Exhibit 99.1

 

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Investor Relations

212-479-3195

NEWCASTLE ANNOUNCES FOURTH QUARTER AND FULL YEAR 2014 RESULTS

 

NEW YORK–(BUSINESS WIRE)–March 2, 2015–Newcastle Investment Corp. (NYSE: NCT; “Newcastle”, the “Company”) today reported the following information for the quarter and full year ended December 31, 2014.

FOURTH QUARTER FINANCIAL HIGHLIGHTS

 

    Core Earnings of $8 million, or $0.12 per WA basic share

 

    Adjusted Funds from Operations (“AFFO”) of $11 million, or $0.17 per WA basic share

 

    GAAP Loss of $10 million, or $0.16 per WA basic share

 

    Depreciation and amortization of $21 million, or $0.32 per WA basic share*

FULL YEAR 2014 FINANCIAL HIGHLIGHTS

 

    Core Earnings of $100 million, or $1.63 per WA basic share

 

    AFFO of $155 million, or $2.52 per WA basic share

 

    GAAP Income of $28 million, or $0.45 per WA basic share

 

    Depreciation and amortization of $127 million, or $2.07 per WA basic share*

FOURTH QUARTER & FULL YEAR BUSINESS HIGHLIGHTS

 

    Completed the spin-off of New Media Investment Group (NYSE: NEWM; “New Media”) on February 13, 2014. New Media is the largest publisher of locally based print and online media in the U.S. Since its spin-off, the stock price has increased over 100% (based on the fair market value per share of the distribution of New Media, which was $12.30, and the closing price of $24.70 on February 27, 2015). Since inception, New Media has declared total dividends of $0.84 per share.

 

    Completed the spin-off of New Senior Investment Group (NYSE: SNR; “New Senior”) on November 6, 2014. Since Newcastle made its first senior housing investment in July 2012, New Senior has become a top 10 senior housing REIT (based on the 2013 ASHA 50 Report). As of December 31, New Senior owned 100 properties throughout the U.S. totaling $1.8 billion of assets.

 

    Legacy Real Estate Debt - Newcastle recovered $305 million of capital from its Legacy Real Estate Debt portfolio in 2014. At year end, Newcastle owned a portfolio with a face amount of $1.1 billion ($672 million of non-agency assets and $391 million of agency securities).

 

    Legacy Real Estate Debt Sales - In the fourth quarter, Newcastle sold $54 million of non-agency assets generating a gain of $6 million. For the year, Newcastle sold $437 million of non-agency assets, generating total gains of $54 million.

 

    Cash Dividends - In December, Newcastle declared a fourth quarter common cash dividend of $0.12 per share, or $8 million. Total cash distributions to common stockholders in 2014 were $1.92 per share, or $118 million.

 

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All per share data and share amounts included in this release have been adjusted for the reverse stock splits during 2014.

 

     4Q 2014   Full Year 2014

Summary Operating Results:

    

GAAP Income/(Loss)

   ($10) million*   $28 million*

GAAP Income/(Loss) per WA Basic Share

   ($0.16)   $0.45

Non-GAAP Results:

    

Core Earnings**

   $8 million   $100 million

Core Earnings per WA Basic Share**

   $0.12   $1.63

Adjusted Funds From Operations (AFFO)**

   $11 million   $155 million

AFFO per WA Basic Share**

   $0.17   $2.52

WA: Weighted Average

*4Q 2014 GAAP Income includes total depreciation and amortization charges of $19 million (including $11 million from New Senior), $1 million of amortization of favorable or unfavorable leasehold intangibles, recorded and $1 million of accretion on golf membership deposit liability. Full Year 2014 GAAP Income includes total depreciation and amortization charges of $117 million (including $9 million from New Media and New Senior), $5 million of amortization of favorable or unfavorable leasehold intangibles, and $6 million of accretion on golf membership deposit liability. The depreciation and amortization from New Senior and New Media were recorded to income (loss) from discontinued operations. The accretion of membership deposit liability was recorded to interest expense and the amortization of favorable and unfavorable leasehold intangibles was recorded to operating expenses - golf under GAAP during 2014.

**For a reconciliation of GAAP Income to Core Earnings and AFFO, please refer to the Reconciliation of Core Earnings and AFFO below.

ADDITIONAL INFORMATION

For additional information that management believes to be useful for investors, please refer to the presentation posted on the Investor Relations section of Newcastle’s website, www.newcastleinv.com. For consolidated investment portfolio information, please refer to the Company’s Quarterly Report on Form 10-Q and Annual Report on Form 10-K, which are available on the Company’s website, www.newcastleinv.com.

