the first quarter of 2011 from the Company’s consolidated CDO financings, their related coverage tests and negative watch assets ($ in thousands):

 

     Primary             Interest
Coverage
% Excess
(Deficiency)
    Over Collateralization Excess (Deficiency)     Assets on  
     Collateral      Cash      May 4,     May 4, 2011 (2)     March 31, 2011 (2)     December 31, 2010 (2)     Negative  
     Type      Receipts (1)      2011 (2)     %     $     %     $     %     $     Watch (3)  

CDO IV

     Securities       $ 1,331         204.3     -2.6     (7,075     -2.6     (7,075     -10.8     (33,908   $ 11,046   

CDO V

     Securities         132         102.6     -14.6     (50,979     -14.6     (50,979     -8.3     (30,319     26,408   

CDO VI

     Securities         207         -80.7     -53.2     (187,742     -52.0     (183,733     -46.9     (178,604     22,133   

CDO VIII

     Loans         3,783         327.0     8.0     51,422        7.3     47,158        9.9     63,954        —     

CDO IX

     Loans         4,353         304.6     14.2     91,603        14.2     91,539        18.5     119,317        —     

CDO X

     Securities         3,195         189.1     1.7     21,302        4.4     53,500        4.0     48,480        20,200   
                                  

Total

      $ 13,001                     $ 79,787   
                                  

 

(1) Represents cash received from each CDO based on all of the interests in such CDO (including senior management fees but excluding principal received from CDO bonds owned by the Company). Cash receipts for the quarter ended March 31, 2011 may not be indicative of cash receipts for subsequent periods. See Forward-Looking Statements below for risks and uncertainties that could cause cash receipts for subsequent periods to differ materially from these amounts.
(2) Represents excess or deficiency under the applicable interest coverage or over collateralization test to the first threshold at which cash flow would be redirected. The Company generally does not receive material interest cash flow from a CDO until a deficiency is corrected. The information regarding coverage tests is based on data from the most recent remittance date on or before May 4, 2011, March 31, 2011, or December 31, 2010, as applicable. The CDO IV and V tests are conducted only on a quarterly basis (December, March, June and September).
(3) Represents the face amount of assets on negative watch for possible downgrade by at least one rating agency (Moody’s, S&P or Fitch). Amounts are as of the determination date pertaining to March 2011 remittances for CDO IV and V (these tests are conducted only on a quarterly basis) and as of the determination date pertaining to April 2011 remittances for all other CDOs. The amounts include $13 million of bonds issued by Newcastle, which are eliminated in consolidation and not reflected in the investment portfolio disclosures.

 

   

$1.7 million of the $13 million CDO cash receipts were senior collateral management fees, which were not subject to the related CDO coverage tests.

 

   

The cash receipts above also include $0.9 million of non-recurring fees.

 

   

In addition, the Company received $9.7 million of unrestricted cash from principal repayments on Newcastle CDO debt. This cash represents a return of principal and a realization of the difference between par and the discounted purchase price of the Newcastle CDO debt.

SUBSEQUENT EVENTS

On May 4, 2011, Newcastle completed a new securitization to refinance its Manufactured Housing Loans Portfolio II (the “Portfolio”). Newcastle sold $197 million outstanding principal balance of manufactured housing loans, with an average net coupon of 8.7%, to Newcastle Investment Trust 2011-MH 1 (the “Trust”), an indirect wholly-owned subsidiary of Newcastle. The Trust issued $160 million aggregate principal amount of investment grade

 

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notes, of which $143 million was sold to third parties and $17 million was sold to one of Newcastle’s CDOs. The Company invested $20 million of unrestricted cash to retain the below investment grade notes and residual interest in the securitization. The $160 million of investment grade notes that term financed the Portfolio is non-recourse to the Company and has a weighted average funding cost of 3.7%. At the closing of the securitization, Newcastle terminated the related interest rate swap contracts, repaid $164 million of existing debt, and paid related transaction costs. The weighted average funding cost of the repaid debt was 5.3%.

Since quarter-end, Newcastle invested or committed to invest $63 million of unrestricted cash with an expected average return of 20% and invested or committed to invest $228 million of restricted CDO cash with an average coupon of 7.5%.

