Q1 2026 Redwood Trust Inc Earnings Call

April 29, 2026

Speaker #1: Good afternoon and welcome to the REDWOOD TRUST INC first quarter 2026 financial results conference call. Today's conference is being recorded. I will now turn the call over to Natasha Fathery, Senior Vice President of Finance.

Operator: Good afternoon, welcome to the Redwood Trust Inc.'s Q1 2026 Financial Results Conference Call. Today's conference is being recorded. I will now turn the call over to Natasha Fatheree, Senior Vice President of Finance. Please go ahead, ma'am.

Speaker #1: Please go ahead, ma'am.

Speaker #2: Thank you, Operator. Hello, everyone. And thank you for joining us today. For REDWOOD's first quarter 2026 earnings conference call. With me on today's call are Chris Abate, Chief Executive Officer, Dashiell Robinson, President, and Brooke Carillo, Chief Financial Officer.

Natasha Fatheree: Thank you, operator. Hello, everyone, and thank you for joining us today for Redwood's Q1 2026 Earnings Conference Call. With me on today's call are Christopher J. Abate, Chief Executive Officer, Dashiell I. Robinson, President, and Brooke Carillo, Chief Financial Officer. Before we begin today, I want to remind you that certain statements made during management's presentation today with respect to future financial and business performance may constitute forward-looking statements. Forward-looking statements are based on current expectations, forecasts, and assumptions, which include risks and uncertainties that could cause actual results to differ materially. We encourage you to read the company's annual report on form 10-K, which provides a description of some of the factors that could have a material impact on the company's performance and cause actual results to differ from those that may be expressed in forward-looking statements.

Speaker #2: Before we begin today, I want to remind you that certain statements made during management's presentation today with respect to future financial and business performance may constitute forward-looking statements.

Speaker #2: Forward-looking statements are based on current expectations, forecasts, and assumptions, which include risks and uncertainties that could cause actual results to differ materially. We encourage you to read the company's annual report on Form 10-K, which provides a description of some of the factors that could have a material impact on the company's performance and cause actual results to differ from those that may be expressed in forward-looking statements.

Speaker #2: On this call, we may also refer to both GAAP and non-GAAP financial measures. The non-GAAP financial measures provided should not be utilized in isolation or considered as a substitute for measures of financial performance prepared in accordance with GAAP.

Natasha Fatheree: On this call, we may also refer to both GAAP and non-GAAP financial measures. The non-GAAP financial measures provided should not be utilized in isolation or considered as a substitute for measures of financial performance prepared in accordance with GAAP. Reconciliation between GAAP and non-GAAP financial measures are provided in our Q1 Redwood Review, which is available on our website, redwoodtrust.com. Also note that the contents of today's conference call contain time-sensitive information that are accurate only as of today. We do not intend and undertake no obligation to update this information to reflect subsequent events or circumstances. Finally, today's call is being recorded. It'll be available on our website later today. With that, I'll turn the call over to Chris for opening remarks.

Speaker #2: Reconciliation between GAAP and non-GAAP financial measures are provided in our first quarter REDWOOD review, which is available on our website, redwoodtrust.com. Also know that the contents of today's conference call contain time-sensitive information that is accurate only as of today.

Speaker #2: We do not intend, and undertake no obligation, to update this information to reflect subsequent events or circumstances. Finally, today's call is being recorded. It will be available on our website later today, and with that, I'll turn the call over to Chris for opening remarks.

Speaker #3: Thank you, and good afternoon, everyone. Before I turn the call over to Dashiell and Brooke, I want to share a few thoughts on our first quarter performance and what it says about Redwood's position as we move forward in 2026.

Christopher J. Abate: Thank you, and good afternoon, everyone. Before I turn the call over to Dash and Brooke, I want to share a few thoughts on our Q1 performance and what it says about Redwood's position as we move forward in 2026. As you all saw by now, Redwood generated a third consecutive record operating quarter, with mortgage banking volume surpassing 8.5 billion for the first time, and earnings available for distribution coming in a bit above last quarter at $0.21 per share, once again covering our dividend. Operating progress should garner some attention as our results came amid a broader mortgage market that has been stuck in neutral, with mortgage applications running close to 40% below pre-pandemic levels and jumbo mortgage rates having risen from the recent February lows, in large part due to the conflict in the Middle East.

Speaker #3: As you all saw by now, REDWOOD generated a third consecutive record operating quarter with mortgage banking volumes surpassing 8.5 billion for the first time and earnings available for distribution coming in a bit above last quarter at 21 cents per share once again covering our dividend.

Speaker #3: Our operating progress should garner some attention as our results came amid a broader mortgage market that has been stuck in neutral with mortgage applications running close to 40% below pre-pandemic levels and jumbo mortgage rates having risen from the recent February lows in large part due to the conflict in the Middle East.

Speaker #3: To zoom out and offer some context, our eight and a half billion of first quarter volume exceeded residential mortgage production at three of the top money center banks during the quarter.

Christopher J. Abate: To zoom out and offer some context, our $eight and a half billion of Q1 volume exceeded residential mortgage production at 3 of the top money center banks during the quarter. Our volume also clocked in at 10 times our 31 March reported GAAP book value, a very high capital turnover ratio. This means the loans we hold in short-term warehouse facilities are moving quickly and getting replaced with fresh production. All told, we completed 11 securitizations in Q1, another in-house record for Redwood. High turnover also indicates the tremendous operational efficiencies we've implemented in recent quarters, in part due to our strong adoption of AI across the enterprise.

Speaker #3: Our volume also clocked in at 10 times our March 31st reported GAAP book value, a very high capital turnover ratio. This means the loans we hold and short-term warehouse facilities are moving quickly and getting replaced with fresh production.

Speaker #3: All told, we completed 11 securitizations in the first quarter, another in-house record for REDWOOD. High turnover also indicates the tremendous operational efficiencies we've implemented in recent quarters, in part due to our strong adoption of AI across the enterprise.

Speaker #3: In the first quarter alone, we executed over 2,500 agentic workflows, spanning technology platform expansion to support both Sequoia and Aspire in a single unified platform, as well as automated QC and the elimination of significant work previously performed by outside vendors.

Christopher J. Abate: In the first quarter alone, we executed over 2,500 agentic workflows, spanning technology platform expansion to support both Sequoia and Aspire in a single unified platform, as well as automated QC and the elimination of significant work previously performed by outside vendors. In the quarters ahead, we aim to continue unlocking addressable market share by leveraging the many network relationships we've spent years cultivating, something that is neither easy nor cheap to replicate. Our longer-term objective of 20% market share or more for our primary products will require both capital efficiency and significant growth capital. We believe there is a compelling opportunity for common shareholders to participate in that growth alongside us in advance of the next monetary regime and mortgage rate cycle.

Speaker #3: In the quarters ahead, we aim to continue unlocking addressable market share by leveraging the many network relationships we've spent years cultivating—something that is neither easy nor cheap to replicate.

Speaker #3: Our longer-term objective of 20% market share or more for our primary products will require both capital efficiency and significant growth capital. We believe there is a compelling opportunity for common shareholders to participate in that growth alongside us and advance of the next monetary regime and mortgage rate cycle.

Speaker #3: In the meantime, we continue to see tremendous demand from alternative asset investors who are eager to partner with us and speak for the high-quality assets we source.

Christopher J. Abate: In the meantime, we continue to see tremendous demand from alternative asset investors who are eager to partner with us and speak for the high-quality assets we source. Just this morning, we announced a major Sequoia capital partnership with Castle Lake, a blue-chip global investment firm specializing in asset-backed credit. This partnership brings approximately $8 billion of incremental purchasing power to Sequoia as it scales and reflects growing institutional demand to access our platform and the assets we create. We view this as an important step in a broader strategy to pair our origination capabilities with third-party capital at scale. To that end, we've also been hard at work on an Aspire-focused joint venture and hope to announce a similar JV in short order.

Speaker #3: Just this morning, we announced a major Sequoia Capital partnership with Castle Lake, a blue-chip global investment firm specializing in asset-backed credit. This partnership brings approximately $8 billion of incremental purchasing power to Sequoia as it scales and reflects a growing institutional demand to access our platform and the assets we create.

Speaker #3: We view this as an important step in a broader strategy to pair origination capabilities with third-party capital at scale. To that end, we've also been hard at work on an Aspire-focused joint venture and hope to announce a similar JV in short order.

Speaker #3: Such capital partnerships are timely as we're growing more optimistic about macro trends that could positively impact the housing sector, with the obvious caveat that the conflict in the Middle East seems far from resolved.

Christopher J. Abate: Such capital partnerships are timely as we're growing more optimistic about macro trends that could positively impact the housing sector, with the obvious caveat that the conflict in the Middle East seems far from resolved. As we like to say, mortgage was among the first sectors to be impacted by the Fed's historic tightening cycle to combat inflation in 2022. We think mortgage should be among the first to benefit now with the prospect of a more accommodative and housing-focused Fed. Based on recent publications and testimony, the presumptive new Fed chair, Kevin Warsh, seems to prefer the policy combination of lower rates and a smaller Fed balance sheet. While the reduction of QE had certainly removed a demand stimulus from the mortgage market, the prospect of a smaller Fed balance sheet should help reduce long-term inflation expectations and hopefully support lower long-term rates.

