Exhibit 99.1

 

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        NEWCASTLE INVESTMENT CORP.

Contact:

Investor Relations

212-479-3195

Newcastle Announces Fourth Quarter & Full Year 2011 Results

FOURTH QUARTER 2011 HIGHLIGHTS

 

   

Reports Core Earnings of $0.30 per diluted share

 

   

Reports GAAP income of $0.18 per diluted share

 

   

Declared Common Dividend of $0.15 per share

 

   

$152 million of Current Unrestricted Cash to invest

FOURTH QUARTER 2011 FINANCIAL RESULTS

New York, NY, February 29, 2012 – Newcastle Investment Corp. (NYSE: NCT) reported that in the fourth quarter of 2011, income available for common stockholders (“GAAP income”) was $19 million, or $0.18 per diluted share, compared to $197 million, or $3.18 per diluted share, in the fourth quarter of 2010.

GAAP income of $19 million consisted of the following:

Core Earnings:

 

   

$32 million, or $0.30 per diluted share, which is equal to net interest income less expenses, net of preferred dividends

Other Income/Loss:

 

   

$12 million of other income related to a $3 million net gain on the settlement of investments, a $6 million gain on the extinguishment of CDO debt, and a $3 million non-cash mark-to-market gain related to interest rate derivatives in the CDOs

 

   

$25 million of non-cash mark-to-market net loss on loans held for sale and impairment recorded on securities

In the fourth quarter of 2011, GAAP book value increased by $0.22 per share. As of December 31, 2011, GAAP book value was $1.24 per share, compared to $1.02 per share as of September 30, 2011.

During the fourth quarter of 2011, the Company generated $15 million of cash flow from operations, compared to $15 million in the third quarter of 2011. In addition, the Company received $10 million of unrestricted cash from principal repayments on Newcastle’s repurchased CDO debt, other CDO securities, and investment in excess mortgage servicing rights. Of the $10 million of unrestricted cash from principal repayments, $9 million was related to Newcastle’s repurchased CDO debt and other CDO securities that were purchased at a weighted average price of 58% of par.

 

1


On December 8, 2011, the Company made its first investment in Excess Mortgage Servicing Rights (“Excess MSRs”). The Company invested $44 million to acquire a 65% interest in the Excess MSRs of a $9.9 billion residential mortgage portfolio. Nationstar Mortgage LLC (“Nationstar”) is the servicer of the loans and invested alongside Newcastle by acquiring the remaining 35% interest of the Excess MSRs. Nationstar currently services over $100 billion in loans and is an active originator of residential mortgage loans. Under the terms of this investment, to the extent that any loans in this portfolio are refinanced by Nationstar, the resulting Excess MSRs on these new loans will be included in the portfolio (referred to as “recaptured loans”), subject to certain limitations. This should serve to significantly reduce the impact of prepayments on this investment.

On December 20, 2011, the Board of Directors declared a quarterly dividend of $0.15 per common share or $16 million for the fourth quarter of 2011. The Board of Directors also declared 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 period beginning November 1, 2011 and ending January 31, 2012.

FULL YEAR 2011 FINANCIAL RESULTS

In 2011, GAAP income was $254 million, or $3.09 per diluted share, compared to $657 million, or $10.96 per diluted share, in 2010.

GAAP income of $254 million consisted of the following:

Core Earnings:

 

   

$118 million, or $1.44 per diluted share, which is equal to net interest income less expenses, net of preferred dividends

Other Income/Loss:

 

   

$137 million of other income related to a $78 million net gain on the settlement of investments, a $66 million gain on the extinguishment of CDO debt, and $3 million of fees earned from other assets, offset primarily by a $10 million non-cash mark-to-market loss related to interest rate derivatives in the CDOs

 

   

$1 million of non-cash mark-to-market net loss on loans held for sale and impairment recorded on securities

In 2011, GAAP book value increased by $6.22 per share. As of December 31, 2011, GAAP book value was $1.24 per share, compared to $(4.98) per share as of December 31, 2010.

During 2011, the Company generated $57 million of cash flow from operations, compared to $49 million in 2010. In addition, the Company received $77 million of unrestricted cash from principal repayments on Newcastle’s repurchased CDO debt, other CDO securities, and investment in excess mortgage servicing rights. Of the $77 million of unrestricted cash from principal repayments, $76 million was related to Newcastle’s repurchased CDO debt and other CDO securities that were purchased at a weighted average price of 67% of par.