Unrestricted cash investment activities:

In April 2011, Newcastle repurchased $37 million of Newcastle CDO debt at an average price of 49% of par, investing $18 million of unrestricted cash. Assuming the collateral in the CDOs is held to maturity, the Company projects the investment to have an average life of 8.3 years and generate an expected return of 17%.

On May 4, 2011, the Company purchased $12 million face amount of BB- rated notes and the residual interest in the Newcastle Investment Trust 2011-MH 1 for a total of $20 million. Assuming the loans are held to maturity, the Company projects the investment to have an average life of 8.0 years and generate an expected return of 30% on the $20 million investment.

The Company has committed to invest $25 million in two real estate related investments with an average expected return of 14.5%.

Restricted CDO cash investment activities:

In April 2011, the Company purchased $20 million of fixed rate assets with an average coupon of 6.6% at an average price of 99.5% of par, investing $19.9 million of restricted CDO cash. The assets have an average life of 9.9 years and an expected return of 6.8%.

The Company has committed to purchase $210 million of assets with an average coupon of 7.6% and an average price of 99.1% of par or $208 million. These investments will be funded from current restricted CDO cash and receipts from expected principal repayments and asset sales.

 

   

$160 million are commercial real estate mezzanine loans with an initial average coupon of 7.1% that adjusts monthly at a rate of one month LIBOR + 6.1%, subject to interest rate floors.

 

   

$50 million is a commercial real estate mezzanine loan with a fixed coupon of 9%.

INVESTMENT PORTFOLIO

Newcastle’s $4.2 billion investment portfolio (with a basis of $3.1 billion) consists of commercial, residential and corporate debt. During the quarter, the weighted average carrying value on the March 31, 2011 portfolio changed from 73.4% to 77.3%, an increase of $162 million. The face amount of the portfolio decreased by $129 million, primarily as a result of principal repayments of $250 million, sales of $177 million and actual principal write-downs of $44 million, offset by purchases of $337 million at a weighted average price of 98% of par, a weighted average yield of 6.0%, and a weighted average life of 5.0 years.

 

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The following table describes the investment portfolio as of March 31, 2011 ($ in millions):

 

     Face
Amount $
     Basis
Amount $  (1)
     % of
Total
Basis
    Carrying
Value
Amount $
     Number of
Investments
     Credit (2)     Weighted
Average
Life (yrs) (3)
 

Commercial Assets

                  

CMBS

   $ 1,890       $ 1,319         43.0   $ 1,444         248         BB        3.7   

Mezzanine Loans

     531         395         12.9     395         16         62     2.3   

B-Notes

     233         159         5.2     159         9         77     1.6   

Whole Loans

     31         31         1.0     31         3         48     3.0   

Other Investments (4)

     25         25         0.8     25         1         —          —     
                                                

Total Commercial Assets

     2,710         1,929         62.9     2,054              3.2   

Residential Assets

                  

MH and Residential Loans

     415         361         11.7     361         10,959         703        6.7   

Subprime Securities

     326         157         5.1     179         82         B-        5.7   

Real Estate ABS

     71         48         1.6     50         21         BB+        5.5   
                                                
     812         566         18.4     590              6.2   

FNMA/FHLMC Securities

     88         91         3.0     92         13         AAA        4.7   
                                                

Total Residential Assets

     900         657         21.4     682              6.0   

Corporate Assets

                  

REIT Debt

     299         298         9.7     315         38         BBB-        3.4   

Corporate Bank Loans

     278         184         6.0     184         7         CC        3.4   
                                                

Total Corporate Assets

     577         482         15.7     499              3.4   
                                                

Total/Weighted Average (5)

   $ 4,187       $ 3,068         100.0   $ 3,235              3.9   
                                                

 

(1) Net of impairment.
(2) Credit represents the weighted average of minimum ratings for rated assets, the Loan to Value ratio (based on the appraised value at the time of purchase or refinancing) for non-rated commercial assets, or the FICO score for non-rated residential assets and an implied AAA rating for FNMA/FHLMC securities. Ratings provided herein were determined by third party rating agencies as of a particular date, may not be current and are subject to change (including a “negative watch” assignment) at any time.
(3) Weighted average life is based on the timing of expected principal reduction on the asset.
(4) Relates to an equity investment in a REO property.
(5) Excludes unconsolidated CDO securities with a face amount of $169 million (valued at $6 million), operating real estate held for sale of $8 million and loans subject to call option with a face amount of $406 million.