Speaker #3: As we like to say, mortgages among the first sectors to be impacted by the Fed's historic tightening cycle to combat inflation in 2022, and we think mortgage could be among the first to benefit, now with a prospect of a more accommodative and housing-focused Fed.

Speaker #3: Based on recent publications and testimony, the presumptive new Fed chair, Kevin Warsh, seems to prefer the policy combination of lower rates and a smaller Fed balance sheet.

Speaker #3: While the reduction of QE had certainly removed a demand stimulus from the mortgage market, the prospect of a smaller Fed balance sheet should help reduce long-term inflation expectations and hopefully support lower long-term rates.

Speaker #3: The wildcard for mortgages continues to be spreads, which are still meaningfully above pre-COVID levels and still trying to find equilibrium. We expect any monetary policy tailwinds to be further supported by evolving regulatory dynamics, most notably the recently reproposed bank regulatory capital rules also known as the Basel III endgame.

Christopher J. Abate: The wild card for mortgages continues to be spreads, which are still meaningfully above pre-COVID levels and still trying to find equilibrium. We expect any monetary policy tailwinds to be further supported by evolving regulatory dynamics, most notably the recently re-proposed bank regulatory capital rules, also known as the Basel III Endgame. The proposed rules would ease the cost for banks to hold higher-quality mortgages and mortgage servicing assets, a necessary step for banks to consider allocating more capital to their go-forward consumer mortgage operations. Lowering the capital rules is just one precursor for banks to reenter the mortgage space. The ultimate decision, we believe, remains risk-based and not profit-based.

Speaker #3: The proposed rules would ease the cost for banks to hold higher-quality mortgages and mortgage servicing assets, a necessary step for banks to consider allocating more capital to their go-forward consumer mortgage operations.

Speaker #3: But lowering the capital rules is just one precursor for banks to re-enter the mortgage space. The ultimate decision, we believe, remains risk-based and not profit-based.

Speaker #3: We consistently hear from banks C-suites that having a partner like REDWOOD to assist in the management of their interest rate and asset liability risks is a huge differentiator, especially because our support does not undermine their customer retention goals.

Christopher J. Abate: We consistently hear from bank C-suites that having a partner like Redwood to assist in the management of their interest rate and asset liability risks is a huge differentiator, especially because our support does not undermine their customer retention goals. Having the option to transact with Redwood when rates change quickly or priorities shift is the value differentiator we've now established throughout the banking system and another example of the moat we've built around our franchise. Finally, before handing the call over to Dashiell I. Robinson, I want to remark on recent headlines stemming from the private credit sector. As we all have seen, pockets of weakness and underlying fundamentals are emerging for certain aspects of private credit, and constraints on liquidity and asset price visibility are, in some cases, impacting broader market sentiment.

Speaker #3: Having the option to transact with REDWOOD when rates change quickly or priorities shift is the value differentiator we've now established throughout the banking system and another example of the moat we've built around our franchise.

Speaker #3: Finally, before handing the call over to Dash, I want to remark on recent headlines stemming from the private credit sector. As we all have seen, pockets of weakness and underlying fundamentals are emerging for certain aspects of private credit, and constraints on liquidity and asset price visibility are in some cases impacting broader market sentiment.

Speaker #3: It's a timely moment for us to humbly champion REDWOOD's public credit model, where you can gain exposure to innovative mortgage banking and credit strategies coupled with the liquidity that a publicly traded stock offers.

Christopher J. Abate: It's a timely moment for us to humbly champion Redwood's public credit model, where you can gain exposure to innovative mortgage banking and credit strategies, coupled with the liquidity that a publicly traded stock offers. We also strive to provide great transparency through the utilization of annual external audits, quarterly 10-Q filings, proxy statements, and perhaps most importantly, mark-to-market accounting through our income statement. It's times like these that we take pride in our shareholders knowing not only what they own but also knowing what they don't. With that, I'll turn the call over to Dash to discuss our operating results.

Speaker #3: We also strive to provide great transparency through the utilization of annual external audits, quarterly 10-Q filings, proxy statements, and perhaps most importantly, mark-to-market accounting through our income statement.

Speaker #3: It's times like these that we take pride in our shareholders knowing not only what they own but also knowing what they don't. And with that, I'll turn the call over to Dash to discuss her operating results.

Speaker #4: Thank you, Chris. Our first-quarter operating performance reflects continued momentum across our mortgage banking platforms, supported by record Sequoia volume, ongoing growth at Aspire, and strategic progress at Corvest, including evolution of our production mix.

Dashiell I. Robinson: Thank you, Chris. Our Q1 operating performance reflects continued momentum across our mortgage banking platforms, supported by record Sequoia volume, ongoing growth at Aspire, and strategic progress at CoreVest, including evolution of our production mix. Even against a more volatile backdrop beginning in March, our full quarter results demonstrated the scalability of our model and the additional operating leverage still to be unlocked. Sequoia once again headlined our results, logging another record quarter with $6.5 billion of locks, up 22% from Q4. That volume was generated in a housing environment that remains well below historical norms, underscoring the market share gains we continue to make across our originator network, now enhanced by several new products to complement our core jumbo offering.

Speaker #4: Even against a more volatile backdrop beginning in March, our full-quarter results demonstrated the scalability of our model and the additional operating leverage still to be unlocked.

Speaker #4: Sequoia once again headlined our results, logging another record quarter with 6.5 billion dollars of locks, up 22% from the fourth quarter. That volume was generated in a housing environment that remains well below historical norms.

Speaker #4: Underscoring the market share gains we continue to make across our originator network, now enhanced by several new products to complement our core Jumbo offering.

Speaker #4: Cost per loan improved 30% from the fourth quarter to below 20 basis points, aided by automation initiatives that we estimate will free up close to 6,000 hours per year that our team members can utilize more productively.

Dashiell I. Robinson: Cost per loan improved 30% from Q4 to below 20 basis points. Aided by automation initiatives that we estimate will free up close to 6,000 hours per year that our team members can utilize more productively. Capital turnover also improved quarter-over-quarter, with continued efficiencies expected from the new joint venture dedicated to Sequoia's jumbo production that Chris described. Gain on sale margins in Q1 were 96 basis points at the high end of our historical target range despite substantial TBA underperformance into quarter end, much of which has retraced thus far in April. Margin resilience was driven in part by strong execution on $5.5 billion of dispositions, including $4.6 billion across 9 securitizations. As Chris articulated, the recently re-proposed Basel endgame rules represent a potentially meaningful tailwind for the business.

Speaker #4: Capital turnover also improved quarter over quarter, with continued efficiencies expected from the new joint venture dedicated to Sequoia's Jumbo production, that Chris described. Gain on sale margins in the first quarter were 96 basis points, at the high end of our historical target range despite substantial TBA underperformance into quarter-end, much of which has retraced thus far in April.

Speaker #4: Margin resilience was driven in part by strong execution on 5.5 billion dollars of dispositions including 4.6 billion dollars across nine securitizations. As Chris articulated, the recently reproposed Basel endgame rules represent a potentially meaningful tailwind for the business.

Speaker #4: While flow volume represented the majority of first-quarter production, we are currently evaluating on an exclusive basis close to 5 billion dollars of seasoned bulk pools from banks, underscoring our view that more benign capital charges against high-quality mortgages will promote more two-way flow of bulk pools, a positive for REDWOOD given our market positioning, as banks continue to prioritize prudent asset liability management.

Dashiell I. Robinson: While flow volume represented the majority of Q1 production, we are currently evaluating on an exclusive basis close to $5 billion of seasoned bulk pools from banks, underscoring our view that more benign capital charges against high-quality mortgages will promote more two-way flow of bulk pools, a positive for Redwood, given our market positioning, as banks continue to prioritize prudent asset liability management. Away from bulk opportunities, our sourcing channels remain well-diversified overall, with average flow lock concentration by seller of less than 1%. Product expansion also continues to support growth. During the quarter, we launched a new loan program focused on Medical Professionals, locking nearly $300 million of such loans on a flow basis during the quarter, and later in the quarter, successfully securitizing a bulk pool of Med Pro loans we acquired from a bank, a first of its kind transaction.

Speaker #4: Away from bulk opportunities, our sourcing channels remain well-diversified overall, with average flow lock concentration by seller of less than 1%. Product expansion also continues to support growth.

Speaker #4: During the quarter, we launched a new loan program focused on medical professionals, locking nearly 300 million dollars of such loans on a flow basis during the quarter, and later in the quarter successfully securitizing a bulk pool of MedPro loans we acquired from a bank, a first of its kind transaction.

Speaker #4: In all, our expanded offerings represented 14% of total lock volume in the quarter, with over 100 of our sellers now actively selling us at least one new product.

