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Two Harbors Investment Corp. Reports Fourth Quarter 2016 Financial Results
Delivered Total Stockholder Return of 20% in 2016(1) 
MSR Instrumental to Fourth Quarter Book Value Stability

NEW YORK, February 6, 2017 - Two Harbors Investment Corp. (NYSE: TWO), a leading hybrid mortgage real estate investment trust (REIT) that invests in residential mortgage-backed securities (RMBS), mortgage servicing rights (MSR), commercial real estate and other financial assets, today announced its financial results for the quarter ended December 31, 2016.

Quarterly Summary

Reported book value of $9.78 per common share, representing a 0.1%(2) total quarterly return on book value after accounting for a dividend of $0.24 per share.
Delivered Comprehensive Income of $2.2 million, a return on average equity of 0.3%, or $0.01 per weighted average common share.
Reported Core Earnings of $83.4 million, or $0.24 per weighted average common share.(3) 

2016 Summary

Delivered total stockholder return of 20% in 2016.(1) 
Generated total annual return on book value of 5.9%, after accounting for dividends of $0.93 per share.(4) 
Completed wind down of mortgage loan conduit consistent with our timeline and expense expectations; reallocated capital to assets with higher anticipated returns, including MSR and commercial real estate.
Added $32.0 billion unpaid principal balance (UPB) of MSR; total fair market value of $693.8 million at December 31, 2016.
Increased capital allocated to commercial real estate strategy; aggregate portfolio carrying value of $1.4 billion at December 31, 2016.
Repurchased 8.0 million shares, at an average price of $7.64 per share, representing 2.3% of shares outstanding at December 31, 2016.


“Despite the market volatility in the quarter, our ability to protect book value while generating strong earnings illustrates the merits of our approach to risk management,” stated Thomas Siering, Two Harbors’ President and Chief Executive Officer.  “We delivered a 20% total shareholder return in 2016, and the progress we have made on our strategic plan has us well positioned to increase our earnings potential in the year ahead.”



(1)
Two Harbors’ total stockholder return is calculated for the period December 31, 2015 to December 31, 2016. Total stockholder return is defined as stock price appreciation including dividends. Source: Bloomberg.
(2)
Return on book value for the quarter ended December 31, 2016 is defined as the decrease in book value from September 30, 2016 to December 31, 2016 of $0.23, plus the dividend declared of $0.24 per share, divided by September 30, 2016 book value of $10.01 per share.
(3)
Core Earnings is a non-GAAP measure. Please see page 13 for a definition of Core Earnings and a reconciliation of GAAP to non-GAAP financial information.
(4)
Return on book value for the year ended December 31, 2016 is defined as the decrease in book value from December 31, 2015 to December 31, 2016 of $0.33, plus dividends declared of $0.93 per share, divided by December 31, 2015 book value of $10.11 per share.

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Operating Performance
The following table summarizes the company’s GAAP and non-GAAP earnings measurements and key metrics for the fourth quarter of 2016:
Two Harbors Investment Corp. Operating Performance (unaudited)








(dollars in thousands, except per share data)




Three Months Ended
December 31, 2016

Year Ended
December 31, 2016
Earnings
 Earnings

 Per weighted share

Annualized return on average equity

 Earnings

 Per weighted share

Annualized return on average equity
Comprehensive Income
$
2,187


$
0.01


0.3
%

$
193,444


$
0.56


5.6
%
GAAP Net Income
$
341,403


$
0.98


39.4
%

$
353,278


$
1.01


10.2
%
Core Earnings(1)
$
83,392


$
0.24


9.6
%

$
313,927


$
0.90


9.1
%












Operating Metrics












Dividend per common share
$0.24










Book value per share at period end
$9.78










Other operating expenses as a percentage of average equity
1.9%










________________
(1)
Please see page 13 for a reconciliation of GAAP to non-GAAP financial information.

Earnings Summary
Two Harbors reported Comprehensive Income of $2.2 million, or $0.01 per weighted average common share outstanding, for the quarter ended December 31, 2016, as compared to Comprehensive Income of $136.5 million, or $0.39 per weighted average common share outstanding, for the quarter ended September 30, 2016. The company records unrealized fair value gains and losses on the majority of RMBS, classified as available-for-sale, in Other Comprehensive Income. On a Comprehensive Income basis, the company recognized an annualized return on average equity of 0.3% and 15.7% for the quarters ended December 31, 2016 and September 30, 2016, respectively.

The company reported GAAP Net Income of $341.4 million, or $0.98 per weighted average common share outstanding, for the quarter ended December 31, 2016, as compared to GAAP Net Income of $117.8 million, or $0.34 per weighted average common share outstanding, for the quarter ended September 30, 2016. On a GAAP Net Income basis, the company recognized an annualized return on average equity of 39.4% and 13.6% for the quarters ended December 31, 2016 and September 30, 2016, respectively.

