Arbor Realty Trust Reports First Quarter 2017 Results and Increases Quarterly Dividend to $0.18 per Share

Company Highlights:

Net income of $15.6 million, or $0.30 per diluted common share
AFFO of $24.7 million, or $0.33 per diluted common share¹
Declares a cash dividend on common stock of $0.18 per share, our third increase in the past four quarters, 6% higher than last quarter and a 20% increase in our dividend over the past year

Agency Business

Segment income of $13.0 million
Loan originations of $1.29 billion
Servicing portfolio of $14.47 billion at March 31, 2017, up 7% from 4Q16

Structured Business

Segment income of $10.1 million
Generated a $7.1 million gain from the repurchase of TRUP debt
Loan originations of $145.9 million

Recent Developments:

Closed a seventh collateralized securitization vehicle totaling $360.0 million with improved terms

UNIONDALE, N.Y., May 05, 2017 (GLOBE NEWSWIRE) -- Arbor Realty Trust, Inc. (NYSE:ABR), today announced financial results for the first quarter ended March 31, 2017. Arbor reported net income for the quarter of $15.6 million, or $0.30 per diluted common share, compared to $1.1 million, or $0.02 per diluted common share for the quarter ended March 31, 2016. Adjusted funds from operations (“AFFO”) for the quarter was $24.7 million, or $0.33 per diluted common share, compared to $6.9 million, or $0.13 per diluted common share for the quarter ended March 31, 2016.¹

Agency Business

Loan Origination Platform

Agency Loan Volume ($ in 000's)
	Quarter Ended
	March 31, 2017		December 31, 2016
Fannie Mae	$	896,549	$	999,936
Freddie Mac		235,033		299,277
FHA		137,935		-
CMBS/Conduit		21,370		-
Total Originations	$	1,290,887	$	1,299,213

Total Loan Sales	$	1,364,850	$	940,550

Total Loan Commitments	$	1,151,944	$	1,414,900

For the quarter ended March 31, 2017, the Agency Business generated revenues of $48.0 million, compared to $51.1 million for the fourth quarter of 2016. Gain on sales, including fee-based services, net was $19.2 million for the quarter, reflecting a margin of 1.40% on loan sales, compared to $14.9 million and 1.58% for the fourth quarter of 2016. Income from mortgage servicing rights was $20.0 million for the quarter, reflecting a rate of 1.74% as a percentage of loan commitments, compared to $29.0 million and 2.05% for the fourth quarter of 2016.

At March 31, 2017, loans held-for-sale was $573.2 million which was primarily comprised of unpaid principal balances totaling $565.2 million, with financing associated with these loans totaling $564.3 million.

Fee-Based Servicing Portfolio

The fee-based servicing portfolio totaled $14.47 billion at March 31, 2017, an increase of 7% from December 31, 2016, primarily as a result of $1.29 billion of new loan originations during the quarter. Servicing revenue, net was $4.8 million for the quarter, and consists of servicing revenue of $16.7 million net of amortization of mortgage servicing rights totaling $11.9 million.

	Fee-Based Servicing Portfolio ($ in 000s)
	As of March 31, 2017					As of December 31, 2016
	UPB		Wtd. Avg. Fee		Wtd. Avg. Life (in years)	UPB		Wtd. Avg. Fee		Wtd. Avg. Life (in years)
Fannie Mae	$	11,804,141	0.53	%	6.9	$	11,181,152	0.53	%	6.6
Freddie Mac		2,163,124	0.23	%	10.8		1,953,245	0.22	%	10.5
FHA		498,034	0.17	%	19.7		420,689	0.18	%	19.2
Total	$	14,465,299	0.48	%	7.9	$	13,555,086	0.48	%	7.6

Loans sold under the Fannie Mae program contain an obligation to partially guarantee the performance of the loan (“loss-sharing obligations”). At March 31, 2017, the Company’s allowance for loss-sharing obligations was $32.2 million which consists of general loss sharing guaranty obligations of $28.0 million, representing 0.24% of the Fannie Mae servicing portfolio, and $4.2 million of loss-sharing obligations on specifically identified loans with losses determined to be probable and estimable.