The following table summarizes the Company’s operating results ($ in millions, except per share data):

 

2


     Three Months Ended      Year Ended  
     December 31,
2011
     September 30,
2011
     December 31,
2010
     December 31,
2011
     December 31,
2010
 

Summary Operating Results:

              

GAAP income

     $ 19         $ 29         $ 197         $ 254         $ 657   

GAAP income, per diluted share

     $ 0.18         $ 0.35         $ 3.18         $ 3.09         $ 10.96   

Non-GAAP Results:

              

Core earnings

     $ 32         $ 31         $ 26         $ 118         $ 91   

Core earnings, per diluted share

     $ 0.30         $ 0.39         $ 0.43         $ 1.44         $ 1.52   

Cash flow from:

              

Operations

     $ 15         $ 15         $ 11         $ 57         $ 49   

Principal repayments on repurchased CDO debt, excess MSRs & other CDO securities (1)

     $ 10         $ 9         $ 1         $ 77         $ 1   

 

(1)

During the three months ended December 31, 2011, of the $10 million of principal repayments, $9 million were related to repurchased CDO debt and other CDO securities that were purchased at a weighted average price of 58% of par. During the three months ended September 30, 2011 and December 31, 2010, the principal repayments reflected above, related to repurchased CDO debt and CDO securities, were purchased at a weighted average price of 57% and 75% of par, respectively. In the year ended December 31, 2011, of the $77 million of principal repayments, $76 million were related to repurchased CDO debt and other CDO securities that were purchased at a weighted average price of 67% of par. During the year ended December 31, 2010 reflected above, related to repurchased CDO debt and CDO securities, were purchased at a weighted average price of 71% of par.

For a reconciliation of income available for common stockholders to core earnings, please refer to the tables following the presentation of GAAP results.

FOURTH QUARTER 2011 INVESTMENT ACTIVITY

$55 million of unrestricted cash investments:

Newcastle invested $44 million to purchase a 65% interest in the Excess MSRs of a $9.9 billion residential mortgage loan portfolio. The Company expects the investment to generate a 20% IRR and $92 million of total cash flow, or 2.1x its initial investment.

Newcastle invested $11 million to purchase $17 million face amount of a Newcastle CDO bond at a price of 66% of par, with an expected return of 19% and an average life of 2.6 years.

$138 million of restricted CDO cash investments:

Newcastle invested $138 million to purchase $159 million face amount of assets at an average price of 87% of par with an expected average yield of 10% and an average life of 5.7 years, including the following:

 

   

Invested $93 million to purchase $114 million face amount of CMBS securities at an average price of 82% of par, with an expected average yield of 10%, an average life of 5.9 years, and an average rating of BBB.

 

   

Invested $45 million to purchase one mezzanine loan at a price of par, with a coupon of 1-Month LIBOR plus 8.25% subject to a 1% LIBOR floor. The loan is secured by 6 office properties, has a loan-to-value ratio of 72%, and an expected average life of 5.2 years.

 

3


CASH AND RECOURSE FINANCING

As of February 29, 2012, the Company’s cash and recourse financings, excluding junior subordinated notes, were as set forth below:

 

   

Cash – The Company had $152 million of unrestricted cash. In addition, the Company had $133 million of restricted cash available for reinvestment within its consolidated CDOs, of which $53 million is committed to invest and expected to settle in the near term.

 

   

Recourse Financing – The Company had $228 million related to the financing of FNMA and FHLMC securities and $2 million related to the financing of senior Newcastle CDO bonds it repurchased.

The following table illustrates the change in cash and recourse financings ($ in millions):

 

      February 29,  
2012
      December 31,  
2011
      September 30,  
2011
     

 

CDO Cash for Reinvestment

      $ 133            $ 95            $ 138       

 

Unrestricted Cash

    152          157          205       

 

Recourse Financings

       

FNMA/FHLMC securities

    228          231          209       

NCT CDO senior bonds

    2          2          3       
       
 

 

 

   

 

 

   

 

 

   

  Total Recourse Financings

      $ 230            $ 233            $ 212       

NEWCASTLE CDO FINANCINGS

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

 

    Primary        

Interest
Coverage

% Excess
 (Deficiency) 

                Over-Collateralization  Excess (Deficiency) (2)                   
      Collateral     Cash     Feb 29,       February 29, 2012           December 31, 2011          September 30, 2011   
   

Type

    Receipts (1)       2012 (2)     %     $     %     $     %     $  

CDO IV

  Securities     $ 389          44.5%         -2.3%         (4,622)         -2.3%         (4,622)         -5.1%         (10,260)    

CDO VI

  Securities     150          -45.2%         -60.7%         (173,482)         -60.7%         (174,289)         -54.3%         (165,735)    

CDO VIII

  Loans     5,800          353.6%         8.1%         52,033          8.6%         55,614          8.4%         54,135     

CDO IX

  Loans     5,798          360.1%         18.6%         120,286          13.0%         84,174          14.4%         93,283     

CDO X

  Securities     4,915          289.5%         8.1%         93,265          8.4%         96,025          9.0%         105,811     
   

 

 

               

Total

      $ 17,052                   
   

 

 

               

 

(1)

Represents cash received from each CDO based on all of the Company’s interests in such CDO. Cash receipts for the quarter ended December 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 the 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 February 29, 2012, December 31, 2011 or September 30, 2011, as applicable. The CDO IV test is conducted only on a quarterly basis (December, March, June and September).

 

   

$17.1 million of CDO cash receipts consisted of $12.4 million of excess interest, $3.1 million of interest on retained and repurchased CDO debt, and $1.5 million of senior collateral management fees.