EARNINGS CONFERENCE CALL

Newcastle’s management will host a conference call on Monday, March 2, 2015 at 10:00 A.M. Eastern Time. A copy of the earnings release will be 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 and Full Year 2014 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 website and download any necessary software required to listen to the internet broadcast.

A telephonic replay of the conference call will also be available two hours following the call’s completion through 11:59 P.M. Eastern Time on Monday, March 16, 2015 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 “86182948.”

 

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Investment Portfolio

The following table summarizes Newcastle’s consolidated investment portfolio at December 31, 2014 (dollars in millions):

 

     Outstanding
Face Amount
     Amortized
Cost Basis (1)
     Percentage of
Total
Amortized
Cost Basis
    Carrying
Value
     Number of
Investments
     Credit (2)   Weighted
Average Life
(years) (3)
 

Debt Investments

                  

Commercial Assets

                  

CMBS

   $ 214       $ 143         12.5     179         32       B     2.6   

Mezzanine Loans

     132         104         9.0     104         7       88%     1.2   

B-Notes

     22         19         1.6     19         1       123%     4.0   

Whole Loans

     1         1         0.1     1         1       12%     0.2   

CDO Securities (4)

     14         —           —          8         2       CCC-     11.5   

Other Investments (5)

     26         26         2.2     26         1       —       —     
  

 

 

    

 

 

    

 

 

   

 

 

         

 

 

 

Total Commercial Assets

  409      293      25.4   337      2.5   
  

 

 

    

 

 

    

 

 

   

 

 

         

 

 

 

Residential Assets

Residential Loans

  4      4      0.3   4      6    726   1.2   

Non-Agency RMBS

  67      25      2.2   45      28    CCC   7.7   

Real Estate ABS

  8      —          —        1    C   —     
  

 

 

    

 

 

    

 

 

   

 

 

         

 

 

 
  79      29      2.5   49      6.6   

FNMA/FHLMC

  391      403      34.8   408      9    AAA   5.6   
  

 

 

    

 

 

    

 

 

   

 

 

         

 

 

 

Total Residential Assets

  470      432      37.3   457      5.8   
  

 

 

    

 

 

    

 

 

   

 

 

         

 

 

 

Corporate Assets

Corporate Bank Loans

  175      108      9.3   108      5    D   1.7   
  

 

 

    

 

 

    

 

 

   

 

 

         

 

 

 

Total Corporate Assets

  175      108      9.3   108      1.7   
  

 

 

    

 

 

    

 

 

   

 

 

         

 

 

 

Total Debt Investments

  1,054      833      72.0   902      3.9   
                  

 

 

 

Other Investments

Golf Investment (6)

  359      324      28.0   324   
  

 

 

    

 

 

    

 

 

   

 

 

         

Total Portfolio / Weighted Average

$ 1,413    $ 1,157      100.0   1,226   
  

 

 

    

 

 

    

 

 

   

 

 

         

WA- Weighted average, in all tables.

 

(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. Ratings provided above were determined by third party rating agencies, represent the most recent credit ratings available as of the reporting date and may not be current.
(3) Weighted average life is based on the timing of expected principal reduction on the asset.
(4) Represents non-consolidated CDO securities, excluding eight securities with zero value, which had an aggregate face amount of $113.3 million.
(5) Represents an equity investment in a real estate owned property.
(6) Face amount of the golf investment represents the gross carrying amount, including intangibles, and excludes accumulated depreciation and amortization. Basis amount of the golf investments represents carrying value including intangibles.

 

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Unaudited Consolidated Statements of Income

($ in thousands, except per share data)

 

     Three Months Ended December 31,      Year Ended December 31,  
     2014      2013      2014      2013  

Interest income

   $ 23,738       $ 42,072       $ 127,627       $ 213,712   

Interest expense

     19,113         18,696         80,022         78,601   
  

 

 

    

 

 

    

 

 

    

 

 

 

Net interest income (expense)

  4,625      23,376      47,605      135,111   
  

 

 

    

 

 

    

 

 

    

 

 

 

Impairment/(Reversal)

Valuation allowance (reversal) on loans

  (1,176   (12,745   (2,419   (25,035

Other-than-temporary impairment on securities

  —        —        —        5,222   

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

  —        —        —        44   
  

 

 

    

 

 

    

 

 

    

 

 

 

Total impairment (reversal)

  (1,176   (12,745   (2,419   (19,769
  

 

 

    

 

 

    

 

 

    

 

 

 