Dashiell I. Robinson: In all, our expanded offerings represented 14% of total lock volume in Q1, with over 100 of our sellers now actively selling us at least one new product. Aspire continued its growth trajectory in Q1, adding several new origination partners while further deepening our value with existing sellers. Aspire lock volume increased to $1.6 billion, with April lock volume ahead of that pace. Approximately 70% of Aspire's Q1 volume came from sellers already active with Sequoia, a significant competitive advantage for the platform that also is indicative of its growth potential. More originators are now recognizing the strategic benefit of non-QM products that serve a growing cohort of borrowers outside the traditional W-2 profile, including self-employed consumers and smaller scale housing investors.

Speaker #4: Aspire continued its growth trajectory in the first quarter, adding several new origination partners while further deepening our value with existing sellers. Aspire lock volume increased to 1.6 billion dollars, with April lock volume ahead of that pace.

Speaker #4: Approximately 70% of Aspire's first-quarter volume came from sellers already active with Sequoia, a significant competitive advantage for the platform that also is indicative of its growth potential.

Speaker #4: More originators are now recognizing the strategic benefit of non-QM products that serve a growing cohort of borrowers outside the traditional W-2 profile, including self-employed consumers and smaller-scale housing investors.

Speaker #4: We estimate Aspire's first-quarter market share to be approximately 4%, which we expect to at least double by the second half of this year. As Aspire remains a relatively early-stage platform, an ongoing priority remains scaling operations radically with volume growth and maintaining the cost discipline that supports long-term profitability.

Dashiell I. Robinson: We estimate Aspire's Q1 market share to be approximately 4%, which we expect to at least double by the H2 of this year. As Aspire remains a relatively early-stage platform, an ongoing priority remains scaling operations ratably with volume growth and maintaining the cost discipline that supports long-term profitability. Aspire's gross margins were 73 basis points in Q1, impacted by spread widening in the pipeline at quarter end that has since largely reversed. The platform's inaugural securitization in March was an important milestone for the business, broadening distribution, improving capital efficiency, including through accretive distribution of the risk retention and subordinate tranches to a third party, and establishing Aspire as a programmatic issuer alongside Redwood's other leading securitization shelves.

Speaker #4: Aspire's gross margins were 73 basis points in the first quarter, impacted by spread widening in the pipeline at quarter-end that has since largely reversed.

Speaker #4: The platform's inaugural securitization in March was an important milestone for the business, broadening distribution, improving capital efficiency, including through accretive distribution of the risk retention and subordinate tranches to a third party, and establishing Aspire as a programmatic issuer alongside REDWOOD's other leading securitization shelves.

Speaker #4: At Corvest, first-quarter volume totaled 432 million dollars, down modestly from the fourth quarter but with continued progress in our smaller balance residential transition loan, or RTL, and DSCR products.

Dashiell I. Robinson: At CoreVest, Q1 volume totaled $432 million, down modestly from Q4, but with continued progress in our smaller balance residential transition loan or RTL and DSCR products. In partnership with our borrowers, we managed the pipeline carefully in March as volatility increased, which reduced monthly volume but positioned customers to lock loans in April at more favorable rates. CoreVest origination and distribution strategies are improving capital efficiency, reducing market risk, and aligning the platform with areas of demand well supported by our capital partners. Most notably, this includes our joint venture with CPP Investments, to which we have now distributed over $2 billion of CoreVest production life to date, generating upfront fee income and building a recurring income stream as the joint venture grows.

Speaker #4: In partnership with our borrowers, we manage the pipeline carefully in March as volatility increased, which reduced monthly volume but positioned customers to lock loans in April at more favorable all-in rates.

Speaker #4: Corvest's origination and distribution strategies are improving capital efficiency, reducing market risk, and aligning the platform with areas of demand well supported by our capital partners.

Speaker #4: Most notably, this includes our joint venture with CPP Investments, to which we have now distributed over $2 billion of Corvest production life to date, generating upfront fee income and building a recurring income stream as the joint venture grows.

Speaker #4: The broader housing investor market remains focused on a pending piece of legislation that may impact institutional ownership of rented single-family homes over the medium to long term.

Dashiell I. Robinson: The broader housing investor market remains focused on a pending piece of legislation that may impact institutional ownership of rented single-family homes over the medium to long term. While the final outcome remains uncertain, we believe parts of the eventual framework could create longer-term opportunities for the platform, both within our smaller balance loan programs and if the new rulemaking ultimately impacts the GSE footprint for single-family housing investors. Alongside record mortgage banking activity, we continue to pace with our reallocation of capital away from legacy investments, which stood at 15% of total capital at March 31st, down from 19% at year-end. While segment returns were once again impacted primarily by net interest expense, resolution activity during Q1, combined with an accretive securitization, reduced legacy bridge loans to approximately half of the legacy segment and 8% of our total capital overall.

Speaker #4: While the final outcome remains uncertain, we believe parts of the eventual framework could create longer-term opportunities for the platform, both within our smaller balance loan programs and if the new rulemaking ultimately impacts the GSE footprint for single-family housing investors.

Speaker #4: Alongside record mortgage banking activity, we continue to pace with our reallocation of capital away from legacy investments, which stood at 15% of total capital at March 31st, down from 19% at year-end.

Speaker #4: While segment returns were once again impacted primarily by net interest expense, resolution activity during the first quarter, combined with an accretive securitization, reduced legacy bridge loans to approximately half of the legacy segment and 8% of our total capital overall.

Speaker #4: 90-day plus delinquencies were roughly flat versus year-end in the legacy portfolio as we prioritize efficiently winding down the segment through outright dispositions or other structured sales that we believe will lead to the best outcomes through time.

Dashiell I. Robinson: 90-day-plus delinquencies were roughly flat versus year-end in the legacy portfolio as we prioritize efficiently winding down the segment through outright dispositions or other structured sales that we believe will lead to the best outcomes through time. I will now turn the call over to Brooke to discuss our financial results.

Speaker #4: I will now turn the call over to Brooke to discuss our financial results.

Speaker #1: Thank you, Dash. Turning to our first-quarter results, we reported a gap net loss of 7 million, or 7 cents per share, compared to gap net income of 18 million, or 13 cents per share in the fourth quarter.

Brooke Carillo: Thank you, Dash. Turning to our Q1 results, we reported a GAAP net loss of $7 million or $0.07 per share compared to GAAP net income of $18 million or $0.13 per share in Q4. Book value per share was $7.12 at 31 March. The 3% decline from Q4 was driven by non-cash market-related valuation changes and certain non-recurring expense items rather than underlying operating performance. Book value also reflected the $0.18 dividend paid to common shareholders. On a non-GAAP basis, consolidated earnings available for distribution or EAD was $27 million or $0.21 per share, up from $0.20 per share in Q4. Core segments EAD was $37 million or $0.28 per share, representing a 19% return on equity.

Speaker #1: Book value per share was $7.12 at March 31st. The 3% decline from Q4 was driven by non-cash market-related valuation changes and certain non-recurring expense items rather than underlying operating performance.

Speaker #1: Book value also reflected the 18-cent dividend paid to common shareholders. On a non-gap basis, consolidated earnings available for distribution, or EAD, was 27 million, or 21 cents per share, up from 20 cents per share in the fourth quarter.

Speaker #1: Core segments EAD was share, representing a 19% return on equity. This performance was driven by strong mortgage banking volumes, efficient loan distribution and capital turnover, particularly during the more volatile period in March, and disciplined capital deployment into attractive, income-generating investments which supported net interest income and margins.

Brooke Carillo: This performance was driven by strong mortgage banking volumes, efficient loan distribution and capital turnover, particularly during the more volatile period in March, and disciplined capital deployment into attractive income-generating investments which supported net interest income and margins. The difference between core segments EAD of $0.28 and consolidated EAD of $0.21 primarily reflects the legacy portfolio, which reduced consolidated EAD by approximately $0.08 per share in Q1. As capital allocated to legacy continues to decline, we expect that drag to further moderate. Our mortgage banking platforms generated $37 million of GAAP net income in the quarter, representing a 38% annualized return on capital. Capital efficiency improved with capital required per dollar of volume declining by approximately 10% quarter-over-quarter to 1.1%.

Speaker #1: The difference between core segments EAD of 28 cents and consolidated EAD of 21 cents primarily reflects the legacy portfolio which reduced consolidated EAD by approximately 8 cents per share in the first quarter.

Speaker #1: As capital allocated to legacy continues to decline, we expect that drag to further moderate. Our mortgage banking platforms generated 37 million of gap net income in the quarter, representing a 38% annualized return on capital.

Speaker #1: Capital efficiency improved, with capital required per dollar of volume declining by approximately 10% quarter over quarter to 1.1%. Just to note, this quarter, our segment returns reflect a full allocation of unsecured interest expense based on average capital deployed, with capital reduced by the corresponding allocation of corporate debt.

Brooke Carillo: Just to note, this quarter, our segment returns reflect a full allocation of unsecured interest expense based on average capital deployed, with capital reduced by the corresponding allocation of corporate debt. The Redwood Review presents segment results on both this basis and our prior methodology which reflected these items within corporate. Sequoia generated $38 million of GAAP net income in Q1. Heightened flow activity represented 61% of production, with a growing contribution from newer products such as ARMs, closed-end seconds, and Medical Professionals loans. As volumes scale, we continue to see strong earnings conversion and benefits of scale, with cost per loan declining to 18 basis points, a highly efficient milestone. We also see a deep and growing pipeline of attractive opportunities, with demand exceeding available capital.