 

   

In addition, Newcastle received $8.8 million of principal repayment on repurchased CDO debt that were purchased at a weighted average price of 57% of par.

 

   

As of the February 2012 remittances, there were no assets on negative watch for possible downgrade by at least one rating agency (Moody’s, S&P, or Fitch) for CDOs VIII and IX, and $83 million for CDO X.

 

4


INVESTMENT PORTFOLIO

Newcastle’s $3.8 billion investment portfolio (with a basis of $2.9 billion) consists of Real Estate Related Investments and Excess MSR Investments. During the quarter, the weighted average carrying value of the December 31, 2011 portfolio changed from 76.6% to 76.5%, a decrease of $5 million. The face amount of the portfolio increased by $53 million, primarily as a result of purchases of $231 million offset by sales of $28 million, principal repayments of $111 million, and actual principal write-downs of $50 million.

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

 

    Face
    Amount $
    Basis
Amount $  (4)
    % of
Total
Basis
    Carrying
Value
Amount $
    Number of
Investments
  Credit (5)   Weighted
Average
Life (years)  (6)  
 

 

 

I. Real Estate Related Investments

             

Commercial Assets

             

CMBS

    $ 1,546        $ 1,124        38.2%        $ 1,129        204   BB+   4.1

Mezzanine Loans

    609        469        15.9%         469        17   73%   2.4

B-Notes

    174        153        5.2%         153        5   61%   2.8

Whole Loans

    31        31        1.0%         31        3   48%   1.9

CDO Securities (1)

    88        68        2.3%         56        3   BB+   3.5

Other Investments (2)

    25        25        0.8%         25        1     –  
 

 

 

   

 

 

       

 

Total Commercial Assets

    2,473        1,870        63.4%         1,863            3.5

Residential Assets

             

MH and Residential Loans

    379        328        11.1%         328        10,045   704   6.6

Subprime Securities

    246        123        4.2%         129        63   B   6.9

Real Estate ABS

    53        40        1.4%         38        14   BBB-   7.2
 

 

 

   

 

 

       

 

    678        491        16.7%         495            6.7

FNMA/FHLMC Securities

    232        243        8.3%         245        31   AAA   4.6
 

 

 

   

 

 

       

 

Total Residential Assets

    910        734        25.0%         740            6.2

Corporate Assets

             

REIT Debt

    137        136        4.6%         135        20   BB+   2.4

Corporate Bank Loans

    283        161        5.5%         161        6   CC   3.0
 

 

 

   

 

 

       

 

Total Corporate Assets

    420        297        10.1%         296            2.8
 

 

 

   

 

 

       

 

Total Real Estate Related Investments

    3,803        2,901        98.5%         2,899            4.1
 

 

 

   

 

 

       

 

II. Excess MSR Investments

             

Portfolio 1

    44        44        1.5%         44        1     6.0
 

 

 

   

 

 

       

 

Total Portfolio/Weighted Average (3)

    $ 3,847        $ 2,945        100.0%         $ 2,943            4.1
 

 

 

   

 

 

       

 

 

(1)

Represents non-consolidated CDO securities, excluding ten securities with a zero value that had an aggregate face amount of $117 million.

(2)

Relates to an equity investment in a REO property.

(3)

Excludes operating real estate held for sale of $8 million and loans subject to call option with a face amount of $406 million.

(4)

Net of impairment.

(5)

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 and assumed 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 at any time.

(6)

Weighted average life is based on the timing of expected principal reduction on the asset.

I. REAL ESTATE RELATED INVESTMENTS

Commercial Assets

The Company owns $2.5 billion of commercial assets (with a basis of $1.9 billion), which includes CMBS, mezzanine loans, B-Notes, whole loans, CDO securities, and other investments.

 

   

During the quarter, the Company purchased $159 million of CMBS and mezzanine loans, sold $28 million of CMBS, received principal repayments of $69 million and had $46 million of actual principal write-downs on CMBS and B-Notes.

 

5


   

Regarding the Company’s CMBS portfolio, no securities were upgraded, three securities or $12 million were affirmed and 16 securities or $88 million were downgraded (from a weighted average rating of BB to B).

 

   

The weighted average carrying value of these assets changed from 75.5% to 75.3%, a decrease of $4 million in the quarter.

CMBS portfolio ($ in thousands):

 

   

Average

Minimum

      Face     Basis     % of Total   Carrying
Value
    Delinquency   Principal   Weighted
Average
Vintage (1)   Rating (2)   Number   Amount $       Amount $     Basis     Amount $     60+/FC/REO (3)   Subordination (4)   Life (yrs) (5)  

 

Pre 2004

    BB+   60     301,373        283,342      25.2%     263,447      7.3%   14.4%   1.5

2004

    BB+   31     143,831        113,231      10.1%     105,349      2.3%   7.7%   3.4

2005

    BB+   29     317,865        192,387      17.1%     219,565      5.2%   8.5%   3.6

2006

    BB   44     409,417        281,889      25.1%     275,951      8.1%   11.8%   3.8

2007

    B-   16     121,638        35,266      3.1%     52,362      16.2%   10.9%   4.3

2010

    BB+   4     46,798        43,499      3.9%     42,129      0.0%   3.5%   8.8

2011

    BBB   20     204,955        174,832      15.5%     170,015      0.0%   7.2%   8.5

 