For the fourth quarter of 2016, the company recognized:
net realized losses on RMBS and mortgage loans held-for-sale of $158.0 million, net of tax;
net unrealized gains on certain RMBS and mortgage loans held-for-sale of $14.8 million, net of tax;
net gains of $40.8 million, net of tax, related to swap and swaption terminations and expirations;
net unrealized gains of $138.5 million, net of tax, associated with interest rate swaps and swaptions economically hedging its investment portfolio, repurchase agreements and Federal Home Loan Bank (FHLB) of Des Moines advances;
net realized and unrealized gains on other derivative instruments of approximately $87.8 million, net of tax;
net realized and unrealized losses on consolidated financing securitizations of $6.7 million, net of tax;
net realized and unrealized gains of $142.7 million(1) on MSR, net of tax; and
restructuring charges of $1.8 million, net of tax.

(1)
Excludes estimated amortization of $31.6 million, net of tax, included in Core Earnings.

- 2 -


The company reported Core Earnings for the quarter ended December 31, 2016 of $83.4 million, or $0.24 per weighted average common share outstanding, as compared to Core Earnings for the quarter ended September 30, 2016 of $82.5 million, or $0.24 per weighted average common share outstanding. On a Core Earnings basis, the company recognized an annualized return on average equity of 9.6% and 9.5% for the quarters ended December 31, 2016 and September 30, 2016, respectively.

Other Key Metrics
Two Harbors declared a quarterly cash dividend of $0.24 per common share for the quarter ended December 31, 2016. The annualized dividend yield on the company’s common stock for the quarter, based on the December 31, 2016 closing price of $8.72, was 11.0%.
 
The company’s book value per share, after taking into account the fourth quarter 2016 dividend of $0.24 per share, was $9.78 as of December 31, 2016, compared to $10.01 as of September 30, 2016, which represented a total return on book value for the quarter of 0.1%.(1) 

Other operating expenses for the quarter ended December 31, 2016 were approximately $16.2 million, or 1.9% of average equity, compared to approximately $14.8 million, or 1.7% of average equity, for the quarter ended September 30, 2016.

Portfolio Summary
The company’s aggregate portfolio is principally comprised of RMBS available-for-sale securities, inverse interest-only securities (Agency Derivatives), MSR, net economic interests in consolidated securitization trusts and commercial real estate assets. As of December 31, 2016, the total value of the company’s portfolio was $15.6 billion.

The company’s portfolio includes rates, credit and commercial real estate strategies. The rates strategy consisted of $12.1 billion of Agency RMBS, Agency Derivatives and MSR as well as their associated notional hedges as of December 31, 2016. The credit strategy consisted of $2.1 billion of non-Agency RMBS, net economic interests in consolidated securitization trusts, as well as their associated notional hedges as of December 31, 2016. The commercial strategy consisted of senior and mezzanine commercial real estate assets with an aggregate carrying value of $1.4 billion as of December 31, 2016.

For the quarter ended December 31, 2016, the annualized yield on the company’s average aggregate portfolio was 3.54% and the annualized cost of funds on the associated average borrowings, which includes net interest rate spread expense on interest rate swaps, was 1.17%. This resulted in a net interest rate spread of 2.37%.

RMBS and Agency Derivatives
For the quarter ended December 31, 2016, the annualized yield on average RMBS and Agency Derivatives was 3.6%, consisting of an annualized yield of 3.0% in Agency RMBS and Agency Derivatives and 8.7% in non-Agency RMBS.

The company experienced a three-month average constant prepayment rate (CPR) of 7.1% for Agency RMBS and Agency Derivatives held as of December 31, 2016, compared to 9.7% for those securities held as of September 30, 2016. The weighted average cost basis of the principal and interest Agency portfolio was 105.9% of par as of December 31, 2016 and 105.6% of par as of September 30, 2016. The net premium amortization was $28.6 million and $33.0 million for the quarters ended December 31, 2016 and September 30, 2016, respectively. 



(1)
Return on book value for the quarter ended December 31, 2016 is defined as the decrease in book value from September 30, 2016 to December 31, 2016 of $0.23, plus the dividend declared of $0.24 per share, divided by September 30, 2016 book value of $10.01 per share.

- 3 -


The company experienced a three-month average CPR of 6.2% for non-Agency principal and interest RMBS held as of December 31, 2016, as compared to 7.3% for those securities held as of September 30, 2016. The weighted average cost basis of the non-Agency portfolio was 57.9% of par as of December 31, 2016, compared to 59.1% of par as of September 30, 2016. The discount accretion was $20.3 million for the quarter ended December 31, 2016, compared to $18.3 million for the quarter ended September 30, 2016. The total net discount remaining was $1.2 billion as of December 31, 2016, compared to $1.1 billion as of September 30, 2016, with $0.4 billion designated as credit reserve as of December 31, 2016.

