10-Q 1 gpmt-20220331.htm 10-Q gpmt-20220331
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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended March 31, 2022
or
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from to
Commission File Number: 001-38124
GRANITE POINT MORTGAGE TRUST INC.
(Exact name of registrant as specified in its charter)
Maryland 61-1843143
(State or other jurisdiction of
incorporation or organization)
 (I.R.S. Employer
Identification No.)
3 Bryant Park, Suite 2400A 
New York,New York10036
(Address of principal executive offices) (Zip Code)
(212) 364-5500
(Registrant’s telephone number, including area code)
Securities registered pursuant to Section 12(b) of the Act:
Title of each classTrading Symbol(s)Name of each exchange on which registered
Common Stock, par value $0.01 per shareGPMTNYSE
7.00% Series A Fixed-to-Floating Rate Cumulative Redeemable Preferred Stock, par value $0.01 per shareGPMTPrANYSE
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes No
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes No
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
Large accelerated filerAccelerated filer
Non-accelerated filer
Smaller reporting company
Emerging growth company
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes No
Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date.
As of May 9, 2022, there were 53,855,577 shares of outstanding common stock, par value $0.01 per share, issued and outstanding.


GRANITE POINT MORTGAGE TRUST INC.
INDEX
Page
PART I - FINANCIAL INFORMATION
Item 1.
Financial Statements (unaudited)
PART II - OTHER INFORMATION

i


PART I. FINANCIAL INFORMATION

Item 1. Financial Statements (unaudited)
GRANITE POINT MORTGAGE TRUST INC.
CONDENSED CONSOLIDATED BALANCE SHEETS
(in thousands, except share data)
March 31,
2022
December 31,
2021
ASSETS
Loans held-for-investment$3,784,624 $3,782,205 
Allowance for credit losses(34,154)(40,897)
Loans held-for-investment, net3,750,470 3,741,308 
Cash and cash equivalents148,162 191,931 
Restricted cash105,972 12,362 
Accrued interest receivable11,142 10,716 
Other assets31,067 32,201 
Total Assets (1)
$4,046,813 $3,988,518 
LIABILITIES AND STOCKHOLDERS’ EQUITY
Liabilities
Repurchase facilities$748,555 $677,285 
Securitized debt obligations1,631,991 1,677,619 
Asset-specific financings43,622 43,622 
Term financing facility127,303 127,145 
Convertible senior notes273,369 272,942 
Senior secured term loan facilities93,589 139,880 
Dividends payable17,395 14,406 
Other liabilities21,495 21,436 
Total Liabilities (1)
2,957,319 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 share
82 46 
Common stock, par value $0.01 per share; 450,000,000 shares authorized and 53,855,577 and 53,789,465 shares issued and outstanding, respectively
539 538 
Additional paid-in capital1,213,274 1,125,241 
Cumulative earnings176,154 171,518 
Cumulative distributions to stockholders(301,680)(284,285)
Total Granite Point Mortgage Trust Inc. Stockholders’ Equity1,088,369 1,013,058 
Non-controlling interests125 125 
Total Equity$1,088,494 $1,013,183 
Total Liabilities and Stockholders’ Equity$4,046,813 $3,988,518 
____________________
(1)The condensed consolidated balance sheets include assets of consolidated variable interest entities, or VIEs, that can only be used to settle obligations of these VIEs, and liabilities of the consolidated VIEs for which creditors do not have recourse to Granite Point Mortgage Trust Inc. At March 31, 2022, and December 31, 2021, assets of the VIEs totaled $2,231,292 and $2,266,044, respectively, and liabilities of the VIEs totaled $1,634,241 and $1,679,435, respectively. See Note 4 - Variable Interest Entities and Securitized Debt Obligations for additional information.
The accompanying notes are an integral part of these condensed consolidated financial statements.
1