 

 

 

 

TOTAL/WA

    BB+   204     1,545,877        1,124,446      100.0%       1,128,818      6.1%   10.3%   4.1

 

 

 

 

(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 at any time. The Company had $2 million of CMBS assets that were on negative watch for possible downgrade by at least one rating agency as of December 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 portfolios ($ 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

  17      609,117         469,326         71.9%         469,326        60.8%        73.2%        2.0%    

B-Notes

  5      174,153         152,535         23.4%         152,535        50.5%        60.7%        31.2%    

Whole Loans

  3      30,566         30,566         4.7%         30,566        0.0%        48.2%        0.0%    

 

   

 

 

 

 

Total/WA

  25      813,836         652,427         100.0%         652,427        56.3%        69.6%        8.2%   

 

   

 

 

 

 

(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 (REO).

CDO Securities portfolio ($ in thousands) (1):

 

Collateral

Manager

   Primary
Collateral Type
   Number    Average
Minimum
Rating (2)
     Face
Amount $  
     Basis
Amount $  
     % of Total
Basis
    Carrying
Value
Amount $ 
     Principal
Subordination  (3)
 

 

 

Third Party

   CMBS    1      BBB-            77,027         60,801         89.9%         49,296         51.7%            

Newcastle

   CMBS    1      BBB-            5,502         4,224         6.2%         3,940         29.5%            

Newcastle

   ABS    1      CC             5,500         2,600         3.9%         2,750         49.1%            

 

 

TOTAL/WA

      3      BB+            88,029         67,625         100.0%        55,986         50.2%            

 

 

 

(1)

Represents non-consolidated CDO securities excluding ten securities with a zero value, which had an aggregate face amount of $117 million.

(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 at any time.

(3)

The percentage of the outstanding face amount of securities that is subordinate to the Company’s investments.

 

6


Residential Assets

The Company owns $910 million of residential assets (with a basis of $734 million), which include manufactured housing (“MH”) loans, residential loans, subprime securities, real estate ABS and FNMA/FHLMC securities.

 

   

During the quarter, the Company purchased $29 million of FNMA/FHLMC securities, received principal repayments of $42 million and had $4 million of actual principal write-downs.

 

   

Regarding the Company’s ABS portfolio, no securities were upgraded, 10 securities or $50 million were affirmed and 8 securities or $37 million were downgraded (from a weighted average rating of B+ to B-).

 

   

The weighted average carrying value of these assets changed from 82.0% to 82.1%, an increase of $0.6 million in the quarter.

 

Manufactured Housing and Residential Loans portfolio ($ in thousands):

 

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

 

 

 MH Loans Portfolio 1

  702      135,977         110,528         33.6%         110,528         10.2        327,855       1.5%   7.9%

 MH Loans Portfolio 2

  702      183,062         174,331         53.1%         174,331         12.6        434,743       1.7%   6.2%

 Residential Loans Portfolio 1

  714      56,377         40,270         12.3%         40,270         8.7        646,357       12.1%   0.4%

 Residential Loans Portfolio 2

  737      3,779         3,415         1.0%         3,415         7.3        83,950       0.0%   0.0%

 

   

 

 

 

TOTAL/WA

  704     379,195        328,544        100.0%        328,544        11.1        1,492,905      3.2%   5.9%

 

   

 

 

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

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

  B-   14     14,063        6,805        5.5%         8,116         24.7%        4.2%    
2004   BB-   9     34,567        16,483        13.4%         18,117         25.2%        3.7%    
2005   B-   26     108,265        41,463        33.7%         42,840         32.1%        4.4%    
2006   B+   7     57,794        38,588        31.4%         38,626         41.0%        5.4%    
2007   CCC   7     31,325        19,684        16.0%         20,923         29.7%        3.5%    

 

   

 

 

 

 

  TOTAL/WA

  B   63     246,014        123,023        100.0%        128,622         32.5%        4.4%   

 

   

 

 

 

Collateral Characteristics:

 

Vintage (1)   Average
Loan Age
(years)
    Collateral
Factor (5)
    3 Month
CPR (6)
    Delinquency
90+/FC/REO (7)
    Cumulative  
Loss to Date  
 

 

 

 

2003

    9.0        0.09        6.2%        18.1%        4.1%    
2004     7.6        0.14        9.1%        17.5%        4.1%    
2005     6.6        0.18        10.9%        28.1%        11.1%    
2006     5.8        0.31        12.7%        24.3%        18.6%    
 2007 & Later     5.3        0.47        10.2%        22.9%        21.1%    

 

 

 

 TOTAL/WA

    6.5        0.24        10.7%        24.5%        12.8%   

 

 

 

7


Real Estate ABS portfolio ($ 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     30,232        29,454        73.8%         30,547         41.6%        1.5%    

  Small Business Loans

  BB+   7     23,115        10,465        26.2%         7,560         21.9%        0.8%    

 

   

 

 

 

 

TOTAL/WA

  BBB-   14     53,347        39,919        100.0%        38,107         33.1%        1.2%   

 

   

 

 

 

Collateral Characteristics:

 

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

 

 

 

 Manufactured Housing

     12.2                0.25          6.3%         2.3%          13.4%    

 Small Business Loans

     6.8                 0.50          5.9%         21.6%          17.3%    

 

 

 

TOTAL/WA

     9.9                 0.36          6.1%         10.6%         15.1%   

 

 

 

(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 at any time. The Company had $25 million of subprime and ABS securities that were on negative watch for possible downgrade by at least one rating agency as of December 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).