Structured Business

Portfolio and Investment Activity

First quarter of 2017:

14 new loan originations totaling $145.9 million, of which 13 were bridge loans for $130.9 million
Payoffs and pay downs on 13 loans totaling $190.4 million

At March 31, 2017, the loan and investment portfolio’s unpaid principal balance, excluding loan loss reserves, was $1.74 billion, with a weighted average current interest pay rate of 5.81%, compared to $1.80 billion and 5.71% at December 31, 2016. Including certain fees earned and costs associated with the loan and investment portfolio, the weighted average current interest pay rate was 6.45% at March 31, 2017, compared to 6.39% at December 31, 2016.

The average balance of the Company’s loan and investment portfolio during the first quarter of 2017, excluding loan loss reserves, was $1.80 billion with a weighted average yield on these assets of 6.39%, compared to $1.79 billion and 6.38% for the fourth quarter of 2016.

At March 31, 2017, the Company’s total loan loss reserves were $83.0 million on seven loans with an aggregate carrying value before loan loss reserves of $186.6 million. The Company also had three non-performing loans with a carrying value of $1.0 million, net of related loan loss reserves of $22.2 million.

Financing Activity

The Company purchased, at a discount, $20.9 million of its junior subordinated notes, with a carrying value of $19.8 million, resulting in the recognition of a gain on extinguishment of debt of $7.1 million.

The balance of debt that finances the Company’s loan and investment portfolio at March 31, 2017 was $1.38 billion with a weighted average interest rate including fees of 4.51%, as compared to $1.35 billion and a rate of 4.45% at December 31, 2016. The average balance of debt that finances the Company’s loan and investment portfolio for the first quarter of 2017 was $1.37 billion, as compared to $1.44 billion for the fourth quarter of 2016. The average cost of borrowings for the first quarter was 4.51%, compared to 4.82% for the fourth quarter of 2016. The decrease in average cost was primarily due to the maturity of the Company’s remaining interest rate swaps as well as from the acceleration of fees related to the unwind of a CLO in the fourth quarter, partially offset by an increase in the one-month LIBOR interest rate.

The Company is subject to various financial covenants and restrictions under the terms of its CLO vehicles and financing facilities. The Company believes it was in compliance with all financial covenants and restrictions as of March 31, 2017 and as of the most recent CLO determination dates in April 2017.

In April 2017, the Company completed its seventh collateralized securitization vehicle totaling $360.0 million of real estate related assets and cash. An aggregate of $279.0 million of investment grade-rated notes were issued, and the Company retained an $81.0 million equity interest in the portfolio. The notes have an initial weighted average interest rate of 1.99% plus one-month LIBOR, excluding fees and transaction costs. The facility has a three year replenishment period that allows the principal proceeds from repayments of the collateral assets to be reinvested in qualifying replacement assets, subject to certain conditions.

Capital Markets

The Company reopened its 6.50% Convertible Senior Notes due 2019 and issued an additional $13.8 million for a total outstanding principal amount of $100.0 million. The proceeds received by the Company are intended to be used to make investments in our business and for general corporate purposes.

Dividends

The Company announced today that its Board of Directors has declared a quarterly cash dividend of $0.18 per share of common stock for the quarter ended March 31, 2017, representing an increase of 6% over the prior quarter dividend of $0.17 per share. The dividend is payable on May 31, 2017 to common stockholders of record on May 17, 2017. The ex-dividend date is May 15, 2017.

As previously announced, the Board of Directors has declared cash dividends on the Company's Series A, Series B and Series C cumulative redeemable preferred stock reflecting accrued dividends from March 1, 2017 through May 31, 2017. The dividends are payable on May 31, 2017 to preferred stockholders of record on May 15, 2017. The Company will pay total dividends of $0.515625, $0.484375 and $0.53125 per share on the Series A, Series B and Series C preferred stock, respectively.