GRANITE POINT MORTGAGE TRUST INC.
CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
(in thousands, except share data)
Three Months Ended
March 31,
20222021
Interest income:
Loans held-for-investment$47,298 $54,039 
Cash and cash equivalents23 100 
Total interest income47,321 54,139 
Interest expense:
Repurchase facilities5,008 8,951 
Securitized debt obligations9,732 4,617 
Convertible senior notes4,546 4,518 
Term financing facility1,373 2,122 
Asset-specific financings282 877 
Senior secured term loan facilities2,868 5,280 
Total interest expense23,809 26,365 
Net interest income23,512 27,774 
Other (loss) income:
(Provision for) benefit from credit losses(3,688)9,119 
Loss on extinguishment of debt(5,791) 
Fee income493  
Total other (loss) income(8,986)9,119 
Expenses:
Compensation and benefits5,816 5,460 
Servicing expenses1,461 1,316 
Other operating expenses2,614 2,127 
Total expenses9,891 8,903 
Income before income taxes4,635 27,990 
Benefit from income taxes(1)(1)
Net income
4,636 27,991 
Dividends on preferred stock
3,625 25 
Net income attributable to common stockholders$1,011 $27,966 
Basic earnings per weighted average common share
$0.02 $0.51 
Diluted earnings per weighted average common share
$0.02 $0.45 
Weighted average number of shares of common stock outstanding:
Basic
53,857,051 55,137,608 
Diluted
53,961,497 71,834,396 
Comprehensive income:
Net income attributable to common stockholders$1,011 $27,966 
Comprehensive income$1,011 $27,966 
The accompanying notes are an integral part of these condensed consolidated financial statements.
2




GRANITE POINT MORTGAGE TRUST INC
CONDENSED CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY
(in thousands, except share data)

Common StockPreferred Stock
SharesAmountSharesAmountAdditional Paid-in CapitalAccumulated Other Comprehensive IncomeCumulative EarningsCumulative Distributions to StockholdersTotal Stockholders’ EquityNon-controlling InterestsTotal Equity
Balance, December 31, 202055,205,082 552   1,058,298  103,165 (228,169)933,846  933,846 
Net income— — — — — — 27,991 — 27,991 — 27,991 
Restricted stock forfeiture(97,425)(1)— — (918)— — — (919)— (919)
Preferred dividends declared, $25.00 per share
— — — — — — — (25)(25)— (25)
Common dividends declared, $0.25 per share
— — — — — — — (14,008)(14,008)— (14,008)
Contributions from non-controlling interests— — — — — — — — — 125 125 
Non-cash equity award compensation — — — 1,887 — — — 1,887 — 1,887 
Balance, March 31, 202155,107,657 551   1,059,267  131,156 (242,202)948,772 125 948,897 
Balance, December 31, 202153,789,465 538 4,596,500 46 1,125,241  171,518 (284,285)1,013,058 125 1,013,183 
Net income— — — — — — 4,636 — 4,636 — 4,636 
Issuance of preferred stock, net of offering costs— 3,633,000 36 87,485 — — — 87,521 — 87,521 
Restricted stock forfeiture(69,039) — — (824)— — — (824)— (824)
Restricted Stock Unit (RSU) forfeiture— — — — (798)— — — (798)— (798)
Preferred dividends declared, $25.00 per share
— — — — — — — (25)(25)— (25)
Preferred dividends declared, $0.4375 per share
— — — — — — — (3,600)(3,600)— (3,600)
Common dividends declared, $0.25 per share
— — — — — — — (13,770)(13,770)— (13,770)
Non-cash equity award compensation135,151 1 — — 2,170 — — — 2,171 — 2,171 
Balance, March 31, 202253,855,577 539 8,229,500 82 1,213,274  176,154 (301,680)1,088,369 125 1,088,494 

The accompanying notes are an integral part of these condensed consolidated financial statements.
3




