Q2 2026 Angel Oak Mortgage REIT Inc Earnings Call

August 4, 2026

Speaker #1: Good morning, and welcome to the Angel Oak Mortgage REIT, second quarter 2026 earnings conference call. Please note, at this time, all lines are in listen-only mode, and following the presentation, we will conduct a question-and-answer session.

Operator 2: Good morning, welcome to the Angel Oak Mortgage REIT Q2 2026 earnings conference call. Please note at this time all lines are in listen only mode, and following the presentation, we look to conduct a question and answer session. If at any time during this call you require any assistance, please press star zero for the operator. This event is being recorded Tuesday, 4 August 2026. I would like to turn the conference call over to Mr. KC Kelleher. Please go ahead.

Operator: Good morning, Welcome to the Angel Oak Mortgage REIT Q2 2026 Earnings Conference Call. Please note at this time all lines are in listen only mode, and following the presentation, we look to conduct a question and answer session. If at any time during this call you require any assistance, please press star zero for the operator. This event is being recorded Tuesday, 4 August 2026. I would like to turn the conference call over to Mr. KC Kelleher. Please go ahead.

Speaker #1: If at any time during this call you require assistance, please press star 0 for the operator. This event is being recorded Tuesday, August 4, 2026.

Speaker #1: I would now like to turn the conference call over to Mr. KC Kelleher. Please go ahead.

Speaker #2: Good morning, and thank you for joining us today for Angel Oak Mortgage REIT's second quarter 2026 earnings conference call. This morning, we filed our press release detailing these results, which is available in the investor's section of our website, at www.angeloakreit.com.

KC Kelleher: Good morning, thank you for joining us today for Angel Oak Mortgage REIT's Q2 2026 earnings conference call. This morning, we filed our press release detailing these results, which is available in the investors section of our website at www.angeloakreit.com. As a reminder, remarks made on today's conference call may include forward-looking statements. Forward-looking statements are subject to risks and uncertainties that may cause actual results to differ materially from those discussed today. We do not undertake any obligation to update our forward-looking statements in light of new information or future events. For a more detailed discussion of the factors that may affect the company's results, please refer to our earnings release for this quarter and to our most recent SEC filings. During this call, we will be discussing certain non-GAAP financial measures.

Speaker #2: As a reminder, remarks made on today's conference call may include forward-looking statements. Forward-looking statements are subject to risks and uncertainties that may cause actual results to differ materially from those discussed today.

Speaker #2: We do not undertake any obligation to update our forward-looking statements in light of new information or future events. For a more detailed discussion of the factors that may affect the company's results, please refer to our earnings release for this quarter and to our most recent SEC filings.

Speaker #2: During this call, we will be discussing certain non-GAAP financial measures. More information about these non-GAAP financial measures and reconciliations to the most directly comparable GAAP financial measures are contained in our earnings release and SEC filings.

KC Kelleher: More information about these non-GAAP financial measures and reconciliations to the most directly comparable GAAP financial measures are contained in our earnings release and SEC filings. This morning's conference call is hosted by Angel Oak Mortgage REIT's Chief Executive Officer, Srini Prabhu, and Chief Financial Officer, Brandon Filson. Management will make some prepared comments, after which we will open up the call to your questions. Additionally, we recommend reviewing our earnings supplement posted on our website. Now I will turn the call over to Srini.

KC Kelleher: More information about these non-GAAP financial measures and reconciliations to the most directly comparable GAAP financial measures are contained in our earnings release and SEC filings. This morning's conference call is hosted by Angel Oak Mortgage REIT's Chief Executive Officer, Sreeni Prabhu, and Chief Financial Officer, Brandon Filson. Management will make some prepared comments, after which we will open up the call to your questions. Additionally, we recommend reviewing our earnings supplement posted on our website. Now I will turn the call over to Sreeni.

Speaker #2: This morning's conference call is hosted by Angel Oak Mortgage REIT's Chief Executive Officer, Sreeni Prabhu, and Chief Financial Officer, Brandon Filson. Management will make some prepared comments, after which we will open up the call to your questions.

Speaker #2: Additionally, we recommend reviewing our earnings supplement posted on our website. Now, I will turn the call over to Sreeni.

Speaker #3: Thank you, KC, and thank you all for joining us today. While the macroeconomic outlook remains unclear in the second quarter, AOMR responded with a balanced approach of strategic value-driven decision-making and operating excellence to strengthen the return profile and the long-term durability of our portfolio.

Sreeni Prabhu: Thank you, KC, and thank you all for joining us today. While the macroeconomic outlook remained unclear in Q2, AOMR responded with a balanced approach of strategic value-driven decision-making and operating excellence to strengthen the return profile and the long-term durability of our portfolio. Markets also moved through periods of caution as investors weighed the path of inflation, Federal Reserve policy, and broader global uncertainty throughout the quarter. Against that backdrop, our focus was on staying disciplined in capital deployment, preserving flexibility, and executing on opportunities to expand upon the earnings and the operating improvements we have achieved over the past several quarters. Our platform demonstrated resilience with solid year-over-year growth in net interest income, stable book value, and durable credit performance.

