Q3 2025 BrightSpire Capital Inc Earnings Call

Speaker #3: Good day . And welcome to the BrightSpire Capital, Inc. . Third quarter 2020 Earnings Conference Call . All participants will be in listen only mode should you need assistance , please signal a conference specialist by pressing the star key , followed by zero .

Speaker #3: After today's presentation , there will be an opportunity to ask questions . To ask a question , you may press star , then one on your touchtone phone .

Speaker #3: To withdraw your question , please press star . Then two . Please note this event is being recorded . I would now like to turn the conference over to David Palam General counsel , please go ahead .

Speaker #4: Good morning and welcome to BrightSpire Capital, Inc. Third quarter 2025 Earnings Conference call . We will refer to BrightSpire Capital, Inc. as BrightSpire Capital, Inc. or the company .

Speaker #4: Throughout this call . Speaking on the call today are the company's chief Executive officer , Mike Massey . President and chief operating Officer Andy Whitt , and chief financial officer Frank Saracino .

Speaker #4: Before I hand the call over , please note that on this call , certain information presented contains forward looking statements . These statements , which are based on management's current expectations , are subject to risks , uncertainties and assumptions .

Speaker #4: Potential risks and uncertainties could cause the company's business and financial results to differ materially . For a discussion of risks that could affect results , please see the risk Factors section of our most recent 10-K and other risk factors .

Speaker #4: And forward looking statements in the company's current and periodic reports filed with the SEC from time to time . All information discussed on this call is as of today , October 29th , 2025 , and the company does not intend and undertakes no duty to update for future events or circumstances .

Speaker #4: In addition , certain financial information presented on this call represents non-GAAP financial measures . The company's earnings release and supplemental presentation , which was released yesterday afternoon and is available on the company's website , presents reconciliations to the appropriate GAAP measures and an explanation of why the company believes such non-GAAP financial measures are useful to investors .

Speaker #4: Before I turn the call over to Mike , I will provide a brief recap on our results . The company reported third quarter GAAP net income attributable to common stockholders of $1 million , or $0.01 per share distributable earnings of $3.3 million , or $0.03 per share , and adjusted distributable earnings of $21.2 million , or $0.16 per share .

Speaker #4: Current liquidity stands at $280 million , of which $87 million is unrestricted cash . The company also reported GAAP net book value of $7.53 per share , and underappreciated book value of $8.68 per share .

Speaker #4: As of September 30th , 2025 . Finally , during this call , management may refer to . Distributable earnings as D . With that , I would now like to turn the call over to Mike .

Speaker #5: Thanks , David . And welcome to our third quarter earnings call . We're pleased to report the strong results achieved during this past quarter .

Speaker #5: And are particularly encouraged by the overall trajectory of the business in the third quarter , book value remained stable and we made considerable progress toward established objectives , which include resolving watch list loans and REO properties .

Speaker #5: And rebuilding our loan portfolio and maintaining dividend coverage . Our adjusted D continued to cover our dividend , but we also achieved net positive loan originations for the second consecutive quarter and also saw meaningful growth in our origination pipeline .

Speaker #5: Together , these results demonstrate clear progress toward transforming our loan book and growing earnings . Also of note , we are observing continued improvements in the overall commercial real estate markets , credit and lending spreads continue to tighten , and this has contributed to a steady increase in loan enquiry .

Speaker #5: Additionally, both the CMBS and CLO markets remain very highly active, showing solid new issuance growth coupled with a more favorable interest rate environment.

Speaker #5: These trends should create a supportive backdrop for increased loan originations along these lines . During the third quarter and through the first half of October , we originated ten loans totaling $224 million , and we have currently seven loans in execution for an additional 242 million to date .

Speaker #5: This will bring our total new closed and commitments to 741 million . Since resuming loan originations late last year . Given this progress , we have already begun the process of preparing for our next CLO securitization .

Speaker #5: An essential part of our progress this quarter is due to meaningful developments in our watch list . As several of these borrowers have now commenced a formal sales process .

Speaker #5: On the underlying properties . As a reminder , we started 2025 with a watch list of 411 million , which has now been reduced to 182 million .

