Q1 2026 Chimera Investment Corp Earnings Call

May 7, 2026

Speaker #2: If anyone should require operator assistance during the conference, please press star zero on your telephone keypad. As a reminder, this conference is being recorded.

Speaker #2: I would now like to turn the call over to your host, Tyra Welton. Head of Investor Relations. Thank you. You may begin.

Chyra Walton: Thank you, operator, and thank you everyone for joining us today. I'm Chyra Walton, Head of Investor Relations. This morning, Chimera released its results for Q1 2026. The earnings release and presentation for Q1 are both available on our website at chimerareit.com. Before we begin, I'd like to review the safe harbor statement. Today's remarks may contain forward-looking statements, which are predictions, projections, or other statements about future events. These events are based on current expectations and assumptions that are subject to risks and uncertainties, which are outlined in the Risk Factors section in our most recent annual and quarterly SEC filings. Actual events and results may differ materially from these forward-looking statements. We encourage you to read the forward-looking statements disclaimers in our earnings release in our quarterly and annual filings. During the call, we may also discuss non-GAAP financial measures.

Tyra Walton: Thank you, operator, and thank you everyone for joining us today. I'm Chyra Walton, Head of Investor Relations. This morning, Chimera released its results for Q1 2026. The earnings release and presentation for Q1 are both available on our website at chimerareit.com. Before we begin, I'd like to review the safe harbor statement. Today's remarks may contain forward-looking statements, which are predictions, projections, or other statements about future events. These events are based on current expectations and assumptions that are subject to risks and uncertainties, which are outlined in the Risk Factors section in our most recent annual and quarterly SEC filings. Actual events and results may differ materially from these forward-looking statements. We encourage you to read the forward-looking statements disclaimers in our earnings release in our quarterly and annual filings. During the call, we may also discuss non-GAAP financial measures.

Speaker #3: Thank you, operator. And thank you, everyone, for joining us today. I'm Tyra Welton, head of Investor Relations. This morning, CHIMERA released its results for the first quarter of 2026.

Speaker #3: The earnings release and presentation for the quarter are both available on our websites at CHIMERAREIT.com. Before we begin, I'd like to review the Safe Harbor statement.

Speaker #3: Today's remarks may contain forward-looking statements which are predictions projections or other statements about future events. These events are based on current expectations and assumptions that are subject to risks and uncertainties which are outlined in the risk factors section in our most recent annual and quarterly SEC filings.

Speaker #3: Actual events and results may differ materially from this forward-looking statement. We encourage you to read the forward-looking statements' disclaimers in our earnings release and in our quarterly and annual filings.

Speaker #3: During the call, we may also discuss non-GAAP financial measures. Please refer to our SEC filings and earnings supplements or reconciliations to the most comparable GAAP measures.

Chyra Walton: Please refer to our SEC filings and earnings supplements or reconciliations to the most comparable GAAP measures. Additionally, the contents of this conference call may contain time-sensitive information that is accurate only as of the date of this earnings call. We do not undertake and specifically disclaim any obligation to update or revise this information. I will now turn the call over to our President and Chief Executive Officer, Phillip J. Kardis II.

Tyra Walton: Please refer to our SEC filings and earnings supplements or reconciliations to the most comparable GAAP measures. Additionally, the contents of this conference call may contain time-sensitive information that is accurate only as of the date of this earnings call. We do not undertake and specifically disclaim any obligation to update or revise this information. I will now turn the call over to our President and Chief Executive Officer, Phillip J. Kardis II.

Speaker #3: Additionally, the contents of this conference call may contain time-sensitive information that is accurate only as of the date of this earnings call. We do not undertake and specifically disclaim any obligation to update or revise this information.

Speaker #3: I will now turn the call over to our president and chief executive officer, Phil Kardis.

Phillip J. Kardis II: Thanks, Chyra. Good morning, welcome to Chimera Investment Corporation's First Quarter 2026 Earnings Call. Joining me on the call are Subramaniam Viswanathan, our Chief Financial Officer, Jack Macdowell, our Chief Investment Officer, and Kyle Walker, the President and CEO of HomeXpress Mortgage. After my remarks, Subramaniam will review the financial results, Jack will review the investment portfolio, Kyle will review HomeXpress's results. We operate in a market where conditions can change quickly. Rates move, spreads widen, liquidity tightens, rarely in a straight line. This year has been a clear reminder of that reality. During the quarter, Treasury yields moved higher across the curve while the 2-10 spread flattened. Prior to the Iran conflict, mortgage rates briefly touched a 3.5-year low, only to reverse higher by 40 basis points as volatility returned. Mortgage bases widened relative to Treasuries and swaps.

Phil Kardis: Thanks, Chyra. Good morning, welcome to Chimera Investment Corporation's First Quarter 2026 Earnings Call. Joining me on the call are Subramaniam Viswanathan, our Chief Financial Officer, Jack Macdowell, our Chief Investment Officer, and Kyle Walker, the President and CEO of HomeXpress Mortgage. After my remarks, Subramaniam will review the financial results, Jack will review the investment portfolio, Kyle will review HomeXpress's results. We operate in a market where conditions can change quickly. Rates move, spreads widen, liquidity tightens, rarely in a straight line. This year has been a clear reminder of that reality. During the quarter, Treasury yields moved higher across the curve while the 2-10 spread flattened. Prior to the Iran conflict, mortgage rates briefly touched a 3.5-year low, only to reverse higher by 40 basis points as volatility returned. Mortgage bases widened relative to Treasuries and swaps.

Speaker #4: Thanks, Tyra. Good morning and welcome to CHIMERA Investment Corporation's first quarter 2026 earnings call. Joining me on the call are Subra Viswanathan, our chief financial officer.

Speaker #4: Jack Macdowell, our chief investment officer. And Kyle Walker, the president and CEO of Home Express Mortgage. After my remarks, Subra will review the financial results.

Speaker #4: Jack will review the investment portfolio and then Kyle will review Home Express's results. We operate in a market where conditions change can change quickly.

Speaker #4: Rates move, tightens, and then rarely in a straight line. This year has been a clear reminder of that reality. During the quarter, Treasury yields moved higher across the curve while the 210s spread flattened.

Speaker #4: Prior to the up round conflict, mortgage rates briefly touched the three and a half year low only to reverse higher by 40 basis points as volatility returned.

Speaker #4: Mortgage basis widened relative to Treasuries and swaps equity volatility spiked at one point doubling before stabilizing. Oil prices moved sharply higher and at the same time rate markets alternated between periods of calm and episodes of rapid repricing.

Phillip J. Kardis II: Equity volatility spiked, at one point doubling before stabilizing. Oil prices moved sharply higher. At the same time, rate markets alternated between periods of calm and episodes of rapid repricing. Overlaying this, the market expectations for monetary policy shifted meaningfully. At the start of the year, the market anticipated 2 to 3 rate cuts in 2026. By quarter, those expectations had largely dissipated. In fact, there's now some discussion of the possibility of rate hikes. I highlight these dynamics to underscore a central point. We are operating in a market where uncertainty is not episodic, it's structural. We don't try to predict where the market will be. We focus on being prepared for wherever it goes. Our objective is clear: to build a company that's not dependent on any single market environment.