Commercial Assets

The Company owns $2.7 billion of commercial assets (with a basis of $1.9 billion), which includes CMBS, mezzanine loans, B-Notes, whole loans and other investments.

 

   

During the quarter, the Company purchased $179 million of mezzanine loans and CMBS, sold $154 million of CMBS, received principal repayments of $130 million of mezzanine loans and CMBS and had $25 million of actual mezzanine loan principal write-downs.

 

   

Regarding the Company’s CMBS portfolio, one security or $3 million was upgraded (from a rating of BB+ to BBB-), six securities or $77 million were affirmed and 29 securities or $214 million were downgraded (from a weighted average rating of BB- to CCC+).

 

   

The weighted average carrying value of these assets changed from 66.9% to 75.8%, an increase of $146 million in the quarter.

 

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CMBS portfolio ($ in thousands):

 

Vintage (1)

   Average
Minimum
Rating (2)
   Number    Face
Amount $
     Basis
Amount $
     % of Total
Basis
    Carrying
Value
Amount $
     Delinquency
60+/FC/REO  (3)
    Principal
Subordination  (4)
    Weighted
Average
Life  (yrs) (5)
 

Pre 2004

   BB+    78      398,584         368,674         28.0     353,819         5.2     10.7     2.3   

2004

   BB-    51      344,700         252,062         19.1     222,352         2.8     6.7     3.3   

2005

   BB-    35      376,324         207,958         15.8     279,530         4.6     8.6     4.1   

2006

   BB+    52      487,365         347,370         26.3     406,930         5.0     12.1     3.7   

2007

   B    23      195,684         58,778         4.5     95,582         11.6     11.8     3.8   

2010

   BBB-    5      56,798         53,166         4.0     55,254         0.0     5.5     9.6   

2011

   BBB+    4      31,000         30,576         2.3     30,481         0.0     10.0     9.8   
                                                                     

TOTAL/WA

   BB    248      1,890,455         1,318,584         100.0     1,443,948         5.0     9.9     3.7   
                                                                     

 

(1) The year in which the securities were originally issued.
(2) Ratings provided above were determined by third party rating agencies as of a particular date, which may not be current and are subject to change (including a “negative watch” assignment) at any time. The Company had approximately $25 million of CMBS assets that were on negative watch for possible downgrade by at least one rating agency as of March 31, 2011.
(3) The percentage of underlying loans that are 60+ days delinquent, in foreclosure or considered real estate owned (REO).
(4) The percentage of the outstanding face amount of securities that is subordinate to the Company’s investments.
(5) Weighted average life is based on the timing of expected principal reduction on the asset.

Mezzanine loans, B-Notes and whole loans portfolio ($ in thousands):

 

Asset Type

   Number    Face
Amount ($)
     Basis
Amount ($)
     % of Total
Basis
    Carrying
Value
Amount ($)
     WA First $
Loan to Value (1)
    WA Last $
Loan to Value (1)
    Delinquency (%)  (2)  

Mezzanine Loans

   16      530,664         394,656         67.5     394,656         50.5     62.0     9.7

B-Notes

   9      233,132         159,069         27.2     159,069         62.1     76.6     19.3

Whole Loans

   3      30,872         30,872         5.3     30,872         0.0     48.2     0.0
                                                                

Total/WA

   28      794,668         584,597         100.0     584,597         52.0     65.7     12.2
                                                                

 

(1) Loan to Value is based on the appraised value at the time of purchase or refinancing.
(2) The percentage of underlying loans that are non-performing, in foreclosure, under bankruptcy filing or considered real estate owned.

Residential Assets

The Company owns $900 million of residential assets (with a basis of $657 million), which include manufactured housing (“MH”) loans, residential loans, subprime securities, real estate ABS and FNMA/FHLMC securities.

 

   

During the quarter, the Company purchased $106 million of subprime securities, real estate ABS and FNMA/FHLMC securities, sold $17 million of subprime securities and real estate ABS, received principal repayments of $20 million and had $16 million of subprime securities actual principal write-downs.

 

   

Regarding the Company’s ABS portfolio, one security or $22 million was upgraded (from a weighted average rating of B to BB), 16 securities or $31 million were affirmed and 20 securities or $54 million were downgraded (from a weighted average rating of BB- to CCC).