Speaker #5: If successful , these borrower led sales will substantially reduce our remaining watch list exposure . Turning to the Rio portfolio and our largest exposure to Signia hotel property , we continue to make gradual improvements while we address deferred maintenance and CapEx needs at the asset .

Speaker #5: Given the upcoming sporting events calendar , we expect to hold this property through the first half of 2026 . Additionally , we currently have two Oreo office properties in the market for sale , and we have a specific timetable to market additional REO assets early next year .

Speaker #5: Our timetable for sale of REO assets will generate liquidity for future loan originations and drive the loan book growth toward our targeted portfolio of approximately 3.5 billion .

Speaker #5: The execution of this strategy will strengthen earnings and improve positive dividend coverage in 2026 . Furthermore , we're also seeing a continued gradual reduction in our office loan portfolio , which now stands at 653 million , down from 769 million at the start of 2025 .

Speaker #5: We expect an additional reduction as some borrowers have indicated intentions to sell properties and this improving market . The CMBS market has also accepted more office loans over this past year .

Speaker #5: In closing , we believe the coming quarters will be among our most productive with each passing quarter . The combination of new loan originations , steady progress on watchlist loans , and the resolution of real assets will drive the transformation of our portfolio and improve earnings .

Speaker #5: With that , I will now turn the call over to our president , Andy Whit . Andy .

Speaker #6: Thank you, Mike. I'll start by walking through the details of our net positive originations activity, and then provide further updates on watchlist loans and REO assets during the third quarter.

Speaker #6: Capital deployment consisted of 146 million of total commitments across seven multifamily loans , as well as future fundings of 11 million , resulting in total deployment of 157 million .

Speaker #6: As for repayments , two loans paid off in full , one hospitality loan and one office loan for total proceeds of 88 million .

Speaker #6: Additionally , there were five partial paydowns during the quarter , totaling 9 million , resulting in 97 million in total repayments . For the second quarter in a row .

Speaker #6: We've achieved net positive loan originations , a trend we expect to continue with increasing momentum over the next several quarters . Currently , the loan portfolio stands at 2.4 billion across 85 loans , with an average loan balance of 28 million and a risk ranking of 3.1 .

Speaker #6: Our average loan balance decreased year over year as a result of a deliberate strategy to reduce concentration risk and diversify the portfolio . During the quarter and subsequently , we continue to make progress on the watch loans , the watchlist portion of the loan portfolio currently stands at 8% , comprised of five loans for a total gross book value of 182 million , reducing total watchlist exposure remains a priority as we are working actively with the borrowers to effectuate resolutions in a number of cases , the borrowers are in the process of actively marketing the underlying properties for sale .

Speaker #6: The reduction watchlist , loan exposure quarter over quarter was driven by the removal of the organ Office loan , which we took ownership of during the quarter .

Speaker #6: The property is currently in the market for sale during the third quarter , one Austin , Texas multifamily loan was added to the watch list with a gross carrying value of 23 million .

Speaker #6: Performance of the property deteriorated primarily due to insufficient funds to complete the . Property stabilization . As for our Rio portfolio , it stands at 364 million of Undepreciated gross book value across eight properties .

Speaker #6: We completed the sale of the Phoenix , Arizona multifamily property in the third quarter , substantially in line with carrying value . Additionally , we are currently in the market with two office properties , including the Oregon Office Property .

Speaker #6: Previously mentioned , Rio Office exposure is comprised of three properties for a cumulative , underappreciated book value of 81 million , or 22% of the Rio portfolio .

Speaker #6: We continue to make progress on our four multifamily properties in the Rio portfolio . We are actively executing on value add business plans with respect to three of the properties .

Speaker #6: These plans contemplate repositioning the properties , leasing them up , and then taking them to market for sale . In each case , we are making progress toward that end and expect to be in the market with two of the three properties in Q1 2026 , with the remaining property to follow in the summer of 2026 .

Speaker #6: The fourth multifamily property is a pre-development site in Santa Clara , California , which we intend to hold for the time being . As we've discussed before , the broader Bay area is seeing a resurgence in demand , and we anticipate this property will benefit as a result of the favorable market tailwinds .