Earnings Conference Call

The Company will host a conference call today at 10:00 a.m. ET. A live webcast of the conference call will be available at www.arbor.com in the investor relations area of the website. Those without web access should access the call telephonically at least ten minutes prior to the conference call. The dial-in numbers are (866) 516-5034 for domestic callers and (678) 509-7613 for international callers. Please use participant passcode 10756167.

After the live webcast, the call will remain available on the Company's website through May 31, 2017. In addition, a telephonic replay of the call will be available until May 12, 2017. The replay dial-in numbers are (855) 859-2056 for domestic callers and (404) 537-3406 for international callers. Please use passcode 10756167.

About Arbor Realty Trust, Inc.

Arbor Realty Trust, Inc. (NYSE:ABR) is a real estate investment trust and national direct lender specializing in loan origination and servicing for multifamily, seniors housing, healthcare and other diverse commercial real estate assets. Arbor is a Top 10 Fannie Mae DUS^® Multifamily Lender by volume and a Top Fannie Mae Small Loan lender, a Freddie Mac Program Plus^® Seller/Servicer and the Top Freddie Mac Small Balance Loan Lender, a Fannie Mae and Freddie MacSeniors Housing Lender, an FHA Multifamily Accelerated Processing (MAP)/LEAN Lender, a HUD-approved LIHTC Lender as well as a CMBS, bridge, mezzanine and preferred equity lender, consistently building on its reputation for service, quality and flexibility. With a fee-based servicing portfolio of over $14 billion, Arbor is a primary commercial loan servicer and special servicer rated by Standard & Poor’s with an Above Average rating. Arbor is also on the Standard & Poor’s Select Servicer List and is a primary commercial loan servicer and loan level special servicer rated by Fitch Ratings. Arbor is externally managed and advised by Arbor Commercial Mortgage, LLC.

Safe Harbor Statement

Certain items in this press release may constitute forward-looking statements within the meaning of the “safe harbor” provisions of the Private Securities Litigation Reform Act of 1995. These statements are based on management’s current expectations and beliefs and are subject to a number of trends and uncertainties that could cause actual results to differ materially from those described in the forward-looking statements. Arbor can give no assurance that its expectations will be attained. Factors that could cause actual results to differ materially from Arbor’s expectations include, but are not limited to, continued ability to source new investments, changes in interest rates and/or credit spreads, changes in the real estate markets, and other risks detailed in Arbor’s Annual Report on Form 10-K for the year ended December 31, 2016 and its other reports filed with the SEC. Such forward-looking statements speak only as of the date of this press release. Arbor expressly disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements contained herein to reflect any change in Arbor’s expectations with regard thereto or change in events, conditions, or circumstances on which any such statement is based.

1. Non-GAAP Financial Measures

During the quarterly earnings conference call, the Company may discuss non-GAAP financial measures as defined by SEC Regulation G. In addition, the Company has used non-GAAP financial measures in this press release. Supplemental schedules of each non-GAAP financial measure and the comparable GAAP financial measure can be found on page 11 of this release.

ARBOR REALTY TRUST, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF INCOME - (Unaudited)


		Quarter Ended
		March 31,
			2017			2016

Interest income		$	33,525,016		$	25,818,465
Interest expense			19,436,838			12,748,613
	Net interest income		14,088,178			13,069,852

Other revenue:
Gain on sales, including fee-based services, net			19,170,856			-
Mortgage servicing rights			20,030,340			-
Servicing revenue, net			4,793,643			-
Property operating income			3,223,204			5,331,532
Other income, net			(886,297	)		89,763
	Total other revenue		46,331,746			5,421,295

Other expenses:
Employee compensation and benefits			19,841,464			4,328,342
Selling and administrative			7,693,887			2,655,476
Acquisition costs			-			3,109,910
Property operating expenses			2,637,904			4,316,555
Depreciation and amortization			1,897,249			877,533
Impairment loss on real estate owned			1,200,000			-
Provision for loss sharing			1,679,385			-
Provision for loan losses (net of recoveries)			(695,653	)		(15,000	)
Management fee - related party			4,000,000			2,700,000
	Total other expenses		38,254,236			17,972,816

