Granite Point Mortgage Trust Inc. Reports
Second Quarter 2022 Financial Results
and Post Quarter-End Update

NEW YORK, August 8, 2022 – Granite Point Mortgage Trust Inc. (NYSE: GPMT) ("GPMT," "Granite Point" or the "Company") today announced its financial results for the quarter ended June 30, 2022, and provided an update on its activities subsequent to quarter-end. A presentation containing second quarter 2022 financial highlights can be viewed at

Second Quarter 2022 Activity
GAAP net (loss)(1) of $(17.4) million, or $(0.32) per basic share, including a $(13.0) million, or approx. $(0.25) per basic share, loss on early extinguishment of debt and a $(13.6) million , or approx. $(0.26) per basic share, provision for credit losses.
Distributable Earnings(2) of $11.7 million, or $0.22 per basic share.
Book value of $16.01 per common share, inclusive of $(0.96) per common share CECL reserve.
Declared and paid a cash dividend of $0.25 per common share; Series A preferred cash dividend of $0.4375 per share.
Closed on $202.1 million of total commitments and funded $212.2 million in total UPB, including prior commitments of $43.0 million.
Realized $120.1 million in total UPB in loan repayments, paydowns, and principal amortization.
Portfolio of $4.2 billion in total commitments comprised of over 99% senior loans with a weighted average stabilized LTV of 63.1%(3) and a weighted average yield at origination of LIBOR/SOFR + 4.07%(4); over 98% floating rate with a weighted average LIBOR/SOFR floor of 1.05%.
CECL reserve of approx. $50.1 million, or 1.18% of total portfolio commitments.
Repurchased over 1.5 million common shares at an average price of $10.18 per share for a total of $15.7 million, resulting in book value accretion of approximately $0.17 per share.
Successfully refinanced two legacy funding vehicles, retiring inefficient and higher-cost liabilities, while raising over $180 million of liquidity.
Repaid the remaining $100 million of borrowings under the senior secured term loan facilities.
Increased borrowing capacity to $600 million on the Morgan Stanley financing facility; extended its maturity to June 2023.
Extended the maturity of the Citi Bank, JPMorgan and Wells Fargo financing facilities to May 2025, June 2024, and June 2023, respectively.
Ended Q2 with over $150 million in cash on hand and a total debt-to-equity leverage of 2.7x.

Post Quarter-End Update(5)
Since quarter end, funded approx. $54 million of total principal balance, including over $10 million on existing loan commitments and received over $155 million of total UPB in loan repayments.
Carried $132 million in cash.

Jack Taylor, President, and Chief Executive Officer of GPMT, said: “During the second quarter, macroeconomic uncertainty and capital markets volatility dramatically increased, driven largely by sharp increases in short term interest rates. Despite this challenging environment, our business has delivered solid operating performance supported by our broad based and resilient portfolio of senior mortgage loans secured by institutional quality real estate. Our floating rate mortgage loans are now 100% positively correlated to any additional increases in short term interest rates. After growing our portfolio modestly in the second quarter, primarily in the multifamily sector, we are now reinforcing our balance sheet by increasing cash liquidity and being measured in adding new loans until there is more market stability.”

(1)Represents Net Income Attributable to Common Stockholders.
(2)Please see page 6 for Distributable Earnings definition and a reconciliation of GAAP to non-GAAP financial information.
(3)Stabilized loan-to-value ratio (LTV) is calculated as the fully funded loan amount (plus any financing that is pari passu with or senior to such loan), including all contractually provided for future fundings, divided by the as stabilized value (as determined in conformance with USPAP) set forth in the original appraisal. As stabilized value may be based on certain assumptions, such as future construction completion, projected re-tenanting, payment of tenant improvement or leasing commissions allowances or free or abated rent periods, or increased tenant occupancy.
(4)Yield includes net origination fees and exit fees, but does not include future fundings, and is expressed as a monthly equivalent yield. 
(5)As of August 5, 2022.