Speaker #3: We saw continued demand for well-structured non-QM credit but markets also moved to periods of caution as investors weighed the path of inflation, federal reserve policy, and broader global uncertainty throughout the quarter.

Speaker #3: Against that backdrop, our focus was on staying disciplined in capital deployment, preserving flexibility, and executing on opportunities to expand upon the earnings and the operating improvements we have achieved over the past several quarters.

Speaker #3: Our platform demonstrated resilience with solid year-over-year growth in net interest income, stable book value, and durable credit performance. Notably, we took several strategic actions to strengthen the portfolio, including monetization of delevered legacy retained bonds, the repurchase of common stock from a pre-IPO investor at a creative return levels, and successfully negotiated a significant spread reduction on our largest warehouse financing facility.

Sreeni Prabhu: Notably, we took several strategic actions to strengthen the portfolio, including monetization of de-levered legacy retained bonds, the repurchase of common stock from a pre-IPO investor at accretive return levels, and successfully negotiated a significant spread reduction on our largest warehouse financing facility. These opportunistic, prudent actions are designed to fortify the strength and the return profile of our portfolio over the short term and long term. We continue to source loans that fit our credit and return criteria. Though we did not have a securitization in Q2, we executed AOMT 2026-3 and 2026-HB1 following the end of the quarter. We expect to continue a pace of roughly one securitization per quarter. Importantly, we are not simply focused on issuing transactions. We are focused on issuing transactions that strengthen the durability of our balance sheet, reduce financing uncertainty, and support long-term earnings power.

Speaker #3: These opportunistic prudent actions are designed to fortify the strength and the return profile of our portfolio over the short term and long term. We continue to source loans that fit our credit and return criteria.

Speaker #3: Though we did not have a securitization in the second quarter, we executed AOMT 2026-3 and 2026- HP1 following the end of the quarter. We expect to continue a pace of roughly one securitization per quarter, importantly, we are not simply focused on issuing, transactions.

Speaker #3: We are focused on issuing transactions that strengthen the durability of our balance sheet, reduce financing uncertainty, and support long-term earnings power. As we move into the back half of the year, our priorities are clear: while we cannot control macroeconomic conditions or day-to-day valuation changes, we can continue to make thoughtful, value-driven decisions to maintain a business that is both robust and flexible.

Sreeni Prabhu: As we move in H2, our priorities are clear. While we cannot control macroeconomic conditions or day-to-day valuation changes, we can continue to make thoughtful, value-driven decisions to maintain a business that is both robust and flexible. We will continue to originate and purchase selectively, maintain a conservative approach to leverage, and use securitization as a strategic funding tool rather than volume-driven objectives. We believe this approach positions AOMR to navigate uncertain markets while continuing to build value for shareholders over time. With that, I'll turn it over to Brandon, who will walk us through our Q2 financial performance in greater detail.

Speaker #3: We will continue to originate and purchase selectively, maintain a conservative approach to leverage, and use securitization as a strategic funding tool rather than volume-driven objectives.

Speaker #3: We believe this approach positions AOMR to navigate uncertain markets while continuing to build value for holders over time. With that, I'll turn it over to Brandon who will walk us through our second quarter financial performance in greater detail.

Speaker #2: Thank you, Sreeni. Our second quarter results were reflective of a strong operating foundation that we built. Despite offset stimuli from unrealized mark-to-market valuation decreases, and our unsecured securitized loan portfolio.

KC Kelleher: Thank you, Srini. Our Q2 results were reflective of a strong operating foundation that we built despite offset stemming from unrealized mark-to-market valuation decreases in our unsecured securitized loan portfolio. Notably, as Srini mentioned, consistent with our focus on controlling what we can control, we took several strategic actions during the quarter to further strengthen our portfolio going forward.

Brandon Filson: Thank you, Sreeni. Our Q2 results were reflective of a strong operating foundation that we built despite offset stemming from unrealized mark-to-market valuation decreases in our unsecured securitized loan portfolio. Notably, as Srini mentioned, consistent with our focus on controlling what we can control, we took several strategic actions during the quarter to further strengthen our portfolio going forward.

Speaker #2: Notably, as Sreeni mentioned, it consisted with our focus on controlling what we can control; we took several strategic actions during the quarter to further strengthen our portfolio going forward.

Speaker #2: We sold our retained bonds from the AOMT 2020-3 securitization and have reinvested those proceeds into purchases of newly originated loans with higher modeled yields, we repurchased $15 million of common equity from a pre-IPO investor at a creative return levels, and we reduced the interest rate spread on our largest warehouse financing provider by 35 basis points.

Brandon Filson: We sold our retained bonds from the AOMT 2020-3 securitization and have reinvested those proceeds into purchases of newly originated loans with higher modeled yields. We repurchased $15 million of common equity from a pre-IPO investor at accretive return levels, and we reduced the interest rate spread on our largest warehouse financing provider by 35 basis points. We expect to realize the positive impacts of these actions in the coming quarters and years. In Q2, we had GAAP net income of $3.4 million, or $0.14 per diluted common share. The result was driven by healthy net interest income and maintained operating expense levels, partially offset by unrealized mark-to-market losses. Comparatively, in Q2 2025, we had GAAP net income of $800,000, or $0.03 per diluted common share. Distributable earnings for the quarter were $9 million.