Phil Kardis: Equity volatility spiked, at one point doubling before stabilizing. Oil prices moved sharply higher. At the same time, rate markets alternated between periods of calm and episodes of rapid repricing. Overlaying this, the market expectations for monetary policy shifted meaningfully. At the start of the year, the market anticipated 2 to 3 rate cuts in 2026. By quarter, those expectations had largely dissipated. In fact, there's now some discussion of the possibility of rate hikes. I highlight these dynamics to underscore a central point. We are operating in a market where uncertainty is not episodic, it's structural. We don't try to predict where the market will be. We focus on being prepared for wherever it goes. Our objective is clear: to build a company that's not dependent on any single market environment.

Speaker #4: Overlaying this, the market expectations for monetary policy shifted meaningfully. At the start of the year, the market anticipated two to three rate cuts in 2026 by quarter and those expectations had largely dissipated.

Speaker #4: And in fact, there's now some discussion of the possibility of rate hikes. I highlight these dynamics to underscore essential point. We are operating in a market where uncertainty is not episodic.

Speaker #4: It's structural. We don't try to predict where the market will be we focus on being prepared for wherever it goes. Our objective is clear.

Speaker #4: To build a company that's not dependent on any single market environment. The question then is straightforward. How did we perform in this environment and how are we positioned going forward?

Phillip J. Kardis II: The question is straightforward: How did we perform in this environment, and how are we positioned going forward? I'll give you a sneak peek. We think we did very well and believe we're well-positioned to take advantage of opportunities throughout the rest of the year. Let's start with HomeXpress. HomeXpress had another strong quarter. Despite volatility, origination volume increased 39% compared to Q1 2025, reaching $884 million. Moreover, they were able to generate $11 million of EBITDA, representing an annualized return on equity of 16.8%. This is what we aim for, growth with discipline and returns that justify the capital employed. Turning next to our investment portfolio, we continue to reposition the portfolio to unlock value and build more durable earnings.

Phil Kardis: The question is straightforward: How did we perform in this environment, and how are we positioned going forward? I'll give you a sneak peek. We think we did very well and believe we're well-positioned to take advantage of opportunities throughout the rest of the year. Let's start with HomeXpress. HomeXpress had another strong quarter. Despite volatility, origination volume increased 39% compared to Q1 2025, reaching $884 million. Moreover, they were able to generate $11 million of EBITDA, representing an annualized return on equity of 16.8%. This is what we aim for, growth with discipline and returns that justify the capital employed. Turning next to our investment portfolio, we continue to reposition the portfolio to unlock value and build more durable earnings.

Speaker #4: I'll give you a sneak peek. We think we did very well and believe we're well positioned to take advantage of opportunities throughout the rest of the year.

Speaker #4: So let's start with Home Express. Home Express had another strong quarter. Despite volatility, origination volume increased 39% compared to the first quarter of 2025, reaching $884 million.

Speaker #4: Moreover, they were able to generate $11 million of earnings before taxes depreciation and amortization representing an annualized return on equity of 16.8%. This is what we aim for.

Speaker #4: Growth with discipline, and returns that justify the capital employed. Turning next to our investment portfolio, we continue to reposition the portfolio to unlock value and build more durable earnings.

Phillip J. Kardis II: During the quarter, our allocation to loans decreased from 62% to 55%, and our allocation to agency RMBS increased from 15% to 21%. The primary driver for this shift was the redemption of 8 securitizations backed by $1.5 billion of seasoned reperforming loans. We sold $1.2 billion of those loans, generating $195 million in net proceeds, and retained $287 million for current income and future securitization. With an estimated breakeven ROE of just under 8%, the reinvestment of these proceeds has the potential to generate an additional $15 million in annual earnings. The takeaway, we increased earnings power while improving portfolio flexibility. As we look at our portfolio repositioning over the past 15 months, our estimated investment levered returns, including the addition of HomeXpress, have increased by approximately 20%.

Phil Kardis: During the quarter, our allocation to loans decreased from 62% to 55%, and our allocation to agency RMBS increased from 15% to 21%. The primary driver for this shift was the redemption of 8 securitizations backed by $1.5 billion of seasoned reperforming loans. We sold $1.2 billion of those loans, generating $195 million in net proceeds, and retained $287 million for current income and future securitization. With an estimated breakeven ROE of just under 8%, the reinvestment of these proceeds has the potential to generate an additional $15 million in annual earnings. The takeaway, we increased earnings power while improving portfolio flexibility. As we look at our portfolio repositioning over the past 15 months, our estimated investment levered returns, including the addition of HomeXpress, have increased by approximately 20%.

Speaker #4: During the quarter, our allocations of loans decreased from 62 to 55%. And our allocation to agency RMBS increased from 15 to 21%. The primary driver for this shift was the redemption of eight securitizations backed by a billion five of season reperforming loans.

Speaker #4: We sold a billion two of those loans generating $195 million in net proceeds and retained $287 million for current income and future securitization. With an estimated breakeven ROE of just under 8%, the reinvestment of these proceeds has the potential to generate an additional $15 million in annual earnings.

Speaker #4: The takeaway? We increased earnings power while improving portfolio flexibility. As we look at our portfolio repositioning over the past 15 months, our estimated investment levered returns, including the addition of Home Express, have increased by approximately 20%.

Phillip J. Kardis II: Also, since the beginning of the year, we have been purchasing newly originated loans from HomeXpress. We plan to launch the new CIM HomeX securitization program later this quarter or early next. Overall, our portfolio had a very strong quarter. The real test is our dividend. How are we doing? Q1 earnings available for distribution, EAD, was $0.54 per share, which covered the $0.45 dividend by 120%. Over the past 10 quarters, our EAD has exceeded our dividend in 9, missing once by $0.01. Over that same period, we increased the dividend from $0.33 to $0.45 per share, a 36% increase while maintaining EAD coverage of more than 1.1 times. I want to let that sink in for a minute.

Phil Kardis: Also, since the beginning of the year, we have been purchasing newly originated loans from HomeXpress. We plan to launch the new CIM HomeX securitization program later this quarter or early next. Overall, our portfolio had a very strong quarter. The real test is our dividend. How are we doing? Q1 earnings available for distribution, EAD, was $0.54 per share, which covered the $0.45 dividend by 120%. Over the past 10 quarters, our EAD has exceeded our dividend in 9, missing once by $0.01. Over that same period, we increased the dividend from $0.33 to $0.45 per share, a 36% increase while maintaining EAD coverage of more than 1.1 times. I want to let that sink in for a minute.

Speaker #4: Also, since the beginning of the year, we have been purchasing newly originated loans from Home Express. We plan to launch the new SIM Home X securitization program later this quarter or early next.

Speaker #4: Overall, our portfolio had a very strong quarter. But as a REIT, the real test is our dividend. So how are we doing? First quarter earnings available for distribution EAD was $54 per share, which covered the 45 cent dividend by $120%.

Speaker #4: Over the past 10 quarters, our EAD has exceeded our dividend in nine. Missing once by a single penny. Over that same period, we increased the dividend from 33 cents to 45 cents per share at 36% increase, while maintaining EAD coverage of more than 1.1 times.

Speaker #4: I want to let that sink in for a minute. We've grown and covered our dividend for the past two and a half years. That consistency is not accidental.

Phillip J. Kardis II: We've grown and covered our dividend for the past two and a half years. That consistency is not accidental. It reflects a focus on generating durable earnings. What's our outlook for the remainder of the year and how are we positioned? Looking ahead, we expect continued uncertainty: political, geopolitical, and market-driven. Despite that uncertainty, we remain optimistic about the future. We have structured the platform to preserve optionality across origination, investment, and asset management so that we can adapt as conditions evolve. More than that, we have the capital and the liquidity to take advantage of that optionality. We ended the quarter with $476 million of cash, approximately $200 million of unencumbered assets, and nearly $500 million of equity allocated to agency RMBS.

