Please stand by, your program is about to begin. Good morning, ladies and gentlemen. And welcome to the First Quarter 2025 Arbor Realty Trust Earnings Conference Call. At this time, all participants are in a listen-only mode. After the speaker’s presentation, there will be a question-and-answer session. [Operator Instructions] Please be advised that today’s conference is being recorded. [Operator Instructions] I will now like to turn the call over to your speaker today, Paul Elenio, Chief Financial Officer. Please go ahead.

Hey. Thank you, David, and good morning, everyone. And welcome to the quarterly earnings call for Arbor Realty Trust. This morning, we’ll discuss the results for the quarter ended March 31, 2025. With me on the call today is Ivan Kaufman, our President and Chief Executive Officer. Before we begin, I need to inform you that statements made in this earnings call may be deemed forward-looking statements that are subject to risk and uncertainties, including information about possible or assumed future results of our business, financial condition, liquidity, results of operations, plans and objectives. These statements are based on our beliefs, assumptions and expectations of our future performance, taking into account the information currently available to us. Factors that could cause actual results to differ materially from Arbor’s expectations in these forward-looking statements are detailed in our SEC reports. Listeners are cautioned not to place undue reliance on these forward-looking statements, which speak only as of today. Arbor undertakes no obligation to publicly update or revise these forward-looking statements to reflect events or circumstances after today or the occurrences of unanticipated events. I’ll now turn the call over to Arbor’s President and CEO, Ivan Kaufman.

Thank you, Paul, and thanks to everyone for joining us on today’s call. As you can see from this morning’s press release, we had an active and productive quarter with many notable accomplishments, including substantial improvements to the right side of our balance sheet and significant progress in working through our delinquencies and REO assets, despite the challenging environment. We have been heavily focused on creating efficiencies in our financing facilities to continue to drive higher returns on our capital. In fact, in March, we announced a transformational deal in which we entered into a $1.1 billion repurchase facility to finance assets in two of our existing CLO vehicles with JPMorgan. This allowed us to redeem at par and full all investor capital in these vehicles, while creating tremendous efficiencies through significantly reduced pricing, enhanced leverage, and guaranteed and generated approximately $80 million of additional liquidity. Additionally, and very significantly, the facility is 88% non-recourse and provides us with a two-year replenishment period to substitute collateral when loans run-off. This is essentially like issuing a new CLO with significantly improved terms, and since every loan financed in this facility has been recently appraised, this transaction also very importantly reinforces the quality of our loan book. We’re extremely pleased with this innovative transaction and we believe demonstrates the quality of our brand and the depth of our banking relationships, and again, will drive higher earnings in the future. We also saw a very strong demand in our first quarter in the CLO securitization market. We’ve been a leader in this space for over 20 years and I’ve been extremely active in accessing this market. These vehicles are very attractive to us as they allow us to fund our loans with non-recourse, non-mark-to-market debt, which replenishment rights and generates outsized returns on…

Ivan?

Yeah. I am sorry. That resulted in our ability to reposition as a performance of these assets is greatly affected by poor management and from being undercapitalized, which resulted in very low occupancy. I’m sorry, excuse me one second. These are very important strategies that resulted in a large portion of our loan book being successfully repositioned as performing assets with enhanced collateral values and experienced sponsors and have created a more predictable future income stream. We also continue to make progress on the $819 million of loans that will pass due as of December 31st in accordance with our previous guidance. In the first quarter, we successfully modified $38 million of these loans and $39 million of loans become fully performing again and took back approximately $197 million of REO assets, $31 million of which we are in the process of bringing in new sponsors to operate and assume our debt. As expected, we did experience additional delinquencies during the quarter of approximately $109 million, bringing our total delinquencies out of March 31st to approximately $654 million. And our plans for resolving our remaining delinquencies are to take back as REO, including bringing new sponsorship, approximately 30% of this pool, with the other roughly 65% either paying off or being modified in the future. This would put our REO assets on our balance sheet in a range of $400 million to $500 million, with another roughly $200 million that we will have brought in new sponsorship to operate. As we discussed on last quarter’s call, these REO assets will be heavy lifting position of our loan book and we estimate will take approximately 12 months to 24 months to reposition as a performance of these assets have been greatly affected by poor management and from being undercapitalized, which has…