Speaker #1: The REDWOOD review presents segment results on both this basis and our prior methodology which reflected these items within corporate. Sequoia generated 38 million of gap net income in the first quarter.

Speaker #1: Heightened flow activity represented 61% of production with a growing contribution from newer products such as arms, clothes and seconds, and medical professional loans. As volumes scale, we continue to see strong earnings conversion and benefits of scale with cost per loan declining to 18 basis points, a highly efficient milestone.

Speaker #1: We also see a deep and growing pipeline of attractive opportunities with demand exceeding available capital. The joint venture announced today is designed to capture more of that opportunity in a capital-efficient manner by incorporating third-party capital alongside our own.

Brooke Carillo: The joint venture announced today is designed to capture more of that opportunity in a capital-efficient manner by incorporating third-party capital alongside our own. Based on current expectations, the structure has the potential to contribute approximately $0.12 to $0.15 per share of incremental annual earnings as it scales, with additional upside through structured economics. Aspire generated $2 million of GAAP net income in Q1. As the platform scales and expands distribution, we are beginning to see improvements in capital efficiency. Margins were impacted by late quarter volatility but have largely recovered post-quarter end. CoreVest generated a GAAP net loss of $3 million in Q1, including approximately $5 million of one-time restructuring charges related to organizational changes that position the business for profitability in 2026.

Speaker #1: Based on current expectations, the structure has a potential to contribute approximately 12 to 15 cents per share of incremental annual earnings as it scales with additional upside through structured economics.

Speaker #1: Aspire generated 2 million of gap net income in the first quarter. As the platform scales and expands, distribution, we are beginning to see improvements in capital efficiency.

Speaker #1: Margins were impacted by late-quarter volatility but have largely recovered post-quarter end. Corvest generated a gap net loss of 3 million in the first quarter, including approximately 5 million of one-time restructuring charges related to organizational changes that position the business for profitability in 2026.

Speaker #1: Excluding these items, our net cost to originate declined from 95 basis points last quarter to 79 basis points in Q1, reflecting improved operating efficiency.

Brooke Carillo: Excluding these items, our net cost to originate declined from 95 basis points last quarter to 79 basis points in Q1, reflecting improved operating efficiency. Redwood Investments generated GAAP net loss of $8 million. Portfolio-related marks were primarily driven by widening in the TBA basis and credit spreads, combined with the impact of higher interest rates late in the quarter. The cost of funds for our investment portfolio improved as we refinanced higher cost debt and optimized our financing mix, supporting net interest margin. Legacy investments recorded a GAAP net loss of $13 million, improving from a $23 million loss in Q4. The improvement was driven by lower net interest expense on legacy bridge loans, reflecting improved financing terms and lower balances, as well as higher HEI income as capital markets conditions for the asset class improved.

Speaker #1: REDWOOD Investments generated gap net loss of 8 million. Portfolio-related marks were primarily driven by widening in the TBA basis and credit spreads combined with the impact of higher interest rates late in the quarter.

Speaker #1: The cost to funds for our investment portfolio improved, as we refinanced higher-cost debt and optimized our financing mix, supporting net interest margin. Legacy investments recorded a gap net loss of 13 million, improving from a 23 million dollar loss in the fourth quarter.

Speaker #1: The improvement was driven by lower net interest expense on legacy bridge loans, reflecting improved financing terms and lower balances, as well as higher HEI income as capital markets conditions for the asset class improved.

Speaker #1: Total G&A was 49 million in the first quarter, up from 41 million in Q4, reflecting one-time costs associated with the previously discussed organizational streamlining initiatives, as well as typical seasonal expense patterns.

Brooke Carillo: Total G&A was $49 million in Q1, up from $41 million in Q4, reflecting one-time costs associated with the previously discussed organizational streamlining initiative, as well as typical seasonal expense patterns. Excluding these items, run rate G&A was approximately $40 million, essentially flat to slightly below Q4. We continue to scale with discipline as Q1 volume growth exceeded expense growth by nearly 2 times, driving our expense-to-volume ratio down to 66 basis points. With a largely fixed cost structure tied to production, we see meaningful upside in incremental volume converting into earnings, reinforcing our confidence in ROE expansion as the business scales. Liquidity remains strong with $202 million of unrestricted cash and approximately $3.9 billion of excess warehouse capacity as of March 31.

Speaker #1: Excluding these items, run rate G&A was approximately 40 million, essentially flat to slightly below the fourth quarter. We continue to scale with discipline, as first quarter volume growth exceeded expense growth by nearly two times, driving our expense-to-volume ratio down to 66 basis points.

Speaker #1: With a largely fixed-cost structure tied to production, we see meaningful upside in incremental volume converting into earnings, reinforcing our confidence in ROE expansion as the business scales.

Speaker #1: Liquidity remained strong, with 202 million of unrestricted cash and approximately 3.9 billion of excess warehouse capacity as of March 31st. Recourse debt increased modestly to 4.7 billion at quarter end, driven by higher warehouse utilization supporting record mortgage banking activity.

Brooke Carillo: Recourse debt increased modestly to $4.7 billion at quarter-end, driven by higher warehouse utilization supporting record mortgage banking activity. Our ability to efficiently turn loans and inventory was evident in Q1, with 11 securitizations completed across $5.2 billion of collateral alongside improved financing efficiency through tighter spreads and better advance rates, driving an approximate 50 basis point reduction in our cost of funds over the past 12 months. Over that same period, we increased warehouse capacity by 30% to $7.1 billion and renewed $5.7 billion of facilities, reflecting continued support from our lending partners. Finally, there are no corporate unsecured debt maturities over the next 5 quarters, and we maintain meaningful flexibility within our unsecured debt structure. With that, I'll turn the call back to the operator for Q&A.

Speaker #1: Our ability to efficiently turn loans and inventory was evident in the first quarter, with 11 securitizations completed across 5.2 billion of collateral, alongside improved financing efficiency through tighter spreads and better advance rates driving an approximate 50 basis point reduction in our cost to funds over the past 12 months.

Speaker #1: Over that same period, we increased warehouse capacity by 30% to 7.1 billion and renewed 5.7 billion of facilities, reflecting continued support from our lending partners.

Speaker #1: And finally, there are no corporate unsecured debt maturities over the next five quarters, and we maintain meaningful flexibility within our unsecured debt structure. And with that, I'll turn the call back to the operator for Q&A.

Speaker #2: Thank you. We will now be conducting a question-and-answer session. If you would like to ask a question, please press star 1 on your telephone keypad.

Operator: Thank you. We will now be conducting a question-and-answer session. If you would like to ask a question, please press star one on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press star two to remove yourself from the queue. For participants using speaker equipment, it may be necessary to pick up the handset before pressing the star key. Thank you. Our first question is from Mikhail Goberman with Citizens JMP.

Speaker #2: A confirmation tone will be will indicate your line is in the question queue. You may press star 2 to remove yourself from the queue.

Speaker #2: For participants using speaker equipment, it may be necessary to pick up the handset before pressing the star key. Thank you. And our first question is from Mikhail Goberman with Citizens JPM.

Speaker #3: Hey, good afternoon, everyone. And congrats on another record quarter. Of banking volume. If I could ask to start with the new joint venture announcement this morning, I see in your slide deck you mentioned you're expecting a meaningful annual EPS accretion for yourselves.

Mikhail Goberman: Hey, good afternoon, everyone. Congrats on another record quarter of banking volume. If I could ask, start with the new joint venture announcement this morning. I see in your slide deck, you mentioned you're expecting a meaningful annual EPS accretion for yourselves. Is there a target range that you guys are thinking about in terms of a number?

Speaker #3: Is there a target range that you guys are thinking about in terms of a number?

Speaker #4: Thanks, Mikhail. Yeah, we are anticipating that it has a potential for roughly 12 to 15 cents of incremental earnings. This joint venture will really, as Chris noted, prepare to mark allow us to grow volume by another incremental third or 30%, kind of add double-digit ROEs without raising other capital to source that.

Brooke Carillo: Thanks, Mikhail. Yeah, we are anticipating that it has the potential for roughly $0.12 to $0.15 of incremental earnings. You know, this joint venture will really, as Chris noted in his prepared remarks, allow us to grow volume by another, you know, incremental third or 30%, kinda add double-digit ROEs without raising other capital to source that. You know, given our, you know, our incremental margin, significantly outweighs our incremental cost to source that, it's, we're really excited about the partnership and its dedicated distribution channel that really kind of aligns with our high capital turnover model that we've evolved into.

Speaker #4: So given our incremental margin significantly outweighs our incremental cost to source that, it's we're really excited about the partnership, and it's dedicated distribution channel that really kind of aligns with our high-capital turnover model that we've evolved into.

Speaker #3: Thanks, Brooke. And as far as your comments in the call about a potential Aspire JV being announced in the near future, is there a size that you guys are thinking about there?

