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OAKS > SEC Filings for OAKS > Form 10-Q on 9-May-2014All Recent SEC Filings

Show all filings for FIVE OAKS INVESTMENT CORP.

Form 10-Q for FIVE OAKS INVESTMENT CORP.


9-May-2014

Quarterly Report


Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations

In this quarterly report on Form 10-Q, or this "report," we refer to Five Oaks Investment Corp. as "we," "us," or "our," unless we specifically state otherwise or the context indicates otherwise. We refer to our external manager, Oak Circle Capital Partners LLC, as our "Manager" or "Oak Circle".

The following discussion should be read in conjunction with our financial statements and the accompanying notes to our financial statements, which are included in Item 1 of this report, as well as the information contained in our Annual Report on Form 10-K for the year ended December 31, 2013,or our 2013 Annual Report, filed with the Securities and Exchange Commission, or SEC, on March 12, 2014..

Forward-Looking Statements

We make forward-looking statements in this report that are subject to risks and uncertainties. These forward-looking statements include information about possible or assumed future results of our business, financial condition, liquidity, results of operations, plans and objectives. You can identify forward-looking statements by use of words such as "believe," "expect," "anticipate," "estimate," "plan," "continue," "intend," "should," "may" or similar expressions or other comparable terms, or by discussions of strategy, plans or intentions. Statements regarding the following subjects, among others, may be forward-looking: the return on equity; the yield on investments; the ability to borrow to finance assets; and risks associated with investing in real estate assets, including changes in business conditions and the general economy. Forward-looking statements are based on our beliefs, assumptions and expectations of our future performance, taking into account all information currently available to us. Actual results may differ from expectations, estimates and projections and, consequently, you should not rely on these forward looking statements as predictions of future events. Forward-looking statements are subject to substantial risks and uncertainties, many of which are difficult to predict and are generally beyond our control. Additional information concerning these and other risk factors are contained in our Annual Report on Form 10-K filed with the SEC, on March 12, 2014, which is available on the Securities and Exchange Commission's website at www.sec.gov.

All subsequent written and oral forward-looking statements that we make, or that are attributable to us, are expressly qualified in their entirety by this cautionary notice. Any forward-looking statement speaks only as of the date on which it is made. Except as required by law, we are not obligated to, and do not intend to, update or revise any forward-looking statements, whether as a result of new information, future events or otherwise.

Overview

We are a Maryland corporation focused on investing in, financing and managing a leveraged portfolio of mortgage-backed securities, or MBS, including non-Agency and Agency residential mortgage-backed securities, or RMBS, Multi-Family MBS, residential mortgage loans and other mortgage-related investments, which we collectively refer to as our target assets.

Our objective is to provide attractive risk-adjusted returns to our investors, primarily through dividends and secondarily through capital appreciation. To achieve this objective, we currently, or expect to, invest in the following assets:

Agency RMBS, which are residential mortgage-backed securities, for which a U.S. Government agency such as Ginnie Mae or a federally chartered corporation such as Fannie Mae or Freddie Mac, guarantees payments of principal and interest on the securities;

Non-Agency RMBS, which are RMBS that are not issued or guaranteed by a U.S. Government-sponsored entity; and

Residential mortgage loans and other mortgage-related investments, including securitizations backed by multi-family mortgage loans, or Multi-Family MBS, and mortgage servicing rights, or MSRs.

We finance our current investments in Agency RMBS, Non-Agency RMBS (including non-Agency RMBS underlying Linked Transactions) and Multi-Family MBS primarily through short-term borrowings structured as repurchase agreements.

We are externally managed and advised by Oak Circle pursuant to a management agreement between us and Oak Circle. Oak Circle, which was formed for the purpose of becoming our Manager, manages us exclusively and, unless and until Oak Circle agrees to manage any additional investment vehicle, it will not have to allocate investment opportunities in our target assets with any other REIT, investment pool or other entity. As our Manager, Oak Circle implements our business strategy, performs investment advisory services and activities with respect to our assets and is responsible for performing all of our day-to-day operations. Oak Circle is an investment adviser registered with the SEC.