Phil Kardis: We've grown and covered our dividend for the past two and a half years. That consistency is not accidental. It reflects a focus on generating durable earnings. What's our outlook for the remainder of the year and how are we positioned? Looking ahead, we expect continued uncertainty: political, geopolitical, and market-driven. Despite that uncertainty, we remain optimistic about the future. We have structured the platform to preserve optionality across origination, investment, and asset management so that we can adapt as conditions evolve. More than that, we have the capital and the liquidity to take advantage of that optionality. We ended the quarter with $476 million of cash, approximately $200 million of unencumbered assets, and nearly $500 million of equity allocated to agency RMBS.

Speaker #4: It reflects a focus on generating durable earnings. So what's our outlook for the remainder of the year and how are we positioned? Looking ahead, we expect continued uncertainty, political, geopolitical, and market driven.

Speaker #4: But despite that uncertainty, we remain optimistic about the future. We have structured the platform to preserve optionality across origination, investment, and asset management. So that we can adapt as conditions evolve.

Speaker #4: And more than that, we have the capital and the liquidity to take advantage of that optionality. We ended the quarter with $476 million of cash, approximately $200 million of unencumbered assets, and nearly $500 million of equity allocated to agency RMBS.

Phillip J. Kardis II: As we look over the rest of the year, we believe we have both the liquidity and the flexibility to continue to play offense and act when opportunities arise. Specifically, we will continue to grow and diversify the portfolio, expand originations, build fee-based income, and pursue acquisitions. With that, I'll turn it over to Subra to walk you through the financials.

Phil Kardis: As we look over the rest of the year, we believe we have both the liquidity and the flexibility to continue to play offense and act when opportunities arise. Specifically, we will continue to grow and diversify the portfolio, expand originations, build fee-based income, and pursue acquisitions. With that, I'll turn it over to Subra to walk you through the financials.

Speaker #4: So as we look over the rest of the year, we believe we have both the liquidity and the flexibility to continue to play offense and act when opportunities arise.

Speaker #4: Specifically, we will continue to grow and diversify the portfolio, expand originations, build fee-based income and pursue acquisitions. With that, I'll turn it over to Subaru to walk you through the financials.

Subramaniam Viswanathan: Thanks, Phil. GAAP net loss for the quarter was approximately $65 million. We generated approximately $46 million of earnings available for distribution or $0.54 per share, compared with $34 million and $0.41 per share in Q1 of 2025. This improvement reflects higher net interest income from the portfolio and the addition of HomeXpress. Our quarterly dividend of $0.45 per share was covered by earnings at approximately 1.2 times. GAAP book value per share declined by 6.9% to $18.34. Excluding the impact of redemption of 8 securitization deals and related loan sales, book value was down by 2.5%. Jack will provide additional details on the transaction and its impact on book value and earnings.

Subra Viswanathan: Thanks, Phil. GAAP net loss for the quarter was approximately $65 million. We generated approximately $46 million of earnings available for distribution or $0.54 per share, compared with $34 million and $0.41 per share in Q1 of 2025. This improvement reflects higher net interest income from the portfolio and the addition of HomeXpress. Our quarterly dividend of $0.45 per share was covered by earnings at approximately 1.2 times. GAAP book value per share declined by 6.9% to $18.34. Excluding the impact of redemption of 8 securitization deals and related loan sales, book value was down by 2.5%. Jack will provide additional details on the transaction and its impact on book value and earnings.

Speaker #5: Thanks, Phil. GAAP net loss for the quarter was approximately 65 million. We generated approximately 46 million of earnings available for distribution or 54 cents per share compared with 34 million and 41 cents per share in Q1 of 2025.

Speaker #5: This improvement reflects higher net interest income from the portfolio and the addition of Home Express. Our quarterly dividend of $0.45 per share was covered by earnings at approximately 1.2 times.

Speaker #5: GAAP book value per share declined by 6.9% to $18.34. Excluding the impact of redemption of eight securitization deals and related loan sales, book value was down by 2.5%.

Speaker #5: Jack will provide additional details on the transaction and its impact on book value and earnings. In addition, the transaction released $195 million in equity, which was immediately redeployed into agency securities, increasing liquidity and supporting earnings accretion.

Subramaniam Viswanathan: In addition, the transaction released $195 million in equity, which was immediately redeployed into agency securities, increasing liquidity and supporting earnings accretion. Redeeming the securitized debt reduced net interest expense by $4 million, reflecting the exclusion of accrued carry interest on the payoff. In addition, income from our MSR put related investments benefited from early payout protection payments of $2 million. Together, these items contributed approximately $0.07 to earnings available for distribution per share and are not expected to recur. With that, at the firm level for the quarter, economic return on GAAP book value was -4.6% based on the quarterly change in book value and the $0.45 Q1 dividend per common share. Annualized GAAP return on average equity was -6.97%, while annualized EAD return on average common equity was 11.53%.

Subra Viswanathan: In addition, the transaction released $195 million in equity, which was immediately redeployed into agency securities, increasing liquidity and supporting earnings accretion. Redeeming the securitized debt reduced net interest expense by $4 million, reflecting the exclusion of accrued carry interest on the payoff. In addition, income from our MSR put related investments benefited from early payout protection payments of $2 million. Together, these items contributed approximately $0.07 to earnings available for distribution per share and are not expected to recur. With that, at the firm level for the quarter, economic return on GAAP book value was -4.6% based on the quarterly change in book value and the $0.45 Q1 dividend per common share. Annualized GAAP return on average equity was -6.97%, while annualized EAD return on average common equity was 11.53%.

Speaker #5: Redeeming the securitized debt reduced net interest expense by 4 million, reflecting the exclusion of accrued carry interest on the payoff. In addition, income from our MSR-related investments benefited from early payout protection payments of 2 million.

Speaker #5: Together, these items contributed approximately $0.07 to earnings available for distribution per share and are not expected to recur. With that, at the firm level for the quarter, economic return on GAAP book value was negative 4.6% based on the quarterly change in book value and the 45 cents first quarter dividend per common share.

Speaker #5: Annualized GAAP return on average equity was negative 6.97%, while annualized EAD return on average common equity was 11.53%. Segment performance for the first quarter was as follows.

Subramaniam Viswanathan: Segment performance for Q1 was as follows: For the investment portfolio, economic net interest income was $72.8 million, while annualized economic net interest income return on average equity was 13.03%. The yield on average interest earning assets was 6%. Our average cost of funds was 4.2%, the resulting net interest spread was 1.8%. For the residential origination segment, HomeXpress funded $884 million of loans. EBITDA, defined as earnings before taxes, depreciation, and amortization, was $11.4 million, annualized EBITDA ROE was 16.8%. With respect to leverage and liquidity, our total leverage was 5.2 to 1, while recourse leverage was 2.9 to 1. Recourse leverage rose this Q1 as we continued to increase our capital allocation to agency RMBS securities.

Subra Viswanathan: Segment performance for Q1 was as follows: For the investment portfolio, economic net interest income was $72.8 million, while annualized economic net interest income return on average equity was 13.03%. The yield on average interest earning assets was 6%. Our average cost of funds was 4.2%, the resulting net interest spread was 1.8%. For the residential origination segment, HomeXpress funded $884 million of loans. EBITDA, defined as earnings before taxes, depreciation, and amortization, was $11.4 million, annualized EBITDA ROE was 16.8%. With respect to leverage and liquidity, our total leverage was 5.2 to 1, while recourse leverage was 2.9 to 1. Recourse leverage rose this Q1 as we continued to increase our capital allocation to agency RMBS securities.