Income before gain on extinguishment of debt, gain on sale of
	real estate, income from equity affiliates and provision
	for income taxes		22,165,688			518,331
Gain on extinguishment of debt			7,116,243			-
Gain on sale of real estate			-			607,553
Income from equity affiliates			762,777			1,897,442
Provision for income taxes			(6,101,000	)		-

Net income			23,943,708			3,023,326

Preferred stock dividends			1,888,430			1,888,430
Net income attributable to noncontrolling interest			6,441,604			-
Net income attributable to common stockholders		$	15,613,674		$	1,134,896

Basic earnings per common share		$	0.30		$	0.02
Diluted earnings per common share		$	0.30		$	0.02


Weighted average shares outstanding:
	Basic		51,461,156			51,045,219
	Diluted		73,730,068			51,095,128

Dividends declared per common share		$	0.17		$	0.15

ARBOR REALTY TRUST, INC. AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS


				March 31,			December 31,
					2017			2016
				(Unaudited)
Assets:
Cash and cash equivalents				$	104,843,232		$	138,645,430
Restricted cash					115,263,038			29,314,929
Loans and investments, net					1,639,768,626			1,695,732,351
Loans held-for-sale, net					573,193,542			673,367,304
Capitalized mortgage servicing rights, net					238,931,168			227,742,986
Available-for-sale securities, at fair value					5,307,502			5,403,463
Securities held-to-maturity, net					7,905,689			-
Investments in equity affiliates					33,380,722			33,948,853
Real estate owned, net					18,752,812			19,491,805
Due from related party					37,030,187			1,464,732
Goodwill and other intangible assets					96,089,432			97,489,884
Other assets					43,961,884			48,184,509
Total assets				$	2,914,427,834		$	2,970,786,246

Liabilities and Equity:
Credit facilities and repurchase agreements					855,076,736			906,636,790
Collateralized loan obligations					729,248,014			728,441,109
Senior unsecured notes					94,712,335			94,521,566
Convertible senior unsecured notes, net					94,239,527			80,660,038
Junior subordinated notes to subsidiary trust issuing preferred securities					139,103,147			157,858,555
Related party financing					50,000,000			50,000,000
Due to related party					2,260,847			6,038,707
Due to borrowers					75,967,465			81,019,386
Allowance for loss-sharing obligations					32,219,490			32,407,554
Other liabilities					81,934,390			86,164,613
Total liabilities					2,154,761,951			2,223,748,318

Equity:
	Arbor Realty Trust, Inc. stockholders' equity:
		Preferred stock, cumulative, redeemable, $0.01 par value: 100,000,000 shares
			authorized; special voting preferred shares, 21,230,769 shares issued and
			outstanding; 8.25% Series A, $38,787,500 aggregate liquidation preference;
			1,551,500 shares issued and outstanding; 7.75% Series B, $31,500,000
			aggregate liquidation preference; 1,260,000 shares issued and outstanding;
			8.50% Series C, $22,500,000 aggregate liquidation preference; 900,000
			shares issued and outstanding		89,508,213			89,508,213
		Common stock, $0.01 par value: 500,000,000 shares authorized; 51,850,250
			and 51,401,295 shares issued and outstanding, respectively		518,502			514,013
		Additional paid-in capital			624,585,307			621,931,995
		Accumulated deficit			(118,263,597	)		(125,134,403	)
		Accumulated other comprehensive income			587,891			320,917
Total Arbor Realty Trust, Inc. stockholders’ equity					596,936,316			587,140,735

Noncontrolling interest					162,729,567			159,897,193
Total equity					759,665,883			747,037,928

Total liabilities and equity				$	2,914,427,834		$	2,970,786,246

ARBOR REALTY TRUST, INC. AND SUBSIDIARIES

STATEMENT OF INCOME SEGMENT INFORMATION - (Unaudited)