As of December 31, 2016, fixed-rate investments composed 86.9% and adjustable-rate investments composed 13.1% of the company’s RMBS and Agency Derivatives portfolio.

As of December 31, 2016, the company had residential mortgage loans held-for-investment with a carrying value of $3.3 billion and the company’s collateralized borrowings had a carrying value of $3.0 billion, resulting in net economic interests in consolidated securitization trusts of $234.1 million.

Mortgage Servicing Rights
As of December 31, 2016, the company held MSR on mortgage loans with UPB totaling $62.8 billion.(1) The MSR had a fair market value of $693.8 million, as of December 31, 2016, and the company recognized fair value gains of $127.9 million during the quarter ended December 31, 2016.

The company does not directly service mortgage loans, but instead contracts with fully licensed subservicers to handle substantially all servicing functions for the loans underlying the company’s MSR. The company recognized $34.9 million of servicing income, $7.2 million(1) of servicing expenses and $0.1 million in servicing reserve expense during the quarter ended December 31, 2016.

Commercial Real Estate
The company originates and acquires senior and mezzanine commercial real estate assets. These assets are U.S.-domiciled and are secured by a diverse mix of property types, which includes office, retail, multifamily, hotel and industrial properties. As of December 31, 2016, the company held senior and mezzanine commercial real estate assets with an aggregate carrying value of $1.4 billion. For the quarter ended December 31, 2016, the annualized yield on commercial real estate loans was 6.1%, as compared to 6.2% for the quarter ended September 30, 2016.

Residential Mortgage Loans Held for Sale
In the quarter, the company sold substantially all of its remaining portfolio of prime jumbo residential mortgage loans. As previously disclosed, the company discontinued its mortgage loan conduit and securitization business.













(1)
Excludes residential mortgage loans held-for-investment in securitization trusts for which the company is the named servicing administrator.

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Other Investments and Risk Management Derivatives
The company held $1.5 billion notional of net short TBAs as of December 31, 2016, which are accounted for as derivative instruments in accordance with GAAP.

As of December 31, 2016, the company was a party to interest rate swaps and swaptions with a notional amount of $20.6 billion. Of this amount, $10.1 billion notional in swaps were utilized to economically hedge interest rate risk associated with the company’s LIBOR-based repurchase agreements and FHLB advances, $10.3 billion notional in swaps were utilized to economically hedge interest rate risk associated with the company’s investment portfolio, and $0.2 billion net notional in swaptions were utilized as macroeconomic hedges.

The following tables summarize the company’s investment portfolio as of December 31, 2016 and September 30, 2016:
Two Harbors Investment Corp. Portfolio
(dollars in thousands)

Portfolio Composition
 
As of December 31, 2016
 
As of September 30, 2016
 
 
(unaudited)
 
(unaudited)
Rates Strategy
 
 
 
 
 
 
 
 
Agency Bonds
 
 
 
 
 
 
 
 
Fixed Rate Bonds
 
$
11,196,011

 
71.6
%
 
$
12,404,228

 
73.1
%
Hybrid ARMs
 
30,463

 
0.2
%
 
32,588

 
0.2
%
Total Agency
 
11,226,474

 
71.8
%
 
12,436,816

 
73.3
%
Agency Derivatives
 
126,599

 
0.8
%
 
141,232

 
0.8
%
Mortgage servicing rights
 
693,815

 
4.4
%
 
455,629

 
2.7
%
Residential mortgage loans held-for-sale
 
28,732

 
0.2
%
 
56,908

 
0.4
%
Credit Strategy
 
 
 
 
 
 
 
 
Non-Agency Bonds
 
 
 
 
 
 
 
 
Senior Bonds
 
1,210,462

 
7.8
%
 
1,192,975

 
7.1
%
Mezzanine Bonds
 
687,644

 
4.4
%
 
649,993

 
3.8
%
Non-Agency Other
 
4,277

 
%
 
4,841

 
%
Total Non-Agency
 
1,902,383

 
12.2
%
 
1,847,809

 
10.9
%
Net Economic Interest in Securitization(1)
 
234,121

 
1.5
%
 
244,131

 
1.4
%
Residential mortgage loans held-for-sale
 
11,414

 
0.1
%
 
666,266

 
3.9
%
Commercial real estate assets
 
1,412,543

 
9.0
%
 
1,114,548

 
6.6
%
Aggregate Portfolio
 
$
15,636,081

 
 
 
$
16,963,339

 
 
________________
(1)
Net economic interest in securitization consists of residential mortgage loans held-for-investment, net of collateralized borrowings in consolidated securitization trusts.






