Q2 2022 Invesco Mortgage Capital Inc Earnings Call
Welcome to Invesco Mortgage Capital Inc. 2nd Quarter 2022 Investor Conference Call. All participants will be in a listen-only mode until the question and answer session. At that time to ask a question, press the star followed by the 1 on your telephone. As a reminder, this call is being recorded. Now I would like to turn the call over to Jack Bateman in Investor Relations. Mr. Bateman, you may now begin the call.
Thank you, and to all of you joining us on Invest Go Mortgage Capital's quarterly earnings call. In addition to today's press release, we've provided a presentation that covers the topics we plan to address today.
The press release and presentation are available on our website, investgomorggecapital.com. This information can be found by going to the Investor Relations section of the website.
Our presentation today, which will include forward-looking statements and certain non-GAAP financial measures. So I recommend that you make sure you check those out on YouTube and stay tune today as
Please review the disclosures on slide two of the presentation regarding the statements and measures as well as the appendix for the appropriate reconciliation to gap. Now we will length the lower arrowbn is selected from the front.
Finally, Invesco Mortgage Capital is not responsible for and does not edit or guarantee the accuracy of our earnings teleconference transcripts provided by third parties. The only authorized webcasts are located on our website.
Again, welcome and thank you for joining us today. I'll now turn the call over to Johnny Insolom. John . Thank you. John .
Good morning and welcome to Invest Go mortgage capital second quarter earnings call. I'll give some brief comments before turning the call over to our chief investment officer, Brian Norris, to discuss the current portfolio in more detail. Also joining us on the call to participate in the Q&A are President Kevin Collins, our CFO lead fed Lee and our COO Dave Lyles.
The challenging environment that characterized the first quarter of 2022 continued into the second quarter as the Federal Reserve responded to worsening inflation data by raising the Fed funds rate by 125 basis points, which was followed by an additional 75 basis point hike in late July . Risk assets broadly underperformed during the quarter in response to tight financial conditions.
The S&P 500 index declined approximately 17% over the quarter and the Bloomberg US aggregate bond index declined roughly 4.4% over the same period.
Mortgage is where no exception, given increasing interest rate volatility and heightened expectations of a more aggressive balance sheet reduction. As we communicated on June 27th, our book by a decline during the quarter, ending June at $16.16.
Since the beginning of the third quarter, agency mortgage performance is stabilized, as wider spread to the track investors, and our book value was a high single digits to the end of July .
Over the course of the quarter, we continue to reduce risk through active portfolio management.
Given the elevated market volatility, we decreased our overall exposure to agency mortgages by reducing economic leverage from 6.5 times to 3.9 times. We also reduced our exposure to lower coupons, which are predominantly owned by the Federal Reserve, increased our exposure to higher yield and current coupons.
Our liquidity position remains strong with 677 million of unrestricted cash in unencumbered assets at quarter end.
Despite our reduction in risk, our earnings available for distribution remains well supported. Our net interest margin has expanded due to the wider spread available on new investments in higher coupon mortgages, continued favorable funding rates, and our low-cost legacy swaps.
We also made significant progress in improving our capital structure.
as we were purchased approximately 30% of our preferred shares outstanding since the beginning of the second quarter.
The bulk of these accretive purchases occurred in early July and accounted for about 3% of our quarter to date book value increase.
Going forward, we see conditions in the agency R&BS market is becoming more favorable. Elevated interest rate volatility and the potential for mortgage sales from the Fed remain headwinds. But we expect the environment for mortgages to improve given wider spreads on higher coupon mortgages, attractive funding and reduced supply resulting from low origination volume.
I'll stop here and let Brian go through the portfolio.
Thanks, John , and good morning to everyone listening to the call. I'll begin on slide four, which provides an overview of the changes in the macro environment within the fixed income markets over the past year. Persistently elevated inflation data continued to pressure interest rates higher across the yield curves, as detailed in the upper left chart, while the monetary policy response from the Federal Reserve has impacted funding markets, as shown in the upper right chart. Market expectations for future adjustments and monetary policy have evolved as well.
with further tightening expected in the near term, now followed by easing in the latter half of 2023, as indicated in the bottom left chart.
Since the end of the second quarter, inflationary pressures have led to further tightening of monetary policy, but with the federal reserve increasing, the Fed funds rate by an additional 75 basis points at their July meeting. Alright.
In addition, escalating recessionary risk have resulted in lower yields and longer dated maturities and continued flattening of the yield curve with 1- and 2-year Treasury yields now higher than 10-year yields by 35-40 basis points.