Net interest income (expense) after impairment/reversal

  5,801      36,121      50,024      154,880   

Operating Revenues

Golf course operations

  38,747      —        179,445      —     

Sales of food and beverages - golf

  16,221      —        68,554      —     

Other golf revenue

  9,706      —        43,538      —     
  

 

 

    

 

 

    

 

 

    

 

 

 

Total operating revenues

  64,674      —        291,537      —     
  

 

 

    

 

 

    

 

 

    

 

 

 

Other Income

Gain on settlement of investments, net

  992      10,917      50,734      17,369   

Gain (loss) on extinguishment of debt

  —        —        (3,410   4,565   

Other income, net

  3,337      3,849      27,138      13,356   
  

 

 

    

 

 

    

 

 

    

 

 

 

Total other income

  4,329      14,766      74,462      35,290   
  

 

 

    

 

 

    

 

 

    

 

 

 

Expenses

Loan and security servicing expense

  (225   893      1,199      3,857   

Operating expenses - golf

  59,228      —        254,104      —     

Cost of sales - golf

  7,088      —        30,271      —     

General and administrative expense

  2,690      4,671      14,652      17,458   

Management fee to affiliate

  4,685      6,206      21,039      28,057   

Depreciation and amortization

  7,583      2      26,967      4   
  

 

 

    

 

 

    

 

 

    

 

 

 

Total expenses

  81,049      11,772      348,232      49,376   
  

 

 

    

 

 

    

 

 

    

 

 

 

Income from continuing operations before income tax

  (6,245   39,115      67,791      140,794   

Income tax expense

  64      —        208      —     
  

 

 

    

 

 

    

 

 

    

 

 

 

Income from continuing operations

  (6,309   39,115      67,583      140,794   

Income (loss) from discontinued operations, net of tax

  (2,762   (10,180   (35,189   11,547   
  

 

 

    

 

 

    

 

 

    

 

 

 

Net Income

  (9,071 )    28,935      32,394      152,341   

Preferred dividends

  (1,395   (1,395   (5,580   (5,580

Net loss attributable to noncontrolling interests

  141      (928   852      (928
  

 

 

    

 

 

    

 

 

    

 

 

 

Income Applicable to Common Stockholders

$ (10,325 )  $ 26,612    $ 27,666    $ 145,833   
  

 

 

    

 

 

    

 

 

    

 

 

 

 

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Unaudited Consolidated Statements of Income

($ in thousands, except per share data)

 

     Three Months Ended December 31,      Year Ended December 31,  
     2014      2013      2014      2013  

Income Applicable to Common Stock, per share (1)

           

Basic

   $ (0.16    $ 0.50       $ 0.45       $ 3.16   
  

 

 

    

 

 

    

 

 

    

 

 

 

Diluted

$ (0.16 $ 0.49    $ 0.44    $ 3.09   
  

 

 

    

 

 

    

 

 

    

 

 

 

Income from continuing operations per share of common stock, after preferred dividends and noncontrolling interests (1)

Basic

$ (0.12 $ 0.69    $ 1.02    $ 2.91   
  

 

 

    

 

 

    

 

 

    

 

 

 

Diluted

$ (0.12 $ 0.68    $ 1.00    $ 2.84   
  

 

 

    

 

 

    

 

 

    

 

 

 

Income (loss) from discontinued operations per share of common stock (1)

Basic

$ (0.04 $ (0.19 $ (0.57 $ 0.25   
  

 

 

    

 

 

    

 

 

    

 

 

 

Diluted

$ (0.04 $ (0.19 $ (0.57 $ 0.24   
  

 

 

    

 

 

    

 

 

    

 

 

 

Weighted Average Number of Shares of Common Stock Outstanding (1)

Basic

  66,404,248      53,114,469      61,500,913      46,146,882   
  

 

 

    

 

 

    

 

 

    

 

 

 

Diluted

  66,404,248      54,266,893      63,131,227      47,218,274   
  

 

 

    

 

 

    

 

 

    

 

 

 

 

(1) All per share amounts and shares outstanding for all periods reflect the 3-for-1 reverse stock split, which was effective after the close of trading on August 18, 2014 and the 2-for-1 reverse stock split, which was effective after the close of trading on October 22, 2014.