 

   

The weighted average carrying value of these assets changed from 70.3% to 75.9%, an increase of $5 million in the quarter.

Manufactured housing and residential loan portfolios ($ in thousands):

 

Deal

   Average
FICO Score
   Face
Amount $
     Basis
Amount $
     % of
Total
Basis
    Carrying
Value
Amount $
     Average
Loan Age
(months)
     Original
Balance $
     Delinquency
90+/FC/REO  (1)
    Cumulative
Loss to Date
 

MH Loans Portfolio 1

   700      147,937         119,647         33.1     119,647         111         327,855         0.8     7.1

MH Loans Portfolio 2

   701      204,675         191,515         53.1     191,515         143         434,743         1.5     5.2

Residential Loans Portfolio 1

   715      58,900         46,614         12.9     46,614         94         646,357         8.4     0.3

Residential Loans Portfolio 2

   737      3,795         3,352         0.9     3,352         74         83,950         0.0     0.0
                                                                          

TOTAL/WA

   703      415,307         361,128         100.0     361,128         124         1,492,905         2.2     5.2
                                                                          

 

(1) The percentage of loans that are 90+ days delinquent, in foreclosure or considered real estate owned (REO).

 

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Subprime Securities portfolio ($ in thousands):

Security Characteristics:

 

Vintage (1)

   Average
Minimum
Rating (2)
   Number    Face
Amount $
     Basis
Amount $
     % of
Total
Basis
    Carrying
Value

Amount  $
     Principal
Subordination  (3)
    Excess
Spread (4)
 

2003

   CCC+    15      16,589         8,151         5.2     8,721         22.6     4.1

2004

   CCC+    23      69,390         21,406         13.6     28,455         17.6     3.7

2005

   B-    26      99,481         35,595         22.7     42,151         31.0     4.5

2006

   CCC+    9      73,701         45,621         29.1     49,858         34.8     4.7

2007 & Later

   B+    9      66,932         46,052         29.4     50,270         20.3     2.9
                                                             

TOTAL/WA

   B-    82      326,093         156,825         100.0     179,455         26.4     4.0
                                                             

Collateral Characteristics:

 

Vintage (1)

   Average
Loan Age
(months)
   Collateral
Factor (5)
     3 Month
CPR (6)
    Delinquency
90+/FC/REO  (7)
    Cumulative
Loss to  Date
 

2003

   99      0.09         9.0     16.1     3.6

2004

   83      0.14         8.4     21.1     3.9

2005

   72      0.18         9.4     32.7     8.4

2006

   59      0.37         12.2     28.6     18.0

2007 & Later

   42      0.41         8.0     19.0     13.7
                                      

TOTAL/WA

   66      0.26         9.5     25.6     10.4
                                      

Real Estate ABS portfolios ($ in thousands):

Security Characteristics:

 

Asset Type

   Average
Minimum

Rating (2)
   Number      Face
Amount $
     Basis
Amount $
     % of
Total
Basis
    Carrying
Value
Amount $
     Principal
Subordination  (3)
    Excess
Spread  (4)
 

Manufactured Housing

   BBB+      7         34,141         33,148         68.4     34,623         39.9     1.5

Small Business Loans

   B+      14         36,885         15,328         31.6     15,865         24.8     2.1
                                                                 

TOTAL/WA

   BB+      21         71,026         48,476         100.0     50,488         32.1     1.8
                                                                 

Collateral Characteristics:

 

Asset Type

   Average
Loan Age
(months)
   Collateral
Factor (5)
     3 Month
CPR (6)
    Delinquency
90+/FC/REO  (7)
    Cumulative
Loss to Date
 

Manufactured Housing

   140      0.27         5.7     2.5     12.9

Small Business Loans

   70      0.60         9.2     27.9     8.0
                                      

TOTAL/WA

   104      0.44         7.5     15.7     10.4
                                      

 

(1) The year in which the securities were issued.
(2) Ratings provided above were determined by third party rating agencies as of a particular date, may not be current and are subject to change (including a “negative watch” assignment) at any time. The Company had approximately $54 million of subprime and ABS securities that were on negative watch for possible downgrade by at least one rating agency as of March 31, 2011.
(3) The percentage of the outstanding face amount of securities and residual interests that is subordinate to the Company’s investments.
(4) The annualized amount of interest received on the underlying loans in excess of the interest paid on the securities, as a percentage of the outstanding collateral balance.
(5) The ratio of original unpaid principal balance of loans still outstanding.
(6) Three month average constant prepayment rate.
(7) The percentage of underlying loans that are 90+ days delinquent, in foreclosure or considered real estate owned (REO).