Conference Call
Granite Point Mortgage Trust Inc. will host a conference call on August 9, 2022 at 11:00 a.m. ET to discuss first quarter 2022 financial results and related information. To participate in the teleconference, please call toll-free (833) 255-2835 (or (412) 902-6769 for international callers), approximately 10 minutes prior to the above start time, and ask to be joined into the Granite Point Mortgage Trust Inc. call. You may also listen to the teleconference live via the Internet at, in the Investor Relations section under the Events & Presentations link. For those unable to attend, a telephone playback will be available beginning August 9, 2022, at 12:00 p.m. ET through August 16, 2022, at 12:00 a.m. ET. The playback can be accessed by calling (877) 344-7529 (or (412) 317-0088 for international callers) and providing the Access Code 6828661. The call will also be archived on the Company’s website in the Investor Relations section under the Events & Presentations link.

About Granite Point Mortgage Trust Inc.
Granite Point Mortgage Trust Inc. is a Maryland corporation focused on directly originating, investing in and managing senior floating rate commercial mortgage loans and other debt and debt-like commercial real estate investments. Granite Point is headquartered in New York, NY.  Additional information is available at

Forward-Looking Statements
This press release contains, or incorporates by reference, not only historical information, but also forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements involve numerous risks and uncertainties. Our actual results may differ from our beliefs, expectations, estimates and projections and, consequently, you should not rely on these forward-looking statements as predictions of future events. Forward-looking statements are not historical in nature and can be identified by words such as “anticipate,” “estimate,” “will,” “should,” “expect,” “target,” “believe,” “outlook,” “potential,” “continue,” “intend,” “seek,” “plan,” “goals,” “future,” “likely,” “may” and similar expressions or their negative forms, or by references to strategy, plans or intentions. By their nature, forward-looking statements speak only as of the date they are made, are not statements of historical facts or guarantees of future performance and are subject to risks, uncertainties, assumptions or changes in circumstances that are difficult to predict or quantify, in particular those related to the COVID-19 pandemic. Our expectations, beliefs and estimates are expressed in good faith and we believe there is a reasonable basis for them. However, there can be no assurance that management's expectations, beliefs and estimates will prove to be correct or be achieved, and actual results may vary materially from what is expressed in or indicated by the forward-looking statements.

These forward-looking statements are subject to risks and uncertainties, including, among other things, those described in our Annual Report on Form 10-K for the year ended December 31, 2021, and any subsequent Form 10-Q and Form 8-K filings made with the SEC, under the caption “Risk Factors.” Forward-looking statements speak only as of the date they are made, and we undertake no obligation to update or revise any such forward-looking statements, whether as a result of new information, future events or otherwise.

This press release is for informational purposes only and shall not constitute, or form a part of, an offer to sell or buy or the solicitation of an offer to sell or the solicitation of an offer to buy any securities.

Non-GAAP Financial Measures
In addition to disclosing financial results calculated in accordance with United States generally accepted accounting principles (GAAP), this press release and the accompanying earnings presentation present non-GAAP financial measures, such as Distributable Earnings and Distributable Earnings per basic common share, that exclude certain items. Granite Point management believes that these non-GAAP measures enable it to perform meaningful comparisons of past, present and future results of the Company’s core business operations, and uses these measures to gain a comparative understanding of the Company’s operating performance and business trends. The non-GAAP financial measures presented by the Company represent supplemental information to assist investors in analyzing the results of its operations. However, because these measures are not calculated in accordance with GAAP, they should not be considered a substitute for, or superior to, the financial measures calculated in accordance with GAAP. The Company’s GAAP financial results and the reconciliations from these results should be carefully evaluated. See the GAAP to non-GAAP reconciliation table on page 6 of this release.

Additional Information
Stockholders of Granite Point and other interested persons may find additional information regarding the Company at the Securities and Exchange Commission’s Internet site at or by directing requests to: Granite Point Mortgage Trust Inc., 3 Bryant Park, 24th Floor, New York, NY 10036, telephone (212) 364-5500.