		Quarter Ended March 31, 2017

		Structured Business			Agency Business			Other / Eliminations ⁽¹⁾			Consolidated

Interest income		$	28,508,717		$	5,016,299		$	-		$	33,525,016
Interest expense			15,241,022			3,233,993			961,823			19,436,838
	Net interest income		13,267,695			1,782,306			(961,823	)		14,088,178

Other revenue:
Gain on sales, including fee-based services, net			-			19,170,856			-			19,170,856
Mortgage servicing rights			-			20,030,340			-			20,030,340
Servicing revenue			-			16,681,644			-			16,681,644
Amortization of MSRs			-			(11,888,001	)		-			(11,888,001	)
Property operating income			3,223,204			-			-			3,223,204
Other income, net			110,727			(997,024	)		-			(886,297	)
	Total other revenue		3,333,931			42,997,815			-			46,331,746

Other expenses:
Employee compensation and benefits			3,832,400			16,009,064			-			19,841,464
Selling and administrative			3,081,706			4,612,181			-			7,693,887
Property operating expenses			2,637,904			-			-			2,637,904
Depreciation and amortization			496,795			1,400,454			-			1,897,249
Impairment loss on real estate owned			1,200,000						-			1,200,000
Provision for loss sharing			-			1,679,385			-			1,679,385
Provision for loan losses (net of recoveries)			(695,653	)		-			-			(695,653	)
Management fee - related party			1,974,724			2,025,276			-			4,000,000
	Total other expenses		12,527,876			25,726,360			-			38,254,236

Income before gain on extinguishment of debt,
	income from equity affiliates and provision
	for income taxes		4,073,750			19,053,761			(961,823	)		22,165,688
Gain on extinguishment of debt			7,116,243			-			-			7,116,243
Income from equity affiliates			762,777			-			-			762,777
Provision for income taxes			-			(6,101,000	)		-			(6,101,000	)

Net income		$	11,952,770		$	12,952,761		$	(961,823	)	$	23,943,708

Preferred stock dividends			1,888,430			-			-			1,888,430
Net income attributable to noncontrolling interest			-			-			6,441,604			6,441,604
Net income attributable to common stockholders		$	10,064,340		$	12,952,761		$	(7,403,427	)	$	15,613,674

⁽¹⁾ Includes certain corporate expenses not allocated to the two reportable segments, such as financing costs associated with the
acquisition of the Agency Business as well as income allocated to the noncontrolling interest holder.

ARBOR REALTY TRUST, INC. AND SUBSIDIARIES

BALANCE SHEET SEGMENT INFORMATION - (Unaudited)


	March 31, 2017
	Structured Business		Agency Business		Other / Eliminations ⁽¹⁾		Consolidated
Assets:
Cash and cash equivalents	$	66,181,142	$	38,662,090	$	-	$	104,843,232
Restricted cash		100,408,504		14,854,534		-		115,263,038
Loans and investments, net		1,639,768,626		-		-		1,639,768,626
Loans held-for-sale, net		-		573,193,542		-		573,193,542
Capitalized mortgage servicing rights, net		-		238,931,168		-		238,931,168
Investments in equity affiliates		33,380,722		-		-		33,380,722
Goodwill and other intangible assets		-		96,089,432		-		96,089,432
Other assets		94,694,577		18,263,497		-		112,958,074
Total assets	$	1,934,433,571	$	979,994,263	$	-	$	2,914,427,834

Liabilities:
Debt obligations		1,348,070,649		564,309,110		50,000,000		1,962,379,759
Allowance for loss-sharing obligations		-		32,219,490		-		32,219,490
Other liabilities		121,486,854		36,496,160		2,179,688		160,162,702
Total liabilities	$	1,469,557,503	$	633,024,760	$	52,179,688	$	2,154,761,951

⁽¹⁾ Includes assets and liabilities not allocated to the two reportable segments, such as financings and acquisition costs
associated with the acquisition of the Agency Business.