Speaker #2: We expect to realize the positive impacts of these actions in the coming quarters and years. In the second quarter, we had GAAP net income of $3.4 million on 14 cents per diluted common share, the result was driven by healthy net interest income and maintained operating expense levels partially offset by unrealized mark-to-market losses.

Speaker #2: Comparatively, in the second quarter of 2025, we had GAAP net income of $800,000, or $0.03 per diluted common share. Distributable earnings for the quarter were $9 million.

Speaker #2: Our securitized loan portfolio and our residential loan portfolio combined for $3.6 million for unrealized losses, and our derivative portfolio drove $2.4 million of unrealized loss.

Brandon Filson: Our securitized loan portfolio and our residential loan portfolio combined for $3.6 million of unrealized losses, and our derivative portfolio drove $2.4 million of unrealized loss, driving the difference between GAAP net income and distributable earnings. In Q2 2025, distributable earnings were $2.6 million. Interest income for the quarter was $41.4 million, and net interest income was $10.7 million. This compares to interest income of $35.1 million and net interest income of $9.9 million in Q2 2025, showcasing 18% and 8% growth respectively. For H1 2026, interest income and net interest income grew by 21% and 14% respectively, versus H1 2025. The non-QM coupon rates have come down compared to H1 2025. Performance has been supported by targeted asset purchases, decreased warehouse spreads, and consistent access to securitization markets.

Speaker #2: Driving the difference between GAAP net income and distributable earnings. In the second quarter of 2025, distributable earnings were $2.6 million. Interest income for the quarter was $41.4 million, and net interest income was $10.7 million.

Speaker #2: This compares to interest income of 35.1 million and net interest income of $9.9 million in Q2 '25, showcasing 18% and 8% growth respectively. For the first six months of 2026, interest income and net interest income grew by 21% and 14% respectively, versus the first six months of 2025.

Speaker #2: The non-QM coupon rates have come down compared to the first half of 2025, performance has been supported by targeted asset purchases decreased warehouse spreads, and consistent access to securitization markets.

Speaker #2: Operating expenses for the second quarter were $3.6 million. Excluding non-cash stock compensation, expenses for the second quarter operating expenses were $3.2 million. The small increase compared to a year ago was due to increased loan diligence fees and associated with larger target asset balances going forward, we expect to maintain similar operating expense levels and will continue to be as efficient as possible with our expense structure.

Brandon Filson: Operating expenses for Q2 were $3.6 million. Excluding non-cash stock compensation expenses, Q2 operating expenses were $3.2 million. The small increase compared to a year ago was due to increased loan diligence fees associated with larger target asset balances. Going forward, we expect to maintain similar operating expense levels and will continue to be as efficient as possible with our expense structure. Loan purchases during the quarter totaled $204 million and continued to reflect conservative credit profiles, moderate loan-to-value ratios, and current market coupons that we believe remain attractive on a risk-adjusted basis. The weighted average coupon of loans purchased during the quarter was 7.34%. The weighted average CLTV was 70.5%, and the weighted average credit score was 759. Our credit underwriting metrics have continued to reflect our desired credit and return profile.

Speaker #2: Loan purchases during the quarter totaled $204 million and continue to reflect conservative credit profiles, moderate loan-to-value ratios, and current market coupons that we believe remain attractive on a risk-adjusted basis.

Speaker #2: The weighted average coupon of loans purchased during the quarter was 7.34%, the weighted average CLTV was 70.5%, and the weighted average credit score was 759.

Speaker #2: Our credit underwriting metrics have continued to reflect our desired credit and return profile. As of the end of the quarter, our loans and securitization trust portfolio carry a weighted average coupon of 6.04%, with a weighted average funding cost of approximately $4.5%.

Brandon Filson: As of the end of the quarter, our loans and securitization trust portfolio carry a weighted average coupon of 6.04% with a weighted average funding cost of approximately 4.5%. We intend to continue to access securitization markets through our disciplined, methodical securitization strategy. As mentioned, we executed the AOMT 2026-3 securitization just after the end of the quarter. We're the sole contributor to the deal, which had $280 million of unpaid principal balance and a weighted average coupon of 6.9%, weighted average non-zero credit score of 757, and a weighted average CLTV of 69%. The AAA-rated senior bonds priced at 130 basis points spread over the Treasury yield curve. Additionally, we recently priced AOMT 2026-HB1, $221 million commingled HELOC securitization, to which we contributed $71 million of loans.

Speaker #2: We intend to continue to access securitization markets through our disciplined, methodical securitization strategy. As mentioned, we executed the AOMT 2026-3 securitization just after the end of the quarter, where we were the sole contributor to the deal, which had $280 million of unpaid principal balance and a weighted average coupon of 6.9%, a weighted average non-zero credit score of 757, and a weighted average CLTV of 69%.