Speaker #5: For the investment portfolio, economic net interest income was 72.8 million, while annualized economic net interest income return on average equity was 13.03%. The yield on average interest earning assets was 6%.

Speaker #5: Our average cost of funds was 4.2%, and the resulting net interest spread was 1.8%. For the residential origination segment, Home Express funded $884 million of loans.

Speaker #5: EBITDA defined as earnings before taxes depreciation and amortization was 11.4 million, and annualized EBITDA ROE was 16.8%. With respect to leverage and liquidity, our total leverage was 5.2 to 1, while RICO's leverage was 2.9 to 1.

Speaker #5: RICO's leverage rose this quarter as we continue to increase our capital allocation to agency RMBS securities. We ended the quarter with $675 million in total cash and unencumbered assets compared to $528 million at the end of the year.

Subramaniam Viswanathan: We ended the quarter with $675 million in total cash and unencumbered assets compared to $528 million at the end of the year. Total consolidated secured financing outstanding was $7 billion. It was comprised of $629 million related to our residential origination warehouse loans. The remaining approximately $6.4 billion was for our investment portfolio. Within the investment portfolio, $4.1 billion of secured financing supported agency RMBS positions against which we maintain $3.7 billion in swaps and swaps futures accruing across varying maturities and $966 million in TBAs. $1.9 billion was secured by residential credit assets, of which $1.2 billion or 62% carried non or limited mark-to-market features. $1 billion or 54% of this were floating rate facilities.

Subra Viswanathan: We ended the quarter with $675 million in total cash and unencumbered assets compared to $528 million at the end of the year. Total consolidated secured financing outstanding was $7 billion. It was comprised of $629 million related to our residential origination warehouse loans. The remaining approximately $6.4 billion was for our investment portfolio. Within the investment portfolio, $4.1 billion of secured financing supported agency RMBS positions against which we maintain $3.7 billion in swaps and swaps futures accruing across varying maturities and $966 million in TBAs. $1.9 billion was secured by residential credit assets, of which $1.2 billion or 62% carried non or limited mark-to-market features. $1 billion or 54% of this were floating rate facilities.

Speaker #5: Total consolidated secured financing outstanding was 7 billion. It was comprised of $629 million related to our residential origination warehouse loans and the remaining approximately $6.4 billion was for our investment portfolio.

Speaker #5: Within the investment portfolio, $4.1 billion of secured financing supported agency RMBS positions against which we maintain 3.7 billion in swaps and swaps futures accross varying maturities and 966 million in TBAs.

Speaker #5: $1.9 billion was secured by residential credit assets, of which $1.2 billion or 62% carried non or limited mark-to-market features, and $1 billion or 54% of this were floating rate facilities.

Subramaniam Viswanathan: We also utilized $224 million of warehouse capacity during the quarter to finance retained loans, post-redemption of the eight deals I discussed earlier. Finally, on expenses. Compensation expense increased by eight and a half million quarter-over-quarter, mainly driven by a return to a more normalized run rate and higher stock-based compensation. In the investment portfolio segment, the prior quarter reflected a lower accrual, while Q1 returned to a more normalized run rate. We also recognized higher stock-based compensation in Q1 related to grants awarded to retirement-eligible employees. In the residential origination segment, expenses increased by approximately $1.4 million, driven primarily by a higher headcount. In summary, Q1 reflects the impact of a deliberate portfolio repositioning with capital released and deployed into higher return opportunities while the underlying business continues to perform.

Subra Viswanathan: We also utilized $224 million of warehouse capacity during the quarter to finance retained loans, post-redemption of the eight deals I discussed earlier. Finally, on expenses. Compensation expense increased by eight and a half million quarter-over-quarter, mainly driven by a return to a more normalized run rate and higher stock-based compensation. In the investment portfolio segment, the prior quarter reflected a lower accrual, while Q1 returned to a more normalized run rate. We also recognized higher stock-based compensation in Q1 related to grants awarded to retirement-eligible employees. In the residential origination segment, expenses increased by approximately $1.4 million, driven primarily by a higher headcount. In summary, Q1 reflects the impact of a deliberate portfolio repositioning with capital released and deployed into higher return opportunities while the underlying business continues to perform.

Speaker #5: We also utilized $224 million of warehouse capacity during the quarter to finance retained loans. Post-redemption of the eight deals I discussed earlier. Finally, on expenses, compensation expense increased by 8.5 million quarter over quarter, mainly driven by a return to a more normalized run rate and higher stock-based compensation.

Speaker #5: In the investment portfolio segment, the prior quarter reflected a lower accrual, while the first quarter returned to a more normalized run rate. We also recognized higher stock-based compensation in the first quarter related to grants awarded to retirement-eligible employees.

Speaker #5: In the residential origination segment, expenses increased by approximately 1.4 million, driven by primarily by a higher headcount. In summary, the first quarter reflects the impact of a deliberate portfolio repositioning with capital released and deployed into higher return opportunities, while the underlying business continues to perform.

Subramaniam Viswanathan: We believe the steps taken this quarter position us well for improved earnings and returns for the future. With that, I'll turn the call over to Jack.

Subra Viswanathan: We believe the steps taken this quarter position us well for improved earnings and returns for the future. With that, I'll turn the call over to Jack.

Speaker #5: We believe the steps taken this quarter position us well for improved earnings and returns for the future. With that, I'll turn the call over to Jack.

Jack Macdowell: Hey, thanks, Subra, and good morning, everyone. As Phil mentioned, the quarter began on constructive footing, supported by GSE demand for agency MBS and expectations for Fed easing. That tone shifted in early February as liquidity and credit concerns reemerged, particularly in private credit. Conditions deteriorated further with the escalation of the conflict in the Middle East that continued throughout the balance of March. Since quarter end, mortgage spreads have tightened from their wides and credit has firmed across products, though rates remain higher and markets continue to digest an evolving geopolitical environment. Against this backdrop, our focus has remained consistent. Over the past 1 year, we have been executing a deliberate strategy to optimize our portfolio, in particular, raising capital organically by economically relevering securitization structures, divesting fully valued assets, and increasing our allocation to more liquid investments.

Speaker #6: Hey, thanks, Subaru, and good morning, everyone. As Phil mentioned, the quarter began on constructive footing, supported by GSE demand for agency MBS and expectations for Fed easing.

Speaker #6: That tone shifted in early February, as liquidity and credit concerns reemerged, particularly in private credit. Conditions deteriorated further with the escalation of the conflict in the Middle East that continued throughout the balance of March.

Speaker #6: Since quarter end, mortgage spreads have tightened from their wides, and credit has firmed across products, though rates remain higher and markets continue to digest an evolving geopolitical environment.

Speaker #6: Against this backdrop, our focus has remained consistent. Over the past year, we have been executing a deliberate strategy to optimize our portfolio, in particular, raising capital organically by economically re-levering securitization structures, divesting fully valued assets, and increasing our allocation to more liquid investments.

Jack Macdowell: That strategy positioned us well heading into the March volatility, enabling us to de-risk quickly when conditions deteriorated and deploy promptly upon raising capital. During the quarter, we completed a series of strategic transactions involving the redemption of eight securitizations collateralized by $1.5 billion of legacy reperforming loans. We sold $1.2 billion of the loans and retained approximately $287 million that we plan to re-securitize in the near term. These transactions released approximately $195 million of capital at a breakeven ROE of just under 8%, and we estimate the redeployment of that capital has the potential to increase annual earnings power by $15 million. You can see additional details on slide 10 of the accompanying presentation.