ARBOR REALTY TRUST, INC. AND SUBSIDIARIES

Supplemental Schedule of Non-GAAP Financial Measures -
Funds from Operations ("FFO") and Adjusted Funds from Operations ("AFFO")
(Unaudited)

	Quarter Ended
	March 31,
		2017			2016
		2017			2016
Net income attributable to common stockholders	$	15,613,674		$	1,134,896

Subtract:
Gain on sale of real estate		-			(607,553	)
Add:
Net income attributable to noncontrolling interest		6,441,604			-
Impairment loss on real estate owned		1,200,000			-
Depreciation - real estate owned		250,295			877,533
Depreciation - investments in equity affiliates		101,447			93,588

Funds from operations ⁽¹⁾	$	23,607,020		$	1,498,464

Subtract:
Income from mortgage servicing rights		(20,030,340	)		-
Impairment loss on real estate owned		(1,200,000	)		-
Add:
Amortization and write-offs of MSRs		15,281,465			-
Deferred tax provision		1,827,000
Depreciation and amortization		1,867,553			-
Net loss on changes in fair value of derivatives		997,024			-
Gain on sale of real estate		-			607,553
Stock-based compensation		2,304,522			1,681,431
Acquisition costs		-			3,109,910

Adjusted funds from operations ⁽¹⁾	$	24,654,244		$	6,897,358

Diluted FFO per share ⁽¹⁾	$	0.32		$	0.03

Diluted AFFO per share ⁽¹⁾	$	0.33		$	0.13

Diluted weighted average shares outstanding ⁽¹⁾		73,730,068			51,095,128

⁽¹⁾ Amounts are attributable to common stockholders and OP Unit holder. The OP Units are redeemable for cash, or at the Company's option for shares of the Company's common stock on a one-for-one basis.

The Company is presenting FFO and AFFO because management believes they are important supplemental measures of the Company’s operating performance in that they are frequently used by analysts, investors and other parties in the evaluation of REITs. The National Association of Real Estate Investment Trusts, or NAREIT, defines FFO as net income (loss) attributable to common stockholders (computed in accordance with GAAP), excluding gains (losses) from sales of depreciated real properties, plus impairments of depreciated real properties and real estate related depreciation and amortization, and after adjustments for unconsolidated ventures.

The Company defines AFFO as funds from operations adjusted for accounting items such as non-cash stock-based compensation expense, income from mortgage servicing rights ("MSRs"), changes in fair value of certain derivatives that temporarily flow through earnings, amortization and write-offs of MSRs, deferred tax provisions and benefits and the convertible senior notes conversion option. The Company also adds back one-time charges such as acquisition costs and impairment losses on real estate and gains/losses on sales of real estate. The Company is generally not in the business of operating real estate owned property and has obtained real estate by foreclosure or through partial or full settlement of mortgage debt related to the Company's loans to maximize the value of the collateral and minimize the Company's exposure. Therefore, the Company deems such impairment and gains/losses on real estate as an extension of the asset management of its loans, thus a recovery of principal or additional loss on the Company's initial investment.

FFO and AFFO are not intended to be an indication of the Company's cash flow from operating activities (determined in accordance with GAAP) or a measure of its liquidity, nor is it entirely indicative of funding the Company's cash needs, including its ability to make cash distributions. The Company’s calculation of FFO and AFFO may be different from the calculations used by other companies and, therefore, comparability may be limited.

Contacts:
Arbor Realty Trust, Inc.Paul Elenio, Chief Financial Officer
516-506-4422
pelenio@arbor.com

Media:
Bonnie Habyan, EVP of Marketing
516-506-4615
bhabyan@arbor.com

Investors:
The Ruth GroupLee Roth
646-536-7012
lroth@theruthgroup.com

Arbor Realty Trust

Arbor Realty Trust Reports First Quarter 2017 Results and Increases Quarterly Dividend to $0.18 per Share

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