Mikhail Goberman: Thanks, Brooke. As far as your comments on the call about a potential Aspire JV being announced in the near future, is there a size that you guys are thinking about there? I see that's the Castle Lake deal's about $8 billion. What are you guys thinking about in terms of size of a JV for Aspire?

Speaker #3: I see that the Castle Lake deal is about 8 billion. What do you guys think about in terms of size of a JV for Aspire?

Speaker #5: Yeah, thanks, Mikhail. It's Dash. We'll have more to say when the details get finalized, but I think we are expecting a joint venture of this type to probably support 25 to 30 percent of Aspire's annualized production.

Dashiell I. Robinson: Yeah. Thanks, Mikhail. It's Dash. We'll have more to say, you know, when the, you know, when the details get finalized, but I think we are, you know, expecting, you know, a joint venture of this type to probably, you know, support 25% to 30% of Aspire's annualized production. That's probably the best way to quote it for now, just in terms of all the other initiatives we have with distribution, including securitizations and whole loan sales. You know, obviously, we need to finalize what we're working on, but that's the context I would give you as a percentage of Aspire's, you know, overall production mix.

Speaker #5: That's probably the best way to quote it for now, just in terms of all the other initiatives we have with distribution, including securitizations and whole-owned sales.

Speaker #5: Obviously, we need to finalize what we're working on, but that's the context I would give you as a percentage of Aspire's overall production mix.

Speaker #3: Yeah, Mikhail, I'd also add, obviously, we've had joint ventures with Corvest, up to this point, and so I think the in-house knowledge is pretty high, and so our ability to continue to add these to the platform is getting progressively more streamlined.

Christopher J. Abate: Yeah, Mikhail, I'd also add, you know, obviously we've had joint ventures with CoreVest up to this point. You know, I think the in-house knowledge is pretty high. Our ability to continue to add these to the platform is getting progressively more streamlined. You know, we wanna continue to find partners to the extent we need capital and it's available. Hopefully, you know, again, we'll have more to say on Aspire, as Dash mentioned, later in the quarter.

Speaker #3: So we want to continue to find partners to the extent we need capital, and it's available. And hopefully, again, we'll have more to say on Aspire as Dash mentioned this quarter.

Speaker #5: Great. Looking forward to that. Thank you all.

Mikhail Goberman: Great. Looking forward to that. Thank you all.

Speaker #3: Thanks.

Christopher J. Abate: Thanks.

Speaker #6: Thanks, Mikhail.

Dashiell I. Robinson: Thanks, Mikhail.

Speaker #2: Next, we'll hear from Christopher Love at Piper Sandler.

Operator: Next, we'll hear from Chris Lund with Piper Sandler.

Speaker #7: Thank you, good afternoon. So you had another record quarter for mortgage bank production. Can you just discuss some of the momentum there and what you're seeing in April?

Chris Lund: Thank you. Good afternoon. You had another record quarter for mortgage banks production. Can you just discuss some of the momentum there and what you're seeing in April? Mortgage rates peaked around quarter end a little bit better now. Curious what you're seeing in April and what you might expect throughout the year.

Speaker #7: Mortgage rates peaked around quarter end a little bit better now, so curious what you're seeing in April and what you might expect throughout the year.

Speaker #3: Yeah, well, I think on the one hand, vol came down earlier in the month. As we kind of settled into where we're at with the conflict in the Middle East and energy prices, mortgage rates came in a bit.

Christopher J. Abate: Well, you know, I think on the one hand, you know, vol came down earlier in the month, you know, as we kind of settled into, you know, where we're at with the conflict in the Middle East and energy prices. You know, mortgage rates came in a bit. Obviously, you know, the 30-year ticked 5% today. The 10-year is back up to 4.40, that's not a positive for mortgage rates. I think that, you know, we're going to continue to expect to see some volatility here in rates. I think the initial shock, you know, that occurred in March, you know, with this conflict in Iran, you know, the market has somewhat processed that.

Speaker #3: Obviously, the 30-year ticked 5% today, the 10-year is back up to 4.40. So that's not a positive for mortgage rates. So I think that we're going to continue to expect to see some volatility here.

Speaker #3: And rates, but I think the initial shock that occurred in March with this conflict in Iran, the market has somewhat processed that. And we've been much more business as usual, I think, as a sector these past few weeks.

Christopher J. Abate: We've been, you know, much more business as usual, I think, as a sector these past few weeks. From that standpoint, we've obviously got great inroads to taking market share. I think we've demonstrated that the last few quarters. Late in the quarter, sorry, late in Q1, early in Q2, we've added a few more regional banks from a flow perspective. We continue to unlock market share for the platform. You know, I think we're quite excited about the prospect of, you know, the Basel III endgame and being more or less an exclusive partner to a number of banks, you know, who work with us today.

Speaker #3: So from that standpoint, we've obviously got great inroads to taking market share. I think we've demonstrated that the last few quarters. Late in the quarter, sorry, late in the first quarter, early in the second quarter, we've added a few more regional banks from a flow perspective.

Speaker #3: We continue to unlock market share for the platform. And I think we're quite excited about the prospects of the Basel III endgame and being more or less an exclusive partner to a number of banks who work with us today.

Christopher J. Abate: It's ironic that, you know, with the Basel III Endgame, some of the capital changes pertain to credit, but I think many banks would tell you that the largest risk they're focused on with respect to mortgage is convexity. You know, that's what we help manage. Asset liability risk, interest rate risk, that's the big need right now. That doesn't go away. In fact, if the capital charges go down, I think having a partner like Redwood to manage that, you know, our business case just gets stronger and stronger. We feel good about the momentum. You know, the only thing we don't feel good about is the volatility, you know, in the macro economy and, you know, we're doing our best to manage through that.

Speaker #3: It's ironic that with the Basel III endgame, some of the capital changes pertain to credit, but I think many banks would tell you that the largest risks they're focused on with respect to mortgages convexity and that's what we help manage.

Speaker #3: Asset liability risk, interest rate risk—that's the big need right now. So that doesn't go away. And in fact, if the capital charges go down, I think having a partner like Redwood to manage that, our business case just gets stronger and stronger.

Speaker #3: So we feel good about the momentum. The only thing we don't feel good about is the volatility in the macro economy and we're doing our best to manage through that.

Speaker #7: Great. And thank you. Appreciate that. And then just for Sequoia, you called out the cost per loan improving to 18 bips a couple of times during the call.

Chris Lund: Great. Thank you. I appreciate that. Just for Sequoia, you called out the cost per loan improving to 18 basis points a couple of times during the call. Can you discuss some of the drivers there? Is part of it volume-related tech, AI? I believe you mentioned the automation initiative, so I'm curious on a little bit of detail there. Are there additional efficiencies that you think you can drive that even lower in coming quarters?

Speaker #7: Can you discuss some of the drivers there? Is part of it volume-related tech, AI? I believe you mentioned the automation initiative. So curious on a little bit detail there.

Speaker #7: And then are there additional efficiencies that you think you can drive that even lower in coming quarters?

Speaker #3: Yeah, I mean, we feel really good about our combination of hustle and hard work with adoption of tech and AI. I think we have in the review that our volume growth is outpacing our expense growth by 2X, which I think really demonstrates the scale of the platform at this point.

Christopher J. Abate: I mean, we feel really good about, you know, our combination of, you know, hustle and hard work with adoption of tech and AI. You know, I think we have in the Redwood Review that, you know, our volume growth is outpacing our expense growth by 2x.

Dashiell I. Robinson: I think really demonstrates the scale of the platform at this point. We're operating very, very efficiently. During the quarter, we mentioned 2,500 agentic workflows. You know, we're eliminating vendors who have done a lot of QC for us or document intelligence. You know, we're smarter on due diligence reviews. You know, we're able to create a lot of efficiencies between Sequoia and Aspire using AI for our consumer platforms. Across the board, it's been kind of, you know, full frontal on just finding efficiencies in the platform and making sure that, you know, each dollar is used wisely and we're leveraging our team and the tech that we're building.

Speaker #3: We're operating very, very efficiently during the quarter. We mentioned 2,500 agentic workflows we're eliminating vendors who have done a lot of QC for us or document intelligence.

Speaker #3: We're smarter on due diligence reviews. We're able to create a lot of efficiencies between Sequoia and Aspire using AI. For our consumer platforms, so across the board, it's been kind of full frontal on just finding efficiencies in the platform and making sure that each dollar is used wisely and we're leveraging our team and the tech that we're building.

Speaker #7: Great. Thank you.

Chris Lund: Great. Thank you.

Speaker #2: And next, we'll move to Marissa Lobo with UBS.

Operator: The next, we'll move to Marissa Lobo with UBS.

Speaker #8: Thank you. Good afternoon. Just looking at the slide, it noted that banks lost volume at Sequoia, it was about 30%, I believe this is lower than 4Q.

Marissa Lobo: Thank you. Good afternoon. Just looking at the slide, it noted that bank source volume at Sequoia dropped. It was about 30%. I believe this is lower than Q4. Could you just comment on your outlook for that contribution going forward? The Castle Lake JV, does this reactivate any, you know, recurring Sequoia program in H2 2026?

