Lument Finance Trust, Inc. (NYSE:LFT) is a Maryland-based real estate investment trust (REIT) that focuses on investing in, originating, financing, and managing a portfolio of commercial real estate (CRE) debt investments, with a particular emphasis on transitional floating-rate multifamily loans. The company has demonstrated its ability to navigate challenging market conditions, delivering stable dividends and better-than-average credit performance within its investment portfolio.
Business Overview
Lument Finance Trust's investment strategy is centered on middle-market multifamily CRE debt, with a focus on properties located in U.S. markets with multiple demand drivers, such as growth in employment and household formation. The company's loans typically have a principal balance greater than $5 million and less than $75 million, a loan-to-value ratio up to 85% of as-is value and up to 75% of as-stabilized value, and a floating-rate structure tied to one-month term SOFR.
The company's portfolio is actively managed by its experienced investment team, which leverages the extensive resources and expertise of its external manager, Lument Investment Management, and its parent company, ORIX Corporation USA. This partnership has enabled Lument Finance Trust to capitalize on changing market conditions and identify attractive risk-adjusted returns for its shareholders.
Financials
For the fiscal year ended December 31, 2023, Lument Finance Trust reported annual net income of $19,714,496, annual revenue of $109,402,995, annual operating cash flow of $20,928,888, and annual free cash flow of $20,928,888. The company's strong financial performance has allowed it to maintain stable dividends, with a dividend yield that is superior to many of its peers.
In the first quarter of 2024, the company reported net income attributable to common stockholders of $5,795,183, or $0.11 per share of common stock, and distributable earnings of $7,578,321, or $0.15 per share of common stock. The increase in net interest income was primarily driven by higher exit fee income due to greater quarter-over-quarter payoff activity within the portfolio and a one-time gain of $2.5 million related to the resolution of a defaulted loan.
As of March 31, 2024, Lument Finance Trust had an unrestricted cash balance of $64.6 million, providing the company with ample liquidity to navigate the current market environment and pursue attractive investment opportunities. The company's financing arrangements, which include collateralized loan obligations (CLOs) and a secured term loan, are not subject to credit or capital markets mark-to-market provisions, mitigating the company's exposure to volatility in the capital markets.
The company's 2021-FL1 CLO, which is now beyond its reinvestment period, has begun to deleverage with repayments of its collateral. Lument Finance Trust continues to explore opportunities to refinance this portfolio, with the current cost of funds for the 2021-FL1 CLO at SOFR plus 157 basis points and an effective advance rate of approximately 82%. The company's 2023 LMF financing transaction has a remaining reinvestment period that extends into July 2025, allowing for the continued deployment of capital into qualifying replacement loan obligations.
Portfolio Performance and Credit Quality
As of March 31, 2024, Lument Finance Trust's investment portfolio consisted of 81 floating-rate loans with an aggregate unpaid principal balance of approximately $1.3 billion, 100% of which were indexed to one-month SOFR. The portfolio was predominantly (94%) collateralized by multifamily properties, reflecting the company's strategic focus on this resilient asset class.
The company's portfolio continued to perform well during the first quarter of 2024, with 77% of the loans rated A3 or better on the company's internal risk rating scale. The weighted average risk rating remained stable at 3.5, with the company successfully resolving two loans that were previously rated as "5" (Default Risk) during the quarter.
Lument Finance Trust's proactive asset management approach and the experience of its investment team have been instrumental in maintaining the strong credit quality of its portfolio. The company's underwriting process, which includes requirements for borrowers to purchase interest rate cap contracts and provide other structural protections, has helped mitigate the impact of rising interest rates on its borrowers.
Risks and Challenges
While Lument Finance Trust has demonstrated its ability to navigate challenging market conditions, the company is not immune to the broader macroeconomic and industry-specific risks that may impact the commercial real estate sector. These risks include changes in market interest rates, credit risk, and volatility in the capital markets, among others.
Outlook
The company's focus on middle-market multifamily CRE debt, its active asset management approach, and the support of its experienced external manager and parent company provide a strong foundation for weathering these challenges. Additionally, the company's ample liquidity and non-mark-to-market financing arrangements position it to capitalize on potential investment opportunities that may arise in the current environment.
Looking ahead, Lument Finance Trust remains cautiously optimistic about the lending environment, anticipating that the multifamily sector will continue to outperform other CRE property types. The company believes that the significant volume of multifamily mortgage debt reaching initial maturity by the end of 2025, combined with a potential normalization in property sales transaction volume, will present attractive lending opportunities in the medium to long term.
Conclusion
Lument Finance Trust's deliberate focus on middle-market multifamily CRE debt, its active asset management approach, and the support of its experienced external manager and parent company have enabled the company to navigate the current market volatility and deliver stable dividends to its shareholders. With a strong liquidity position, non-mark-to-market financing arrangements, and a resilient portfolio, Lument Finance Trust is well-positioned to capitalize on future investment opportunities and continue to generate value for its investors.