Corporate Assets

The Company owns $420 million of corporate assets (with a basis of $297 million), including REIT debt and corporate bank loans.

 

   

During the quarter, the Company had no purchases, sales or principal repayments in corporate assets.

 

   

Regarding the Company’s REIT debt portfolio, there were no upgraded, affirmed or downgraded securities.

 

   

The weighted average carrying value of these assets changed from 71.0% to 70.6%, a decrease of $2 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

   A-    4        34,525         33,712         24.8%          36,406     

 Diversified

   CCC+    4        39,286         38,502         28.3%          32,866     

 Office

   BBB    6        34,117         34,413         25.3%          34,750     

 Multifamily

   BBB    3        12,765         12,794         9.4%          13,429     

 Healthcare

   BBB-    3        16,700         16,510         12.2%          17,845     

 

    

 

 

 

 

 TOTAL/WA

   BB+    20      137,393         135,931         100.0%         135,296     

 

    

 

 

 

 

8


Corporate bank loan portfolio ($ in thousands):

 

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

 

 

 

 Real Estate

   NR    1      17,811         15,139         9.4%          15,139    

 Media

   CCC-    2      110,710         25,222         15.7%          25,222    

 Resorts

   NR    1      136,156         106,156         65.9%          106,156    

 Restaurant

   B    2      18,101         14,636         9.0%          14,636    

 

    

 

 

 

 

 TOTAL/WA

   CC    6      282,778         161,153         100.0%         161,153    

 

    

 

 

 

 

(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 at any time. The Company had $28 million of corporate assets that were on negative watch for possible downgrade as of December 31, 2011.

 

II. EXCESS MSR INVESTMENTS

The Company owns $44 million (with a basis of $44 million) of Excess MSR investments.

 

   

In December 2011, Newcastle invested $44 million in its first purchase of Excess MSRs (“Portfolio 1”).

 

   

During the quarter, the Company received $1.5 million, which represented one month of cash flow.

Excess MSRs portfolio ($ in thousands):

Collateral Characteristics:

 

                Collateral Characteristics
     

 

 

    Initial
Investment
Amount $
    Carrying
Amount $
    Original
Principal
Balance
    Current
Principal
Balance
    WA
Coupon
  WA
Maturity
(months)
  Average
Loan Age
(months)
  Delinquency
30+ (1)
  1 Month
CPR (2)
  1 Month
CRR (3)
  1 Month 
CDR  (4) 

 

 

    Portfolio 1

    $ 43,742      $ 43,971        $   9,908,081      $   9,705,512      6.1%   288   62   7.6%   9.5%   9.4%   0.1%

 

 

(1) The percentage of underlying loans that missed their last payment.
(2) Constant prepayment rate
(3) Voluntary prepayment rate
(4) Involuntary prepayment rate

CONFERENCE CALL

Newcastle’s management will conduct a live conference call on March 1, 2012, at 11:00 A.M. Eastern Time to review the financial results for the fourth quarter and year end December 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. The conference call may be accessed 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 Fourth Quarter 2011 Earnings Call.”

A simultaneous webcast of the conference call will be available to the public on a listen-only basis at http://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.

 

9


A telephonic replay of the conference call will also be available until 11:59 P.M. Eastern Time on Thursday, March 8, 2012 by dialing 1-855-859-2056 (from within the U.S.) or 1-404-537-3406 (from outside of the U.S.); please reference access code “54783084.”

ABOUT NEWCASTLE

The Company invests in real estate debt and other real estate related assets. The Company is organized and conducts its operations to qualify as a real estate investment trust (REIT) for federal income tax purposes. The Company is managed by an affiliate of Fortress Investment Group LLC, a global investment manager. For more information regarding the Company or to be added to our e-mail distribution list, please visit http://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, the expected average life of an investment, the expected returns, or expected yield 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; actual recapture rates with respect to any Excess MSR investment; 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 Annual Report on Form 10-K, 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 AND EXPECTED YIELDS PRESENTED IN THIS PRESS RELEASE

Expected returns and expected yields are estimates of the annualized effective rate of return that we presently expect to be earned over the expected average life of an investment (i.e., IRR), after giving effect, in the case of returns, to existing leverage, and calculated on a weighted average basis. Expected returns and expected yields reflect our estimates of an investment’s coupon, amortization of premium or discount, and costs and fees, and they contemplate our assumptions regarding prepayments, defaults and loan losses, among other things. In the case of Excess MSRs, these assumptions include the recapture rate. Income recognized by the Company in future periods may be significantly less than the income that would have been recognized if an expected return or expected yield

 

10


were actually realized, and the estimates we use to calculate expected returns and expected yields could differ materially from actual results.