Speaker #2: The AAA-rated senior bonds priced at a 130 basis point spread over the Treasury yield curve. Additionally, we recently priced AOMT 2026-HB1, a $221 million commingled HELOC securitization, to which we contributed $71 million of bonds.

Speaker #2: Loans underlying the deal had a weighted average coupon of 9.79%, weighted average non-zero credit score of 744, and a weighted average CLTV of 64.8%.

Brandon Filson: Loans underlying the deal had a weighted average coupon of 9.79%, weighted average non-zero credit score of 744, and a weighted average CLTV of 64.8%. Securitization markets have remained constricted amid market uncertainty, and we continue to expect to execute roughly one securitization per quarter or four per year. As of quarter end, GAAP book value per share was $10.13. Economic book value, which fair values all non-recourse securitization obligations, was $12.24. Compared to the end of Q1 2026, GAAP book value per share decreased 1.7%, and economic book value decreased 0.3%. Changes in book value during the quarter were reflective of operating income, offset by a quarterly dividend payment and aforementioned market-driven unrealized valuation changes within the portfolio.

Speaker #2: Securitization markets have remained constructive amid market uncertainty and we continue to expect to execute roughly one securitization per quarter or four per year. As of quarter end, GAAP book value per share was $10.13, economic book value which fair values all non-recourse securitization obligations was $12.24, compared to the end of first quarter 2026, GAAP book value per share decreased 1.7% and economic book value decreased 0.3%.

Speaker #2: Changes in book value during the quarter were reflective of operating income, offset by a quarterly dividend payment and aforementioned market-driven unrealized valuation changes within the portfolio.

Speaker #2: While the market continues to display volatility, tied to macroeconomic and geopolitical factors, we estimate that as of today book value has remained relatively flat since the end of second quarter.

Brandon Filson: While the market continues to display volatility tied to macroeconomic and geopolitical factors, we estimate that, as of today, book value has remained relatively flat since the end of Q2. Our balance sheet remained well-positioned with cash of $48.6 million and recourse debt-to-equity ratio of 2.3x. This ratio is consistent with what we would expect immediately preceding a securitization. Following the AOMT 2026-3 and AOMT 2026-HB1 securitizations, recourse debt to equity decreased to approximately one time. We aim to maintain liquidity and available financing capacity to provide flexibility to respond to changing market conditions. We ended the quarter with unsecuritized residential whole loans at a fair value of $439 million, financed with $365 million of warehouse debt.

Speaker #2: Our balance sheet remained well positioned with cash of $48.6 million and recourse debt to equity ratio of 2.3 times. This ratio is consistent with what we would expect immediately preceding a securitization.

Speaker #2: As such, following the AOMT 2026-3 and AOMT 2026-HB1 securitizations, recourse debt to equity decreased to approximately one time. We aim to maintain liquidity and available financing capacity to provide flexibility to respond to changing market conditions.

Speaker #2: We ended the quarter with unsecuritized residential home loans at a fair value of $439 million, financed with $365 million of warehouse debt, $2.1 billion of residential mortgage loans in securitization trusts, and $334 million of RMBS, including $26 million of investments in commingled securitization entities, which are included in other assets on our balance sheet.

Brandon Filson: $2.1 billion of residential mortgage loans and securitization trusts, and $334 million of RMBS, including $26 million of investment in commingled securitization entities, which are included in other assets on our balance sheet. We finished the quarter with an undrawn loan financing capacity of approximately $900 million with four high-quality lending partners. Credit performance continued to be solid with portfolio-wide 90-day-plus delinquencies at approximately 2.8%, which is inclusive of our residential loan, securitized loan, and RMBS portfolios. This represents an increase of approximately nine basis points from Q1 2026. Performance across the Angel Oak shelf remains strong, and we believe that the performance of our collateral relative to the non-QM securitization market is a key differentiator for our platform. I'll reiterate our expectation that our differentiated credit performance will translate into lower losses in comparable non-QM platforms across a full credit cycle.

Speaker #2: We finished the quarter with an undrawn loan financing capacity of approximately $900 million with four high-quality lending partners. Credit performance continued to be solid, with portfolio-wide 90-day plus delinquencies at approximately 2.8%.

Speaker #2: Which is inclusive of our residential loan, securitized loan, and RMBS portfolios. This represents an increase of approximately 9 basis points from Q1 2026. Performance across the Angel Oak shelf remains strong and we believe that the performance of our collateral relative to the non-QM securitization market is a key differentiator for our platform.

Speaker #2: While we reiterate our expectation that our differentiated credit performance will translate into lower losses than comparable non-QM platforms across a full credit cycle, this view is supported by our proactive migration up the credit spectrum, conservative LTVs, and disciplined underwriting approach.

Brandon Filson: This view is supported by our proactive migration of the credit spectrum, conservative LTVs, and disciplined underwriting approach, which we believe position the portfolio to perform consistently, even in more challenging environments. Three-month prepaid speeds for our non-QM RMBS securitized loan portfolios were 13.6% to end the quarter, compared to 12.5% in Q1 2026. As we have mentioned in previous quarters, we expect prepayment speeds to continue to increase as rates decrease and homeowners are incentivized to refinance. With that said, we model our returns based on historical average prepayment speeds of 20% to 30%.