- 5 -


 
 
 
 
 
Portfolio Metrics
 
Three Months Ended
December 31, 2016
 
Three Months Ended
September 30, 2016
 
 
(unaudited)
 
(unaudited)
Annualized portfolio yield during the quarter
 
3.54
%
 
3.50
%
Rates Strategy
 
 
 
 
Agency RMBS, Agency Derivatives and mortgage servicing rights
 
2.6
%
 
2.6
%
Credit Strategy
 
 
 
 
Non-Agency RMBS, Legacy(1)
 
9.1
%
 
9.1
%
Non-Agency MBS, New issue(1)
 
6.4
%
 
6.1
%
Net economic interest in securitizations
 
12.0
%
 
9.3
%
Residential mortgage loans held-for-sale
 
4.0
%
 
4.1
%
Commercial Strategy
 
6.1
%
 
6.2
%
 
 
 
 
 
Annualized cost of funds on average borrowing balance during the quarter(2)
 
1.17
%
 
1.08
%
Annualized interest rate spread for aggregate portfolio during the quarter
 
2.37
%
 
2.42
%
Debt-to-equity ratio at period-end(3)
 
3.9
:1.0
 
4.2
:1.0
 
 
 
 
 
Portfolio Metrics Specific to RMBS and Agency Derivatives
 
As of December 31, 2016
 
As of September 30, 2016
 
 
(unaudited)
 
(unaudited)
Weighted average cost basis of principal and interest securities
 
 
 
 
Agency(4)
 
$
105.85

 
$
105.64

Non-Agency(5)
 
$
57.86

 
$
59.05

Weighted average three month CPR
 
 
 
 
Agency
 
7.1
%
 
9.7
%
Non-Agency
 
6.2
%
 
7.3
%
Fixed-rate investments as a percentage of aggregate RMBS and Agency Derivatives portfolio
 
86.9
%
 
88.1
%
Adjustable-rate investments as a percentage of aggregate RMBS and Agency Derivatives portfolio
 
13.1
%
 
11.9
%
________________
(1)
Legacy non-Agency RMBS includes non-Agency bonds issued up to and including 2009.  New issue non-Agency MBS includes bonds issued after 2009.
(2)
Cost of funds includes interest spread expense associated with the portfolio's interest rate swaps.
(3)
Defined as total borrowings to fund RMBS, residential mortgage loans held-for-sale, commercial real estate assets, MSR and Agency Derivatives, divided by total equity.
(4)
Weighted average cost basis includes RMBS principal and interest securities only. Average purchase price utilized carrying value for weighting purposes.
(5)
Average purchase price utilized carrying value for weighting purposes. If current face were utilized for weighting purposes, total non-Agency MBS excluding the company's non-Agency interest-only portfolio would be $55.46 at December 31, 2016 and $55.64 at September 30, 2016.


“Owning high quality MSR was a key element in the stable performance of our portfolio this quarter, as it provided an effective hedge against the rise in interest rates and the widening of Agency spreads,” stated Bill Roth, Two Harbors’ Chief Investment Officer.  “We are excited about the year ahead and the opportunity to continue deploying capital in a manner that maximizes shareholder value.”

 
Financing Summary
The company reported a debt-to-equity ratio, defined as total borrowings under repurchase agreements, FHLB advances and revolving credit facilities to fund RMBS, Agency Derivatives, residential mortgage loans held-for-sale, commercial real estate assets and MSR divided by total equity, of 3.9:1.0 and 4.2:1.0 as of December 31, 2016 and September 30, 2016, respectively.

As of December 31, 2016, the company had outstanding $9.3 billion of repurchase agreements funding RMBS, Agency Derivatives and commercial real estate assets with 23 different counterparties. Excluding the effect of the company’s interest rate swaps, the repurchase agreements had a weighted average borrowing rate of 1.31% as of December 31, 2016.


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The company’s wholly owned subsidiary, TH Insurance Holdings Company LLC (TH Insurance), is a member of the FHLB.  As a member of the FHLB, TH Insurance has access to a variety of products and services offered by the FHLB, including secured advances.  As of December 31, 2016, TH Insurance had $4.0 billion in outstanding secured advances, with a weighted average borrowing rate of 0.85%, and had no additional available uncommitted capacity for borrowings.
 
As of December 31, 2016, the company had outstanding $70.0 million of short-term borrowings secured by MSR collateral under revolving credit facilities with a weighted average borrowing rate of 4.53% and remaining maturities of 306 days.

As of December 31, 2016, the company’s aggregate repurchase agreements, FHLB advances and revolving credit facilities funding RMBS, Agency Derivatives, commercial real estate assets and MSR had a weighted average of 3.8 years to maturity.