 

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Unaudited Consolidated Balance Sheet

($ in thousands, except per share data)

 

     December 31,
2014
    December 31,
2013
 

Assets

    

Real estate securities, available-for-sale

   $ 231,754      $ 432,993   

Real estate securities, pledged as collateral

     407,689        551,270   

Real estate related and other loans, held-for-sale, net

     230,200        437,530   

Residential mortgage loans, held-for-investment, net

     —          255,450   

Residential mortgage loans, held-for-sale, net

     3,854        2,185   

Subprime mortgage loans subject to call option

     406,217        406,217   

Investments in senior housing real estate, net of accumulated depreciation

     —          —     

Investments in other real estate, net of accumulated depreciation

     239,283        250,208   

Intangibles, net of accumulated amortization

     84,686        95,548   

Other investments

     26,788        25,468   

Cash and cash equivalents

     73,727        42,721   

Restricted cash

     15,714        5,856   

Receivables and other assets

     35,574        84,166   

Assets of discontinued operations

     6,803        2,248,023   
  

 

 

   

 

 

 

Total Assets

$ 1,762,289    $ 4,837,635   
  

 

 

   

 

 

 

Liabilities and Equity

Liabilities

CDO bonds payable

$ 227,673    $ 544,525   

Other bonds and notes payable

  27,069      230,279   

Repurchase agreements

  441,176      556,347   

Mortgage notes payable

  —        —     

Credit facilities and obligations under capital leases, golf

  161,857      152,498   

Financing of subprime mortgage loans subject to call option

  406,217      406,217   

Junior subordinated notes payable

  51,231      51,237   

Dividends payable

  8,901      36,075   

Accounts payable, accrued expenses and other liabilities

  179,390      199,939   

Liabilities of discontinued operations

  447      1,434,394   
  

 

 

   

 

 

 

Total Liabilities

$ 1,503,961    $ 3,611,511   
  

 

 

   

 

 

 

Equity

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, 2014 and 2013

$ 61,583    $ 61,583   

Common stock, $0.01 par value, 1,000,000,000 shares authorized, 66,424,508 and 58,575,582 shares issued and outstanding at December 31, 2014 and 2013, respectively

  664      586   

Additional paid-in capital

  3,172,060      2,973,715   

Accumulated deficit

  (3,041,880   (1,947,913

Accumulated other comprehensive income

  65,865      76,874   
  

 

 

   

 

 

 

Total Newcastle Stockholders’ Equity

  258,292      1,164,845   

Noncontrolling interests

  36      61,279   
  

 

 

   

 

 

 

Total Equity

$ 258,328    $ 1,226,124   
  

 

 

   

 

 

 

Total Liabilities and Equity

$ 1,762,289    $ 4,837,635   
  

 

 

   

 

 

 

 

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Reconciliation of Core Earnings

($ in thousands)

 

     Three Months Ended
December 31, 2014
     Year Ended
December 31, 2014
 

Income available for common stockholders

   $ (10,325    $ 27,666   

Add (Deduct):

     

Impairment (reversal)

     (1,176      (2,419

Other (income) loss(A)

     (3,995      (70,588

Impairment (reversal), other (income) loss,

depreciation and amortization and other

adjustments from discontinued operations

     12,238         104,226   

Depreciation and amortization(B)

     10,168         37,629   

Acquisition and spin-off related expenses

     967         2,560   

Restructuring expenses

     361         919   
  

 

 

    

 

 

 

Core earnings

$ 8,238    $ 99,993   
  

 

 

    

 

 

 

 

(A) Net of $1.1 million and $1.9 million of deal expenses relating to the sale of the residential loan portfolio and the sale of the manufactured housing portfolio, respectively, during the year ended December 31, 2014. None applicable during the three months ended December 31, 2014. These deal expenses were recorded to general and administrative expense under GAAP during 2014.

 

(B) Includes accretion of membership deposit liability of $1.3 million and $5.7 million, for the three months and year-ended December 31, 2014, respectively, and $1.3 million and $5.0 million of amortization of favorable and unfavorable leasehold intangibles for the three months and year-ended December 31, 2014, respectively. The accretion of membership deposit liability was recorded to interest expense and the amortization of favorable and unfavorable leasehold intangibles was recorded to operating expenses - golf under GAAP during 2014.