Speaker #6: That strategy positioned us well heading into the March volatility, enabling us to de-risk quickly when conditions deteriorated and deploy promptly upon raising capital. During the quarter, we completed a series of strategic transactions, involving the redemption of eight securitizations collateralized by $1.5 billion of legacy reperforming loans.

Speaker #6: We sold $1.2 billion of the loans and retained approximately $287 million that we plan to resecuritize in the near term. These transactions released approximately $195 million of capital at a break-even ROE of just under of that capital has a potential to increase annual earnings power by $15 million.

Speaker #6: You can see additional details on slide 10 of the accompanying presentation. I want to take a moment to walk through how these transactions impacted our reported book value, as the mechanics of calling legacy securitizations can create movements that do not fully reflect the economic outcomes.

Jack Macdowell: I want to take a moment to walk through how these transactions impacted our reported book value, as the mechanics of calling legacy securitizations can create movements that do not fully reflect the economic outcomes. When we call these securitizations at par, we redeem securities that were carried on our balance sheet at a discount. That discount, approximately $43 million, flowed through as a reduction in book value. In total, these strategic transactions accounted for nearly two-thirds of our change in book value during the quarter. Absent these actions, book value would have been down approximately 2.5%, reflecting the impact of spread movements and rate volatility during the quarter. As of last Friday, our estimated book value is up about 1%.

Speaker #6: When we called these securitizations at par, we redeemed securities that were carried on our balance sheet at a discount. That discount, approximately $43 million, flowed through as a reduction in book value.

Speaker #6: In total, these strategic transactions accounted for nearly two-thirds of our change in book value during the quarter, and absent these actions, book value would have been down approximately 2.5%, reflecting the impact of spread movements and rate volatility during the quarter.

Speaker #6: As of last Friday, our estimated book value is up about 1%. So for context, the majority of our book value declined this quarter was the direct result of strategic actions that are designed to improve the quality of our portfolio and enhanced our go-forward earnings potential.

Jack Macdowell: For context, the majority of our book value decline this quarter was a direct result of strategic actions that are designed to improve the quality of our portfolio and enhanced our go-forward earnings potential. We are committed to preserving capital and managing risk, and we assess value at risk based on the earnings-generating capacity of our capital, not short-term market movements and securitized liabilities. We continued our capital reallocation efforts, repositioning the portfolio toward a more balanced mix, enhancing our liquidity profile and the potential for more durable risk-adjusted earnings. Our allocation of residential credit decreased to 65% from 72% at year-end, with loan exposure coming down to 55% from 62%, driven mainly by asset sales during the quarter.

Speaker #6: We are committed to preserving capital and managing risk, and we assess value at risk based on the earnings-generating capacity of our capital, not short-term market movements in securitized liabilities.

Speaker #6: We continued our capital reallocation efforts, repositioning the portfolio toward a more balanced mix, enhancing our liquidity profile, and the potential for more durable risk-adjusted earnings.

Speaker #6: Our allocation of residential credit decreased to 65% from 72% at year-end, with loan exposure coming down to 55% from 62%, driven mainly by asset sales during the quarter.

Jack Macdowell: In turn, we added $1.9 billion of agency MBS, bringing that allocation to 21%, up 6 percentage points quarter over quarter, with our specified pool portfolio ending at $4.9 billion. In March, amidst the onset of the conflict in the Middle East, we added selectively to our agency portfolio in 5 and 6 coupons where spreads had widened most and we were under-allocated, reducing overall portfolio duration at a time when we wanted to maintain a more defensive posture. We also actively managed risk through TBA positions, initially shorting $500 million as the conflict intensified before unwinding those positions after raising liquidity through loan sales. We subsequently reestablished shorts on a portion of our portfolio to maintain flexibility across the stack.

Speaker #6: In turn, we added $1.9 billion of agency MBS, bringing that allocation to 21%, up 6 percentage points quarter over quarter, with our specified pool portfolio ending at 4.9 billion.

Speaker #6: In March, amidst the onset of the conflict in the Middle East, we added selectively to our agency portfolio in five and six coupons where spreads had widened most and we were under-allocated.

Speaker #6: Reducing overall portfolio duration at a time when we wanted to maintain a more defensive posture. We also actively managed risk through TBA positions, initially shorting $500 million as a conflict-intensified before unwinding those positions after raising liquidity through loan sales.

Speaker #6: We subsequently reestablished shorts on a portion of our portfolio to maintain flexibility across the stack. We continue to hedge our agency portfolio with interest rate swaps, consistent with our SOFR-based funding and the carry advantage provided by current swap spread levels.

Jack Macdowell: We continue to hedge our agency portfolio with interest rate swaps, consistent with our SOFR-based funding and the carry advantage provided by current swap spread levels. On the credit side, our hedge composition shifted during the quarter from pay fixed swaps and swaptions to interest rate caps, providing an asymmetric payoff in the event of a material decline in short-term rates. As Phil mentioned, we began retaining HomeXpress loans in Q1 and anticipate launching our first securitization in late Q2 or early Q3. These loans are representative of HomeXpress's normal production, with investor loans making up approximately 55% of the population, reporting a 70% average loan-to-value ratio, 735 average credit score, and 7% average coupon. We see securitization execution outpacing whole loan pricing in the current market.

Speaker #6: On the credit side, our hedge composition shifted during the quarter from pay-fixed swaps and swaptions to interest rate caps, providing an asymmetric payoff in the event of a material decline in short-term rates.

Speaker #6: As Phil mentioned, we began retaining home express loans in the first quarter in anticipate launching our first securitization in late Q2 or early Q3.

Speaker #6: These loans are representative of home express's normal production, with investor loans making up approximately 55% of the population reporting a 70% average loan-to-value ratio, 735 average credit score, and 7% average coupon.

Speaker #6: We see securitization execution outpacing whole loan pricing in the current market, and given our flexibility to hold securitized or sell, we are well-positioned to capture that differential.

Jack Macdowell: Given our flexibility to hold, securitize, or sell, we are well-positioned to capture that differential. Turning now to credit. Performance across our loan portfolio remains strong. Delinquencies in the legacy reperforming book ticked up, though this was largely due to the composition of loans we sold versus retained. On the RTL side, the dollar balance of delinquencies remained stable and losses nominal. In our investor loan cohort, delinquencies driven by natural seasoning of the 2023 vintage are in line with expectations and reverted back into the mid 5% range as of the April remittance reports. Stepping back, Q1 demonstrated both the value and the necessity of the transformation we have been executing over the past year. The loan sale activities released capital and materially improved our earnings capacity. Our growing agency portfolio gave us flexibility to redeploy and de-risk dynamically as conditions shifted.

Speaker #6: Turning now to credit, performance across our loan portfolio remains strong. Delinquencies in the legacy reperforming book ticked up, though this was largely due to the composition of loans we sold versus retained.

Speaker #6: On the RTL side, the dollar balance of delinquencies remained stable and losses nominal. And in our investor loan cohort, delinquencies driven by natural seasoning of the 2023 vintage are in line with expectations and reverted back into the mid-5% range as of the April reminisce reports.

Speaker #6: Stepping back, the first quarter demonstrated both the value and the necessity of the transformation we have been executing over the past year. The loan sale activities released capital and materially improved our earnings capacity.

Speaker #6: Our growing agency portfolio gave us flexibility to redeploy and de-risk dynamically as conditions shifted. And home express continues to contribute to earnings while building a pipeline for our securitization program.