Thank you, Ivan. In the first quarter, we produced distributable earnings of $57.3 million or $0.28 per share and $0.31 a share, excluding $7 million of one-time realized losses from the sale of two REO assets that we previously reserved for, $6 million of which we guided to on last quarter’s call. These results translated into ROEs of approximately 10% for the first quarter. As Ivan mentioned, we reflected the current environment in our 2025 distributable earnings guidance of $0.30 per quarter to $0.35 per quarter. Additionally, as I mentioned on last quarter’s call, we were expecting at least the first two quarters of this year to come in at the low end of that guidance due to the challenging climate we’re experiencing from elevated rates. Clearly, rates are playing a big factor in our earnings outlook, and future changes in the interest rate environment will most certainly dictate whether we stay at the low end of the range for the balance of the year or are able to grow our earnings quicker. In the first quarter, we modified another 21 loans, totaling $950 million. On approximately $850 million of these loans, we required borrowers to invest additional capital to recap their deals with us providing some temporary rate relief through a pay and accrual feature. The pay rates were modified on average to approximately 5.18%, with 2.56% of the residual interest due being deferred until maturity. $55 million of these loans were delinquent last quarter and are now current in accordance with their modified terms. In the first quarter, we accrued $15.3 million of interest related to all modifications with pay and accrual features, $2.3 million of which is on Mezz and PE loans behind Agency loans that have a pay and accrual feature as part of their normal…

Thank you. [Operator Instructions] We’ll take our first question from Steve Delaney with Citizens JMP Securities. Please go ahead. Your line is open.

Thank you. Good morning, Ivan and Paul. Good to be on with you today. It sounds like, I mean, gosh, you covered a lot there in three or four different business lines, but the thing that caught my ear, it sounds like the CLO market is very attractive right now in terms of both structure and pricing, and a lot of folks have pulled back from bridge loans because of the credit problems that occurred on the earlier vintages. I’m just wondering when you look at the bridge portfolio, $11.5 billion, do you expect net growth there in 2025, and do you have a target level for where that portfolio might grow by the end of this year? Thank you.

Let me give a little bit of an overview of our business and what our outlook is, and I think, it’s a combination of three factors. Number one, how much new bridge business we expect, and in my comments, it’ll be about $1.5 billion to $2 billion. Run-off, I think we did run-off of $400 million in the first quarter, $200 million in April. We expect run-off to be anywhere between $1.5 billion to $3 billion, depending on where interest rates are. And then we’re going to fund up our construction business, and we’re going to fund up our SFR business. So you’re going to see a good net growth number, and then you’re going to see the composition of our balance sheet, hopefully by the end of the year, or maybe the first quarter, where the majority of what’s on our book will be new production as opposed to legacy. And that’s transformational when the legacy book gets shrunk to a minority of our book and that’s our goal. That’s where we’re going. A lot of this will be fueled by a very robust securitization market. There’s been some pullback, as I mentioned in my comments, with what happened with the tariffs. What was a -- one of the most aggressive securitization markets, it’s been pulled back, but pay very close attention. There are a couple of deals in the market now. We think they’re going to be extraordinarily well received. The net inflows and outflows of the securitization market is very clear that there’s a lot of liquidity, a lot of demand, and we expect as a firm to be able to really benefit off, A, the leverage from that business, as well as the cost of funds in that business and we think it’ll be very accretive to earnings. That’s why a lot of what we spoke about was 2025 being a transition year and setting us up very strongly for 2026.

Just a quick follow-up. When you look at the loans that you’re making today on the bridge loan side of the business, and clearly, you just said that you expect some growth and you really found that attractive. Why did so many people, just in a very simple term, what was the number one or number two, the primary weaknesses on why that 2022-2023 vintages have performed so poorly? And you’re obviously planning to correct that with your 2025 loans?