Statements about expected returns and expected yields 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 and expected yields.

 

11


Newcastle Investment Corp.

Consolidated Statements of Operations

(dollars in thousands, except share data)

 

        Three Months Ended December 31         Year Ended December 31,  
    2011     2010     2011     2010  
    (unaudited)     (unaudited)              

Interest income

    $ 73,557          $ 74,957          $ 292,296          $ 300,272     

Interest expense

    31,533          40,942          138,035          172,219     
 

 

 

   

 

 

   

 

 

   

 

 

 

Net interest income

    42,024          34,015          154,261          128,053     
 

 

 

   

 

 

   

 

 

   

 

 

 

Impairment (Reversal)

       

Valuation allowance (reversal) on loans

    23,055          (47,219)         (15,163)         (339,887)    

Other-than-temporary impairment on securities

    (1,478)         (999)         12,955          101,398     

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)

    3,723          13,206          2,885          (2,369)    
 

 

 

   

 

 

   

 

 

   

 

 

 
    25,300          (35,012)         677          (240,858)    
 

 

 

   

 

 

   

 

 

   

 

 

 

Net interest income after impairment

    16,724          69,027          153,584          368,911     

Other Income (Loss)

       

Gain (loss) on settlement of investments, net

    2,847          34,810          78,181          52,307     

Gain on extinguishment of debt

    5,708          123,958          66,110          265,656     

Other income (loss), net

    4,075          (23,070)         (8,501)         (35,676)    
 

 

 

   

 

 

   

 

 

   

 

 

 
    12,630          135,698          135,790          282,287     
 

 

 

   

 

 

   

 

 

   

 

 

 

Expenses

       

Loan and security servicing expense

    1,191          1,107          4,649          4,580     

General and administrative expense

    2,646          784          7,295          7,696     

Management fee to affiliate

    4,976          4,259          18,289          17,252     
 

 

 

   

 

 

   

 

 

   

 

 

 
    8,813          6,150          30,233          29,528     
 

 

 

   

 

 

   

 

 

   

 

 

 

Income from continuing operations

    20,541          198,575          259,141          621,670     

  Income (loss) from discontinued operations

    155          (194)         306          (8)    
 

 

 

   

 

 

   

 

 

   

 

 

 

Net Income

    20,696          198,381          259,447          621,662     

Preferred dividends

    (1,395)         (1,395)         (5,580)         (7,453)    

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

    -              -               -               43,043     
 

 

 

   

 

 

   

 

 

   

 

 

 

Income Available for Common Stockholders

    $ 19,301           $ 196,986          $ 253,867          $ 657,252     
 

 

 

   

 

 

   

 

 

   

 

 

 

Income Per Share of Common Stock

       

Basic

     $ 0.18           $ 3.18          $ 3.09           $ 10.96     
 

 

 

   

 

 

   

 

 

   

 

 

 

Diluted

     $ 0.18           $ 3.18          $ 3.09           $ 10.96     
 

 

 

   

 

 

   

 

 

   

 

 

 

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

     $ 0.18           $ 3.18          $ 3.09           $ 10.96     
 

 

 

   

 

 

   

 

 

   

 

 

 

Diluted

     $ 0.18           $ 3.18          $ 3.09           $ 10.96     
 

 

 

   

 

 

   

 

 

   

 

 

 

Income (loss) from discontinued operations per share of common stock

       

Basic

     $ -                $ -               $ -               $ -          
 

 

 

   

 

 

   

 

 

   

 

 

 

Diluted

     $ -                $ -               $ -               $ -          
 

 

 

   

 

 

   

 

 

   

 

 

 

Weighted Average Number of Shares of Common Stock Outstanding

       

Basic

    105,175,323          62,024,969          81,983,973          59,948,827     
 

 

 

   

 

 

   

 

 

   

 

 

 

Diluted

    105,175,323          62,024,969          81,990,297          59,948,827     
 

 

 

   

 

 

   

 

 

   

 

 

 

Dividends Declared per Share of Common Stock

    $ 0.15          $ -               $ 0.40          $ -          
 

 

 

   

 

 

   

 

 

   

 

 

 

 

12


Newcastle Investment Corp.