The following table summarizes the company’s borrowings by collateral type under repurchase agreements, FHLB advances and revolving credit facilities outstanding as of December 31, 2016 and September 30, 2016, and the related cost of funds for the three months ended December 31, 2016 and September 30, 2016:
 
 
As of December 31, 2016
 
As of September 30, 2016
(in thousands)
 
(unaudited)
 
(unaudited)
Collateral type:
 
 
 
 
Agency RMBS and Agency Derivatives
 
$
10,843,917

 
$
11,994,502

Mortgage servicing rights
 
70,000

 
30,000

Non-Agency MBS
 
1,282,524

 
1,232,816

Net economic interests in consolidated securitization trusts(1)
 
153,231

 
159,393

Residential mortgage loans held-for-sale
 

 
485,411

Commercial real estate assets
 
1,036,679

 
765,251

 
 
$
13,386,351

 
$
14,667,373

 
 

 
 
Cost of Funds Metrics
 
Three Months Ended
December 31, 2016
 
Three Months Ended
September 30, 2016
 
 
(unaudited)
 
(unaudited)
Annualized cost of funds on average borrowings during the quarter:
 
1.1
%
 
1.0
%
Agency RMBS and Agency Derivatives
 
0.8
%
 
0.8
%
Mortgage servicing rights(2)
 
5.4
%
 
5.4
%
Non-Agency MBS
 
2.7
%
 
2.5
%
Net economic interests in consolidated securitization trusts(1)
 
2.2
%
 
1.7
%
Residential mortgage loans held-for-sale
 
0.7
%
 
0.8
%
Commercial real estate assets(2)
 
1.8
%
 
1.8
%
________________
(1)
Includes the retained interests from on-balance sheet securitizations, which are eliminated in consolidation in accordance with GAAP.
(2)
Includes amortization of debt issuance costs.


Dividends and Taxable Income
The company declared cash dividends to stockholders of $0.93 per share during the 2016 taxable year. The company fulfilled its requirement as a REIT to distribute at least 90% of its taxable income to stockholders.

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Conference Call
Two Harbors Investment Corp. will host a conference call on February 7, 2017 at 9:00 a.m. EST to discuss fourth quarter 2016 financial results and related information. To participate in the teleconference, please call toll-free (877) 868-1835 (or (914) 495-8581 for international callers), conference code 37202558, approximately 10 minutes prior to the above start time. You may also listen to the teleconference live via the Internet on the company’s website at www.twoharborsinvestment.com in the Investor Relations section under the Events and Presentations link. For those unable to attend, a telephone playback will be available beginning at 12:00 p.m. EST on February 7, 2017, through 12:00 a.m. EST on February 14, 2017. The playback can be accessed by calling (855) 859-2056 (or (404) 537-3406 for international callers), conference code 37202558. The call will also be archived on the company’s website in the Investor Relations section under the Events and Presentations link.


Two Harbors Investment Corp.
Two Harbors Investment Corp., a Maryland corporation, is a real estate investment trust that invests in residential mortgage-backed securities, mortgage servicing rights, commercial real estate and other financial assets. Two Harbors is headquartered in New York, New York, and is externally managed and advised by PRCM Advisers LLC, a wholly owned subsidiary of Pine River Capital Management L.P. Additional information is available at www.twoharborsinvestment.com.


Forward-Looking Statements
This presentation includes “forward-looking statements” within the meaning of the safe harbor provisions of the United States Private Securities Litigation Reform Act of 1995. Actual results may differ from expectations, estimates and projections and, consequently, readers should not rely on these forward-looking statements as predictions of future events. Words such as “expect,” “target,” “assume,” “estimate,” “project,” “budget,” “forecast,” “anticipate,” “intend,” “plan,” “may,” “will,” “could,” “should,” “believe,” “predicts,” “potential,” “continue,” and similar expressions are intended to identify such forward-looking statements. These forward-looking statements involve significant risks and uncertainties that could cause actual results to differ materially from expected results, including, among other things, those described in our Annual Report on Form 10-K for the year ended December 31, 2015, and any subsequent Quarterly Reports on Form 10-Q, under the caption “Risk Factors.” Factors that could cause actual results to differ include, but are not limited to: the state of credit markets and general economic conditions; changes in interest rates and the market value of our assets; changes in prepayment rates of mortgages underlying our target assets; the rates of default or decreased recovery on the mortgages underlying our target assets; the occurrence, extent and timing of credit losses within our portfolio; the concentration of credit risks we are exposed to; declines in home prices; our ability to establish, adjust and maintain appropriate hedges for the risks in our portfolio; the availability and cost of our target assets; the availability and cost of financing; changes in the competitive landscape within our industry; our ability to effectively execute and to realize the benefits of strategic transactions and initiatives we have pursued or may in the future pursue; our ability to manage various operational risks and costs associated with our business; interruptions in or impairments to our communications and information technology systems; our ability to acquire mortgage servicing rights (MSR) and successfully operate our seller-servicer subsidiary and oversee our subservicers; the impact of any deficiencies in the servicing or foreclosure practices of third parties and related delays in the foreclosure process; our exposure to legal and regulatory claims; legislative and regulatory actions affecting our business; the impact of new or modified government mortgage refinance or principal reduction programs; our ability to maintain our REIT qualification; the state of commercial real estate markets and our ability to acquire or originate commercial real estate loans or related assets; and limitations imposed on our business due to our REIT status and our exempt status under the Investment Company Act of 1940.