So, I think that’s a great question. I think we all have to understand that on the multifamily side of the business, you had to run from 2010 all the way up until now with very few corrections, and every market has a lot of corrections. I think we’re going back two years or three years from now. Two years or three years, everybody would say, as they do in every up market, that things can only get better, right? Rates will never go up.

Yeah.

And rates will only go and rents will always rise. I think the biggest mistakes were always made at the top of the market. Those are the facts. We see it in every curve, and everybody says, hey, if I only knew what I know now, I wouldn’t have been where I was. It doesn’t always work that way. We as a firm pull back a little quicker than everybody else. Now, the one thing that we’ve done a great job with is certainly, as you know, the structure on our loans and the recourse on our loans has been very effective in mitigating some of the deterioration and real estate fundamentals. And there has been a deterioration of fundamentals, but they’re starting to strengthen up again. I think after COVID, which nobody could have ever expected, you had a lot of delinquencies, a lot of rent issues, a tremendous number of economic vacancy issues due to people not being able to move out, the slow court system. You saw other factors which weren’t anticipated, an increase in insurance rates, an increase in tax rates. The insurance was a big factor. What nobody also anticipated was a number of new entrants into the business and the fact that they didn’t have a level of experience in management. When the trend’s only positive, you kind of lose sight of some of the negative factors. So, every cycle you get better. We’ve been through a lot of cycles. But I do want to comment on one thing. In our career, this being the fifth cycle we’ve been through, this is the longest peak to trough. Most of the time, the cycles go for 18 months, 20 months, 16 months, and you recover. This has been over 36 months and still going. There have been bits of recovery, bits of setback. So, this is a lot longer of a cycle than most people are accustomed to, but we’re starting to see some elements of recovery. We’re starting to see better occupancies and better growth and things of that nature, but there’s a lot to learn from every cycle. Every firm gets better. So, that’s my commentary on what happened then and hopefully how we’re better positioned now.

Thank you very much. I appreciate it.

Thanks, Steve.

We’ll take our next question from Jade Rahmani with KBW. Please go ahead. Your line is open.

Thank you very much. I wanted to start with a liquidity update. What are you expecting cash and liquidity to do just looking ahead at earnings, the reset dividend, your expectations regarding NPLs and REO?

Sure. Hey, Jade, it’s Paul. So, we’re sitting right now, as you can see, with $325 million of cash and liquidity. I think one of the things that was in my commentary that’s very important to note is that, during this lengthy dislocation, we made a strategic decision to delever the business due to the uncertainty. We delevered business 30% in the peak of the market prior to the dislocation occurring. We were 4.0 to 1 levered and humming along. We’re now 2.8 levered and we’ve been at that level for a few quarters now. With Ivan’s commentary of what we’re seeing in the securitization market and with the banks being so engaged and so constructive lately, evident by the J.P. Morgan line we just put in place, which was obviously an extremely good deal for us, we’re seeing the opportunity now where leverage -- we can enhance our leverage and grow our liquidity. So, we expect to be able to, over the next six months to nine months, 12 months, to totally, fully take advantage of, one, the securitization market, and two, the constructiveness of the banks and the liquidity that’s out there in the banking system to increase our leverage and grow our liquidity. Secondly, as Ivan mentioned, a run-off is a big part of where our liquidity will go and we toggle it based on our origination objectives and what our run-off does. We did have $400 million of run-off in Q1. It was a little light given where interest rates were for the last three months or four months. Interest rates have backed off a little bit recently, as we said, and we did get about $200 million of run-off in April. So, it could -- run-off could go anywhere from $1.5 billion to $3 billion, depending on where interest rates go, and that’s also a source of liquidity. And then the last piece that I wanted to mention is the debt markets are very, very open and active. As you know, we’ve been a serial issuer of debt through the unsecured debt market, through the preferreds and all those types of instruments, through the converts. Term Loan B, high yield debt, convert market, it’s all pretty open right now. So, we will continue to do what we do, be good stewards of capital and if we see good growth opportunities, and we think there’s good origination opportunities, and the run-off is slowing, we will continue to access those markets as well. So, that’s kind of the three pegs of the stool that drive our liquidity and why we feel comfortable we’ll have adequate liquidity.