 

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Corporate Assets

The Company owns $577 million of corporate assets (with a basis of $482 million), including REIT debt and corporate bank loans.

 

   

During the quarter, the Company received $99 million of principal repayments, purchased $51 million of REIT debt and corporate bank loans and sold $6 million of REIT debt.

 

   

Regarding the Company’s REIT debt portfolio, four securities or $39 million were upgraded (from a weighted average rating of CCC- to B+), no securities were affirmed or downgraded.

 

   

The weighted average carrying value of these assets changed from 85.7% to 86.5%, an increase of $11 million in the quarter.

REIT debt portfolio ($ in thousands):

 

Industry

   Average
Minimum
Rating (1)
   Number    Face
Amount $
     Basis
Amount $
     % of
Total
Basis
    Carrying
Value
Amount $
 

Retail

   BBB+    9      66,025         62,453         20.9     72,523   

Diversified

   B    7      65,036         65,573         22.0     63,315   

Office

   BBB    8      76,877         77,941         26.1     81,420   

Multifamily

   BBB    4      13,765         13,838         4.7     14,566   

Hotel

   BBB-    3      29,220         29,555         9.9     31,054   

Healthcare

   BBB    5      41,600         41,656         14.0     44,574   

Storage

   A-    1      5,000         5,046         1.7     5,388   

Industrial

   BB-    1      2,000         2,060         0.7     2,041   
                                            

TOTAL/WA

   BBB-    38      299,523         298,122         100.0     314,881   
                                            

Corporate bank loan portfolio ($ in thousands):

 

Industry

   Average
Minimum
Rating (1)
   Number    Face
Amount $
     Basis
Amount $
     % of
Total
Basis
    Carrying
Value
Amount $
 

Real Estate

   CC    2      27,654         26,373         14.2     26,373   

Media

   CCC-    2      110,710         49,847         27.1     49,847   

Resorts

   NR    1      121,184         91,184         49.5     91,184   

Restaurant

   B-    2      18,112         16,861         9.2     16,861   
                                            

TOTAL/WA

   CC    7      277,660         184,265         100.0     184,265   
                                            

 

(1) Ratings provided above were determined by third party rating agencies as of a particular date, may not be current and are subject to change (including a “negative watch” assignment) at any time. The Company had no corporate assets that were on negative watch for possible downgrade as of March 31, 2011.

CONFERENCE CALL

Newcastle’s management will conduct a live conference call today, May 6, 2011, at 11:00 A.M. Eastern Time to review the financial results for the first quarter ended March 31, 2011. A copy of the earnings press release is posted to the Investor Relations section of Newcastle’s website, www.newcastleinv.com

All interested parties are welcome to participate on the live call. You can access the conference call by dialing 1-888-243-2046 (from within the U.S.) or 1-706-679-1533 (from outside of the U.S.) ten minutes prior to the scheduled start of the call; please reference “Newcastle First Quarter Earnings Call.”

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

 

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A telephonic replay of the conference call will also be available until 11:59 P.M. Eastern Time on Friday, May 13, 2011 by dialing 1-800-642-1687 (from within the U.S.) or 1-706-645-9291 (from outside of the U.S.); please reference access code “61984745.”

ABOUT NEWCASTLE

Newcastle Investment Corp. owns and manages a portfolio of diversified, credit sensitive real estate debt that is primarily financed with match funded debt. Newcastle is organized and conducts its operations to qualify as a real estate investment trust (REIT) for federal income tax purposes. Newcastle is managed by an affiliate of Fortress Investment Group LLC, a global investment management firm. For more information regarding Newcastle Investment Corp. or to be added to our e-mail distribution list, please visit www.newcastleinv.com.