Jack Macdowell: HomeXpress continues to contribute to earnings while building a pipeline for our securitization program. We enter this year with a clear plan. Diversify the portfolio, strengthen liquidity, and grow durable sources of income. The actions we took this quarter advanced each of those objectives. We covered our dividend, we improved the composition of the portfolio, and we redeployed the capital freed up from the legacy transactions into higher returning opportunities. The strategy is delivering results, and we see continued growth in the earnings power of this platform. With that, I will turn it over to Kyle to discuss residential origination.

Speaker #6: We entered this year with a clear plan: diversify the portfolio, strengthen liquidity, and grow durable sources of income. The actions we took this quarter advanced each of those objectives.

Speaker #6: We covered our dividend. We improved the composition of the portfolio. And we redeployed the capital freed up from the legacy transactions into higher-returning opportunities.

Speaker #6: The strategy is delivering results, and we see continued growth in the earnings power of this platform. With that, I will turn it over to Kyle to discuss residential origination.

Kyle Walker: Thank you, Jack. Good morning, everyone. HomeXpress delivered strong results in Q1, building on the momentum from the prior quarter. We originated $884 million in total loan volume, representing a 39% increase as compared to Q1 of last year. Despite market volatility emerging late in the quarter, our origination volume, all of which is first-lien residential mortgages, was not meaningfully impacted due to two key reasons. First, the loan submission to close process has a natural lag of about 35 days. As a result, much of our Q1's volume was already in the pipeline before market conditions shifted. Our Q1 results therefore largely reflect the origination pipeline activity built earlier in the quarter.

Speaker #5: Thank you, Jack. And good morning, everyone. Home express delivered strong results in the first quarter, building on the momentum from the prior quarter. We originated $884 million in total loan volume, representing a 39% increase as compared to the first quarter of last year.

Speaker #5: Despite market volatility emerging late in the quarter, our origination volume, all of which is first-lean residential mortgages, was not meaningfully impacted due to two key reasons.

Speaker #5: First, the loan submission to close process has a natural lag of about 35 days. As a result, much of our first quarter's volume was already in the pipeline before market conditions shifted.

Speaker #5: Our first quarter results, therefore, largely reflect the origination pipeline activity built earlier in the quarter. Second, consumer non-QM and business purpose loan demand is less dependent on rate-driven refinancing activity, which also supported our pipelines stability through the late quarter disruption.

Kyle Walker: Second, consumer non-QM and business purpose loan demand is less dependent on rate-driven refinancing activity, which also supported our pipeline stability through the late quarter disruption. Looking ahead, our pull-through rates and broker engagement have remained relatively consistent entering the Q2. Submissions did moderate briefly during the disruption, but activity has begun to normalize. Demand continues to be driven less by rate-sensitive refinancing activity and more by borrowers with specific financing needs, including consumer home purchases, cash-out refinancings, and investment property purchases. As a result, despite elevated and ongoing interest rate volatility, the underlying demand for HomeXpress's loan origination remains firm. Our experienced leadership team has successfully navigated many past market disruptions and cycles. That experience enables us to make strategic decisions and pivot effectively with changes in the market.

Speaker #5: Looking ahead, our pull-through rates and broker engagement have remained relatively consistent, entering the second quarter. Submissions did moderate briefly during the disruption, but activity has begun to normalize.

Speaker #5: Demand continues to be driven less by rate-sensitive refinancing activity and more by borrowers with specific financing needs, including consumer, home, purchases, cash-out refinancings, and investment property purchases.

Speaker #5: As a result, despite elevated and ongoing interest rate volatility, the underlying demand for home express loan origination remains firm. Our experienced leadership team has successfully navigated many past market disruptions and cycles, that experience enables us to make strategic decisions and pivot effectively with changes in the market.

Kyle Walker: One area we have been focusing on is increasing our percentage of consumer non-QM loans, which generally carry higher average loan balances. Our average loan size increased from $424,000 in March to $451,000 in April. This compares with a $410,000 average for the entire Q1. By increasing the average loan size, we can generate more volume with the same number of loans, further improving our efficiency. HomeXpress delivered strong profitability in the quarter, generating an EBITDA of $11.4 million. Our net origination margin, which reflects both gain on sale as well as operating costs to produce our loans, was 114 basis points. In this environment, we remain focused on driving efficiency while maintaining disciplined pricing and sound underwriting standards.

Speaker #5: One area we have been focusing on is increasing our percentage of consumer non-QM loans, which generally carry higher average loan balances. Our average loan size increased from $424,000 in March to $451,000 in April.

Speaker #5: This compares with a $410,000 average for the first for the entire first quarter. By increasing the average loan size, we can generate more volume with the same number of loans, further improving our efficiency.

Speaker #5: Home express delivered strong profitability in the quarter, generating an EBITDA of $11.4 million. Our net origination margin, which reflects both gain on sale as well as operating costs to produce our loans, was $114 basis points.

Speaker #5: In this environment, we remain focused on driving efficiency while maintaining disciplined pricing and sound underwriting standards. On the front end, we've integrated with Arrive, so brokers can access our products and pricing directly in their workflow and submit loans without jumping between systems.

Kyle Walker: On the front end, we've integrated with ARIVE, so brokers can access our products and pricing directly in their workflow and submit loans without jumping between systems. That has helped reduce some of the back and forth and improve submission quality. We are also using AI to reduce manual work in underwriting, automating parts of income verification. Our efforts have helped us handle more volume and bring down cost per loan as we scale. We continue to assess other opportunities to incorporate AI into our systems. Credit quality on new originations remain consistent, and key metrics, including weighted average FICO and LTV ratios, were maintained in line with our historical loan production levels. To support production, we increased our total warehouse funding capacity to $1.5 billion during the quarter. That, combined with our strong cash position, provides ample liquidity to support our expected production levels.

Speaker #5: That has helped reduce some of the back and forth and improve submission quality. We're also using AI to reduce manual work in underwriting, automating parts of income verification.

Speaker #5: Our efforts have helped us handle more volume and bring down cost per loan as we scale. We continue to assess other opportunities to incorporate AI into our systems.

Speaker #5: Credit quality on new originations remained consistent, and key metrics, including weighted average FICO and LTV ratios, were maintained in line with our historical loan production levels.

Speaker #5: To support production we increased our total warehouse funding capacity to $1.5 billion during the quarter. That combined with our strong cash position provides ample liquidity to support our expected production levels.

Kyle Walker: Our seven warehouse facilities are maintained with large and leading financial institutions. We also continue to deliver HomeXpress's high-touch service model that distinguishes our platform, maintaining relationships with our more than 6,000 approved broker sources, which are serviced by our 142 account executives and related sales staff. As our Q1 results demonstrate, HomeXpress is contributing meaningfully to Chimera's earnings base. Going forward, we will continue to scale the platform responsibly, maintain credit discipline, and originate loans with attractive economics. With that, I'll turn the call back over to Bill.

Speaker #5: Our seven warehouse facilities are maintained with large and leading financial institutions. We also continue to deliver home express's high-touch service model that distinguishes our platform, maintaining relationships with our more than 6,000 approved broker sources, which are serviced by our 142 account executives and related sales staff.

Speaker #5: As our first quarter results demonstrate, home express is contributing meaningfully to Chimera's earnings base. Going forward, we will continue to scale the platform responsibly, maintain credit discipline, and originate loans with attractive economics.

Speaker #5: With that, I'll turn the call back over to Phil.