We elected to be taxed as a REIT commencing with our short taxable year ended December 31, 2012, and comply with the provisions of the Internal Revenue Code with respect thereto. Accordingly, we are generally not subject to federal income tax on our REIT taxable income that we currently distribute to our stockholders so long as we maintain our qualification as a REIT. Our continued qualification as a REIT depends on our ability to meet, on a continuing basis, various complex requirements under the Internal Revenue Code relating to, among other things, the source of our gross income, the composition and values of our assets, our distribution levels and the concentration of ownership of our capital stock. Even if we maintain our qualification as a REIT, we may be subject to some federal, state and local taxes on our income.

First Quarter 2014 Highlights

On February 24, 2014, we completed a public offering of 3,000,000 shares of common stock, resulting in net proceeds to us of $31.9 million. On March 7, 2014, the underwriters purchased an additional 300,000 shares of common stock, resulting in additional net proceeds of $3.2 million, for total net proceeds of $35.1 million.

We delivered a positive economic return on common equity of 1.9% for the quarter, or 7.6% annualized, comprised of $0.38 dividend per common share more than offsetting a modest $0.13 decrease in net book value per share, in the context of a quarter where we meaningfully increased our capital base.

On February 25, 2014, our wholly owned taxable REIT subsidiary, Five Oaks Acquisition Corp., or FOAC, entered into a Master Repurchase Agreement by and among Credit Suisse First Boston Mortgage Capital LLC, as buyer, FOAC, as seller, and the Company, as guarantor, for the purpose of financing the acquisition of prime jumbo residential mortgage loans and other approved mortgage loans, in furtherance of the Company's previously announced strategy to aggregate and securitize such loans. The Repurchase Agreement provides for a 364-day facility term with an aggregate maximum capacity of $125,000,000 which is scheduled to mature on February 24, 2015 unless extended pursuant to its terms.

During the quarter, we made our first investments in Multi-Family MBS, representing subordinated tranches on several Freddie Mac K-Series transactions. Although we continue to bid on the most junior, or equity, tranches of new issue securitizations sponsored by Freddie Mac, the investments that we made during the quarter represent secondary market purchases of subordinated tranches rated investment grade, and senior in priority to the first loss tranches.

With Multi-Family MBS further broadening the range of our credit investments, we also continued to reduce our 30-year fixed-rate Agency RMBS in favor of hybrid ARMs, and thus further sought to reduce our aggregate sensitivity to interest rates.

Factors Impacting Our Operating Results

The results of our operations will be affected by a number of factors and primarily depend on, among other things, the level of our net interest income, the market value of our assets and the supply of, and demand for, our target assets in the marketplace. Our net interest income, which reflects the amortization of purchase premiums and accretion of purchase discounts, will vary primarily as a result of changes in market interest rates and prepayment speeds, as measured by the constant prepayment rate, or CPR, on our MBS. Interest rates vary according to the type of investment, conditions in the financial markets, competition and other factors, none of which can be predicted with any certainty. Our operating results may also be impacted by unanticipated credit events experienced by borrowers whose mortgage loans are included in our MBS. Our operating results will also be affected by general U.S. residential real estate fundamentals and the overall U.S. economic environment. In particular, our strategy is influenced by the specific characteristics of the residential real estate markets, including prepayment rates, credit and interest rate levels.

Market conditions. Due to the significant repricing of real estate assets after the 2007-2008 financial crisis, and the continuing uncertainty in the direction of the real estate markets, we believe a void in the debt and equity capital available for investing in real estate has been created as many financial institutions, insurance companies, finance companies and fund managers have determined to reduce or discontinue investment in debt or equity related to real estate. We believe the dislocations in the residential real estate market have resulted in an "over-correction" in the repricing of real estate assets, and although prices in many markets have since recovered, there remain opportunities for us to capitalize on these market dislocations and the increasing need for private capital in the U.S. mortgage market.