Speaker #2: Which we believe positions the portfolio to perform consistently, even in more challenging environments. Three-month prepaid fees for our non-QM RMBS securitized loan portfolios were 13.6% to end the quarter, compared to 12.5% in the first quarter of 2026.

Speaker #2: As we have mentioned in previous quarters, we expect prepaid fees to continue to increase as rates decrease and homeowners are incentivized to refinance. With that said, we model our returns based on historical average prepayment fees of 20 to 30 percent.

Speaker #2: While prepaid fees are likely to tick upward if newly originated coupon rates continue to decrease, the majority of our portfolio still has coupon rates that are below newly originated coupon rates.

Brandon Filson: While prepayment speeds are likely to tick upward and newly originated coupon rates continue to decrease, the majority of our portfolio still has coupon rates that are below newly originated coupon rates, and we expect that mortgage rates would need to fall meaningfully in order to produce a significant impact to the returns to our portfolio. Lastly, the company declared a $0.32 per share common dividend payable on 28 August 2026, to common shareholders of record as of 21 August 2026. For additional detail on our financial results and portfolio composition, please refer to the earnings supplement available on our website.

Speaker #2: And we expect that mortgage rates would need to fall meaningfully in order to produce a significant impact to the returns to of our portfolio.

Speaker #2: Lastly, the company declared a 32 cent per share common dividend payable on August 28, 2026 to common shareholders of record as of August 21, 2026.

Speaker #2: For additional detail on our financial results and portfolio composition, please refer to the earnings supplement available on our website.

Speaker #1: Thank you, Brandon.

Sreeni Prabhu: Thank you, Brandon. To close, we remain confident in the advantages of the Angel Oak platform. Our access to differentiated origination, our experience in securitization, and our emphasis on credit discipline gives us multiple levers to manage through changing market conditions. We are focused on continuing to translate those trends into consistent earnings, thoughtful balance sheet growth, and long-term shareholder value. With that, we'll open up the call for your questions. Operator?

Speaker #3: To close, we remain confident in the advantages of the Angel Oak platform. Our access to differentiated origination, our experience in securitization, and our emphasis on credit discipline give us multiple levers to manage through changing market conditions.

Speaker #3: We are focused on continuing to translate those trends into consistent earnings, thoughtful balance sheet growth, and long-term shareholder value. With that, we'll open up the call for your questions.

Speaker #3: Operator.

Speaker #4: Thank you. Ladies and gentlemen, we'll now begin the question and answer session. Should you have a question, please press the star followed by the one on your touchstone phone.

Operator 2: Thank you. Ladies and gentlemen, we'll now begin the question and answer session. Should you have a question, please press the star followed by the one on your touchtone phone. You will hear a prompt that your hand has been raised. Should you wish to decline from the polling process, please press the star followed by the two. If you are using a speakerphone, please lift the handset before pressing any keys. One moment please for your first question. Your first question comes from Marissa Lobo from UBS. Please go ahead.

Operator: Thank you. Ladies and gentlemen, we'll now begin the question and answer session. Should you have a question, please press the star followed by the one on your touchtone phone. You will hear a prompt that your hand has been raised. Should you wish to decline from the polling process, please press the star followed by the two. If you are using a speakerphone, please lift the handset before pressing any keys. One moment please for your first question. Your first question comes from Marissa Lobo from UBS. Please go ahead.

Speaker #4: You will hear a prompt that your hand has been raised. Should you wish to decline from the polling process, please press the star followed by the two.

Speaker #4: And if you are using a speakerphone, please lift your hands up before pressing any keys. One moment, please, for your first question. And your first question comes from Marissa Lobo from UBS.

Speaker #4: Please go ahead.

Speaker #5: Good morning. Thanks for taking my question. Just thinking about the new securitization, how large do you see the HELOC opportunity for AOMR and what's your target allocation relative to first lane non-QM?

Marissa Lobo: Good morning. Thanks for taking my question. Just thinking about the new securitization, how large do you see the HELOC opportunity for AOMR, and what's your target allocation relative to first lien non-QM?

Speaker #6: Hi, Sreeniyo. I'll answer that. So we like the HELOC opportunity, obviously. It's all about the size and scale and the product or the credit box that we want to play in.

Sreeni Prabhu: Hi, Srini here. I'll answer that. We like the HELOC opportunity. Obviously, it's all about the size and scale and the product, the credit box that we want to play in. We think of it as a 10% to 15% allocation of our overall allocation. We'll still be predominantly non-QM, and then selectively we'll look into HELOCs based on our credit boxes.

Sreeni Prabhu: Hi, Sreeni here. I'll answer that. We like the HELOC opportunity. Obviously, it's all about the size and scale and the product, the credit box that we want to play in. We think of it as a 10% to 15% allocation of our overall allocation. We'll still be predominantly non-QM, and then selectively we'll look into HELOCs based on our credit boxes.