Phillip J. Kardis II: Hey, thanks, Kyle. To sum up, we're not optimizing for quarterly outcomes. We're allocating capital for long-term compounding. Our objective is straightforward: build a residential platform engineered to perform across interest rate cycles, credit cycles, and capital market cycles. If we execute, intrinsic value per share will grow, and the dividend will follow. That's how we run the business, and that's how we believe it should be evaluated. We'll now open the call to questions.

Phil Kardis: Hey, thanks, Kyle. To sum up, we're not optimizing for quarterly outcomes. We're allocating capital for long-term compounding. Our objective is straightforward: build a residential platform engineered to perform across interest rate cycles, credit cycles, and capital market cycles. If we execute, intrinsic value per share will grow, and the dividend will follow. That's how we run the business, and that's how we believe it should be evaluated. We'll now open the call to questions.

Speaker #6: Hey, thanks, Kyle. To sum up, we're not optimizing for quarterly outcomes. We're allocating capital for long-term compounding. Our objective is straightforward: build a residential platform engineered to perform across interest rate cycles, credit cycles, and capital market cycles.

Speaker #6: If we execute intrinsic value per share will grow in the dividend will follow. That's how we run the business. And that's how we believe it should be evaluated.

Speaker #6: We'll now open the call to questions.

Operator: Thank you. If you'd like to ask a question, please press star 1 on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press Star 2 if you'd like to remove your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys. Our first question comes from the line of Marissa Lobo with UBS. Please proceed with your question.

Speaker #7: Thank you. If you'd 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.

Speaker #7: You may press star two if you'd like to remove your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys.

Speaker #7: Our first question comes from the line of Marissa Lobo with UBS. Please proceed with your question.

Marissa Lobo: Thank you, and good morning. On the securitization calls strategy that unlock capital, but it pressured book value a little bit, how much additional embedded optionality remains in the existing securitization stack? How should we think about the trade-off between book value volatility and future earnings power?

Speaker #8: Thank you. And good morning. On the securitization calls strategy that unlock capital, but it pressured book value a little bit, how much additional embedded optionality remains in the existing securitization stack?

Speaker #8: And how should we think about the trade-off between book value volatility and future earnings power?

Jack Macdowell: Yeah. Hey, Marissa. Appreciate the question. Just for context, I mean, as we're looking at these deals, and as I think we've talked about on this call and prior calls, you know, the securitization, securitized debt impact, we're evaluating this very holistically. We look at the opportunity cost of doing these deals versus the opportunity cost of just continuing to do nothing and letting the capital generate, you know, the existing returns. I mean, we have a pretty large portfolio of callable deals, and so we view our job as to constantly be evaluating the economics of calling those and re-securitizing them. Like we say in the prepared remarks, I mean, there's a difference between, you know, earnings generating capital and then the capital that is somewhat derived from, you know, valuation marks on our securitized debt.

Speaker #9: Yeah. Hey, Marissa. Appreciate the question. Just for context, I mean, as we're looking at these deals and, as I think we've talked about on this call and prior calls, the securitization, securitized debt impact—we're evaluating this very holistically.

Speaker #9: And we look at the opportunity cost of doing these deals versus the opportunity cost of just continuing to do nothing and letting the capital generate the existing returns.

Speaker #9: I mean, we have a pretty large portfolio of callable deals, and so we view our job as to constantly be evaluating the economics of calling those and resecuritizing them.

Speaker #9: But like we said, in the preparatory marks, I mean, there's a difference between earnings-generating capital and then the capital that is somewhat derived from valuation marks on our securitized debt.

Marissa Lobo: I appreciate that. Looking at the allocation, loans still represent the majority of capital. Agency's growing. What risk-adjusted, you know, return threshold determines whether incremental capital goes to agency or credit assets from here?

Speaker #8: I appreciate that. And looking at the allocation, loans still represent the majority of capital but agencies growing. So what risk-adjusted return threshold determines whether incremental capital goes to agency or credit assets from here?

Jack Macdowell: Yeah, I mean, we are thinking about portfolio construction. You know, the agency RMBS sleeve has been an important component of growth over the last year. One, for the liquidity and the optionality that we've been talking about and making sure that we maintain that. The loans, I mean, the credit element is a core competency of ours. It's not that we necessarily are looking to decrease that allocation, so to speak. We are looking to identify areas where we can, you know, extract underperforming capital and redeploy that into higher-earning assets. Maybe back to your original question, you know, are there continuing to be opportunities in the portfolio to call deals, extract capital, redeploy it accretively? I think the answer to that is certainly yes. This was a very important quarter for us.

Speaker #9: Yeah. I mean, so we are thinking about portfolio construction. And so the agency sleeve has been an important component of growth over the last year.

Speaker #9: One, for the liquidity and the optionality that we've been talking about and making sure that we maintain that. The loans, I mean, the credit element is a core competency of ours.

Speaker #9: So it's not that we necessarily are looking to decrease that allocation, so to speak. But we are looking to identify areas where we can extract underperforming capital and redeploy that into higher earning assets.

Speaker #9: And maybe back to your original question, are there continuing to be opportunities in the portfolio to call deals, extract capital, redeploy it creatively? I think the answer to that is certainly yes.

Speaker #9: This was a very important quarter for us that culminated in the sale of $1.2 billion of loans. So that was obviously a milestone effort on the team's part.

Jack Macdowell: It culminated in the sale of $1.2 billion of loans. That was obviously a milestone effort on the team's part. You know, I probably wouldn't expect in the near term something of that size, but I certainly think there's still opportunities to prune the portfolio and continue to drive earnings power.

Speaker #9: But I probably wouldn't expect it in the near term, something of that size. But I certainly think there's still opportunities to prune the portfolio and continue to drive earnings power.

Marissa Lobo: Thank you very much.

Speaker #8: Thank you very much.

Operator: Thank you. Our next question comes from the line of Trevor Cranston with Citizens JMP. Please proceed with your question.

Speaker #7: Thank you. Our next question comes from the line of Trevor Cranston with Citizens JMP. Please proceed with your question.

Trevor Cranston: Hey, thanks. Good morning. Question on the agency portfolio. You mentioned establishing a short TBA position in March, and it looks like it was about $1 billion at the end of the quarter. Can you say if you guys are continuing to hold that short TBA position or if there's been any other significant changes to the agency books since the end of the quarter?

Speaker #10: Hey. Thanks. Good morning. Question on the agency portfolio. You mentioned establishing a short TVA position in March. And it looks like it was about a billion dollars at the end of the quarter.

Speaker #10: Can you say if you guys are continuing to hold that short TVA position or if there's been any other significant changes to the agency book since the end of the quarter?

Jack Macdowell: No. We are using the TBA shorts for 2 different purposes. One, the one that we put on early in March was at the onset of the Middle East conflict. That was purely a de-risking effort on the team's part that we were doing in preparation for the loan sales that were occurring and would raise liquidity later in the quarter. We did take that short off before quarter end. We had reestablished some other shorts, the 966 that you see in the prepared materials. We have, you know, continued to maintain that for all intents and purposes post-quarter end. You know, we use that in part when we see, you know, interesting spec pools that where we think the payups are attractive or the storage or the call protection is interesting.

Speaker #9: No. I guess what I would say, we are using the TVA shorts for two different purposes. One, the one that we put on early in March was at the onset of the Middle East conflict.

Speaker #9: So that was purely a de-risking effort on the team's part that we were doing in preparation for the loan sales that were occurring and would raise liquidity later in the quarter.

Speaker #9: We did take that short off before quarter-end. We had reestablished some other shorts the 966 that you see in the prepared materials. And we have continued to maintain that for all intents and purposes post-quarter-end.