During the first quarter of 2014, financial markets increasingly adjusted to the Federal Reserve's policy of tapering. On December 18, 2013, the U.S. Federal Reserve announced that in light of improved economic conditions, starting in January 2014, it would reduce its monthly purchases of Agency RMBS and longer-term Treasury securities to $35 billion and $40 billion, respectively. On January 29, 2014, the Federal Reserve announced that it would further reduce its monthly purchases of Agency RMBS and Treasury securities to $30 billion and $35 billion, respectively, and on March 19, 2014, an additional reduction of monthly purchases was announced to $25 billion and $30 billion for Agency RMBS and Treasury securities, respectively. Starting the year at 3.0%, the 10-year Treasury yield briefly traded above this level, before trending down as low as 2.6% in early March, and ending the quarter at 2.73%. While this would suggest that markets are increasingly sanguine about continued tapering, and while we continue to believe that mortgage-related assets offer attractive investment opportunities for us, the potential for renewed fixed income and mortgage market volatility remains. We expect that market conditions will continue to impact our operating results and will cause us to continue adjusting our investment and financing strategies over time as new opportunities emerge and risk profiles of our business change.

Changes in market interest rates. With respect to our business operations, increases in interest rates, in general, may over time cause: (1) the value of our MBS portfolio to decline; (2) coupons on our adjustable-rate and hybrid RMBS to reset, although on a delayed basis, to higher interest rates; (3) prepayments on our MBS portfolio to slow, thereby slowing the amortization of our purchase premiums and the accretion of our purchase discounts; (4) the interest expense associated with our borrowings to increase; and (5) to the extent we enter into interest rate swap agreements as part of our hedging strategy, the value of these agreements to increase. Conversely, decreases in interest rates, in general, may over time cause: (1) prepayments on our MBS portfolio to increase, thereby accelerating the amortization of our purchase premiums and the accretion of our purchase discounts; (2) the value of our MBS portfolio to increase;
(3) coupons on our adjustable-rate and hybrid RMBS to reset, although on a delayed basis, to lower interest rates; (4) the interest expense associated with our borrowings to decrease; and (5) to the extent we enter into interest rate swap agreements as part of our hedging strategy, the value of these agreements to decrease.

Prepayment speeds. Prepayment speeds, as reflected by the CPR, vary according to interest rates, the type of residential mortgage loan, conditions in financial markets and housing markets, availability of residential mortgages, borrowers' credit profiles, competition and other factors, none of which can be predicted with any certainty. CPR, expressed as a percentage over a pool of residential mortgages, is the rate at which principal is expected to prepay in the given year (usually the next one). For example, if a certain residential mortgage loan pool has a CPR of 9%, then 9% of the existing pool principal outstanding is expected to prepay over the next year. In general, when interest rates rise, it is relatively less attractive for borrowers to refinance their residential mortgage loans, and as a result, prepayment speeds tend to decrease. When interest rates fall, however, prepayment speeds tend to increase. When house price appreciation is positive, prepayment rates may increase, and when house prices depreciate in value, prepayment rates may decline. For RMBS purchased at a premium, as prepayment speeds increase, the amount of income we will earn on these investments will be less than expected because the purchase premium we will pay for the bonds amortizes faster than expected. Conversely, decreases in prepayment speeds result in income greater than expected and can extend the period over which we amortize the purchase premium. For RMBS purchased at a discount, as prepayment speeds increase, the amount of income we will earn will be greater than expected because of the acceleration of the accretion of the discount into interest income. Conversely, decreases in prepayment speeds result in income less than expected and can extend the period over which we accrete the purchase discount into interest income. Generally, our Multi-Family MBS investments are not subject to prepayment risk, because scheduled repayments on the underlying multi-family mortgage loans are allocated to the most senior security in each transaction, and unscheduled repayments are held in the trust until the maturity date of the MBS securities. As a result, our Multi-Family MBS investments are scheduled to be repaid in full on a bullet maturity date.