As shown in the lower right hand chart, US commercial banks slowed their purchases of agency mortgages during the second quarter, concurrent with the end of net asset purchases by the Federal Reserve, resulting in significantly lower demand for the sector during the quarter.
run off of the Federal Reserve's Agency Mortgage Portfolio, which began in June at a cap of 17.5 billion per month. The Federal Reserve's Agency Mortgage Portfolio, which began in June at a cap of 17.5 billion per month. The Federal Reserve's Agency Mortgage Portfolio, was in July at a cap of 17.5 billion per month. The Federal Reserve's Agency Mortgage Portfolio, was in July at a cap of 17.5 billion per month.
With paydowns on the agency mortgage portion of the Fed's balance sheet averaging just over $30 billion per month in the second quarter, it is unlikely the $35 billion cap on runoff starting in September will be restrictive, absent a significant drop in mortgage rates and increase in refinancing and housing activity.
Moving on to slide five, where we provide more detail on the HDRM-Best Market.
In the upper left-hand chart, we show 30-year current coupon agency mortgage performance versus Treasury hedges over the past year, highlighting the second quarter of 2022 in gray.
Agency RMBs performed poorly during the quarter as elevated interest rate volatility and increased market expectations for agency RMBs sales from the Fed's balance sheet pressured valuations sharply lower resulting in wider spreads.
In contrast, the sector performed very well in July , as cheaper valuations and a reduction in expectation for Fed sales from the balance sheet attracted significant investor demand.
as shown in the upper right chart.
Specified pool pay-up stabilized at very low levels during the second quarter. While implied financing in the TBA market, continued to converge with short-term funding rates as indicated in the lower right chart.
Moving on to slide six, we've got more detail on our agency mortgage investments and the changes in the portfolio during the second quarter.
We significantly reduced leverage by lowering our exposure to agency RNBS, given the continued challenges in the sector. In addition, we rotated the remainder of our lower coupon investments into more attractive higher coupons, expanding our net interest margin, and supporting the earnings power of the company, despite the overall reduction in assets.
The period-end weighted average yield on our agency RMBS investments improved from 2.54% at the end of the first quarter to 4.07% at the end of the second quarter, capturing a significant improvement in available returns given wider spreads and higher interest rates during the quarter.
Our agency RMBS Investments are well diversified across coupons, and we have largely eliminated direct exposure to potential sales from the Federal Reserve's balance sheet by selling our 30-year 2% and 2.5% coupons.
Given attractive valuations on specified tools, we rotate into higher quality prepayment attributes.
increasing our allocation to loan balance stories which historically perform well in both a premium and discount environment.
Despite expectations for a deterioration in the dollar roll market, as the reduction in demands from the Federal Reserve and commercial banks with under-Iowations,
Production coupon TBA remains modestly attractive.
We believe cheaper valuations on production, coupon specified tools and TBA represent attractive investment opportunities with current ROEs in the mid teens.
Our remaining credit investments are detailed on slide seven.
with non-agency CMBS representing 55% of the $79 million portfolio. Our allocation to credit securities declined from $98 million during the quarter, given paydowns on our CMBS portfolio. Our $52 million of remaining credit securities are high quality, with nearly 90% rated single-A or higher. Although we anticipate limited near-term price appreciation, we believe these assets are attractive holdings, as 100% are held on an unlevered basis for big gains from Werex securities on exchange rates.
and provide attractive yields. Lastly, slide eight details our funding book at quarter end as shown in the chart on the upper left. Repurchase agreements collateralized by agency R and BS declined to 3.3 billion as of June 30th, given the reduction in our specified pool holdings. And hedges associated with those barlings also declined to 2.2 billion net-notional of current pay-fixed, received floating interest rates per hour four, and which is held in June 5th, Watch.
In order to hedge additional exposures further out the yield curve, we continue to hold 1 billion of notional of forward starting interest rate swaps with starting dates in 2023.
Our weighted average repo costs increased to 1.38%. And I've continued to climb higher at the funding markets price end, and I've had a monetary policy in the coming months. I've had a monetary policy in the coming months.
Our economic leverage will include in TBA exposure and decrease significantly during the quarter to 3.9 times debt to equity, given the further reduction in risk as financial markets volatility remains elevated. As financial markets volatility remains elevated.
Post-quarter end, economic leverage increased modestly to approximately 4.4 times debt to equity at the end of July .
as the reduction in our preferred equity provided an opportunity to benefit from a more positive tone in agency RMBS.
To conclude our top priority marks, although the tone in AGR and BS has improved since the end of the second quarter, challenges remain in the sector, as volatility remained elevated, and the sharp reduction in demand from commercial banks and the Federal Reserve reduces the number of potential buyers.