Speaker #8: Could you just comment on your outlook for that contribution going forward? And the Castellate JV, does it reactivate any recurring Sequoia program in the second half of 2026?

Speaker #3: Yeah, I think the bank percentage ticked down maybe on a percentage basis, but continues to rise we had a another record quarter of volume and a lot of that can be influenced by bulk one way or the other.

Dashiell I. Robinson: Yeah, I think the bank percentage, you know, ticked down maybe on a percentage basis, but continues to rise. You know, we had another record quarter of volume and, you know, a lot of that can be influenced by bulk one way or the other. You know, in Q1, you had some large bulk transactions with certain independents. You know, we have added some additional regional bank partners on flow, as I mentioned. We continue to expect, you know, that volume mix to evolve. You know, I think we've got really durable partnerships on the bank side. It represents about half our network today, more or less.

Christopher J. Abate: Yeah, I think the bank percentage, you know, ticked down maybe on a percentage basis, but continues to rise. You know, we had another record quarter of volume and, you know, a lot of that can be influenced by bulk one way or the other. You know, in Q1, you had some large bulk transactions with certain independents. You know, we have added some additional regional bank partners on flow, as I mentioned. We continue to expect, you know, that volume mix to evolve. You know, I think we've got really durable partnerships on the bank side. It represents about half our network today, more or less.

Speaker #3: So in the first quarter, we had some large bulk transactions with certain independents. We have added some additional regional bank partners on flow. As I mentioned, and so we continue to expect that volume mix to evolve I think we've got really durable partnerships on the bank side that represents about half our network today.

Speaker #3: More or less. And while we can't necessarily quantify its impact on that quarterly percentage, we expect it to continue to grow.

Dashiell I. Robinson: You know, while we can't necessarily cuff it because I think bulk has such a big impact on that quarterly percentage, we expect it to continue to grow.

Christopher J. Abate: You know, while we can't necessarily cuff it because I think bulk has such a big impact on that quarterly percentage, we expect it to continue to grow.

Speaker #8: Okay, great. Thank you. And through your peers have noticed I've noted institutional capital entering the non-QM market and the broader residential credit market. Are you seeing that competition manifest in your whole loan acquisitions or through tighter spreads on the AAAs?

Marissa Lobo: Okay, great. Thank you. Some of your peers have noted institutional capital entering the non-QM market and the broader residential credit market. Are you seeing that competition manifest in your whole loan acquisitions or through tighter spreads on the AAAs? You know, how is that impacting the ROE on securitization?

Speaker #8: How is that impacting the ROE and securitization?

Speaker #3: Hey, it's Dash. I think that's largely been to an advantage for us. As. We continue to deepen our distribution channels, we first quarter big milestone for Aspire was completing the platform's first securitization.

Dashiell I. Robinson: Hey, it's Dash. I think that's largely been to an advantage for us, you know, as we continue to deepen our distribution channels. You know, Q1, big milestone for Aspire was completing the platform's first securitization. We're actually in the market today with its second, which is really important 'cause it shows institutional investors that the platform is, you know, is gonna be in the market regularly, which obviously helps, you know, primary and secondary liquidity. We've sold whole loans, you know, out of the Aspire platform to now close to 10 discrete different counterparties, including a couple of banks, you know, which is a very big deal.

Speaker #3: We're actually in the market today with its second, which is really important because it shows institutional investors that the platform is going to be in the market regularly, which obviously helps primary and secondary liquidity.

Speaker #3: We've sold whole loans out of the Aspire platform to now close to 10 discrete different counterparties, including a couple of banks. Which is a very big deal.

Speaker #3: And so I think from a supply-demand perspective, the amount of institutional capital coming into the space is a net advantage for us because there are some players in the space that have been established, but again, Aspire is really leveraging not only the new sellers we're bringing in, but also obviously the foundation of sellers that we've been working with for years in Sequoia.

Dashiell I. Robinson: I think from a supply demand perspective, the amount of institutional capital coming into the space is a net advantage for us because there are some, there are some players in the space that have been established. Again, Aspire is really leveraging not only the new sellers we're bringing in, but also obviously the foundation of sellers that we've been working with for years in Sequoia. I think we said in the prepared remarks that about 70% of Aspire's production is from sellers that we've already done business with or are doing business with in Sequoia. That's good news for a couple of reasons.

Speaker #3: I think we said in the prepared remarks that about 70% of Aspire's production is from sellers that we've already done business with, or are doing business with, in Sequoia.

Speaker #3: That's good news for a couple of reasons. One is we're leveraging our existing seller base and becoming an even more relevant partner to them with these added products in addition to all the products that Sequoia is now offering.

Dashiell I. Robinson: You know, one is we're leveraging, you know, our existing seller base and becoming an even more relevant partner to them, you know, with these added products in addition to all the products that Sequoia is now offering. It also reflects the room to the ceiling, you know, for Aspire in terms of growth, because there's a lot of sellers that we're not engaged with right now that wanna do business with us that, you know, we anticipate onboarding, you know, between now and the year. We, you know, we estimate our market share in Aspire at about 4% in Q1. We wanna, you know, double that in H2 of the year to a run rate that'll probably be close to $1 billion a month of locks. The momentum on volume is there.

Speaker #3: But it also reflects the room to the ceiling for Aspire in terms of growth because there's a lot of sellers that we're not engaged with right now that want to do business with us that we anticipate onboarding between now and the year we estimate our market share in Aspire at about 4% in the first quarter.

Speaker #3: We want to double that in the second half of the year to a run rate that'll probably be close to a billion a month of locks.

Speaker #3: So, the momentum on volume is there. The business is obviously still building, but I think a lot of the table stakes premise for getting into the business in a full-throated fashion a year and a half ago are definitely coming to fruition.

Dashiell I. Robinson: The business is obviously still building, but I think, you know, a lot of the table stakes premise, you know, for getting into the business, you know, in a full-throated fashion a year and a half ago are definitely coming to fruition. The amount of capital that is coming into the space but can't really put that sort of risk on themselves and relies on us to do that, I think is a net tailwind for us.

Speaker #3: The amount of capital that is coming into the space but can't really put that sort of risk on themselves and relies on us to do that.

Speaker #3: I think it's a net tailwind for us.

Speaker #8: Great. Thanks for the answers.

Marissa Lobo: Great. Thanks for the answers.

Speaker #2: And we'll move on to Jason Weaver with Jones Trading.

Operator: We'll move on to Jason Weaver with JonesTrading.

Speaker #9: Hi. Good afternoon. Thanks for giving me time. I was wanting to ask about the legacy wind down within Corvus. You took capital allocation down to 15% in one quarter.

Jason Weaver: Hi, good afternoon. Thanks for giving me time. I was wanting to ask about the legacy wind down within CoreVest. You took capital allocation down to 15% in 1 quarter. What do you think about the realistic finish line here to get below 10%? Is that end of year? What sort of residual assets are sort of stickier on that resolution timeline?

Speaker #9: What do you think about the realistic finish line here to get below 10%? Is that end of year? And what sort of residual assets are sort of stickier on that resolution timeline?

Speaker #3: Well, we have stated we want that percentage to be well below 10% by the end of the year. One thing to unpack on that, Jason—and thanks for the question—is the legacy portfolio is at this point about 50/50 legacy bridge loans and then HEI.

Dashiell I. Robinson: Well, you know, we have stated we want that percentage to be well below 10% by the end of the year. You know, one thing to unpack on that, Jason, and thanks for the question, is the legacy portfolio is at this point about 50/50, legacy bridge loans and then HEI. You know, legacy HEI we purchased a number of years ago, some of which, as you know, we've disposed of, you know, over the past year or so. We're pretty optimistic that we can, you know, recycle a fair amount of that HEI capital later this year. As Brooke articulated, you know, capital markets execution for that asset class has continued to improve.

Speaker #3: Legacy HEI we purchased a number of years ago, some of which, as you know, we've disposed of over the past year or so. We're pretty optimistic that we can recycle a fair amount of that HEI capital later this year, as Brooke articulated. Capital markets execution for that asset class has continued to improve.

Speaker #3: Just this morning, there was an announcement that a new institutional investor was putting a few hundred million of capital towards a new production with a different originator.

Dashiell I. Robinson: Just this morning, there was an announcement that a new institutional investor was putting a few hundred million of capital towards new production, you know, with a different originator. The point is that capital is continuing to flow into that space, and that's translated to more optimal securitization execution. That's definitely front burner. You know, on the bridge side, we are down to a few real focused line items which will move the needle, which we are very focused on resolving in Q2 if not early to mid Q3. That combination there will get us below, you know, 10%, and then we will continue to, you know, wind the position down from there, you know, and keeping with our goal of getting it below 5% by the end of the year.

Speaker #3: But the point is that capital is continuing to flow into that space, and that's translated into more optimal securitization execution. So that's definitely front burner.

Speaker #3: On the bridge side, we are down to a few real focus line items which will move the needle which we are very focused on resolving in Q2, if not early to mid-Q3.