Changes in market value of our assets. It is our business strategy to hold our target assets as long-term investments. As such, we expect that our securities will be carried at their fair value, as available-for-sale, or AFS, when applicable, in accordance with ASC 320-10 "Investments-Debt and Equity Securities," with changes in fair value recorded through accumulated other comprehensive income/(loss), a component of stockholders' equity, rather than through earnings. As a result, we do not expect that changes in the market value of the assets will normally impact our operating results. However, at least on a quarterly basis, we monitor our target assets for other-than-temporary impairment, which could result in our recognizing a charge through earnings. See "-Critical Accounting Policies" for further details.

Credit risk. We expect to be subject to varying degrees of credit risk in connection with our Non-Agency RMBS and Multi-Family MBS investments. Our Manager seeks to mitigate this credit risk by estimating expected losses on these assets and purchasing such assets at appropriate discounted prices. These discounted purchase prices will take into account any available credit support and estimated expected losses in seeking to produce attractive loss-adjusted returns. Nevertheless, unanticipated credit losses could occur, which could adversely impact our operating results.

Governmental actions. Since 2008, when both Fannie Mae and Freddie Mac were placed under the conservatorship of the U.S. government, there have been a number of proposals to reform the U.S. housing finance system in general, and Fannie Mae and Freddie Mac in particular. GSE reform efforts continued in the first quarter of 2014, when the two most senior members of the Senate Banking Committee, Senators Tim Johnson and Mike Crapo, released a proposed bill (the "Johnson-Crapo Bill"). Broadly modeled on earlier proposed legislation such as the Housing Finance Reform and Taxpayer Protection Act of 2013, also known as the Corker- Warner bill, the final outcome of the Johnson-Crapo Bill remains uncertain, but we expect discussion and debate to continue through at least the balance of 2014. It remains unclear whether these or any other proposals will become law or, should such a proposal become law, if or how the enacted law will differ from the current draft of the bill. It is unclear how the proposals would impact housing finance, and what impact, if any, it will have on mortgage REITs.

For a discussion of additional risks relating to our business see "Risk Factors" in our 2013 Annual Report.

Investment Activities

As of March 31, 2014, on a GAAP basis we had increased our overall investments in MBS to $482.5 million, compared to $445.0 million as of December 31, 2013. Within this total, we had increased our Agency RMBS from $382.3 million to $408.4 million, increased our Non-Agency RMBS from $62.7 million to $64.5 million, and made an initial investment of $9.6 million in Multi-Family MBS, from quarter-end to quarter-end. As of March 31, 2014, we owned $691.2 million of MBS on a non-GAAP basis (including Non-Agency RMBS and Multi-Family MBS underlying Linked Transactions), of which $408.4 million was in Agency RMBS, $196.5 million was in Non-Agency RMBS and $86.3 million was in Multi-Family MBS. Of the $196.5 million, $132.0 million was in Non-Agency RMBS underlying Linked Transactions and of the $86.3 million, $76.7 million was in Multi-Family MBS underlying Linked Transactions. As of March 31, 2014, we had entered into master repurchase agreements with 26 counterparties, and we had borrowed $435.3 million, on a GAAP basis, and $582.8 million, on a non-GAAP basis (including the repurchase agreement financing associated with the Non-Agency RMBS and Multi-Family MBS underlying Linked Transactions) under 16 of these agreements. This compares to $412.2 million, on a GAAP basis, and $473.4 million, on a non-GAAP basis, respectively, as of December 31, 2013. The increase in borrowings between periods is a result of the increase in investment activity following our February 2014 common stock offering and the March 7, 2014 exercise of the "green shoe". We have also entered into interest rate swap and swaption agreements designed to mitigate the effects of increases in interest rates under a portion of our repurchase agreements. During the first quarter we increased the notional amount of swap agreements to $358.0 million, compared to $338.0 million as of December 31, 2013. We maintained the notional amount of our swaption agreements at $25.0 million as of March 31, 2014, while increasing the range of other derivative instruments used during the quarter to help mitigate interest rate and other market risks, including Agency to be announced securities, or TBAs, and U.S. Treasury futures. We used TBAs and futures during the period, but there were no TBAs or futures outstanding as of March 31, 2014.