FORWARD-LOOKING STATEMENTS

Certain items in this press release may constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995, including, but not limited to, projected average life of an investment, expected returns on an investment, statements relating to our liquidity, future losses and impairment charges, our ability to acquire assets with attractive returns and the delinquent and loss rates on our subprime portfolios. These statements are based on management’s current expectations and beliefs and are subject to a number of trends and uncertainties that could cause actual results to differ materially from those described in the forward-looking statements, many of which are beyond our control. Newcastle can give no assurance that its expectations will be attained. Factors that could cause actual results to differ materially from Newcastle’s expectations include, but are not limited to, the risk that market conditions cause downgrades of a significant number of our securities or the recording of additional impairment charges or reductions in shareholders’ equity; the risk that we can find additional suitably priced investments; the risk that investments made or committed to be made cannot be financed on the basis and for the term at which we expect; the relationship between yields on assets which are paid off and yields on assets in which such monies can be reinvested; and the relative spreads between the yield on the assets we invest in and the cost and availability of debt and equity financing. Accordingly, you should not place undue reliance on any forward-looking statements contained in this press release. For a discussion of some of the risks and important factors that could affect such forward-looking statements, see the sections entitled “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operation” in the Company’s Quarterly Report on Form 10-Q, which is available on the Company’s website (www.newcastleinv.com). In addition, new risks and uncertainties emerge from time to time, and it is not possible for the Company to predict or assess the impact of every factor that may cause its actual results to differ from those contained in any forward-looking statements. Such forward-looking statements speak only as of the date of this press release. Newcastle expressly disclaims any obligation to release publicly any updates or revisions to any forward-looking statements contained herein to reflect any change in the Company’s expectations with regard thereto or change in events, conditions or circumstances on which any statement is based.

CAUTIONARY NOTE REGARDING EXPECTED RETURNS PRESENTED IN THIS PRESS RELEASE

Expected returns are an estimate of the annualized effective rate of return that we presently expect to be earned over the projected life of an investment (i.e., IRR), after giving effect to existing leverage and calculated on a weighted average basis. Expected returns reflect our estimates of the coupon, amortization of premium or discount, and costs and fees and contemplate our assumptions regarding prepayments and loan losses, among other things. Expected returns may not equal income recognized in future periods, and the estimates we use to calculate expected returns could differ materially from actual results.

The expected returns presented in this press release are forward-looking statements. You should carefully read the cautionary statement above under the caption “Forward-looking Statements”, which directly applies to our discussion of expected returns.

 

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Newcastle Investment Corp.

Consolidated Statements of Operations (Unaudited)

(dollars in thousands, except per share data)

 

     Three Months Ended March 31,  
     2011     2010  

Interest income

   $ 72,203      $ 70,092   

Interest expense

     38,165        45,589   
                

Net interest income

     34,038        24,503   
                

Impairment (Reversal)

    

Valuation allowance (reversal) on loans

     (41,307     (95,774

Other-than-temporary impairment on securities

     3,112        64,856   

Portion of other-than-temporary impairment on securities recognized in other comprehensive income (loss), net of reversal of other comprehensive loss into net income (loss)

     989        (37,114
                
     (37,206     (68,032
                

Net interest income after impairment

     71,244        92,535   

Other Income (Loss)

    

Gain (loss) on settlement of investments, net

     34,092        9,677   

Gain on extinguishment of debt

     11,042        48,346   

Other income (loss), net

     335        (1,480
                
     45,469        56,543   
                

Expenses

    

Loan and security servicing expense

     1,060        1,035   

General and administrative expense

     1,601        3,101   

Management fee to affiliate

     4,189        4,477   
                
     6,850        8,613   
                

Income from continuing operations

     109,863        140,465   

Income (loss) from discontinued operations

     (190     (40
                

Net Income

     109,673        140,425   

Preferred dividends

     (1,395     (3,268

Excess of carrying amount of exchanged preferred stock over fair value of consideration paid

     —          43,043   
                

Income Available for Common Stockholders

   $ 108,278      $ 180,200   
                

Income Per Share of Common Stock

    

Basic

   $ 1.73      $ 3.36   
                

Diluted

   $ 1.73      $ 3.36   
                

Income from continuing operations per share of common stock, after preferred dividends and excess of carrying amount of exchanged preferred stock over fair value of consideration paid

    

Basic

   $ 1.73      $ 3.36   
                

Diluted

   $ 1.73      $ 3.36   
                

Income from discontinued operations per share of common stock

    

Basic

   $ —        $ —     
                

Diluted

   $ —        $ —     
                

Weighted Average Number of Shares of Common Stock Outstanding

    

Basic

     62,602,184        53,619,643   
                

Diluted

     62,611,070        53,619,643   
                

Dividends Declared per Share of Common Stock

   $ —        $ —     
                

 

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Newcastle Investment Corp.