Speaker #9: And we use that in part when we see interesting spec pools that where we think the payups are attractive or the stores or the call protection is interesting.

Jack Macdowell: Whenever we know that we're going to be raising capital at some point in the future, we don't necessarily want to be forced buyers of whatever is in the market at that time. When we know capital is coming in, we may go ahead and purchase bonds, but we'll offset that risk by shorting TBAs. That's what you see with that $966 for the most part at quarter end.

Speaker #9: Whenever we know that we're going to be raising capital at some point in the future, we don't necessarily want to be forced buyers of whatever is in the market at that time.

Speaker #9: So when we know capital is coming in, we may go ahead and purchase bonds, but we'll offset that risk by shorting TVAs. And that's what you see with that 966 for the most part at quarter-end.

Trevor Cranston: Okay. Got it. Makes sense. On the HomeXpress business, can you maybe give us a little bit of color on sort of the early indications on the Q2, how volumes are holding up, you know, with higher mortgage rates? And I guess I'd be curious if you've seen any sort of indication of changes in margin levels as well. Thanks.

Speaker #10: Okay. Got it. Makes sense. Then on the home express business, can you maybe give us a little bit of color on sort of the early indications on the second quarter, how volumes are holding up with higher mortgage rates?

Speaker #10: And I guess I'd be curious if you've seen any sort of indication of changes in margin levels as well. Thanks.

Jack Macdowell: Volume in Q2 should be very consistent with what we forecasted. You know, our volume has been increasing month over month. The margins appear to be holding. You know, we did a couple of trades to an insurance investor throughout the kind of market dislocation and that helped us keep the margins tight. Now it seems like things are back to normal regarding margin activity.

Kyle Walker: Volume in Q2 should be very consistent with what we forecasted. You know, our volume has been increasing month over month. The margins appear to be holding. You know, we did a couple of trades to an insurance investor throughout the kind of market dislocation and that helped us keep the margins tight. Now it seems like things are back to normal regarding margin activity.

Speaker #9: Volume in the second quarter should be very consistent with what we forecasted. So our volume has been increasing month over month. The margins appear to be holding we did a couple of trades to an insurance investor throughout the kind of market dislocation in that.

Speaker #9: And that helped us keep the margins tight. And now it seems like things are back to normal regarding margin activity.

Trevor Cranston: Okay, great. Thank you.

Speaker #10: Okay. Great. Thank you.

Operator: Thank you. Ladies and gentlemen, as a reminder, if you'd like to join the question queue, please press star one on your telephone keypad. Our next question comes from line of Bose George with KBW. Please proceed with your question.

Speaker #7: Thank you. Ladies and gentlemen, as a reminder, if you'd like to join the question queue, please press star one on your telephone keypad. Our next question comes from the line of Bose George with KPW.

Speaker #7: Please proceed with your question.

Frank Diluveni: Hi, good morning, guys. This is Frank Diluveni on for Bose. Thank you for taking my question. To start, just kind of more of a macro question. Given the rate volatility, given some headline risks on unemployment, maybe can you talk about what you're seeing in the market there, non-credit? How have credit conditions held up? Thank you.

Frank Libutti: Hi, good morning, guys. This is Frank Diluveni on for Bose. Thank you for taking my question. To start, just kind of more of a macro question. Given the rate volatility, given some headline risks on unemployment, maybe can you talk about what you're seeing in the market there, non-credit? How have credit conditions held up? Thank you.

Speaker #10: Hi. Good morning, guys. This is Frank Ability on for Bose. Thank you for taking my question. To start, just kind of more of a macro question.

Speaker #10: Given the rate volatility, given some headline risks on unemployment, maybe can you talk about what you're seeing in the market there, non-credit? How have credit conditions held up?

Speaker #10: Thank you.

Jack Macdowell: Yeah, sure. I mean, if you look across our portfolio, and we put like our delinquency history in some charts in the prepared materials. Look, I think in some of the, you know, call it 2023 more seasoned vintage pools of, let's say, non-QM, we are starting to see delinquencies, you know, rise in what I would say is a normal course. There are certainly, you know, labor market conditions are starting to soften, so we would expect to see delinquencies reflect those conditions. With that being said, this is a much different underwriting than what we've seen like pre-financial crisis. These loans have significant, you know, equity in them, which opens up opportunities for much more constructive workout solutions for borrowers.

Speaker #9: Yeah. Sure. I mean, if you look across our portfolio and we put our delinquency history in some charts in the prepared materials. But look, I think what you in some of the call it 2023 more seasoned vintage pools of, let's say, non-QM, we are starting to see delinquencies rise.

Speaker #9: And what I would say is a normal course. There's certainly labor market conditions are starting to soften. So we would expect to see delinquencies reflect those conditions with that being said, this is a much different underwriting than what we've seen pre-financial crisis.

Speaker #9: These loans have significant equity in them, which opens up opportunities for much more constructive workout solutions for borrowers. And I think that's reflected in the very, very low levels of losses that we've seen in all of these loans across non-QM and non-agency.

Jack Macdowell: I think that's reflected in the very, very low levels of losses that we've seen in all of these loans across non-QM and non-agency. I think you'll continue to see delinquencies, you know, rise in the normal course, but also, you know, losses continue to remain very muted just given the amount of equity in the loans.

Speaker #9: So I think you'll continue to see delinquencies rise in the normal course, but also losses continue to remain very muted just given the amount of equity in the loans.

Frank Diluveni: Great. Thank you. Then on the HomeXpress platform, like how does Chimera think about you know, retaining servicing or MSR exposure going forward?

Frank Libutti: Great. Thank you. Then on the HomeXpress platform, like how does Chimera think about you know, retaining servicing or MSR exposure going forward?

Speaker #10: Okay. Thank you. And then on the home express platform, how has Camara think about retaining servicing or MSR exposure going forward?

Jack Macdowell: Yeah, I mean, that's a good question. You know, right now everything has been sold on a servicing release basis. You know from, you know, prior calls and our remarks that building an MSR sleeve is a very important component of our longer-term strategy. There's certainly discussions about, you know, retaining servicing longer term. I think we've still got, you know, some work to do on that front, but it's definitely on the drawing board and something that we would hope to do going forward at some point.

Speaker #9: Yeah. I mean, that's a good question. And right now, everything has been sold on the servicing release basis. You know from prior calls and our remarks that building an MSR sleeve is a very important component of our longer-term strategy.

Speaker #9: So there's certainly discussions about retaining servicing longer-term. I think we've still got some work to do on that front, but it's definitely on the drawing board and something that we would hope to do going forward at some point.

Phillip J. Kardis II: Thank you.

Frank Libutti: Thank you.

Speaker #10: Thank you.

Operator: Thank you. Ladies and gentlemen, this concludes our question and answer session. I'll turn the floor back to Mr. Kardis for any final comments.

Speaker #7: Thank you. Ladies and gentlemen, this concludes our question and answer session. I'll turn the floor back to Mr. Cardis for any final comments.

Phillip J. Kardis II: Thank you. Thank you everyone for joining our Q1 2026 earnings call, and we look forward to speaking to you next quarter. Have a great day.

Phil Kardis: Thank you. Thank you everyone for joining our Q1 2026 earnings call, and we look forward to speaking to you next quarter. Have a great day.

Speaker #10: Thank you. Thank you, everyone, for joining our first quarter 2026 earnings call. And we look forward to speaking to you next quarter. Have a great day.

Operator: Thank you. This concludes today's conference. You may disconnect your lines at this time. Thank you for your participation.