We use leverage to increase potential returns to our stockholders. To that end, subject to maintaining our qualification as a REIT and our exclusion from registration under the Investment Company Act, we use borrowings to fund the origination or acquisition of our target assets. We accomplish this by borrowing against existing assets through repurchase agreements. Neither our organizational documents nor our investment guidelines places any limit on the maximum amount of leverage that we may use, and we are not required to maintain any particular debt-to-equity leverage ratio. We may also change our financing strategy and leverage without the consent of our stockholders.

As of March 31, 2014, we borrowed 2.8 times our stockholders' equity (calculated in accordance with GAAP); 3.7 times after including repurchase agreements underlying Linked Transactions (calculated on a non-GAAP basis), representing a meaningful reduction from 3.6 times and 4.2 times, respectively, as of December 31, 2013. We expect our leverage (on both a GAAP and non-GAAP basis) will range between three and six times the amount of our stockholders' equity, depending upon the relative allocation to Agency RMBS, Non-Agency RMBS and Multi-Family MBS. We expect to borrow between six and nine times the amount of our stockholders' equity in acquiring Agency RMBS, between one and two times when acquiring Legacy Non-Agency RMBS, between one and three times when acquiring Multi-Family MBS, and between one and three times when acquiring New Issue Non-Agency RMBS. The leverage our Manager is comfortable applying to each asset class at any point in time is a function of the yield profile across housing environments and also a function of price or market values in environments of excessive volatility. The reduction in our leverage during the period was principally due to capital raises during the quarter and our continuing to transition our portfolio into lower levered Non-Agency RMBS and Multi-Family MBS. Depending on the different cost of borrowing funds at different maturities, we vary the maturities of our borrowed funds to attempt to produce lower borrowing costs and reduce interest rate risk. We enter into collateralized borrowings only with institutions that are rated investment grade by at least one nationally-recognized statistical rating organization. Going forward, as we seek to continue expanding the range of available financing sources, we may borrow from institutions that, although not rated investment grade by at least one nationally recognized statistical rating organization, in the assessment of our management team represent an acceptable counterparty credit risk in providing collateralized financing for our portfolio. Nonetheless, we expect that the preponderance of our sources of collateralized borrowings (78.2% as of March 31, 2014) will continue to either have an investment grade rating directly or be part of a group of companies which includes an institution that has such a rating.

The leverage that we employ is specific to each asset class in which we invest and will be determined based on several factors, including potential asset price volatility, margin requirements, the current cycle for interest rates, the shape of the yield curve, credit, security price, the outlook for interest rates and our ability to use and the effectiveness of interest rate hedges. We analyze both historical interest rate and credit volatility and market-driven implied volatility for each asset class in order to determine potential asset price volatility. Our leverage targets attempt to risk-adjust asset classes based on each asset class's potential price volatility. The goal of our leverage strategy is to ensure that, at all times, our investment portfolio's leverage ratio is appropriate for the level of risk inherent in the investment portfolio and that each asset class has individual leverage targets that are appropriate for its potential price volatility.

As of March 31, 2014, our Agency RMBS portfolio had a weighted average nominal coupon of 2.74% at a weighted average amortized cost of $101.2 per $100 of nominal, or face, value, or $413.5 million total cost. As of March 31, 2014, the weighted average market price of our Agency portfolio was $100.0 per $100 of nominal, or face, value, or $408.4 million in the aggregate. All of our Agency securities represent whole pool securities.