Speaker #6: Multifamily REO exposure stands at 147 million , or 40% of the Rio portfolio . Lastly , as Mike highlighted , we continue to make progress on the $137 million San Jose , California hotel , which comprises the remaining 38% of the Rio exposure .

Speaker #6: In closing , we are encouraged by the momentum generated during the third quarter and look forward to sustaining and increasing that momentum on the originations and asset management fronts as we head into 2026 .

Speaker #6: With that, I will turn the call over to Frank Saracino, our Chief Financial Officer. Frank.

Speaker #7: Thank you , Andy , and good morning , everyone . For the third quarter , we generated adjusted D of $21.2 million , or $0.16 per share .

Speaker #7: Third quarter D was 3.3 million , or $0.03 per share . D includes specific reserves of approximately $18 million . Additionally , we reported total company GAAP net income of $1 million , or $0.01 per share .

Speaker #7: First , a reminder regarding one of our legacy office equity investments earlier this year , we defaulted on the financing for our Multi-tenanted Office Equity property , located just outside Pittsburgh .

Speaker #7: During the third quarter , our receiver was appointed and as a result , we deconsolidated the assets and liabilities from the company's consolidated balance sheet .

Speaker #7: With that , we reported a GAAP impairment of $2.5 million related to the property . However , the impairment charge had no impact on our underappreciated book value as we had previously written .

Speaker #7: The investment down to zero over a year ago . Quarter over quarter . Total company GAAP net book value decreased to $7.53 from $7.65 per share in the second quarter .

Speaker #7: We reported underappreciated book value of $8.68 versus $8.75 per share in the second quarter , slightly down quarter over quarter . Now , I would like to quickly bridge the third quarter adjusted distributable earnings of $0.16 versus the $0.18 recorded in the second quarter .

Speaker #7: The change was primarily driven by the lender foreclosure of the Ecuador Norway net lease asset , which occurred on two Q and the Deconsolidation of the Multi-tenanted office equity property previously highlighted .

Speaker #7: This was partially offset by positive net loan originations . Looking at reserves during three Q , we recorded a specific Cecil Reserve of approximately $18 million related to taking ownership of the property associated with the Oregon Office loan , which Andy discussed earlier .

Speaker #7: As the loan was resolved during the quarter , we charge off the reserves , our General Cecil provision decreased to 127 million , or 517 basis points on total loan commitments versus $137 million or 549 basis points reported in the second quarter .

Speaker #7: Our debt to assets ratio is 63% and our debt to equity ratio is 1.9 times . Lastly , our liquidity as of today stands at approximately $280 million .

Speaker #7: This comprises 87 million of current cash , 165 million under our credit facility , and approximately 28 million of approved . But undrawn borrowings available on our warehouse lines .

Speaker #7: This concludes our prepared remarks . And with that , let's open it up for questions . Operator . .

Speaker #3: Thank you . We will now begin our question and answer session . To ask a question , you may press star , then one on your touch tone phone to withdraw your question , please press star .

Speaker #3: Then two . We ask that you please limit yourself to one question and one follow up . If you have additional questions , you may reenter the question queue .

Speaker #3: And at this time, we will pause momentarily to assemble our roster. And the first question will be from Jason Weaver from Jones Trading.

Speaker #3: Please go ahead .

Speaker #8: Hi guys . Congrats on the quarter . First , I wonder if I wonder if you could give me some update on your liquidity position .

Speaker #8: Post the quarter to date originations and those what you expect to the ones that are in execution that you expect to close . And if you're placing those recent loans into the 2024 CLO , or holding those online .

Speaker #9: Those are being held on balance sheet . You know , liquidity is , you know , hovering around 100 million in cash . And as we said in the prepared remarks .

Speaker #9: Much of the future originations that we're doing will come out of the resolution of assets and the equity repatriation for assets that are either largely unencumbered , totally unencumbered , or largely unencumbered .

Speaker #9: Today . So from a liquidity standpoint , we plan on a lot of the fundings coming out of Rio . Resolutions .