Consolidated Balance Sheets

(dollars in thousands)

 

     December 31,  
     2011      2010  

Assets

     

Non-Recourse VIE Financing Structures

     

 Real estate securities, available for sale

     $1,479,214           $1,859,984     

 Real estate related loans, held for sale, net

     807,214           750,130     

 Residential mortgage loans, held for investment, net

     331,236           124,974     

 Residential mortgage loans, held for sale, net

     -               252,915     

 Subprime mortgage loans subject to call option

     404,723           403,793     

 Operating real estate, held for sale

     7,741           8,776     

 Other investments

     18,883           18,883     

 Restricted cash

     105,040           157,005     

 Derivative assets

     1,954           7,067     

 Receivables and other assets

     23,319           29,206     
  

 

 

    

 

 

 
     3,179,324           3,612,733     
  

 

 

    

 

 

 

Recourse Financing Structures and Unlevered Assets

     

 Real estate securities, available for sale

     252,530           600     

 Real estate related loans, held for sale, net

     6,366           32,475     

 Residential mortgage loans, held for sale, net

     2,687           298     

 Investments in excess mortgage servicing rights at fair value

     43,971           -         

 Other investments

     6,024           6,024     

 Cash and cash equivalents

     157,356           33,524     

 Receivables and other assets

     3,541           1,457     
  

 

 

    

 

 

 
     472,475           74,378     
  

 

 

    

 

 

 
     $3,651,799           $3,687,111     
  

 

 

    

 

 

 

Liabilities and Stockholders’ Equity (Deficit)

     

Liabilities

     

Non-Recourse VIE Financing Structures

     

 CDO bonds payable

     $ 2,403,605           $ 3,010,868     

 Other bonds and notes payable

     200,377           261,165     

 Repurchase agreements

     6,546           14,049     

 Financing of subprime mortgage loans subject to call option

     404,723           403,793     

 Derivative liabilities

     119,320           176,861     

 Accrued expenses and other liabilities

     16,112           8,445     
  

 

 

    

 

 

 
     3,150,683           3,875,181     
  

 

 

    

 

 

 

Recourse Financing Structures and Other Liabilities

     

Repurchase agreements

     233,194           4,683     

Junior subordinated notes payable

     51,248           51,253     

Dividends payable

     16,707           -         

Due to affiliates

     1,659           1,419     

Accrued expenses and other liabilities

     6,219           2,160     
  

 

 

    

 

 

 
     309,027           59,515     
  

 

 

    

 

 

 
     3,459,710           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 December 31, 2011 and December 31, 2010

     61,583           61,583     

Common stock, $0.01 par value, 500,000,000 shares authorized, 105,181,009 and 62,027,184 shares issued and outstanding at December 31, 2011 and December 31, 2010, respectively

     1,052           620     

Additional paid-in capital

     1,275,792           1,065,377     

Accumulated deficit

     (1,073,252)          (1,328,987)    

Accumulated other comprehensive income (loss)

     (73,086)          (46,178)    
  

 

 

    

 

 

 
     192,089           (247,585)    
  

 

 

    

 

 

 
     $ 3,651,799           $ 3,687,111     
  

 

 

    

 

 

 

 

13


Newcastle Investment Corp.

Consolidated Statements of Cash Flows

(dollars in thousands)

 

        Three Months Ended December 31             Year Ended December 31,      
 

 

 

   

 

 

   

 

 

 
    2011     2010     2011     2010  
    (unaudited)     (unaudited)              

Cash flows From Operating Activities

       

Net income

    $ 20,696          $ 198,381          $ 259,447          $ 621,662     

Adjustment to reconcile net income to net cash provided by (used in) operating activities (inclusive of amounts related to discontinued operations):

       

Depreciation and amortization

    87          101          312          262     

Accretion of discount and other amortization

    (11,572)         (7,253)         (44,786)         (18,982)    

Interest income in CDOs redirected for reinvestment or CDO bond pay down

    (1,298)         (7,990)         (10,279)         (25,975)    

Interest income on investments accrued to principal balance

    (5,204)         (4,458)         (19,507)         (12,535)    

Interest expense on debt accrued to principal balance

    109          685          728          2,964     

Deferred interest received

    -              -              1,027          44     

Non-cash directors’ compensation

    27          15          149          75     

Valuation allowance (reversal) on loans

    23,055          (47,219)         (15,163)         (339,887)    

Other-than-temporary impairment on securities

    2,245          12,207          15,840          99,029     

Impairment on real estate held-for-sale

    -              200          433          260     

Change in fair value on investments in excess mortgage servicing rights

    (367)         -              (367)         -         

Gain on settlement of investments (net) and real estate held-for-sale

    (2,847)         (34,810)         (77,310)         (52,307)    

Unrealized loss on non-hedge derivatives and hedge ineffectiveness

    (2,911)         23,208          11,572          36,564     

Gain on extinguishment of debt

    (5,708)         (123,958)         (66,110)         (265,656)    

Change in:

       

Restricted cash

    (88)         1,505          1,161          151     

Receivables and other assets

    (1,870)         796          (1,342)         4,577     

Due to affiliates

    127          -              240          (78)    

Accrued expenses and other liabilities

    929          (96)         986          (1,278)    
 

 

 

   

 

 

   

 

 

   

 

 

 

Net cash provided by (used in) operating activities

    15,410          11,314          57,031          48,890     
 

 

 

   

 

 

   

 

 

   

 

 

 

Cash Flows From Investing Activities

       