As of March 31, 2014, our Non-Agency RMBS portfolio, on a GAAP basis, had a weighted average nominal coupon of 0.36% at a weighted average amortized cost of $61.5 per $100 of nominal, or face, value, or $58.3 million total cost. As of March 31, 2014, the weighted average market price of our Non-Agency RMBS portfolio, on a GAAP basis, was $68.0 per $100 of nominal, or face, value, or $64.5 million in the aggregate.

As of March 31, 2014, our Multi-Family MBS portfolio, on a GAAP basis, had a weighted average nominal coupon of 3.79% at a weighted average amortized cost of $93.7 per $100 of nominal, or face, value, or $9.4 million total cost. As of March 31, 2014, the weighted average market price of our multi-family RMBS portfolio, on a GAAP basis, was $95.7 per $100 of nominal, or face, value, or $9.6 million in aggregate.

As of March 31, 2014, our Non-Agency RMBS portfolio on a non-GAAP basis (including Non-Agency RMBS underlying Linked Transactions) had a weighted average nominal coupon of 0.38% at a weighted average amortized cost of $63.7 per $100 of nominal, or face, value, or $180.7 million total cost. As of March 31, 2014, the weighted average market price of our Non-Agency RMBS portfolio on a non-GAAP basis (including Non-Agency RMBS underlying Linked Transactions) was $69.2 per $100 of nominal, or face, value, or $196.4 million in the aggregate.

As of March 31, 2014, our Multi-Family MBS portfolio on a non-GAAP basis (including Multi-Family MBS underlying Linked Transactions) had a weighted average nominal coupon of 4.28% at a weighted at a weighted average amortized cost of $96.0 per $100 of nominal, or face, value, or $85.5 million total cost. As of March 31, 2014, the weighted average market price of our Multi-Family MBS portfolio on a non-GAAP basis (including multi-family RMBS underlying Linked Transactions) was $96.9 per $100 of nominal, or face, value, or $86.6 million in aggregate.

Investment Portfolio

The following table summarizes certain characteristics of our investment portfolio as of March 31, 2014: (1) as reported in accordance with GAAP, which excludes the Non-Agency RMBS and Multi-Family MBS underlying our Linked Transactions, (2) to show separately the Non-Agency RMBS and Multi-Family MBS underlying our Linked Transactions; and (3) on a non-GAAP combined basis (which reflects the inclusion of the Non-Agency RMBS and Multi-Family MBS underlying our Linked Transactions combined with our GAAP-reported MBS):

GAAP Basis

                                                                                                                                Net
                                         Unamortized       Designated                         Unrealized                      Weighted
                         Principal         Premium           Credit          Amortized           Gain/           Fair          Average        Average
$ in thousands            Balance        (Discount)          Reserve            Cost             (Loss)          Value        Coupon(1)        Yield(2)
Agency RMBS
15 year fixed-rate       $    3,012     $          72     $           -     $      3,084     $         (70 )   $   3,014            2.50 %          1.99 %
30 year fixed-rate          124,934             7,078                 -          132,012            (6,331 )     125,681            3.50 %          2.70 %
Hybrid ARMS                 280,543            (2,125 )               -          278,418             1,321       279,739            2.41 %          2.76 %

Total Agency RMBS           408,489             5,025                 -          413,514            (5,080 )     408,434            2.74 %          2.74 %

Multi-Family MBS
Excluding Linked
Transactions                 10,000              (629 )                            9,371               202         9,573            3.79 %          4.79 %
Non-Agency RMBS
Excluding Linked
Transactions                 94,896           (19,724 )         (16,824 )         58,348             6,189        64,537            0.36 %          7.83 %
Total/Weighted Average
(GAAP)                   $  513,385     $     (15,328 )   $     (16,824 )   $    481,233     $       1,311     $ 482,544            2.32 %          3.39 %




Non-GAAP Adjustments

                                                                                                                            Net
                                        Unamortized       Designated                      Unrealized                     Weighted
. . .
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