GRANITE POINT MORTGAGE TRUST INC.
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (in thousands)
Three Months Ended
March 31,
20222021
Cash Flows From Operating Activities:
Net income$4,636 $27,991 
Adjustments to reconcile net income to net cash provided by operating activities:
Accretion of discounts and net deferred fees on loans held-for-investment and deferred interest capitalized to loans held-for-investment
(4,531)(9,130)
Amortization of deferred debt issuance costs
3,839 2,989 
Provision for (benefit from) credit losses3,688 (9,119)
Loss on extinguishment of debt3,291  
Amortization of equity-based compensation2,171 1,887 
Proceeds received from deferred interest capitalized to loans held-for-investment284  
Net change in assets and liabilities:
(Increase) decrease in accrued interest receivable(426)96 
Decrease in other assets542 354 
Increase (decrease) in other liabilities(265)2,061 
Net cash provided by operating activities13,229 17,129 
Cash Flows From Investing Activities:
Originations, acquisitions and additional fundings of loans held-for-investment, net of deferred fees
(170,091)(37,258)
Proceeds from loan sales43,714  
Proceeds from repayment of loans held-for-investment118,098 101,588 
Increase in other assets, due from servicer on repayments of loans held-for-investment (570) 
Net cash (used in) provided by investing activities(8,849)64,330 
Cash Flows From Financing Activities:
Proceeds from repurchase facilities108,429 8,966 
Principal payments on repurchase facilities(37,159)(479,300)
Principal payments on securitized debt obligations(47,267)(2,142)
Repayment of senior secured term loan facilities(50,000) 
Proceeds from term financing facility 349,291 
Payment of debt issuance costs(35)(2,535)
Contributions from non-controlling interests 125 
Proceeds from issuance of preferred stock, net of offering costs87,521  
Tax withholding on restricted stock and RSUs(1,622)(918)
Dividends paid on preferred stock(718)(25)
Dividends paid on common stock(13,688)(25,024)
Net cash provided by (used in) financing activities45,461 (151,562)
Net increase (decrease) in cash, cash equivalents and restricted cash49,841 (70,103)
Cash, cash equivalents, and restricted cash at beginning of period204,293 329,193 
Cash, cash equivalents, and restricted cash at end of period$254,134 $259,090 
Supplemental Disclosure of Cash Flow Information:
Cash paid for interest$19,347 $21,926 
Cash paid for taxes$291 $610 
Noncash Activities:
Dividends declared but not paid at end of period$17,395 $14,033 
The accompanying notes are an integral part of these condensed consolidated financial statements.
4




GRANITE POINT MORTGAGE TRUST INC.
Notes to the Condensed Consolidated Financial Statements