Speaker #8: Got it. And then just help me think about the pace of Q originations through the next couple of months. I know you put up the $320 million number, and I guess that's about $308 million net.

Speaker #8: But for November and December, do you expect that to be more muted or, you know, similarly active just due to sort of dovish posture and the progress we've seen on rates?

Speaker #9: Similarly active because the pipeline has been gaining some momentum , if you will . And it's been increasing over time . I don't want to jinx this , but it's it's a pretty good environment .

Speaker #9: We're seeing a lot more loan enquiry quarter over quarter . And so to to kind of go to the end end result here .

Speaker #9: What we need to do for 2026 . And I've said this on the previous earnings call , we need to get to a loan book of about $3.5 billion .

Speaker #9: And net, net, you know, between now and the end of next year, we need to do well over $1 billion in originations.

Speaker #9: Gross . We need to do about a billion , close to a billion and a half in originations gross to offset any payments that we have .

Speaker #9: So you're looking at something that is probably like $300 million, a quarter to really keep abreast of that.

Speaker #8: Got it . That's and I think you're on your way . Really helpful . Thank you .

Speaker #3: Thank you . And our next question will be from Chris Muller from Citizens Capital Markets . Please go ahead .

Speaker #10: Hey guys . Thanks for taking the questions . And congrats on a solid quarter . So I wanted to start and ask about your net lease portfolio .

Speaker #10: We just saw Blackstone and Starwood jump into that space . So I wanted to ask how you guys are thinking about that space .

Speaker #10: And is this an area where there could be some growth for BrightSpire, or are you happy with the assets you have there already?

Speaker #9: I'd say we're happy with the assets we have right now . We have not explored going into the triple net market . I don't think we have a necessarily competitive advantage in that market .

Speaker #9: So I think from a net lease standpoint , we'll deal with the assets we have now if we can get an interesting bid on some of these assets , we might consider selling them .

Speaker #9: But right now, there is no change in plan.

Speaker #10: Got it . And then I guess on overall sentiment in the market , do you expect to see a boost in demand if we get another cut from the fed today , or is that more just help continue to to close that gap between buyers and sellers .

Speaker #9: It's absolutely improving the commentary we had yesterday. Some of our originators were very pleased to see the price of caps going down.

Speaker #9: And their discussions with borrowers . It is a pretty solid environment . You've got a dovish fed . The long end seems to be coming down because of maybe the employment numbers .

Speaker #9: So you have a sub 4% ten year treasury . I think you've also you've got some lenders that are getting exhausted and I think they've they've gone on several years with low modifications , us included .

Speaker #9: And we're encouraging borrowers to either refinance or sell the properties , which is why you saw the commentary around some of the borrowers on our watch list .

Speaker #9: Now , have those properties up for sale , and you're seeing that across the board . So it's a pretty it's a pretty Goldilocks environment right now .

Speaker #9: You've got a a low level of construction lending , which will hopefully help absorption late 2026 , early 2027 . Interest rates lower the negative carry on these assets because of cap rates are still , you know , 5% for multifamily in some cases , maybe a little less so that that negative carry environment is is becoming less .

Speaker #9: So it's making transaction sales volume increase . So we're starting to see a big uptick in that . And we're starting to see an uptick in acquisition financing versus in the first half of the year .

Speaker #9: First quarter substantially refi . So we're seeing a lot more requests for acquisition financing than we have earlier in the year .

Speaker #10: Got it . That's all very helpful . And congrats again on a solid quarter and some great progress .

Speaker #3: Thank you . And the next question is from Tom Catherwood from Btig . Please go ahead .

Speaker #11: Thanks . So just wanted to pivot back to the the answer on originations . You know Andy , obviously you had mentioned out originating your repayments and that's been the second quarter I know your row you've done it .

Speaker #11: But because of REO the loan portfolio is contracted . You know over the last two quarters with that 320 million of loans that you've talked about closed or in closing in for .

Speaker #11: Q are we at the point where you think we can grow the loan book going forward , or with other , you know , potential Reos in the pipeline ?

Speaker #11: Could could it be two steps forward , one step back ? What are your thoughts as far as getting beyond the take back period , so that the portfolio can get up to that $3.5 billion that you're targeting ?