Thanks. You didn’t mention NPLs and REO. Could you talk about where you expect each to go? And also, proceeds, do you expect proceeds from either category?

Let me comment on the REO because I commented on my comments. We expect the REO to go up to between $400 million and $500 million, and we’re going to be extraordinarily aggressive where there’s bad management and where there’s asset deterioration to pursue that REO, reposition them. A lot of them are heavy lift. We started a process, and to the extent that we can reposition those assets, they are tying up liquidity, and we will look to liquidate them once we get to a certain level and generate liquidity there. Paul, you can give a little overview on the NPLs and how that’s moving along.

Sure. So, as we said in the commentary, we’re sitting with $511 million of NPLs, about $140 million of less than 60 days, and they go through a natural progression, Jade. And as we laid out, as Ivan laid out in his commentary, we think about 35% of that pool, that $654 million, will take back as REO. We’re sitting with $300 million of REO right now on our balance sheet, but $37 million of that, as we mentioned, is going to get sold in the next couple of quarters. And then there’s some legacy stuff on there that’s been on before the crisis. So, we’re sitting at about, call it $210 million, $220 million of REO after we sell those two from this cycle, and we’re expecting to take back about 35% of that $654 million. So, that’ll grow it to the $400 million to $500 million, as Ivan mentioned. And we know that the NOIs and the occupancy are low, and we’re going to work through those assets, put a little money into them, rehab them, get them to a level where they’re now contributing to our earnings, and then we’ll make a decision whether we want to liquidate them or keep owning and operating them at what level. That’s the kind of way we’re looking at it. But as we mentioned, it’s a big drag on our 2025 earnings, and that’s why we believe it’s a transitional year. And that’s why we gave the guidance we gave last quarter.

Thanks. If I could ask one more, it’s about the overall economic sensitivity of the portfolio. You mentioned the 36-month cycle, but that’s really an interest rate cycle. We haven’t even gone through an economic cycle in terms of unemployment spiking or a recession. So, could you touch on your views there?

We’re actually seeing the occupancy firm up in a lot of our assets and we’re seeing better performance. And I think in many of the markets, we’ve hit bottom that we’re seeing. A lot of it was a product of what was, I would say, COVID and post-COVID and the difficulty of getting tenants out, and that has firmed up. So, in many ways, we feel we’ve really bottomed out in a lot of these markets. With respect to our REOs, which we experienced, it was really poor management. And what we’ve seen now with bringing in the right management, we’ve been able to really take underperforming assets and bring them up to market. A lot of what we have is workforce housing, and we’re seeing good data on that in general. So, I think we’ve seen, from an economic side of the coin, the worst side of it and we’ve been to a very tough side of it.

Thank you very much.

Thanks, Jade.

[Operator Instructions] We’ll take our next question from Rick Shane with J.P. Morgan. Please go ahead. Your line is open.

Hey, guys. Thanks for taking my questions this morning. Look, the interaction feedback we’re getting is a lot of focus on liquidity, dividend sustainability and non-cash income. Cash is down 65% year-over-year, 38% quarter-over-quarter, and I’m not including the restricted cash because of the paydown of the CLO. Repayments were at their lowest level back to the pandemic at $421 million, I think. Originations in the quarter were $747 million, so you consumed about $300 million on originations. I’m curious how much of those originations really were on new projects as opposed to reinvesting in existing?

Sure. So, I can give you some of those numbers, Rick. So, the $747 million that we did in originations, $367 million were brand-new bridge loans, not on existing projects, brand-new bridge loans in the market we’re in today. $131 million were bridge loans that came off our SFR business with that business working nicely. So, construction got to lease up and then those loans turned into bridge loans. And then, in addition to that, we had about $223 million of fundings on our unfunded SFR business. As you know, we have commitments outstanding and then we fund that business over time. And then about $19 million was funding on construction loans in our newly-created construction business and $4.5 million was Mezz. So, pretty much all of that product that I mentioned is new product to us. It’s not on existing.