Note 1. Organization and Operations
Granite Point Mortgage Trust Inc., or the Company, is an internally managed real estate finance company that focuses primarily on directly originating, investing in and managing senior floating-rate commercial mortgage loans and other debt and debt-like commercial real estate investments. These investments are capitalized by accessing a variety of funding options, including borrowing under the Company’s bank credit facilities or other asset-specific financings, issuing commercial real estate collateralized loan obligations, or CRE CLOs, entering into term financing agreements, and issuing other forms of secured and unsecured debt and equity securities, depending on market conditions and the Company’s view of the most appropriate funding option available for the Company’s investments. The Company is not in the business of buying or trading securities, and the only securities it owns are the retained interests from its CRE CLOs. The Company’s investment objective is to preserve the Company’s stockholders’ capital while generating attractive risk-adjusted returns over the long term, primarily through dividends derived from current income produced by the Company’s investment portfolio. The Company’s common stock is listed on the New York Stock Exchange, or NYSE, under the symbol “GPMT”. The Company operates its business in a manner that is intended to permit it to maintain its exclusion from registration under the Investment Company Act of 1940, as amended, or the Investment Company Act. The Company operates its business as one segment. The Company was incorporated in Maryland on April 7, 2017, and commenced operations as a publicly traded company on June 28, 2017.
The Company has elected to be treated as a real estate investment trust, or REIT, as defined under the Internal Revenue Code of 1986, as amended, or the Code, for U.S. federal income tax purposes. As long as the Company continues to comply with a number of requirements under federal tax law and maintains its qualification as a REIT, the Company generally will not be subject to U.S. federal income taxes to the extent that the Company distributes its taxable income to its stockholders on an annual basis and does not engage in prohibited transactions. However, certain activities that the Company may perform may cause it to earn income which will not be qualifying income for REIT purposes. The Company has designated one of its subsidiaries as a taxable REIT subsidiary, or TRS, as defined in the Code, to engage in such activities.
Note 2. Basis of Presentation and Significant Accounting Policies
Consolidation and Basis of Presentation
The interim unaudited condensed consolidated financial statements of the Company have been prepared in accordance with the rules and regulations of the Securities and Exchange Commission, or SEC. Certain information and note disclosures normally included in financial statements prepared in accordance with U.S. generally accepted accounting principles, or GAAP, have been condensed or omitted according to such SEC rules and regulations. However, management believes that the disclosures included in these interim condensed consolidated financial statements are adequate to make the information presented not misleading. The accompanying unaudited condensed consolidated financial statements should be read in conjunction with the financial statements and notes thereto included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2021. In the opinion of management, all normal and recurring adjustments necessary to present fairly the financial condition of the Company at March 31, 2022, and results of operations for all periods presented, have been made. The results of operations for the three months ended March 31, 2022 should not be construed as indicative of the results to be expected for future periods or the full year.
The unaudited condensed consolidated financial statements of the Company include the accounts of all subsidiaries; inter-company accounts and transactions have been eliminated. Certain prior period amounts have been reclassified to conform to the current period presentation.
All entities in which the Company holds investments that are considered VIEs for financial reporting purposes were reviewed for consolidation under the applicable consolidation guidance. Whenever the Company has both the power to direct the activities of an entity that most significantly impact the entity’s performance, and the obligation to absorb losses or the right to receive benefits of the entity that could be significant, the Company consolidates the entity.
Use of Estimates
The preparation of financial statements in conformity with GAAP requires management to make a number of significant estimates. These include estimates of amount and timing of allowances for credit losses, fair value of certain assets and liabilities, and other estimates that affect the reported amounts of certain assets and liabilities as of the date of the condensed consolidated financial statements and the reported amounts of certain revenues and expenses during the reported period. It is likely that changes in these estimates (e.g., valuation changes to the underlying collateral of loans due to changes in market capitalization rates, leasing, credit worthiness of major tenants, occupancy rates, availability of financing, exit plan, loan sponsorship, actions of other lenders, overall economic and capital markets conditions, the broader commercial real estate market, local geographic sub-markets or other factors) will occur in the near term. As the novel coronavirus, or COVID-19, pandemic has evolved from its emergence in early 2020, so has its global impact. The longer-term macroeconomic effects on
5