Readers are cautioned not to place undue reliance upon any forward-looking statements, which speak only as of the date made. Two Harbors does not undertake or accept any obligation to release publicly any updates or revisions to any forward-looking statement to reflect any change in its expectations or any change in events, conditions or circumstances on which any such statement is based. Additional information concerning these and other risk factors is contained in Two Harbors’ most recent filings with the Securities and Exchange Commission (SEC). All subsequent written and oral forward-looking

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statements concerning Two Harbors or matters attributable to Two Harbors or any person acting on its behalf are expressly qualified in their entirety by the cautionary statements above.

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 investor presentation present non-GAAP financial measures, such as Core Earnings and Core Earnings per common share, that exclude certain items. Two Harbors’ 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 13 of this release.

Additional Information
Stockholders of Two Harbors and other interested persons may find additional information regarding the company at the SEC’s Internet site at www.sec.gov or by directing requests to: Two Harbors Investment Corp., Attn: Investor Relations, 590 Madison Avenue, 36th Floor, New York, NY 10022, telephone (612) 629-2500.

Contact
Tim Perrott, Senior Director of Investor Relations, Two Harbors Investment Corp., (612) 629-2514 or
tim.perrott@twoharborsinvestment.com

# # #

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TWO HARBORS INVESTMENT CORP.
CONSOLIDATED BALANCE SHEETS
(dollars in thousands, except share data)
 
 
 
 
 
 
December 31,
2016
 
December 31,
2015
 
(unaudited)
 
 
ASSETS
 
 
 
Available-for-sale securities, at fair value
$
13,128,857

 
$
7,825,320

Residential mortgage loans held-for-sale, at fair value
40,146

 
811,431

Residential mortgage loans held-for-investment in securitization trusts, at fair value
3,271,317

 
3,173,727

Commercial real estate assets
1,412,543

 
660,953

Mortgage servicing rights, at fair value
693,815

 
493,688

Cash and cash equivalents
406,883

 
737,831

Restricted cash
408,312

 
262,562

Accrued interest receivable
62,751

 
49,970

Due from counterparties
60,380

 
17,206

Derivative assets, at fair value
324,182

 
271,509

Other assets
302,870

 
271,575

Total Assets
$
20,112,056

 
$
14,575,772


 
 
 
LIABILITIES AND STOCKHOLDERS’ EQUITY
 
 
 
Liabilities
 
 
 
Repurchase agreements
$
9,316,351

 
$
5,008,274

Collateralized borrowings in securitization trusts, at fair value
3,037,196

 
2,000,110

Federal Home Loan Bank advances
4,000,000

 
3,785,000

Revolving credit facilities
70,000

 

Derivative liabilities, at fair value
12,501

 
7,285

Due to counterparties
111,884

 
34,294

Dividends payable
83,437

 
92,016

Other liabilities
79,576

 
72,232

Total Liabilities
16,710,945

 
10,999,211


 
 
 
Stockholders’ Equity
 
 
 
Preferred stock, par value $0.01 per share; 50,000,000 shares authorized; no shares issued and outstanding

 

Common stock, par value $0.01 per share; 900,000,000 shares authorized and 347,652,326 and 353,906,807 shares issued and outstanding, respectively
3,477

 
3,539

Additional paid-in capital
3,659,973

 
3,705,519

Accumulated other comprehensive income
199,227

 
359,061

Cumulative earnings
2,038,033

 
1,684,755

Cumulative distributions to stockholders
(2,499,599
)
 
(2,176,313
)
Total Stockholders’ Equity
3,401,111

 
3,576,561

Total Liabilities and Stockholders’ Equity
$
20,112,056

 
$
14,575,772


- 10 -


TWO HARBORS INVESTMENT CORP.
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)
(dollars in thousands)
Certain prior period amounts have been reclassified to conform to the current period presentation


 

 
 
 
 