Speaker #6: So we think of it as a 10 to 15 percent allocation of our overall allocation. So we'll still be predominantly non-QM. And then selectively we'll look into a HELOCs based on our credit boxes.

Speaker #5: Got it. Okay. Thank you. And just looking at non-QM composition, seeing that investor loans are largely about 50 percent of the market. And how does AOMR's collateral compare to that and to what extent are you growing DSCR exposure?

Marissa Lobo: Got it. Okay. Thank you. Just looking at non-QM composition, seeing that investor loans are largely about 50% of the market, and how does AOMR's collateral compare to that and to what extent are you growing DSCR exposure?

Speaker #6: I think our composition on investor cash flow loans is around that same amount. It's been a good source for growth for us over the past several years, but we still predominantly play in that space and the bank statement borrowing underwriting program to small business owners.

Brandon Filson: I think our composition on investor cash flow loans is around that same amount. It's been a good source for growth for us over the past several years, but we still predominantly play in that space and the bank statement borrowing underwriting program to small business owners.

Speaker #5: Okay, thank you for taking my questions.

Marissa Lobo: Okay. Thank you for taking my question.

Speaker #4: Thank you. And your next question comes from Doug Harter from BTIG. Please go ahead.

Operator 2: Thank you. Your next question comes from Doug Harter from BTIG. Please go ahead.

Operator: Thank you. Your next question comes from Doug Harter from BTIG. Please go ahead.

Speaker #7: Oh, thanks. In your prepared remarks, you mentioned that one of the warehouse your warehouse financing facilities improved by 35 basis points. Can you talk about the returns you see sort of during the warehouse period versus the returns you see upon securitization?

Doug Harter: Thanks. In your prepared remarks, you mentioned that one of your warehouse financing facilities improved by 35 basis points. Can you talk about the returns you see sort of during the warehouse period versus the returns you see upon securitization?

Speaker #6: Yeah. I think during the will change a little bit because of that spread depending on how we mix our financing. But typically right now, I think we're seeing about 13 to 14 percent return in the warehouse phase.

Brandon Filson: Yeah, I think during the warehouse period, and it will change a little bit because of that spread depending on how we mix our financing. Typically right now, I think we're seeing about 13% to 14% return in the warehouse phase. In securitization, it's that 15 to 20 we often quote, depending exactly on where securitizations execute.

Speaker #6: And then in securitization, it's that 15 to 20 we often quote, depending exactly on where securitization's executed.

Brandon Filson: In securitization, it's that 15 to 20 we often quote, depending exactly on where securitizations execute.

Speaker #7: Great. And then just to clarifying question, in your supplement, it looks like the cost of the warehouse debt has kind of bounced around the past couple quarters.

Doug Harter: Great. Just a clarifying question. In your supplement, it looks like the cost of the warehouse debt has kind of bounced around the past couple quarters. Is there any kind of noise in there that we should be thinking about as we calculate that number on a quarterly basis?

Speaker #7: Is there any kind of noise in there that we should be thinking about as we calculate that number on a quarterly basis?

Speaker #6: Yeah. I think it just really depends exactly how leveraged we are throughout the quarter. And exactly how we're financing because obviously we just closed two securitizations we'll close the HELOC securitization today.

Brandon Filson: I think it just really depends exactly how leveraged we are throughout the quarter and exactly how we're financing because obviously we just closed 2 securitizations. Well, we'll close the HELOC securitization today. 2026-3 already closed just after quarter end. We use now, we have a lot of fresh capital. We'll go and buy loans unlevered, and then slowly add in the debt where I think last quarter was kind of the opposite situation where we had in Q2, we had more leverage throughout the quarter than we normally would have as there was no securitization. You should see that kind of clean up and clean out a little bit into Q3.

Speaker #6: 26-3 is already closed just after quarter end. We use now we have a lot of fresh capital. We'll go and buy loans on lever.

Speaker #6: And then slowly add in the debt where I think last quarter is kind of the opposite situation where we had in Q2, we had more leverage throughout the quarter than we normally would have because there was no securitization.

Speaker #6: But you should see that kind of clean up and clean out a little bit into Q3.

Speaker #7: Okay. That makes sense. Thank you.

Doug Harter: Okay, that makes sense. Thank you.

Speaker #4: Thank you. And just as a reminder, if you do have a question, please press star one. And your next question comes from Jason Weaver from Jones Trading.

Operator 2: Thank you. Just as a reminder, if you do have a question, please press star one. Your next question comes from Jason Weaver from JonesTrading. Please go ahead.

Operator: Thank you. Just as a reminder, if you do have a question, please press star one. Your next question comes from Jason Weaver from JonesTrading. Please go ahead.

Speaker #4: Please go ahead.

Speaker #8: Hey, guys. Good morning. Just looking at the 2026-3 deal, it looks like we're seeing a fair amount of spread compression. There versus the last securitization.

Jason Weaver: Hey, guys. Good morning. Just looking at the 2026-3 deal, it looks like we're seeing a fair amount of spread compression there versus the last securitization. With lower collateral WAC and higher spreads on the AAAs, can you talk a little bit about the forward assumptions here if it's still in that high teens range? If there was anything deal specific that drove that net spread tighter?