GRANITE POINT MORTGAGE TRUST INC.
Notes to the Condensed Consolidated Financial Statements
global supply chains, inflation, labor shortages and wage increases continue to impact many industries, including those related to the collateral underlying certain of the Company’s loans. Moreover, with the potential for new strains of COVID-19 to emerge, governments and businesses may re-impose aggressive measures to help slow its spread in the future. For this reason, among others, as the COVID-19 pandemic continues, the potential global impacts are uncertain and difficult to assess. The Company believes the estimates and assumptions underlying its condensed consolidated financial statements are reasonable and supportable based on the information available as of March 31, 2022. However, uncertainty over the ultimate impact COVID-19 will have on the global economy generally, and the Company’s business in particular, makes any estimates and assumptions as of March 31, 2022, inherently less certain than they would be absent the current and potential impacts of COVID-19. The Company’s actual results could ultimately differ from its estimates and such differences may be material.
Significant Accounting Policies
Included in Note 2 to the Consolidated Financial Statements of the Company’s Annual Report on Form 10-K for the year ended December 31, 2021, is a summary of the Company’s significant accounting policies. Provided below is a summary of additional accounting policies that are significant to the Company’s condensed consolidated financial condition and results of operations for the three months ended March 31, 2022.
Recently Issued and/or Adopted Accounting Standards
Financial Instruments-Credit Losses (Topic 326): Troubled Debt Restructurings and Vintage Disclosures
In March 2022, the Financial Accounting Standards Board, or FASB, issued ASU 2022-02, Financial Instruments – Credit Losses (Topic 326): Troubled Debt Restructurings and Vintage Disclosures, or ASU 2022-02. The intention of ASU 2022-02 is to simplify the guidance surrounding loan modifications and restructurings and to eliminate the accounting guidance related to TDR. The new guidance deviates from TDR guidance as disclosures are now based on whether a modification or restructuring with a borrower experiencing financial difficulty results in principal forgiveness, an interest rate reduction, a significant payment delay or term extension as opposed to simply a concession. The new guidance requires disclosure by class of financing receivables, of the types of modifications, the financial effects of those modifications and the performance of those modified receivables in the last twelve months. As it relates to ASC 326-20 the Company is now allowed to use any acceptable method to determine credit losses as a result of modification or restructuring with a borrower experiencing financial difficulty. ASU 2022-02 also requires disclosure of gross write-offs recorded in the current period, on a year-to-date basis, by year of origination in the vintage disclosures. ASU 2022-02 is effective for fiscal years beginning after December 15, 2022. Entities are able to early adopt these amendments and have the ability to early adopt the TDR enhancements separately from the vintage disclosures. The Company has not yet adopted this ASU and will continue to evaluate the effects of adoption.
Facilitation of the Effects of Reference Rate Reform on Financial Reporting
In March 2020, FASB issued ASU No. 2020-04, Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform on Financial Reporting, or ASU No. 2020-04, which provides optional expedients and exceptions for applying GAAP to debt instruments, derivatives, and other contracts that reference the London Interbank Offered Rate, or LIBOR, or other reference rates expected to be discontinued as a result of reference rate reform. This guidance is optional and may be elected through December 31, 2022, using a prospective application on all eligible contract modifications. The Company has loan agreements and debt agreements that incorporate LIBOR as a referenced interest rate. It is difficult to predict what effect, if any, the phase-out of LIBOR and the use of alternative benchmarks may have on the Company’s business or on the overall financial markets. The Company has not adopted any of the optional expedients or exceptions through March 31, 2022, but will continue to evaluate the possible adoption of any such expedients or exceptions.
Note 3. Loans Held-for-Investment, Net of Allowance for Credit Losses
The Company originates and acquires commercial real estate debt and related instruments generally to be held as long-term investments. These assets are classified as “loans held-for-investment” on the condensed consolidated balance sheets. Loans held-for-investment are reported at cost, net of any unamortized acquisition premiums or discounts, loan fees, origination costs and allowance for credit losses, as applicable.
6



GRANITE POINT MORTGAGE TRUST INC.
Notes to the Condensed Consolidated Financial Statements
The following tables summarize the Company’s loans held-for-investment by asset type, property type and geographic location as of March 31, 2022, and December 31, 2021:
March 31,
2022
(dollars in thousands)
Senior
    Loans (1)
Mezzanine LoansB-NotesTotal
Unpaid principal balance$3,782,700 $697 $13,944 $3,797,341 
Unamortized (discount) premium
(61)  (61)
Unamortized net deferred origination fees
(12,656)  (12,656)
Allowance for credit losses(32,667)(697)(790)(34,154)
Carrying value$3,737,316 $ $13,154 $3,750,470 
Unfunded commitments$372,333 $ $ $372,333 
Number of loans101 1 1 103 
Weighted average coupon4.6 %13.0 %8.0 %4.6 %
Weighted average years to maturity (2)
1.03.64.81.0
December 31,
2021
(dollars in thousands)
Senior
    Loans (1)
Mezzanine LoansB-NotesTotal
Unpaid principal balance$3,781,771 $1,048 $14,006 $3,796,825 
Unamortized (discount) premium
(70)  (70)
Unamortized net deferred origination fees
(14,550)  (14,550)
Allowance for credit losses(38,719)(1,048)(1,130)(40,897)
Carrying value$3,728,432 $ $12,876 $3,741,308 
Unfunded commitments$403,584 $ $ $403,584 
Number of loans103 1 1 105 
Weighted average coupon4.5 %13.0 %8.0 %4.5 %
Weighted average years to maturity (2)
1.13.95.11.1
____________________
(1)Loans primarily secured by a first priority lien on commercial real property and related personal property and also includes, when applicable, any companion subordinate loans.
(2)Based on contractual maturity date. Certain loans are subject to contractual extension options with such conditions stipulated in the applicable loan documents. Actual maturities may differ from contractual maturities stated herein as certain borrowers may have the right to prepay with or without paying a prepayment fee. The Company may also extend contractual maturities in connection with certain loan modifications.
(dollars in thousands)March 31,
2022
December 31,
2021
Property TypeCarrying Value% of Loan PortfolioCarrying Value% of Loan Portfolio
Office$1,674,127 44.6 %$1,703,951 45.5 %
Multifamily1,032,942 27.6 %1,061,434 28.4 %
Hotel466,030 12.4 %464,816 12.4 %
Retail346,821 9.2 %341,834 9.1 %
Industrial179,884 4.8 %118,564 3.2 %
Other50,666 1.4 %50,709 1.4 %
Total$3,750,470 100.0 %$3,741,308 100.0 %
7