Speaker #9: Andy , you want to jump on that ?

Speaker #6: Yeah . So I think we're we're really at that point right now . So we've been increasing the momentum of our loan originations or the pipeline is growing .

Speaker #6: And we are pushing things through REO sale . And so that will be a little bit of a headwind . But it's really that capital that is the fuel for building the loan book .

Speaker #6: So, I think you will see the loan book increase. It's increased kind of quarter over quarter for the last couple of quarters.

Speaker #6: When you are just looking at the loan book, what you'll see in the future quarters is an increased rate of growth moving towards that $3.5 billion number.

Speaker #11: Perfect . Perfect . Thank you for that , Andy . And then in terms of your San Jose hotel , I was in the market there in September and walked the property .

Speaker #11: It looked great . It had a tech conference going on . So it was crowded . The question I have for you though , is kind of with that packed event schedule that you mentioned for 2026 , in San Jose , what could the asset contribute towards distributable earnings as occupancy ramps up ?

Speaker #11: I mean , this is a high operating leverage business to us . It seems like there could be material contribution . What are you underwriting for 2026 ?

Speaker #9: The the NOI is still about it's still going to be a sub 10 million NY for this year . We're coming in below that .

Speaker #9: So next year , as we said we have some significant events occurring in the first half of the year . We also have , as we said in the prepared remarks , some deferred maintenance elevators , lobby work that needed to be done and some CapEx that needs to go into the hotel so that dovetails well into that timeline .

Speaker #9: We have to put these in place because if we sold the asset , any buyer would look at those and say elevators need to be redone and we're taking that off the purchase price .

Speaker #9: So we need to get that done . Those have been needing to be done for quite a while . But yes , our hope is that we continue to see uplift in that Bay area .

Speaker #9: You just saw the hotels in San Francisco, two large hotels with a total of 3,000 collective rooms traded. We are seeing a lot of interest generally in the Bay Area and in San Francisco.

Speaker #9: The one caution I would have is that there is a concern that if San Francisco really is coming back the way people are saying that there may be some latent group demand to go to San Francisco .

Speaker #9: So we really need to observe that . But in terms of contribution , I would say roughly , you know , a $10 million number for NY would get you within a stone's throw where we think we might end up for 2026 .

Speaker #9: We haven't gotten a budget yet for that year . We're running slightly behind that for 2025 .

Speaker #11: Great. I appreciate those columns. That's it for me. Thanks, everyone.

Speaker #3: Again , as a reminder , if you would like to ask a question , please press star then one . The next question is from Gaurav Mehta from Alliance Global Partners .

Speaker #3: Please go ahead .

Speaker #12: Thank you . Good morning . I think in your prepared remarks , you talked about preparing for a new CLO issuance . Can you provide some details on the size and timing of the expected issuance ?

Speaker #9: Thank you for the question . Actually , because it is it is so close . We actually can't comment on it . It would be inappropriate .

Speaker #9: But you know , I would say it would be within the context of what you're seeing in the CLO market .

Speaker #12: Okay . Understood . Okay . Understood . As a follow up , I think in your prepared remarks , you talked about two office properties listed for sale .

Speaker #12: I think one of them was Oregon. Can you provide some detail on which is the second office property you're looking to sell?

Speaker #12: ?

Speaker #9: It is it is one of the Long Island City properties . And we are in the process of soliciting offers for that as we speak .

Speaker #12: Okay . Thank you . That's all I had .

Speaker #3: And ladies and gentlemen , this concludes today's question and answer session . I would like to turn the conference back to Mike Masi for any closing remarks .

Speaker #9: Thank you . Well , in summary , we covered our dividend . We had positive net loan originations for the second quarter in a row .

Speaker #9: Our pipeline is improving . As we mentioned , we are in the process of embarking on a new CLO . And we we anticipate , as we said in the prepared remarks , substantial progress on our watch list .

Speaker #9: And Rio in the coming two quarters . So we look forward to that . And with that , I would like to thank you for joining us on the call today .

Speaker #9: And we will see you in February .