Arbor Realty Trust Reports Second Quarter 2013 Results and Declares Common and Preferred Dividends

Second Quarter Highlights:

• Declares a common dividend of $0.13 per share, an 8% increase from 1Q13
• Declares a dividend of $0.515625 per share of Series A preferred stock and $0.6028 per share of Series B preferred stock
• FFO of $4.8 million, or $0.11 per diluted common share¹
• Net income attributable to common stockholders of $3.0 million, or $0.07 per diluted common share
• Raised $30.4 million of capital in a preferred stock offering
• Closed a $40.0 million warehouse facility
• Originated 16 new loans totaling $181.2 million
• Purchased 10 residential mortgage-backed securities totaling $84.8 million
• Adjusted book value per common share of $9.63, GAAP book value per common share of $7.60¹
• Recorded $1.5 million in loan loss reserves
• Recorded $0.7 million in cash recoveries of previously recorded reserves

UNIONDALE, N.Y., Aug. 2, 2013 (GLOBE NEWSWIRE) -- Arbor Realty Trust, Inc. (NYSE:ABR), a real estate investment trust focused on the business of investing in real estate related bridge and mezzanine loans, preferred and direct equity investments, mortgage-related securities and other real estate related assets, today announced financial results for the second quarter ended June 30, 2013. Arbor reported net income attributable to common stockholders for the quarter of $3.0 million, or $0.07 per diluted common share, compared to net income attributable to common stockholders for the quarter ended June 30, 2012 of $15.5 million, or $0.62 per diluted common share. Net income attributable to common stockholders for the six months ended June 30, 2013 was $9.6 million, or $0.25 per diluted common share, compared to net income attributable to common stockholders for the six months ended June 30, 2012 of $19.7 million, or $0.79 per diluted common share. Funds from operations ("FFO") for the quarter ended June 30, 2013 was $4.8 million, or $0.11 per diluted common share, compared to FFO of $17.1 million, or $0.68 per diluted common share for the quarter ended June 30, 2012.FFO for the six months ended June 30, 2013 was $13.1 million, or $0.34 per diluted common share, compared to FFO of $19.0 million, or $0.77 per diluted common share for the six months ended June 30, 2012.¹

The balance of the Company's loan and investment portfolio, excluding loan loss reserves, at June 30, 2013 was approximately $1.8 billion, as compared to approximately $1.7 billion at March 31, 2013. The average balance of the Company's loan and investment portfolio during the second quarter of 2013, excluding loan loss reserves, was $1.8 billion and the average yield on these assets for the quarter was 5.47%, compared to $1.7 billion and 5.63% for the first quarter of 2013.

The balance of debt that finances the Company's loan and investment portfolio at June 30, 2013 remained relatively unchanged compared to March 31, 2013 at approximately $1.3 billion. The average balance of debt that finances the Company's loan and investment portfolio for the second quarter of 2013 also remained relatively unchanged compared to the first quarter of 2013 at approximately $1.3 billion. The average cost of borrowings for the second quarter was 3.15%, compared to 3.38% for the first quarter of 2013.

Financing Activity

As of June 30, 2013, Arbor's outstanding borrowings for its loan and investment portfolio totaled approximately $1.3 billion.

In June 2013, the Company closed a one year, $40 million warehouse facility with a financial institution to finance first mortgage loans on multifamily properties, including a $10 million sublimit to finance retail and office properties. The facility has an interest rate of 200 basis points over LIBOR, warehousing fees, a maximum advance rate of up to 75% and contains certain financial covenants and restrictions.

The Company is subject to various financial covenants and restrictions under the terms of the Company's CDO/CLO vehicles, credit facilities, and repurchase agreements. The Company believes that it was in compliance with all financial covenants and restrictions as of June 30, 2013.

The Company's CDO/CLO vehicles contain interest coverage and asset over collateralization covenants that must be met as of the waterfall distribution date in order for the Company to receive such payments. If the Company fails these covenants in any of its CDOs or CLO, all cash flows from the applicable vehicle would be diverted to repay principal and interest on the outstanding bonds and the Company would not receive any residual payments until that vehicle regained compliance with such covenants. As of the most recent determination dates in July 2013, the Company was in compliance with all CDO/CLO covenants. In the event of a breach of the covenants that could not be cured in the near-term, the Company would be required to fund its non CDO/CLO expenses, including management fees and employee costs, distributions required to maintain REIT status, debt costs, and other expenses with (i) cash on hand, (ii) income from any CDO/CLO not in breach of a covenant test, (iii) income from real property and loan assets, (iv) sale of assets, (v) or accessing the equity or debt capital markets, if available.

The chart below is a summary of the Company's CDO/CLO compliance tests as of the most recent determination dates in July 2013:

Portfolio Activity

During the second quarter of 2013, Arbor purchased 10 residential mortgage-backed securities with a total face value of $84.8 million, of which six residential mortgage-backed securities totaling $76.1 million were accounted for as derivatives net of financings of $60.6 million in other assets on the Consolidated Balance Sheets. These securities had paydowns totaling approximately $2.2 million during the quarter, reducing their combined face value to $82.6 million as of June 30, 2013. Including this $2.2 million of paydowns, the securities portfolio had total paydowns of approximately $29.2 million during the quarter.

During the second quarter of 2013, Arbor originated 12 bridge loans totaling approximately $164.2 million, three mezzanine loans totaling approximately $7.5 million, and one preferred equity investment totaling $9.5 million. In addition, four loans paid off with an unpaid principal balance of $34.4 million during the quarter. Additionally, three loans totaling approximately $12.3 million were extended during the quarter.