GRANITE POINT MORTGAGE TRUST INC.
Notes to the Condensed Consolidated Financial Statements
(dollars in thousands)March 31,
2022
December 31,
2021
Geographic LocationCarrying Value% of Loan PortfolioCarrying Value% of Loan Portfolio
Northeast$928,822 24.7 %$917,029 24.5 %
Southwest820,034 21.9 %836,955 22.4 %
West663,818 17.7 %658,429 17.6 %
Midwest640,280 17.1 %637,784 17.0 %
Southeast697,516 18.6 %691,111 18.5 %
Total$3,750,470 100.0 %$3,741,308 100.0 %
At March 31, 2022, and December 31, 2021, the Company pledged loans held-for-investment with a carrying value, net of allowance for credit losses, of $3.7 billion in both periods, as collateral under repurchase facilities, an asset-specific financing facility, a term financing facility and securitized debt obligations. See Note 4 - Variable Interest Entities and Securitized Debt Obligations and Note 5 - Secured Financing Agreements.
The following table summarizes activity related to loans held-for-investment, net of allowance for credit losses, for the three months ended March 31, 2022, and 2021:
Three Months Ended March 31,
(in thousands)20222021
Balance at beginning of period$3,741,308 $3,847,803 
Originations, additional fundings, upsizing of loans and capitalized deferred interest172,865 41,777 
Repayments(118,383)(101,588)
Loan sales(43,714) 
Net discount accretion (premium amortization)9 7 
Increase in net deferred origination fees(2,240)(34)
Amortization of net deferred origination fees3,989 4,638 
(Provision for) benefit from credit losses(3,364)7,233 
Balance at end of period$3,750,470 $3,799,836 

Allowance for Credit Losses
Subsequent to the adoption of ASU 2016-13 on January 1, 2020, to estimate and recognize an allowance for credit losses on loans held-for-investment and the related unfunded commitments, the Company continues to use a third party licensed probability-weighted analytical model. The Company employs quarterly updated macroeconomic forecasts, which reflect expectations for overall economic output, interest rates, values of real estate properties and other factors, including the ongoing impact of the COVID-19 pandemic on the overall U.S. economy and commercial real estate markets generally. Significant inputs to the Company’s estimate of the allowance for credit losses include loan specific factors such as debt service coverage ratio, or DSCR, loan to value ratio, or LTV, remaining contractual loan term, property type and others. As part of the quarterly review of the portfolio, the Company assesses the expected repayment date of each loan, which is used to determine the contractual term for purposes of computing the CECL reserve. In certain instances, for loans with unique risk and credit characteristics, the Company may instead elect to employ different methods to estimate an allowance for credit losses that also conform to ASU 2016-13 and related guidance.
As of March 31, 2022, the Company recognized an allowance for credit losses related to its loans held-for-investment of $34.2 million, which reflects a write-off of $10.1 million on a loan held-for-investment and a total increase in the provision for credit losses of $3.4 million for the three months ended March 31, 2022. The increase of $3.4 million includes an additional $2.1 million of reserve on the loan prior to write-off. The remaining increase in the Company’s provision for credit losses was related to changes in the portfolio mix and implementing in its analysis a more conservative macroeconomic forecast driven by an elevated uncertainty for macroeconomic outlook due to inflationary pressures, continuing supply chain disruptions, interest rate volatility and other factors.
The allowance for credit losses related to the Company’s loans held-for-investment is deducted from the amortized cost basis of related loans, while the allowance for credit losses related to off-balance sheet unfunded commitments on existing loans
8