Three Months Ended
December 31,
 
Year Ended
December 31,

2016
 
2015
 
2016
 
2015

(unaudited)
 
(unaudited)
Interest income:

 

 

Available-for-sale securities
$
122,719

 
$
88,543

 
$
415,052

 
$
458,515

Trading securities

 

 

 
8,676

Residential mortgage loans held-for-sale
3,248

 
7,698

 
23,037

 
28,966

Residential mortgage loans held-for-investment in securitization trusts
33,228

 
30,832

 
133,993

 
95,740

Commercial real estate assets
19,540

 
6,297

 
59,819

 
9,138

Cash and cash equivalents
354

 
235

 
1,589

 
902

Total interest income
179,089

 
133,605

 
633,490

 
601,937

Interest expense:
 
 
 
 
 
 
 
Repurchase agreements
31,679

 
14,851

 
97,461

 
73,049

Collateralized borrowings in securitization trusts
26,764

 
17,815

 
97,729

 
57,216

Federal Home Loan Bank advances
7,297

 
3,909

 
26,101

 
11,921

Revolving credit facilities
476

 

 
604

 

Total interest expense
66,216

 
36,575

 
221,895

 
142,186

Net interest income
112,873

 
97,030

 
411,595

 
459,751

Other-than-temporary impairment losses

 

 
(1,822
)
 
(535
)
Other income:
 
 
 
 
 
 
 
(Loss) gain on investment securities
(173,469
)
 
99,867

 
(107,374
)
 
363,379

Gain (loss) on interest rate swap and swaption agreements
177,979

 
42,526

 
45,371

 
(210,621
)
Gain (loss) on other derivative instruments
143,443

 
(2,077
)
 
99,379

 
(5,049
)
(Loss) gain on residential mortgage loans held-for-sale
(1,563
)
 
(4,015
)
 
16,085

 
14,285

Servicing income
34,959

 
32,799

 
143,616

 
127,412

Gain (loss) on servicing asset
127,895

 
(3,267
)
 
(83,531
)
 
(99,584
)
Other loss
(4,978
)
 
(5,525
)
 
(5,955
)
 
(21,790
)
Total other income
304,266

 
160,308

 
107,591

 
168,032

Expenses:
 
 
 
 
 
 
 
Management fees
11,166

 
12,270

 
46,434

 
50,294

Securitization deal costs
(89
)
 
1,200

 
6,152

 
8,971

Servicing expenses
8,214

 
8,252

 
32,724

 
28,101

Other operating expenses
16,203

 
16,130

 
63,483

 
64,162

Restructuring charges
1,801

 

 
2,990

 

Total expenses
37,295

 
37,852

 
151,783

 
151,528

Income before income taxes
379,844

 
219,486

 
365,581

 
475,720

Provision for (benefit from) income taxes
38,441

 
8,780

 
12,303

 
(16,490
)
Net income
$
341,403

 
$
210,706

 
$
353,278

 
$
492,210

Basic and diluted earnings per weighted average common share
$
0.98

 
$
0.59

 
$
1.01

 
$
1.35

Dividends declared per common share
$
0.24

 
$
0.26

 
$
0.93

 
$
1.04

Basic and diluted weighted average number of shares of common stock outstanding
347,643,257

 
360,090,432

 
348,073,704

 
365,247,738

 
 
 
 
 
 
 
 

- 11 -


TWO HARBORS INVESTMENT CORP.
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS), continued
(dollars in thousands)
Certain prior period amounts have been reclassified to conform to the current period presentation
 
 
 
 
 
 
Three Months Ended
December 31,
 
Year Ended
December 31,
 
2016
 
2015
 
2016
 
2015
 
(unaudited)
 
(unaudited)
Comprehensive income (loss):
 
 


 
 
 
 
Net income
$
341,403

 
$
210,706

 
$
353,278

 
$
492,210

Other comprehensive loss, net of tax:
 
 


 
 
 
 
Unrealized loss on available-for-sale securities
(339,216
)
 
(213,940
)
 
(159,834
)
 
(496,728
)
Other comprehensive loss
(339,216
)
 
(213,940
)
 
(159,834
)
 
(496,728
)
Comprehensive income (loss)
$
2,187

 
$
(3,234
)
 
$
193,444

 
$
(4,518
)

- 12 -


TWO HARBORS INVESTMENT CORP.
RECONCILIATION OF GAAP TO NON-GAAP FINANCIAL INFORMATION
(dollars in thousands, except share data)
Certain prior period amounts have been reclassified to conform to the current period presentation










Three Months Ended
December 31,

Year Ended
December 31,


2016

2015

2016

2015


(unaudited)

(unaudited)

Reconciliation of Comprehensive income (loss) to Core Earnings:




















Comprehensive income (loss)
$
2,187


$
(3,234
)