Consolidated Balance Sheets

(dollars in thousands)

 

     March 31,  2011
(Unaudited)
    December 31, 2010  

Assets

    

Non-Recourse VIE Financing Structures

    

Real estate securities, available for sale

   $ 1,994,079      $ 1,859,984   

Real estate related loans, held for sale, net

     764,254        750,130   

Residential mortgage loans, held for investment, net

     121,661        124,974   

Residential mortgage loans, held for sale, net

     246,298        252,915   

Subprime mortgage loans subject to call option

     404,011        403,793   

Operating real estate, held for sale

     8,339        8,776   

Other investments

     18,883        18,883   

Restricted cash

     131,540        157,005   

Derivative assets

     7,535        7,067   

Receivables and other assets

     31,420        29,206   
                
     3,728,020        3,612,733   
                

Recourse Financing Structures and Unlevered Assets

    

Real estate securities, available for sale

     94,587        600   

Real estate related loans, held for sale, net

     4,608        32,475   

Residential mortgage loans, held for sale, net

     277        298   

Other investments

     6,024        6,024   

Cash and cash equivalents

     160,594        33,524   

Receivables and other assets

     3,586        1,457   
                
     269,676        74,378   
                
   $ 3,997,696      $ 3,687,111   
                

Liabilities and Stockholders’ Equity (Deficit)

    

Liabilities

    

Non-Recourse VIE Financing Structures

    

CDO bonds payable

   $ 2,944,193      $ 3,010,868   

Other bonds payable

     246,561        256,809   

Notes payable

     4,296        4,356   

Repurchase agreements

     12,527        14,049   

Financing of subprime mortgage loans subject to call option

     404,011        403,793   

Derivative liabilities

     153,944        176,861   

Accrued expenses and other liabilities

     11,745        8,445   
                
     3,777,277        3,875,181   
                

Recourse Financing Structures and Other Liabilities

    

Repurchase agreements

     83,276        4,683   

Junior subordinated notes payable

     51,252        51,253   

Dividends payable

     930        —     

Due to affiliates

     1,351        1,419   

Accrued expenses and other liabilities

     7,656        2,160   
                
     144,465        59,515   
                
     3,921,742        3,934,696   
                

Stockholders’ Equity (Deficit)

    

Preferred stock, $0.01 par value, 100,000,000 shares authorized, 1,347,321 shares of 9.75% Series B Cumulative Redeemable Preferred Stock, 496,000 shares of 8.05% Series C Cumulative Redeemable Preferred Stock, and 620,000 shares of 8.375% Series D Cumulative Redeemable Preferred Stock, liquidation preference $25.00 per share, issued and outstanding as of March 31, 2011 and December 31, 2010

     61,583        61,583   

Common stock, $0.01 par value, 500,000,000 shares authorized, 79,277,184 and 62,027,184 shares issued and outstanding at March 31, 2011 and

December 31, 2010, respectively

     793        620   

Additional paid-in capital

     1,163,604        1,065,377   

Accumulated deficit

     (1,224,429     (1,328,987

Accumulated other comprehensive income (loss)

     74,403        (46,178
                
     75,954        (247,585
                
   $ 3,997,696      $ 3,687,111   
                

 

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Newcastle Investment Corp.

Reconciliation of Net Interest Income Less Expenses (Net of Preferred Dividends)

(dollars in thousands)

 

     Three Months Ended March 31,  
     2011     2010  

Income available for common stockholders

   $ 108,278      $ 180,200   

Add (Deduct):

    

Impairment reversal

     (37,206     (68,032

Other income

     (45,469     (56,543

Excess of carrying amount of exchanged preferred stock over fair value of consideration paid

     —          (43,043

Loss from discontinued operations

     190        40   
                

Net interest income less expenses (net of preferred dividends)

   $ 25,793      $ 12,622   
                

 

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