Principal repayments from repurchased CDO debt

    8,804          1,091          65,912          1,211     

Principal repayments on CDO securities

    894          -              10,728          -         

Return of investment in excess mortgage servicing rights

    760          -              760          -         

Principal repayments on loans and non-CDO securities

    17,151          9,398          82,907          64,681     

Purchase of real estate securities

    (30,794)         (1,768)         (333,895)         (4,059)    

Proceeds from sale of real estate securities

    -              -              3,885          26,022     

Acquisition of investments in excess mortgage servicing rights

    (40,492)         -              (40,492)         -         

Acquisition of servicing rights

    -              (100)         (2,268)         (100)    

Purchase of and advances on loans

    -              -              -              (6,024)    

Margin received on derivative instruments

    -              -              -              5,073     

Proceeds (payments) on settlement of derivative instruments

    -              -              (14,322)         (11,394)    

Proceeds from sale of real estate held for sale

    -              -              650          840     

Distributions of capital from equity method investees

    -              32          -              193     
 

 

 

   

 

 

   

 

 

   

 

 

 

Net cash provided by (used in) investing activities

    (43,677)         8,653          (226,135)         76,443     
 

 

 

   

 

 

   

 

 

   

 

 

 

Cash flows From Financing Activities

       

Repurchases of CDO bonds payable

    (10,915)         (61,318)         (101,954)         (72,718)    

Issuance of other bonds payable

    -              -              142,736          97,650     

Repayments of other bonds payable

    (9,772)         (9,651)         (204,151)         (143,678)    

Borrowings under repurchase agreements

    29,202          18,914          321,020          18,914     

Repayments of repurchase agreements

    (10,390)         (182)         (100,012)         (71,491)    

Issuance of common stock

    -              -              211,567          -         

Costs related to issuance of common stock

    (437)         -              (905)         -         

Cash consideration paid in exchange for junior subordinated notes

    -              -              -              (9,715)    

Cash consideration paid to redeem preferred stock

    -              -              -              (16,001)    

Common Stock dividends paid

    (15,776)         -              (23,706)         -         

Preferred Stock dividends paid

    (1,395)         -              (8,371)         (19,484)    

Payment of deferred financing costs

    -              -              (1,581)         (1,677)    

Restricted cash returned from refinancing activities

    (74)         7,458          58,293          58,091     
 

 

 

   

 

 

   

 

 

   

 

 

 

Net cash provided by (used in) financing activities

    (19,557)         (44,779)         292,936          (160,109)    
 

 

 

   

 

 

   

 

 

   

 

 

 

Net Increase (Decrease) in Cash and Cash Equivalents

    (47,824)         (24,812)         123,832          (34,776)    

Cash and Cash Equivalents, Beginning of Period

    205,180          58,336          33,524          68,300     
 

 

 

   

 

 

   

 

 

   

 

 

 

Cash and Cash Equivalents, End of Period

    $ 157,356          $ 33,524          $ 157,356          $ 33,524     
 

 

 

   

 

 

   

 

 

   

 

 

 

Supplemental Disclosure of Cash Flow Information

       

Cash paid during the period for interest expense

     $ 22,366          $ 27,634         $ 99,096          $ 125,582     

Cash paid (refunded) during the period for federal excise tax

    -              -              -              -         

Supplemental Schedule of Non-Cash Investing and Financing Activities

       

Common stock dividends declared but not paid

     $ 15,777         $ -             $ 15,777          $ -         

Preferred stock dividends declared but not paid

    $ 930         $ -              $ 930          $ -         

Common stock issued to redeem preferred stock

    $ -             $ -              $ -               $ 28,457     

Face amount of CDO bonds issued in exchange for previously issued junior subordinated notes of $52,904

    $ -             $ -              $ -               $ 37,625     

Loans reclassified as other investments

    $ -             $ -              $ -               $ 24,907     

 

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Newcastle Investment Corp.

Reconciliation of Core Earnings

(dollars in thousands)

 

     Three Months Ended December 31,                   Year Ended December 31,           
    2011     2010          2011     2010  

Income available for common stockholders

    $ 19,301          $ 196,986             $ 253,867          $ 657,252     

Add (Deduct):

          

Impairment (reversal)

    25,300          (35,012)            677          (240,858)    

Other income

    (12,630)         (135,698)            (135,790)         (282,287)    

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

    -          -                 -          (43,043)    

Loss (Income) from discontinued operations

    (155)         194             (306)         8     
 

 

 

   

 

 

      

 

 

   

 

 

 
    $ 31,816          $ 26,470             $ 118,448          $ 91,072     
 

 

 

   

 

 

      

 

 

   

 

 

 

Management believes that core earnings provides investors with useful information because it enables investors to evaluate Newcastle’s current performance using the same measure that management uses to operate the business. Management uses core earnings to gauge the current performance of Newcastle without taking into account gains and losses, which, although they represent a part of recurring operations, are subject to significant variability and are only a potential indicator of future economic performance.

Core earnings 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 operating performance or as an alternative to cash flow as a measure of liquidity, and it is not necessarily indicative of cash available to fund cash needs. The calculation of core earnings above may be different from the calculation used by other companies and, therefore, comparability may be limited.

 

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