$
193,444


$
(4,518
)














Adjustment for other comprehensive loss:












Unrealized loss on available-for-sale securities
339,216


213,940


159,834


496,728


Net income
$
341,403


$
210,706


$
353,278


$
492,210











Adjustments for non-core earnings:











Loss (gain) on sale of securities and residential mortgage loans held-for-sale, net of tax
158,026


(100,548
)

93,317


(371,080
)

Unrealized (gain) loss on securities and residential mortgage loans held-for-sale, net of tax
(14,794
)

14,668


(23,203
)

19,612


Other-than-temporary impairment loss, net of tax




1,822


535


Realized (gain) loss on termination or expiration of swaps and swaptions, net of tax
(40,793
)

77,672


70,966


190,242


Unrealized gains on interest rate swaps and swaptions economically hedging investment portfolio, repurchase agreements and FHLB advances, net of tax
(138,488
)

(134,182
)

(122,682
)

(91,874
)

(Gain) loss on other derivative instruments, net of tax
(87,772
)

6,880


(52,349
)

17,108


Realized and unrealized losses on financing securitizations, net of tax
6,661


6,997


11,875


26,384


Realized and unrealized (gain) loss on mortgage servicing rights, net of tax
(142,677
)

(11,342
)

(27,433
)

36,607


Securitization deal costs, net of tax
(58
)

780


3,999


5,831


Change in servicing reserves, net of tax
83


502


1,347


206


Restructuring charges
1,801

 

 
2,990

 

 
Core Earnings(1)
$
83,392


$
72,133


$
313,927


$
325,781

(2) 









Weighted average shares outstanding
347,643,257


360,090,432


348,073,704


365,247,738











Core Earnings per weighted average share outstanding
$
0.24


$
0.20


$
0.90


$
0.89


________________
(1)
Core Earnings is a non-GAAP measure that we define as Comprehensive Income, excluding realized and unrealized gains or losses on the aggregate portfolio, impairment losses, amortization of business combination intangible assets, servicing reserve expenses on MSR, certain upfront costs related to securitization transactions and restructuring charges. As defined, Core Earnings includes interest income or expense and premium income or loss on derivative instruments and servicing income, net of estimated amortization on MSR. Core Earnings is provided for purposes of comparability to other peer issuers.
(2)
Effective July 1, 2015, we refined the MSR amortization methodology utilized for Core Earnings. If this methodology was applied retroactively to the first 6 months of 2015, it would have resulted in an additional $8.6 million expense, net of tax, or $0.03 per weighted average share for that period.



- 13 -


TWO HARBORS INVESTMENT CORP.
SUMMARY OF QUARTERLY CORE EARNINGS
(dollars in millions, except per share data)
Certain prior period amounts have been reclassified to conform to the current period presentation


Three Months Ended

December 31,
2016
 
September 30,
2016
 
June 30,
2016
 
March 31,
2016
 
December 31,
2015

(unaudited)
Net Interest Income:

 

 

 

 

Interest income
$
179.1

 
$
168.9

 
$
154.8

 
$
130.8

 
$
133.6

Interest expense
66.2

 
60.4

 
54.0

 
41.4

 
36.6

Net interest income
112.9

 
108.5

 
100.8

 
89.4

 
97.0

Other income:
 
 
 
 
 
 
 
 
 
Interest spread on interest rate swaps
(2.9
)
 
(4.3
)
 
(7.7
)
 
(6.2
)
 
(12.6
)
Interest spread on other derivative instruments
4.1

 
3.7

 
5.0

 
5.4

 
6.0

Servicing (expense) income, net of amortization(1)
(0.4
)
 
5.4

 
11.3

 
17.9

 
16.8

Other income
1.7

 
1.5

 
1.4

 
1.3

 
1.4

Total other income
2.5

 
6.3

 
10.0

 
18.4

 
11.6

Expenses
35.5

 
34.2

 
36.6

 
34.3

 
35.8

Core Earnings before income taxes
79.9

 
80.6

 
74.2

 
73.5

 
72.8

Income tax (benefit) expense
(3.5
)
 
(1.9
)
 
(2.0
)
 
1.7

 
0.7

Core Earnings
$
83.4

 
$
82.5

 
$
76.2

 
$
71.8

 
$
72.1

Basic and diluted weighted average Core EPS
$
0.24

 
$
0.24

 
$
0.22

 
$
0.21

 
$
0.20

________________
(1)
Amortization refers to the portion of change in fair value of MSR primarily attributed to the realization of expected cash flows (runoff) of the portfolio. This amortization has been deducted from Core Earnings. Amortization of MSR is deemed a non-GAAP measure due to the company’s decision to account for MSR at fair value.

- 14 -