Great. I really appreciate the clarity there, Paul. Second question is, you guys reported $57 million of distributable earnings. How much of the reported income was or interest was non-cash?

Yeah. So, that’s what I put in my commentary. We booked $15.3 million of PIK during the quarter, which is down from last quarter, because we make adjustments as we go. Some loans pay. And on the amount of loans that we’ve modified that we have put a paid accrual feature on, we’re accruing about 78% of those loans and about 22% we’ve put on non-accrual. But it was $15.3 million for the quarter. And as I put in my commentary, a certain amount of that is Mezz and PE, which is part of the normal structure and the rest is on our bridge loans.

Got it. And as we look through the year and look to your guidance, both in terms of dividend outlook and expectations of an increase in PE in the back half of the year, is that $15 million run rate a good way to -- is that a good level of expectations?

I think it is. It’s a hard question because things change, right? So, this quarter, if you look at our 10-Q, you’ll see we reversed some prior call interest on some loans that we modded that defaulted. And then we had some new ones. So, it’s a constantly moving number and we sit down every quarter and we go through with asset management and we look through and say, which ones do we think are going to pay? Which ones we think are going to struggle? Once we think of struggle, we’re going to be conservative. But I think that’s a pretty good run rate right now. We may have some more mods in the second quarter, I’m not sure. And you’ll have the first quarter mods full effect, but we’ll see run-off. We’re working on a couple of big deals now that if they get over the line, given where interest rates are, we could see a chunk of that get paid. So, it’s all a moving number. So, I would just say that $15 million is probably a good estimate going forward.

Terrific. Thank you and thank you as always for taking my question.

Sure. Thanks, sir.

And we’ll take our next question from Leon Cooperman with Omega Family Office. Please go ahead. Your line is open.

Thank you. So far, everything I’ve heard is in line with what you previously have indicated. I had a discussion in the past and it is, why do you think interest rates are too high. I mean, just the way I look at the macroeconomy, stock markets right now are high. The speculation in the market is very rampant. I see no indication that interest rates are too high. Why do you feel that interest rates are going to go down?

It’s not that I feel whether they go down or up. It’s how we think the business will be managed in a different rate environment. I mean, clearly when rates moved up, as they did three months or four months -- three months ago in our last quarter, we were very bearish and we gave a certain outlook and revised our earnings forecast going forward and our dividend going forward. Rates have improved a little bit and improvement in rate has a dramatic impact on our business. As I mentioned in my comments, our pipeline grew from $1.2 billion to $2 billion in a very short period of time with that rate down. So I don’t -- while I may feel rates may go down, I could just tell you how the different rate environment affects our business. And we’re at a point in time with this rate environment where it is today. We feel good about it. If rates move down even lower, we feel better. If rates move back up, we feel worse. So rates have moved from down about 50 basis points. It’s had a dramatic impact on us already. If it moves lower, it’ll have even a better impact. So I comment more in terms of how our business will function in a different rate environment.

Got you. Now, second question for Paul. I got to this call very late. I apologize because I was on another call. What was the book value at the end of the quarter?

Sure. The book value was 11.98% [ph] at the end of the quarter, Leon.

Okay. 11.98%. In the past, you had an authorization to buy back stock. Is the current environment such that you would rather keep your liquidity and not buy stock back below book value?

I think…

The short question is...

Yeah. Leon, clearly, our liquidity is a very important item to us. We’ll manage our liquidity. We’ll manage our opportunities. And we’ll keep an eye on everything. If we see the stock go down and we have an opportunity to gain liquidity in other areas, it’s a good return on investment for how we raise our capital and something we would evaluate.

Got you. All right. So you’re not committed to do buyback, but you’re going to basically look at the various alternatives and the market environment.

Correct.

All right. Very good. Thank you.

Thanks, Leon.

And there are no further questions on the line at this time. I’ll turn the call back to Ivan Kaufman for any closing remarks.

Okay. Thank you all for your participation today and your support. Look forward to next quarterly call. Everybody have a great day and a great weekend.

This does conclude today’s program. Thank you for your participation and you may now disconnect.