At June 30, 2013, the loan and investment portfolio's unpaid principal balance, excluding loan loss reserves, was approximately $1.8 billion, with a weighted average current interest pay rate of 5.07%. Including certain fees earned and costs associated with the loan and investment portfolio, the weighted average current interest rate was 5.48% at June 30, 2013. At the same date, advances on financing facilities pertaining to the loan and investment portfolio totaled approximately $1.3 billion, with a weighted average interest rate of 3.21% excluding changes in the market value of certain interest rate swaps.

As of June 30, 2013, Arbor's loan portfolio consisted of 29% fixed-rate and 71% variable-rate loans.

During the second quarter of 2013, the Company recorded $1.5 million in loan loss reserves related to two loans with a carrying value of approximately $12.9 million, before loan loss reserves.  The loan loss reserves were the result of the Company's regular quarterly risk rating review process, which is based on several factors including current market conditions, real estate values and the operating status of each property.  The Company recorded $0.7 million of net recoveries of previously recorded loan loss reserves related to three of the Company's assets during the second quarter of 2013. These recoveries were recorded in provision for loan losses on the Consolidated Statement of Operations.  At June 30, 2013, the Company's total loan loss reserves were approximately $146.6 million relating to 20 loans with an aggregate carrying value before loan loss reserves of approximately $247.6 million. The Company recognizes income on impaired loans on a cash basis to the extent it is received.

The Company had six non-performing loans with a carrying value of approximately $14.8 million, net of related loan loss reserves of $30.1 million as of June 30, 2013, which was relatively unchanged from March 31, 2013. Income recognition on non-performing loans has been suspended and will resume if and when the loans become contractually current and performance has recommenced.

Equity Offering

In May 2013, Arbor completed an underwritten public offering of approximately 1.3 million shares of its 7.75% Series B Cumulative Redeemable Preferred Stock generating net proceeds of approximately $30.4 million after deducting underwriting fees and estimated offering costs. The Company intends to use the net proceeds from the offering to make investments, to repurchase or pay liabilities and for general corporate purposes.

Common Dividend

The Company announced today that its Board of Directors has declared a quarterly cash dividend of $0.13 per share of common stock for the second quarter ended June 30, 2013. The dividend is payable on September 3, 2013 to common shareholders of record on August 14, 2013. The ex-dividend date is August 12, 2013.

Preferred Dividends

The Company announced today that its Board of Directors has declared a cash dividend of $0.515625 per share of Series A cumulative redeemable preferred stock reflecting accrued dividends through August 31, 2013. The dividend is payable on September 3, 2013 to preferred shareholders of record on August 14, 2013.

The Company announced today that its Board of Directors has declared a cash dividend of $0.6028 per share of Series B cumulative redeemable preferred stock reflecting accrued dividends from the date of issuance, May 9, 2013, through August 31, 2013. The dividend is payable on September 3, 2013 to preferred shareholders of record on August 14, 2013.

Earnings Conference Call

Management will host a conference call today at 9:00 a.m. ET. A live webcast of the conference call will be available online at http://www.arborrealtytrust.com/ in the investor relations area of the Website. Those without Web access should access the call telephonically at least ten minutes prior to the conference call. The dial-in numbers are (866) 515-2912 for domestic callers and (617) 399-5126 for international callers. Please use participant passcode 98005895.

After the live webcast, the call will remain available on the Company's Website, www.arborrealtytrust.com, through September 2, 2013. In addition, a telephonic replay of the call will be available until August 9, 2013. The replay dial-in number is (888) 286-8010 for domestic callers and (617) 801-6888 for international callers. Please use passcode 98316976.

About Arbor Realty Trust, Inc.

Arbor Realty Trust, Inc. is a real estate investment trust, which invests in a diversified portfolio of multi-family and commercial real estate related bridge and mezzanine loans, preferred equity investments, mortgage related securities and other real estate related assets. Arbor commenced operations in July 2003 and conducts substantially all of its operations through its operating partnership, Arbor Realty Limited Partnership and its subsidiaries. Arbor is externally managed and advised by Arbor Commercial Mortgage, LLC, a national commercial real estate finance company operating through 14 offices in the US that specializes in debt and equity financing for multi-family and commercial real estate.

Safe Harbor Statement

Certain items in this press release may constitute forward-looking statements within the meaning of the "safe harbor" provisions 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. Arbor can give no assurance that its expectations will be attained. Factors that could cause actual results to differ materially from Arbor's expectations include, but are not limited to, continued ability to source new investments, changes in interest rates and/or credit spreads, changes in the real estate markets, and other risks detailed in Arbor's Annual Report on Form 10-K for the year ended December 31, 2012 and its other reports filed with the SEC. Such forward-looking statements speak only as of the date of this press release. Arbor expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements contained herein to reflect any change in Arbor's expectations with regard thereto or change in events, conditions, or circumstances on which any such statement is based.

Non-GAAP Financial Measures

During the quarterly earnings conference call, the Company may discuss non-GAAP financial measures as defined by SEC Regulation G. In addition, the Company has used non-GAAP financial measures in this press release. A supplemental schedule of each non-GAAP financial measure and the comparable GAAP financial measure can be found on page 10 and 11 of this release.

1. See attached supplemental schedule of non-GAAP financial measures.  

CONTACT: Arbor Realty Trust, Inc.
         Paul Elenio, Chief Financial Officer
         516-506-4422
         pelenio@arbor.com
         
         Media:
         Bonnie Habyan, EVP of Marketing
         516-506-4615
         bhabyan@arbor.com
         
         Investors:
         Stephanie Carrington
         The Ruth Group
         646-536-7017
         scarrington@theruthgroup.com