Release Date: October 31, 2024
For the complete transcript of the earnings call, please refer to the full earnings call transcript.
Positive Points
- NexPoint Real Estate Finance Inc (NREF, Financial) reported a significant increase in net income to $0.34 per diluted share for Q3 2024, compared to a net loss of $0.90 per diluted share in Q3 2023.
- Interest income increased by $5.6 million to $23.6 million in Q3 2024, driven by higher rates and lower interest expenses from deleveraging.
- Earnings available for distribution rose to $0.75 per diluted common share in Q3 2024, up from $0.43 in the same period last year.
- The company declared a $0.50 dividend per share for the fourth quarter of 2024, with the dividend being 1.34 times covered by cash available for distribution.
- Book value per share increased by 2.6% to $16.95 per diluted share, primarily due to unrealized gains on common stocks.
Negative Points
- The commercial real estate market conditions remain challenging despite some improvements.
- Debt service coverage ratios (DSCR) have decreased slightly, attributed to repositioning of certain loans and some slippage in the multi-family and single-family residential sectors.
- The company has a high debt-to-equity ratio of 1.5252 times, with 39.7% of its debt being short-term.
- The weighted average cost of debt is relatively high at 6.1%, with a weighted average maturity of only 1.4 years.
- The company is cautious about repo financing, maintaining leverage within a 63% loan-to-value (LTV) range, which may limit flexibility.
Q & A Highlights
Q: On the portfolio exposure shifts, multifamily exposure decreased while life sciences now make up more than a quarter of the portfolio. How do you expect this to progress?
A: Matthew Mcgraner, Executive Vice President and Chief Investment Officer, explained that the life sciences exposure increased due to recent deployments and capital returns from the residential sector. He expects the multifamily exposure to increase over the next few quarters, aiming for life sciences to comprise about a quarter to a third of the portfolio on a fully levered basis.
Q: Can you explain the decrease in debt service coverage ratios (DSCR) and what the key drivers were?
A: Paul Richards, Vice President - Asset Management, noted that the DSCR decrease was minimal and attributed it to repositioning projects like the LY loan and some slippage in the multifamily and single-family rental sectors. He expects the DSCR to maintain or improve in the future.
Q: How is book value trending given the spike in rates?
A: Paul Richards stated that there hasn't been much movement in their CMBS book, which remains flat to somewhat positive. They are maintaining their current book value as discussed at the end of Q3.
Q: What are your thoughts on credit performance in multifamily given the interest rate dynamics and uptick in delinquencies noted by Fannie Mae?
A: Matthew Mcgraner expressed optimism about the multifamily sector, citing strong absorption and resilience despite capital market challenges. He anticipates increasing pricing power for landlords in 2025 and 2026 due to a lack of new deliveries.
Q: How would you characterize competition in the debt space and the state of play for deals?
A: Matthew Mcgraner acknowledged significant competition, particularly for stabilized deals, with many debt funds active in the market. He emphasized their advantage in relationships with repeat sponsors and their ability to be selective due to a stable book value and strong credit quality.
Q: Can you provide an update on unfunded commitments and how you plan to fund them?
A: Matthew Mcgraner mentioned that they have about $90 million left to fund on a life sciences loan, with the Series B issuance matching this dollar for dollar. They are also exploring a note facility and a potential high-yield bond deal to fund growth.
Q: What is the coupon on the Series B issuance, and is there a limit on how much you can raise?
A: Matthew Mcgraner stated that the Series B has a 9% coupon, and they have raised about $100 million out of a $400 million shelf.
Q: What opportunities are you seeing in the multifamily sector, and what types of investments are you considering?
A: Matthew Mcgraner discussed working with a repeat sponsor on a portfolio involving both purchase and refinancing, as well as construction financing. They are looking at senior loans, CMBS, and construction opportunities.
For the complete transcript of the earnings call, please refer to the full earnings call transcript.