Speaker #3: That combination there will get us below 10%, and then we will continue to wind the position down from there. And keeping with our goal of getting it below 5% by the end of the year.

Speaker #8: I had one.

Brooke Carillo: I had one more.

Speaker #9: That's helpful. Thank you. Go ahead.

Jason Weaver: That's helpful. Thank you. Oh, go ahead.

Speaker #8: If I could add just one thing on the financial impact of the wind-down as well. I think the legacy book was around $240 million of capital at the end of March.

Brooke Carillo: If I could add just one thing on the financial impact of the wind down as well. I think, you know, the legacy book was around $240 million of capital at the end of March. That 5% or so translates to be below $100 million of capital by the end of the year. Every $50 million or so of capital that we free up, just given the drag from the legacy book, would be expected to be about a $0.05 quarterly improvement in EAD as it's redeployed into mortgage banking. We've seen that, you know, the legacy contribution was about $10 million better than we saw in Q4 as well. That is starting, you know, to translate into continued EAD trajectory.

Speaker #8: That 5% or so translates to be below 100 million of capital by the end of the year. Every 50 million or so of capital that we free up, just given the drag from the legacy book, is about a 5-cent quarterly would it be expected to be about a 5-cent quarterly improvement in EAD as it's redeployed into mortgage banking?

Speaker #8: And we've seen that the legacy contribution was about $10 million better than we saw in the fourth quarter as well. So that is starting to translate into continued EAD trajectory.

Speaker #9: Thanks for that. That's great color. And then I wonder if you could talk about the comparative economics between the Castle Lake JV and the CPP.

Jason Weaver: Thanks for that. That's great color. I wonder if you could talk about the comparative economics between the Castle Lake JV and the CPP, you know, fee structure, risk retention, retained margin per loan.

Speaker #9: Fee structure, risk retention. Retain margin per loan.

Dashiell I. Robinson: They're very different asset classes. Obviously, jumbo versus BPL. I think they are conceptually very, very similar. You know, we are much like CPP. We're the minority of the capital in the Castle Lake JV. You know, the economics to Redwood include, you know, certainty of upfront economics, you know, at time of transfer into the JV, as well as a, you know, a running at essentially asset management or loan administration strip. I think the economics are, you know, conceptually similar. They do differ numerically, obviously, because the underlying assets, you know, are different. The structures are very similar in that they're both sort of living, breathing ecosystems. You know, we would intend to securitize, you know, out of the Castle Lake JV, much like we've done, you know, out of the CPP JV.

Speaker #3: They're very different asset classes—obviously, Jumbo versus BPL. I think they are conceptually very, very similar. We are much like CPP; we're the minority of the capital.

Speaker #3: In the Castle Lake JV, the economics to Redwood include certainty of upfront economics, a time of transfer into the JV, as well as a running, essentially asset management or loan administration strip.

Speaker #3: So, I think the economics are conceptually similar. They do differ numerically, obviously, because the underlying assets are different. But the structures are very similar, in that they're both sort of living, breathing ecosystems.

Speaker #3: We wouldn't tend to securitize out of the Castle Lake JV, much like we've done out of the CPP JV. We could sell loans out of it, etc.

Dashiell I. Robinson: We could sell loans out of it, et cetera. They're structurally very, very similar, but understanding there's nuances because of the underlying asset class differences.

Speaker #3: So they're structurally very, very similar, but understanding there's nuances because of the underlying asset class differences.

Speaker #9: Understood. Thank you for that.

Jason Weaver: Understood. Thank you for that.

Speaker #2: And both George with KBW will have our next question.

Operator: Bose George with KBW will have our next question.

Speaker #10: Hey, everyone. Good afternoon. Just wanted to ask about trends at Corvus in April. And then can you just talk about the pipeline discipline in March, I guess, the volatility that drove that?

Bose George: Hey, everyone. Good afternoon. Just wanted to ask about trends at CoreVest in April. Then can you just talk about the, you know, the pipeline discipline in March? The issue, you know, I guess the volatility there, what drove that? Is that, you know, is the sort of backdrop a lot better now in April?

Speaker #10: And is that the sort of backdrop a lot better now in April?

Speaker #3: Yeah. I mean, Boze, as you know, Corvus, of our different strategies, has kind of the most credit sensitivity, and as things got volatile in March, I think it was pretty prudent to not spread lock too far in advance of outcomes.

Dashiell I. Robinson: Yeah, I mean, Bose, as you know, CoreVest of our different strategies has kind of the most credit sensitivity. As things got volatile in March, you know, I think it was pretty prudent to not, you know, spread lock, you know, too far in advance of outcomes.

Christopher J. Abate: Yeah, I mean, Bose, as you know, CoreVest of our different strategies has kind of the most credit sensitivity. As things got volatile in March, you know, I think it was pretty prudent to not, you know, spread lock, you know, too far in advance of outcomes.

Speaker #3: That we were kind of waiting on from a macro perspective. So there, too, the vast majority of that distribution is kind of spoken for with CPP and others.

Bose George: Mm-hmm

Dashiell I. Robinson: You know, kind of waiting on, you know, from a macro perspective. You know, there too, the vast majority of that distribution is kind of spoken for with CPP and others. You know, we kind of have somewhat baked economics in some respects. You know, we decided to, you know, be a little bit more cautious there. I think that was the right call. Coming out of quarter end, you know, similar to the consumer business, things have picked back up and it's very much business as usual.

Christopher J. Abate: You know, kind of waiting on, you know, from a macro perspective. You know, there too, the vast majority of that distribution is kind of spoken for with CPP and others. You know, we kind of have somewhat baked economics in some respects. You know, we decided to, you know, be a little bit more cautious there. I think that was the right call. Coming out of quarter end, you know, similar to the consumer business, things have picked back up and it's very much business as usual.

Speaker #3: And so we've kind of have somewhat baked economics in some respects. And so we decided to be a little bit more cautious there. I think that was the right call.

Speaker #3: And coming out of quarter end, similar to the consumer business, things have picked back up. And it's very much business as usual. So there, it's a little bit different than how we think about certainly Sequoia, which is a much more rate-sensitive less credit-sensitive business.

Dashiell I. Robinson: There, you know, it is a little bit different than how we think about, you know, certainly Sequoia, which is a much more rate sensitive, less credit sensitive business and, you know, Aspire, which is kind of a little bit of both.

Christopher J. Abate: There, you know, it is a little bit different than how we think about, you know, certainly Sequoia, which is a much more rate sensitive, less credit sensitive business and, you know, Aspire, which is kind of a little bit of both.

Speaker #3: And Aspire, which is kind of a little bit of both.

Speaker #10: Okay. Great. Makes sense. Thanks. And then actually, on the marks on the Redwood investments, since quarter end, have you seen reversals of some of those?

Bose George: Okay, great. Makes sense. Thanks. Actually on the marks on the Redwood Investments, you know, since quarter end, have you seen, you know, reversals of some of those?

Speaker #3: Yeah, yeah. We've seen some reversals. Our business is quite a bit different than most others in the mortgage rate sector. But I think Brooke is probably up a percent, percent and a half, based on kind of where the portfolio's evolved.

Dashiell I. Robinson: We've seen, you know, some reversals. You know, our business is quite a bit different than most others in the mortgage REIT sector. You know, I think book is probably up 1.5% based on kind of where the portfolio's evolved. It's also still very early in the quarter, and I think what we learned in Q1 is the last month of the quarter can have a pretty big sway. We're early in Q2. You know, hopefully, things continue to kind of stabilize and, you know, we're pretty happy with the credit profile of the book.

Christopher J. Abate: We've seen, you know, some reversals. You know, our business is quite a bit different than most others in the mortgage REIT sector. You know, I think book is probably up 1.5% based on kind of where the portfolio's evolved. It's also still very early in the quarter, and I think what we learned in Q1 is the last month of the quarter can have a pretty big sway. We're early in Q2. You know, hopefully, things continue to kind of stabilize and, you know, we're pretty happy with the credit profile of the book.

Speaker #3: But it's also still very early in the quarter. And I think what we learned in the first quarter is that the last month of the quarter can have a pretty big sway.

Speaker #3: So really in the second quarter, and hopefully things continue to kind of stabilize and we're pretty happy with the credit profile of the book.

Speaker #10: So okay. Great. Thanks.

Bose George: Okay, great. Thanks.

Speaker #2: And we'll move on to Doug Harder with BTIG.

Operator: We'll move on to Doug Harter with BTIG.

Speaker #11: Thanks. Brooke, you mentioned that kind of pipeline adjustments negatively impacted kind of the gain on sale that you were able to achieve in the quarter.

Doug Harter: Thanks. Brooke, you mentioned that kind of pipeline adjustments negatively impacted kind of the gain on sale that you were able to achieve in the quarter. I was wondering if you could size that, and I think just want to make sure I heard that you said that that has largely reversed in April.

Speaker #11: I was wondering if you could size that. And I think just want to make sure I heard that you said that that has largely reversed in April.

Speaker #12: Yeah. So we saw a decent amount of TBA widening throughout March. That probably had about we saw them about an eighth or so wider in our execution widened a bit relative to where we were at the beginning of the quarter.