CORE EARNINGS

Newcastle has the following primary variables that impact its operating performance: (i) the current yield earned on its investments that are not included in non-recourse financing structures (i.e., unlevered investments, including investments in equity method investees and investments subject to recourse debt), (ii) the net yield it earns from its non-recourse financing structures, (iii) the interest expense and dividends incurred under its recourse debt and preferred stock, (iv) the net operating income on its golf investments, (v) its operating expenses and (vi) its realized and unrealized gains or losses, including any impairment, on its investments, derivatives and debt obligations. Core earnings is a non-GAAP measure of the operating performance of Newcastle excluding the sixth variable listed above. It also excludes depreciation and amortization charges, including the accretion of the membership deposit liability and the impact of the application of acquisition accounting, acquisition and spin-off related expenses and restructuring expenses. Core earnings is used by management to gauge the current performance of Newcastle without taking into account gains and losses, which, although they represent a part of Newcastle’s recurring operations, are subject to significant variability and are only a potential indicator of future economic performance. It is the judgment of management that depreciation and amortization charges and restructuring expenses are not indicative of operating performance and that acquisition and spin-off related expenses are not part of Newcastle’s core operations. Management believes that the exclusion from core earnings of the items specified above allows investors and analysts to readily identify the operating performance of the assets that form the core of Newcastle’s activity, assists in comparing the core operating results between periods, and enables investors to evaluate Newcastle’s current performance using the same measure that management uses to operate the business, which is among the factors considered when determining the amount of distributions to Newcastle’s shareholders. Newcastle changed its definition of “Core Earnings” to exclude acquisition and spin-off related expenses in the third quarter of 2013. The calculation of “Core Earnings” has been retroactively adjusted for all periods presented.

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 Newcastle’s operating performance or as an alternative to cash flow as

 

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a measure of Newcastle’s liquidity and is not necessarily indicative of cash available to fund cash needs. For a further description of the differences between cash flow provided by operations and net income, see “– Liquidity and Capital Resource” below. Newcastle’s calculation of core earnings may be different from the calculation used by other companies and, therefore, comparability may be limited.

Reconciliation of Adjusted Funds from Operations (“AFFO”)

($ in thousands)

 

    Three Months Ended
December 31, 2014
    Year Ended
December 31, 2014
 
Income available for common stockholders   $ (10,325   $ 27,666   

Add:

   

Depreciation and amortization (A)

    21,345        127,544   
 

 

 

   

 

 

 

Adjusted Funds from Operations (“AFFO”)

$ 11,020    $ 155,210   
 

 

 

   

 

 

 

 

(A) Depreciation and amortization charges for the three months ended December 31, 2014 includes total depreciation and amortization of $18.8 million (including $11.2 million from New Senior), $1.3 million of amortization of favorable or unfavorable leasehold intangibles, recorded and $1.3 million of accretion on golf membership deposit liability. Year Ended December 31, 2014 includes total depreciation and amortization of $116.9 million (including $89.9 million from New Media and New Senior), $5.0 million of amortization of favorable or unfavorable leasehold intangibles, and $5.7 million of accretion on golf membership deposit liability. The depreciation and amortization from New Senior and New Media were recorded to income (loss) from discontinued operations. The accretion of membership deposit liability was recorded to interest expense and the amortization of favorable and unfavorable leasehold intangibles was recorded to operating expenses - golf under GAAP during 2014.

ADJUSTED FUNDS FROM OPERATIONS

The Company defines Adjusted Funds from Operations (“AFFO”) as net income available for common stockholders plus depreciation and amortization, including accretion of membership deposit liability and amortization of favorable and unfavorable leasehold intangibles. The Company believes AFFO provides useful information to investors regarding the performance of the Company, because it provides a measure of operating performance without regard to depreciation and amortization, which reduce the value of real estate assets over time even though actual real estate values may fluctuate with market conditions, accretion of membership deposit liability and amortization of favorable and unfavorable leasehold intangibles. AFFO does not represent cash generated from operating activities in accordance with GAAP and therefore should not be considered an alternative to net income (loss) as an indicator of Newcastle’s operating performance or as an alternative to cash flow as a measure of Newcastle’s liquidity, and it is not necessarily indicative of cash available to fund cash needs. Newcastle’s calculation of AFFO may be different from the calculation used by other companies and, therefore, comparability may be limited. The Company’s definition of AFFO differs from the definition of FFO established by the National Association of Real Estate Investment Trusts (“NAREIT”), which defines FFO as net income (or loss) (computed in accordance with GAAP) excluding losses or gains from sales of depreciable property, impairment of depreciable real estate, real estate-related depreciation and amortization and the portion of such items related to unconsolidated affiliates.

ABOUT NEWCASTLE

Newcastle focuses on investing in, and actively managing, real estate related assets. Newcastle conducts its operations to qualify as a REIT for federal income tax purposes. Newcastle is managed by an affiliate of Fortress Investment Group LLC, a global investment management firm.

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. 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 Newcastle’s control. The Company can give no assurance that its expectations will be attained. Accordingly, you should not place undue reliance on any forward-looking statements contained in this press

 

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release. For a discussion of some of the risks and important factors that could cause actual results to differ from such forward-looking statements, see the sections entitled “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in the Company’s most recent Annual Report on Form 10-K and Quarterly Report on Form 10-Q. Furthermore, 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. The Company 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.

 

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