Speaker #8: With lower collateral whack and higher spreads on the AAAs, can you talk a little bit about the forward assumptions here if it's still in that high teens range?

Speaker #8: And if they're with anything deal specific that drove that net spread tighter?

Speaker #6: Yeah, I think that we're still expecting the 15 to 20. Of course, that could bounce around from time to time. This last one was—yeah, your portfolio composition was a little lower coupon than what we're currently buying.

Brandon Filson: Yeah, I think that we're still expecting the 15 to 20. Of course, that can bounce around from time to time. This last one was, yeah, your portfolio composition was a little lower coupon than what we're currently buying. Now in response to the higher rates, our mortgage coupons have gone up by 35, 40 basis points on average. Today we're buying loans closer back to that mid-sevens level from a non-QM perspective. I mean, the spreads in the securitization market have been relatively tight. The securitization market's healthy in the non-QM space. Lots of buyers, lots of activity. That is moving the correct direction. Even in the face of the volatility in rates hasn't really translated into widening or volatile spreads.

Speaker #6: But now, in response to the higher rates, our mortgage coupons have gone up by 35 to 40 basis points on average. And today, we're buying loans closer back to that mid-7s level.

Speaker #6: From a non-QM perspective. And I mean, the spreads in the securitization market have been relatively tight. The securitization market's healthy in the non-QM space.

Speaker #6: Lots of buyers, lots of activity, so that is moving in the correct direction. Even in the face of the volatility, rates haven’t really translated into widening or volatile spreads.

Speaker #8: Got it. And I wonder just broadly if you could talk a bit about what you're seeing on just broad consumer credit trends and non-QM underwriting standards and the more tightness there.

Jason Weaver: Got it. I wonder just broadly if you can talk a bit about what you're seeing on just broad consumer credit trends and non-QM underwriting standards. Any more tightness there?

Speaker #6: Yeah. So broadly, the market obviously is difficult from the origination side, right? Because housing affordability slows down obviously as rates keep going up. That being said, the non-QM market amazingly enough over the last three years continues to grow.

Sreeni Prabhu: Yeah. Broadly, the market obviously is difficult from the origination side, right? Because housing affordability slows down obviously as rates keep going up. That being said, the non-QM market, amazingly enough over the last two years continues to grow. Competitively, it's extremely competitive because you have a whole addition of insurance companies that are stepping in at these higher rates. You definitely have to be disciplined. In terms of weaker underwriting competitively across the market, there are weak points that are starting to show up in certain programs that we generally don't do but some of our competitors are doing, whether they're in the REIT space or whether they're just across the board in the market. There's a chart that I think we have that we can send to you.

Speaker #6: Comparatively, it's extremely competitive because you have a whole addition of insurance companies that are stepping in at these higher rates. So you definitely have to be disciplined.

Speaker #6: In terms of weaker underwriting, comparatively across the market, there are weak points that are starting to show up in certain programs that we generally don't do, but some of our competitors are doing, whether they're in the REIT space or whether they're just across the board in the market.

Speaker #6: And there's a chart that I think we have that we can send to you and I don't want to talk about anything individually. But there are a couple of programs that we just don't do that we are starting to see in the marketplace.

Sreeni Prabhu: I don't want to talk about anything individually, but there are a couple of programs that we just don't do that we are starting to see in the marketplace. That being said, across the board, generally the underwriting has been prudent and disciplined still in the marketplace, not just Angel Oak, but just generally across the board. On consumer credit, I mean obviously HELOCs gets closer to consumer credit from our side. You have to be careful there in terms of what you're underwriting. We generally try and underwrite 40 LTV going to 65 combined loan-to-value. That's what we are trying to underwrite. Depending on what type of consumer we are going to. That's where I was mentioning too before, we don't want to scale that program for the sake of scaling it because obviously the IRRs are good.

Speaker #6: But that being said, across the board, generally the underwriting has been prudent and disciplined still in the marketplace, not just Angel Oak, but just generally across the board.

Speaker #6: On consumer credit, I mean, obviously HELOCs gets closer to consumer credit from our side. You have to be careful there. In terms of what you're underwriting, we are generally trying to underwrite 40 LTV going to 65 combined loan to value.

Speaker #6: That's what we are trying to underwrite. And depending on what type of consumer we're going to. So and that's where I was mentioning to before we don't want to scale that program for the sake of scaling is because obviously the IRS, they're good.

Speaker #6: You have to be thoughtful about the credit you're underwriting, especially in this peak of the housing price that we're seeing. The general consumer credit—when I say consumer, excluding housing—generally is the one that also probably has not gotten any benefit from the equity markets. I think that consumer continues to be weaker. We are in that space through our mutual funds, ETFs, and our other funds.

Sreeni Prabhu: You have to be thoughtful about the credit you're underwriting, especially in this peak of the housing price that we are seeing. The general consumer credit that I say consumer X housing generally is the one that also probably has not gotten any benefit of the equity markets. I think that consumer continues to be weaker. We lend that space to our mutual funds, ETFs and our other funds. That's where we are being very cautious. Obviously we don't play that in AOMR.