Brooke Carillo: Yeah. We saw, you know, a decent amount of TBA widening throughout March. That probably had about, you know, we saw them about an eighth or so wider, and our execution, you know, widened a bit relative to where we were at the beginning of the quarter. You know, a lot of that has since reversed, you know, in April to date. I think, you know, it was a portion of the delta between where we were in Q4 and gain on sale. I think we quantified at the time we had about 25 bps of margin outperformance in Q4 due to TBA tightening. We probably saw at least half of that, you know, in terms of the quantum of the impact from TBA widening, on jumbo margin in March.

Speaker #12: A lot of that has since reversed in April to date. And so I think it was a portion of the delta between where we were in the fourth quarter on gain on sale.

Speaker #12: We had—I think we quantified at the time—we had about 25 basis points of margin outperformance in the fourth quarter due to TBA tightening.

Speaker #12: And we probably saw at least half of that in terms of the quantum of the impact from TBA widening on Jumbo margins in March.

Speaker #11: Great. And obviously, with Dashiell's prior comment in mind that it's still early in the quarter, but all else being equal, you would see kind of some outperformance from TBA tightening, from what you've seen so far?

Doug Harter: Great. Obviously, with Dash's prior comments in mind that it's still early in the quarter, but all else being equal, you would see, you know, some outperformance from TBA tightening, you know, what you've seen so far?

Speaker #12: Yeah. I think we'd still guide to the high end of our historical range. In terms of expected margins for Sequoia and Sequoia in the quarter.

Brooke Carillo: Yeah. I think we'd still guide to the high end of our historical range, in terms of expected margins for Sequoia in the quarter.

Speaker #3: Yeah, Doug, I would say similar for Aspire. The Aspire pipeline was definitely impacted at 3/31 by empirical spreads in the securitization market. Those are probably 20 to 30 bps tighter today than they were at March 31.

Dashiell I. Robinson: Yeah, Doug, I would say similar for Aspire. You know, we, the Aspire pipeline was definitely impacted at 31 March by, you know, empirical spreads in the securitization market. Those are probably 20 to 30 bps tighter today, you know, than they were at 31 March, which specifically to Aspire is probably worth about $0.02 to $0.03 of EAD in terms of where that pipeline was marked at 31 March versus where we ultimately expect to potentially execute our current market conditions. That would be sort of the Aspire part of the answer as well.

Speaker #3: Which specifically to Aspire is probably worth about 2 to 3 cents of EAD in terms of where that pipeline was marked at 331 versus where we ultimately expect to potentially execute our current market conditions.

Speaker #3: So that would be sort of the 'aspire' part of the answer as well.

Speaker #11: Great. I appreciate it. Thank you.

Doug Harter: Great. I appreciate it. Thank you.

Speaker #2: And we'll move on to Don Vandetti with Wells Fargo.

Operator: We'll move on to Donald Fandetti with Wells Fargo.

Speaker #13: Hi. Can you talk a little bit about the sort of wrap-up of the Castle Lake JV? How quickly you could get to that sort of incremental earnings contribution that you talked about?

Donald Fandetti: Hi. Can you talk a little bit about the sort of ramp-up of the Castle Lake JV, how quickly you could get to that sort of incremental earnings contribution that you talked about? Is there any offset, meaning like cannibalization or less of your core mortgage banking business, or should we think of this as additive?

Speaker #13: And then is there any offset meaning cannibalization or less of your core mortgage banking business? Or should we think of this as additive?

Speaker #12: I'll start. I think the answer is definitively additive. Chris mentioned the amount of opportunities we're seeing out of both regional banks on a slow basis as new partners and also seasoned opportunities.

Brooke Carillo: I'll start. I think the answer is definitively additive. You know, Chris mentioned the amount of opportunities we're seeing out of both regional banks on a flow basis as new partners and also seasoned opportunities. I think we are highly excited to have this up and running. You know, the joint venture will use warehouse lines and other things that just operationally need to get set up in Q2. There's, you know, this is fully expected to really be incremental volume for Sequoia.

Speaker #12: So I think we are highly excited to have this up and running. The joint venture we'll use warehouse lines and other things that just operationally need to get set up in the second quarter.

Speaker #12: But this is fully expected to really be incremental volume for Sequoia.

Speaker #13: Thank you.

Donald Fandetti: Thank you.

Speaker #2: And we'll move on to Rick Shane with JP Morgan.

Operator: We'll move on to Richard Shane with JP Morgan.

Speaker #14: Hey. Thanks for taking my questions. I actually don't think I heard the answer to Don's question, which was one of mine. How long given that this is a the constraint seems to be capital and it sounds like you have the pipes in place, should we expect a very quick ramp to that 12 to 15 cent per year accretion?

Richard Shane: Hey, thanks for taking my questions. I actually don't think I heard the answer to Don's question, which was one of mine. How long given that this is a the constraint seems to be capital, and it sounds like you have the pipes in place, should we expect a very quick ramp to that $0.12 to $0.15 per year accretion, or how many quarters should we be thinking about here?

Speaker #14: Or how many quarters should we be thinking about here?

Speaker #12: Yeah, I think you can think of that somewhat linearly over the next four quarters as we ramp fully.

Brooke Carillo: Yeah, I think you can think of that somewhat linearly over the next 4 quarters as we ramp fully.

Speaker #14: Got it. Okay. Thank you. And then I want to understand a little bit better the expense the G&A expense allocations this quarter. We saw Sequoia's go down.

Richard Shane: Got it. Okay. Thank you. I want to understand a little bit better the expense, the G&A expense allocations this quarter. We saw Sequoia's go down. There was a pretty significant increase at CoreVest on a relative basis, and an increase at the corporate level. Just want to understand what's driving that and how we think about that going forward so we can model the different business lines efficiently.

Speaker #14: There was a pretty significant increase at Corvest on a relative basis, and an increase at the corporate level. I just want to understand what's driving that and how we should think about it going forward, so we can model the different business lines efficiently.

Speaker #12: Yeah. No problem. Expected this one just given there's a lot of movement in the quarter. So just at a high level, let me start with some of the movement in G&A and then I can talk about allocation as well.

Brooke Carillo: Yeah, no problem. Expected this one just given there's a lot of movement in Q1. Just at a high level, let me start with some of the movement in G&A, and then I can talk about allocation as well. G&A was $49 million in Q1 versus $40 million in Q4. The largest, you know, predominantly most of that was $8 million associated with the reorg costs and other kind of one, about $1.5 million of that as well with seasonally higher benefits that we actually always see in Q1. The run rate from here should really be inside the Q4 levels.

Speaker #12: So G&A was 49 million in the first quarter versus 40 million in the fourth quarter. The largest predominantly most of that was 8 million associated with the reorg costs and other kind of one about a million and a half of that as well was seasonally higher benefits that we actually always see in the first quarter.

Speaker #12: The run rate from here should really be inside the fourth quarter levels. The area where most of that came from was within both kind of corporate and Corvest, which is why you saw Corvest contribution impacted which is we disclosed both our gap contribution as well as EAD for Corvest just so you can see what the really the run rate of that business looks like excluding those the one-time costs in the quarter.

Brooke Carillo: The area where most of that came from was within both kind of corporate and CoreVest, which is why you saw CoreVest contribution impacted, which is, you know, we disclosed both our GAAP contribution as well as, you know, EAD for CoreVest, just so you can see what the really the run rate of that business looks like, excluding those, you know, the one-time costs in the quarter. The other corporate expense reallocation that was done on the quarter was really taking, which we showed on page nine in the Redwood Review, our segment returns, both pro forma for this presentation, for what we've presented both last quarter and this quarter.

Speaker #12: The other corporate expense reallocation that was done in the quarter was really the one we showed on page 9 in the Redwood review—our segment returns, both pro forma.

Speaker #12: For this presentation for what we presented both last quarter and this quarter, we were really just allocating our 777 million of corporate debt by segment rather than having it sit in a corporate segment so that you can see the impact of that interest expense proportionally for each segment.

Brooke Carillo: We were really just allocating our $777 million of corporate debt by segment rather than having it sit in a corporate segment so that you can see the impact of that interest expense, you know, proportionally for each segment. That is why if you look on Page 9, our mortgage banking, are we under our prior presentation would have been 23%. It's 38% just given the, you know, the capital, the impact of that capital coming out of the otherwise kind of dedicated working capital for each segment.

Speaker #12: So, that is why if you look on page 9, our mortgage banking, under our prior presentation, would have been 23%. It's 38% just given the impact of that capital coming out of the otherwise kind of dedicated working capital for each segment.

Speaker #14: Got it. Okay. That's very helpful, Brooke. Thank you so much.

Richard Shane: Got it. Okay. That's very helpful, Brooke. Thank you so much.

Speaker #12: Thanks.

Brooke Carillo: Thanks.

Speaker #2: And there are no further questions at this time. And this does conclude today's teleconference. We thank you for your participation and you may disconnect your lines at this time.

Operator: There are no further questions at this time, and this does conclude today's teleconference. We thank you for your participation, and you may disconnect your lines at this time.

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