Investors: Marcin Urbaszek, Chief Financial Officer, Granite Point Mortgage Trust Inc., (212) 364-5500,


(in thousands, except share data)
June 30,
December 31,
Loans held-for-investment$3,877,294 $3,782,205 
Allowance for credit losses(47,280)(40,897)
Loans held-for-investment, net3,830,014 3,741,308 
Cash and cash equivalents150,192 191,931 
Restricted cash69,492 12,362 
Accrued interest receivable11,455 10,716 
Other assets35,893 32,201 
Total Assets (1)
$4,097,046 $3,988,518 
Repurchase facilities$1,271,659 $677,285 
Securitized debt obligations1,425,556 1,677,619 
Asset-specific financings43,622 43,622 
Term financing facility— 127,145 
Convertible senior notes273,822 272,942 
Senior secured term loan facilities— 139,880 
Dividends payable17,008 14,406 
Other liabilities20,545 21,436 
Total Liabilities (1)
3,052,212 2,974,335 
Commitments and Contingencies (see Note 10)
10.00% cumulative redeemable preferred stock, par value $0.01 per share; 50,000,000 shares authorized, and 1,000 shares issued and outstanding ($1,000,000 liquidation preference)1,000 1,000 
Stockholders’ Equity
7.00% Series A cumulative redeemable preferred stock, par value $0.01 per share; 8,280,000 shares authorized, and 8,229,500 and 4,596,500 shares issued and outstanding, respectively; liquidation preference $25.00 per share82 46 
Common stock, par value $0.01 per share; 450,000,000 shares authorized, and 52,350,989 and 53,789,465 shares issued and outstanding, respectively524 538 
Additional paid-in capital1,199,367 1,125,241 
Cumulative earnings162,423 171,518 
Cumulative distributions to stockholders(318,687)(284,285)
Total Granite Point Mortgage Trust Inc. Stockholders’ Equity1,043,709 1,013,058 
Non-controlling interests125 125 
Total Equity$1,043,834 $1,013,183 
Total Liabilities and Stockholders’ Equity$4,097,046 $3,988,518 

(in thousands, except share data)
Three Months EndedSix Months Ended
June 30,June 30,
Interest income:
Loans held-for-investment$49,056 $49,350 $96,354 $103,389 
Cash and cash equivalents223 103 246 203 
Total interest income49,279 49,453 96,600 103,592 
Interest expense:
Repurchase facilities10,380 6,047 15,388 14,998 
Securitized debt obligations10,844 7,129 20,576 11,746 
Convertible senior notes4,572 4,544 9,118 9,062 
Term financing facility340 2,633 1,713 4,755 
Asset-specific financings322 668 604 1,545 
Senior secured term loan facilities886 5,653 3,754 10,933 
Total interest expense27,344 26,674 51,153 53,039 
Net interest income21,935 22,779 45,447 50,553 
Other (loss) income:
(Provision for) benefit from credit losses(13,627)193 (17,315)9,312 
Loss on extinguishment of debt(13,032)— (18,823)— 
Fee income461 — 954 — 
Total other (loss) income(26,198)193 (35,184)9,312 
Compensation and benefits5,770 5,017 11,586 10,477 
Servicing expenses1,500 1,124 2,961 2,440 
Other operating expenses2,185 2,564 4,799 4,691 
Total expenses9,455 8,705 19,346 17,608 
(Loss) income before income taxes(13,718)14,267 (9,083)42,257 
Provision for (benefit from) income taxes13 (2)12 (3)
Net (loss) income
(13,731)14,269 (9,095)42,260 
Dividends on preferred stock3,625 25 7,250 50 
Net (loss) income attributable to common stockholders$(17,356)$14,244 $(16,345)$42,210 
Basic (loss) earnings per weighted average common share
$(0.32)$0.26 $(0.30)$0.77 
Diluted (loss) earnings per weighted average common share
$(0.32)$0.24 $(0.30)$0.71 
Weighted average number of shares of common stock outstanding:
Basic53,512,005 55,009,732 53,683,575 55,073,317 
Diluted53,512,005 58,526,985 53,683,575 72,564,914 
Comprehensive (loss) income$(17,356)$14,244 $(16,345)$42,210 