Speaker #6: So that's where we are being very cautious. But obviously we don't play that in AOMR.

Speaker #8: Got you. Thank you for that color.

Jason Weaver: Got you. Thank you for that color.

Speaker #6: Yeah.

Sreeni Prabhu: Yeah.

Speaker #4: Thank you. And your last question comes from Timmy Timothy DeAugustine from Securities. Please go ahead.

Operator 2: Thank you. Your last question comes from Timothy D'Agostino from Securities. Please go ahead.

Operator: Thank you. Your last question comes from Timothy D'Agostino from Securities. Please go ahead.

Speaker #5: Yeah. Hi. Thank you. Good morning. I guess just on securitizations—obviously, you've closed two post-quarter, and it sounds kind of like the language is changing a little bit to, you're not really going towards quantity of securitization.

Brandon Filson: Yeah. Hi. Thank you. Good morning. I guess just on securitizations, obviously you've closed two post quarter. It sounds kind of like the language is changing a little bit to you're not really going towards quantity of securitization. I was just wondering, how do you think about the four non-QM securitizations per quarter and the two HELOC securitizations? Does the pipeline for non-QM potentially support a second securitization in Q3 or no? Thank you. Yeah, I think our projection is still to have four non-QM, or on average of four a year securitizations in the non-QM space. I think the second HELOC securitization is also pretty likely this year, and there's a decent chance with the pipeline coming that we'll see a second non-QM within Q3. Certainly, if it doesn't squeak into September, it'd probably be October, much like happened now.

Timothy D'Agostino: Yeah. Hi. Thank you. Good morning. I guess just on securitizations, obviously you've closed two post quarter. It sounds kind of like the language is changing a little bit to you're not really going towards quantity of securitization. I was just wondering, how do you think about the four non-QM securitizations per quarter and the two HELOC securitizations? Does the pipeline for non-QM potentially support a second securitization in Q3 or no? Thank you. Yeah, I think our projection is still to have four non-QM, or on average of four a year securitizations in the non-QM space. I think the second HELOC securitization is also pretty likely this year, and there's a decent chance with the pipeline coming that we'll see a second non-QM within Q3. Certainly, if it doesn't squeak into September, it'd probably be October, much like happened now.

Speaker #5: So, I was just wondering, how do you think about the four non-QM securitizations per quarter and the two HELOC securitizations? And does the pipeline for non-QM potentially support a second securitization in the third quarter, or no?

Speaker #5: Thank you.

Speaker #6: Yeah, I think their projection is still to have four non-QM, or on average four a year, securitizations in the non-QM space. I think the second HELOC securitization is also pretty likely this year.

Speaker #6: And there's a decent chance with the pipeline coming that we'll see a second non-QM within Q3. But certainly if it doesn't squeak into September, it'd probably be October, much like happened now.

Speaker #6: Of course, all depending on what's happening in the market and things like that, but we'll be ready to go by then.

Brandon Filson: Of course, all depending on what's happening in the market and things like that. We'll be ready to go by then.

Speaker #5: Okay. Great. And then I guess staying on the non-QM side, are you still seeing good demand there? In terms of what you're able to invest in, just any color there would be great.

Timothy D'Agostino: Okay, great. Are you, I guess, staying on the non-QM side, are you still seeing good demand there, in terms of what you're able to invest in? Just any color there would be great. Thank you.

Speaker #5: Thank you.

Speaker #6: Yeah. No. I think there's plenty of non-QM demand. I mean, that space is continuing our mortgage company continues to put out a good amount of loans.

Brandon Filson: Yeah. No, I think there's plenty of non-QM demand. That space is continuing. Our mortgage company continues to put out a good amount of loans. As Srini mentioned, there's plenty of buyers on the other side, which drives capital formation in the space. We think there's plenty of appetite and demand there and should continue throughout the rest of the year.

Speaker #6: As Sreeni mentioned, there's plenty of buyers on the other side, which drives capital formation in the space. So, we think there's plenty of appetite and demand there.

Speaker #6: And we should continue throughout the rest of the year.

Speaker #5: Okay. Thank you so much for taking the questions today.

Timothy D'Agostino: Okay. Thank you so much for taking the questions, Seth.

Speaker #4: Thank you. And then no further questions at this time. You may proceed with your conference.

Operator 2: Thank you. There are no further questions at this time. You may proceed with your conference. Ladies and gentlemen, this does conclude your conference call for today. We thank you very much for your participation. You may now disconnect. Have a great day.

Operator: Thank you. There are no further questions at this time. You may proceed with your conference. Ladies and gentlemen, this does conclude your conference call for today. We thank you very much for your participation. You may now disconnect. Have a great day.

Speaker #6: All right.

Speaker #4: Ladies and gentlemen, this does conclude your conference call for today. We thank you very much for your participation. You may now disconnect. Have a great day.

Q2 2026 Angel Oak Mortgage REIT Inc Earnings Call

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