GRANITE POINT MORTGAGE TRUST INC.
Notes to the Condensed Consolidated Financial Statements
is recorded as a component of other liabilities on the Company’s condensed consolidated balance sheets. As of March 31, 2022, the Company recognized $1.8 million in other liabilities related to the allowance for credit losses on unfunded commitments and recorded a provision for credit losses of $0.3 million for the three months ended March 31, 2022. Changes in the provision for credit losses for both loans held-for-investment and their related unfunded commitments are recognized through net income on the Company’s condensed consolidated statements of comprehensive income.
The following table presents the changes for the three months ended March 31, 2022, and 2021 in the allowance for credit losses on loans held-for-investment:
Three Months Ended March 31,
(in thousands)20222021
Balance at beginning of period $40,897 $66,666 
Provision for (benefit from) credit losses3,364 (7,233)
Write-off(10,107) 
Balance at end of period$34,154 $59,433 

Generally, loans held-for-investment are placed on nonaccrual status when delinquent for more than 90 days or earlier when determined not to be probable of full collection. Interest income recognition is suspended when loans are placed on nonaccrual status.
During the three months ended March 31, 2022, the Company resolved a senior loan that had an outstanding unpaid principal balance of $54.0 million. The loan had been previously placed on nonaccrual status. The Company recognized a write-off of $10.1 million on the sale of the loan.
As of March 31, 2022, the Company had one senior loan with a total unpaid principal balance of $114.1 million and carrying value of $99.5 million that is held on nonaccrual status. No other loans were considered past due and no other loans were held on nonaccrual status as of March 31, 2022.
The following table presents the carrying value of loans held-for-investment on nonaccrual status for the three months ended March 31, 2022, and 2021:
Three Months Ended March 31,
(in thousands)20222021
Nonaccrual loan carrying value at beginning of period $145,370 $ 
Addition of nonaccrual loan carrying value$11 $19,264 
Removal of nonaccrual loan carrying value$(45,854)$ 
Nonaccrual loan carrying value at end of period$99,527 $19,264 
Loan Risk Ratings
The Company’s primary credit quality indicators are its risk ratings. The Company evaluates the credit quality of each loan at least quarterly by assessing the risk factors of each loan and assigning a risk rating based on a variety of factors. Risk factors include property type, geographic and local market dynamics, physical condition, leasing and tenant profile, projected cash flow, loan structure and exit plan, LTV, project sponsorship and other factors deemed necessary. Risk ratings are defined as follows:
1 –Lower Risk
2 –Average Risk
3 –Acceptable Risk
4 –Higher Risk: A loan that has exhibited material deterioration in cash flows and/or other credit factors, which, if negative trends continue, could be indicative of probability of principal loss.
5 –Loss Likely: A loan that has a significantly increased probability of principal loss.
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GRANITE POINT MORTGAGE TRUST INC.
Notes to the Condensed Consolidated Financial Statements
The following table presents the number of loans, unpaid principal balance and carrying value by risk rating for loans held-for-investment as of March 31, 2022, and December 31, 2021:
(dollars in thousands)March 31,
2022
December 31,
2021
Risk RatingNumber of LoansUnpaid Principal BalanceCarrying ValueNumber of LoansUnpaid Principal BalanceCarrying Value
110 $341,548 $340,122 9 $245,939 $245,042 
262 2,147,019 2,129,438 58 2,002,008 1,983,615 
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