However, given the historic underperformance in the sector over the past year, attractive valuations provide an opportunity for investors to benefit from a potential return to a less volatile market environment.
While we believe that lower coupon investments have limited value, given current valuations and headlamps from the reduction in the Federal Reserve's balance sheet, agency R&B's investments higher in the coupon stack are attractive, given a reduction in mortgage origination and cheaper valuations.
We remain somewhat cautious given elevated market volatility, however we do believe today's valuations and production coupons represent an attractive entry point for those with longer time horizons.
Thank you for your continued support for Invesco Mortgage Capital, and now we will open the line for Q&A.
If you would like to ask a question, please press star 1. One moment for the questions to come in.
Our first question comes from Doug Harder with Credit Suisse, your line is open sir.
Thanks. Just a big picture question. As you were thinking about portfolio construction, capital structure, what are you looking to do to try to mute some of the volatility in book value? I'm going to try to mute some of the volatility in book value.
Yeah, hey, Doug. It's Brian . I'll take a crack at that. And John has anything to add he can. And John has anything to add he can.
We have certainly lowered our leverage. So we're given the imbalance in our capital structure with our preferred shares elevated as a percent of the total. We have been, as we mentioned,
being able to repurchase shares to reduce that amount which is going to reduce which has reduced the volatility to our to our common equity.
And so, the combination of lower overall leverage and also right sizing our capital structure should be able to mitigate the volatility that we've seen. And then also clearly, market volatility remains quite elevated. So once that starts to return to more normalized levels, then we'll also see a further reduction involved.
I just point out that the 30% reduction in preferreds, or 30% we were able to buy back into their
the bulk of that occurred post quarter end in the early part of July . And we continue to look for opportunities to either buy back more preferreds or if conditions are appropriate to continue to issue stock either through the ATM or through block trades. But so both of those would help balance the
the capital structure which would absent any change in the portfolio would obviously change the amount of volatility to the common so that that's kind of the goal.
As you're thinking, what is kind of a range of EOS units?
Work towards the normalized capital structure. What is the right range for the first? What is the right range for the first?
Yeah, I think you're sure we've been in the low 20s. So I think that's what we're targeting. So we'll see as we get closer and depending on how much we can get done, we'll work to get closer to that level.
Okay, thank you.
If you have a question, please press star one. Our next question comes from Trevor Cranston with JMP Securities. Your line is open, sir.
Okay, thanks. You can mention some of the factors that drove spreads tighter in July . Subscribe if you can, a little bit more about that.
It's definitely here a little bit cautious still on the environment overall in the near term.
I was curious if you could talk about how you think about the tradeoff between
protecting book value and being cautious with low leverage near term versus potentially, you know, missing out on some spread tightening if the grid's in a meaningful, to quiet and volatility.
Yeah, hey Trevor, it's Brian . The improvement that we saw in July was... Um...
you know it was kind of a combination of a few different things you know I think you know the increase in
recessionary risks kind of pushed off the
pushed off the potential for asset sales from the Valet sheet, which helps lower coupons recover some of their underperformance from the previous months. And also, volatility did come down a little bit. I think we've actually seen that return here in early August and reversed some of that move that we've seen in July .
But you know, I think to the extent that market volatility remains.
pretty elevated. We're more comfortable kind of keep in leverage at the low end of the range, just to help try to offset some of that volatility. You know, with our EAD, pretty well supported at these levels, we're pretty comfortable keeping it where it is.
Okay.
And then, you know, on the question of the dividend and the earnings level, I mean, obviously the dividend is pretty well supported by earnings at this point.
We're at the same time the stalkers.
quite high yield compared to some of the other companies out there. So can you maybe talk about how you weighed?
potentially retaining some extra earnings to grow book value versus keeping the yield as high as it is.
Yeah, hey, Trevor, I'll answer that one. Yeah, I mean, so obviously this quarter, you know, we retained about 40% of our EAD, which went back into book value. And, you know, going forward, obviously the
dividend decision is a board decision and we'll be having those discussions as we go forward in terms of the decision to make to put. In terms of the decision to make to put.
excess excess EAD over the dividend back into you know how much excess dividend there is I guess is a decision and you know I think it's
you know, we'll kind of just, yeah, that goes to you have a lot of reacts over the next couple months and.
Yeah, I mean that's the question is how much we want to retain. So that'll be a board decision.
over the next couple months.
Okay, that makes sense. Thank you.
There are no other questions in queue.
All right, well, I'd like to thank everybody for joining us on the call, and we look forward to reconvening next quarter. Thank you.
That concludes today's call. All participants may disconnect at this time. Thank you for joining.
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