(dollars in thousands, except share data)
Three Months Ended June 30, 2022
Reconciliation of GAAP net (loss) to Distributable Earnings(1):
GAAP net (loss)$(17,356)
Adjustments for non-distributable earnings:
Provision for credit losses13,627 
Recovery of amounts previously written off512 
Loss on extinguishment of debt13,032 
Non-cash equity compensation1,906 
Distributable Earnings(1)
Distributable Earnings(1) per basic common share
Basic weighted average shares outstanding53,512,005
(1)Beginning with our Annual Report on Form 10-K for the year ended December 31, 2021, and for all subsequent reporting periods ending on or after December 31, 2021, we have elected to present Distributable Earnings, a measure that is not prepared in accordance with GAAP, as a supplemental method of evaluating our operating performance. Distributable Earnings replaces our prior presentation of Core Earnings with no changes to the definition. In order to maintain our status as a REIT, we are required to distribute at least 90% of our taxable income as dividends. Distributable Earnings is intended to serve as a general proxy for our taxable income, though it is not a perfect substitute for it, and, as such, is considered a key indicator of our ability to generate sufficient income to pay our common dividends and in determining the amount of such dividends, which is the primary focus of income-oriented investors who comprise a meaningful segment of our stockholder base. We believe providing Distributable Earnings on a supplemental basis to our net income (loss) and cash flow from operating activities, as determined in accordance with GAAP, is helpful to stockholders in assessing the overall performance of our business.

We use Distributable Earnings to evaluate our performance, excluding the effects of certain transactions and GAAP adjustments we believe are not necessarily indicative of our current loan portfolio and operations. For reporting purposes, we define Distributable Earnings as net income (loss) attributable to our stockholders, computed in accordance with GAAP, excluding: (i) non-cash equity compensation expenses; (ii) depreciation and amortization; (iii) any unrealized gains (losses) or other similar non-cash items that are included in net income for the applicable reporting period (regardless of whether such items are included in other comprehensive income (loss) or in net income for such period); and (iv) certain non-cash items and one-time expenses. Distributable Earnings may also be adjusted from time to time for reporting purposes to exclude one-time events pursuant to changes in GAAP and certain other material non-cash income or expense items approved by a majority of our independent directors. The exclusion of depreciation and amortization from the calculation of Distributable Earnings only applies to debt investments related to real estate to the extent we foreclose upon the property or properties underlying such debt investments.

While Distributable Earnings excludes the impact of the unrealized non-cash current provision for credit losses, we expect to only recognize such potential credit losses in Distributable Earnings if and when such amounts are deemed non-recoverable. This is generally at the time a loan is repaid, or in the case of foreclosure, when the underlying asset is sold, but non-recoverability may also be concluded if, in our determination, it is nearly certain that all amounts due will not be collected. The realized loss amount reflected in Distributable Earnings will equal the difference between the cash received, or expected to be received, and the carrying value of the asset, and is reflective of our economic experience as it relates to the ultimate realization of the loan. During the three and six months ended June 30, 2022, we recorded provision for credit losses of $(13.6) million and $(17.3) million, respectively, which has been excluded from Distributable Earnings consistent with other unrealized gains (losses) and other non-cash items pursuant to our existing policy for reporting Distributable Earnings referenced above. Pursuant to our existing policy for reporting Distributable Earnings referenced above, during the three and six months ended June 30, 2022, we recorded a $0.5 million recovery of amounts previously written off in a prior period on a discounted payoff. Additionally, during the six months ended June 30, 2022 write-off on loan sale, which we included in Distributable Earnings because we did not collect all amounts due at the time the loan was sold. During the three and six months ended June 30, 2022, we recorded a $(13.0) million and $(18.8) million, respectively, loss on early extinguishment of debt, which has been excluded from Distributable Earnings consistent with certain one-time expenses pursuant to our existing policy for reporting Distributable Earnings as a helpful indicator in assessing the overall run-rate operating performance of our business.

Distributable Earnings does not represent net income (loss) or cash flow from operating activities and should not be considered as an alternative to GAAP net income (loss), or an indication of our GAAP cash flows from operations, a measure of our liquidity, or an indication of funds available for our cash needs. In addition, our methodology for calculating Distributable Earnings may differ from the methodologies employed by other companies to calculate the same or similar supplemental performance measures, and, accordingly, our reported Distributable Earnings may not be comparable to the Distributable Earnings reported by other companies.