Executive Summary / Key Takeaways

• Differentiated Strategy Yields Stability and Growth: AG Mortgage Investment Trust (MITT) has consistently demonstrated book value stability and delivered strong economic returns, even amidst volatile market conditions, by focusing on a disciplined non-agency residential mortgage securitization strategy and agile asset allocation.
• Arc Home and Home Equity Drive Future Earnings: The increased ownership in Arc Home, MITT's vertically integrated originator, and a strategic pivot towards the high-growth home equity loan sector are expected to significantly boost Earnings Available for Distribution (EAD) and overall profitability in 2026 and beyond.
• Capital Rotation Fuels High-Return Investments: MITT is actively monetizing legacy Western Asset Mortgage Capital Corporation (WMC) assets and exercising call rights on older securitizations, freeing up substantial capital for redeployment into higher-returning core residential investment strategies.
• Technological Edge and External Management as Key Moats: Leveraging TPG Angelo Gordon's proprietary securitization platform, advanced data science, and deep industry expertise, alongside Arc Home's technology-driven origination, provides MITT with a distinct competitive advantage in sourcing, underwriting, and financing.
• Attractive Valuation with Managed Risks: Despite macroeconomic headwinds, MITT's low economic leverage, robust liquidity, and proactive risk management position it for continued value creation, with management asserting the company is currently undervalued.

The Specialist's Edge in a Dynamic Mortgage Market

AG Mortgage Investment Trust, Inc. (MITT) operates as a residential mortgage real estate investment trust (REIT), carving out a specialized niche within the U.S. mortgage market. Since its inception in July 2011, MITT's core strategy has centered on acquiring and securitizing newly-originated residential mortgage loans, primarily within the non-agency segment. This focused approach, coupled with the strategic backing of its external manager, TPG Angelo Gordon, and its vertically integrated originator, Arc Home, forms the bedrock of its investment thesis.

The broader mortgage market is currently influenced by a complex interplay of factors, including the Federal Reserve's data-dependent monetary policy, which saw Fed Funds rate reductions in September and October 2025 to a target range of 3.75% to 4%. This led to positive bond market returns and declining mortgage rates in Q3 2025. RMBS spreads generally tightened, with Non-QM and closed-end second lien spreads showing notable compression. The home equity sector, in particular, is experiencing significant growth, with estimates of $17 trillion in tappable home equity, presenting a compelling opportunity for specialized players like MITT.

In this dynamic environment, MITT positions itself as an agile and disciplined player. The company's competitive standing is that of a mid-tier entity, distinguishing itself from larger, more diversified mortgage REITs like Annaly Capital Management (NLY) and New Residential Investment Corp. (NRZ), which often have broader agency-focused or servicing-heavy strategies. While NLY and NRZ may exhibit greater scale and broader diversification, MITT's strength lies in its targeted expertise in non-agency residential credit, including Non-QM, Agency-Eligible, and Home Equity Loans. The company's REIT structure provides tax efficiency, translating into attractive dividend payouts, a benefit shared with its REIT peers. However, MITT's unique value proposition is further amplified by its operational model, which integrates technology and specialized expertise to gain an edge.

Technological Moats and Operational Excellence

MITT's competitive advantage is significantly bolstered by its technological differentiators and operational structure, primarily through its relationship with TPG Angelo Gordon and its ownership in Arc Home. The company leverages TPG Angelo Gordon's proprietary securitization platform, which is critical for securing long-term, non-recourse, non-mark-to-market financing for its acquired loans. This platform enables efficient execution of securitization transactions, a core component of MITT's strategy.

Furthermore, TPG Angelo Gordon provides access to a "state of the art data science department that focuses on everything from digesting large data sets to help inform market views to cutting edge technology applications." This advanced analytical capability allows MITT to refine its investment decisions, optimize portfolio construction, and enhance risk management, offering a tangible benefit over competitors who may lack such integrated, specialized resources. The data science department's focus on "cutting edge technology applications" suggests continuous innovation in how MITT identifies and evaluates mortgage-related assets, potentially leading to superior asset selection and pricing.

Arc Home, in which MITT holds an approximate 66% interest, serves as a "vertically integrated origination platform." This direct channel for sourcing residential mortgage loans is a key differentiator, providing MITT with flexibility and a compelling value proposition. Arc Home's focus on "empowering our clients with best-in-class technology, liquidity and service with a focus on operational leverage" indicates an emphasis on efficient, tech-driven origination processes. This integration helps MITT reduce reliance on third-party originators, potentially lowering acquisition costs and enhancing control over loan quality. For investors, these technological and operational advantages translate into a stronger competitive moat, contributing to more stable financial performance, better margins through efficient operations, and a robust market positioning in specialized residential credit segments.

Financial Performance and Strategic Momentum

MITT delivered a highly active and successful third quarter of 2025, underscoring the effectiveness of its specialized strategy. The company's book value increased from $10.39 to $10.46 per share, even after a 1.8% dilution from the strategic acquisition of an additional 21.4% interest in Arc Home. This resilience translated into a 2.7% economic return for shareholders for the quarter. Earnings Available for Distribution (EAD) saw a notable increase to $0.23 per share in Q3 2025, with Arc Home contributing $0.03 per share, marking its highest contribution since the end of 2021.

Net interest income, a primary driver of profitability, rose to $19.482 million for the three months ended September 30, 2025, up from $14.950 million in the prior year period. This 9% increase was primarily fueled by a higher weighted average amortized cost of the GAAP investment portfolio, resulting from significant purchases of residential mortgage loans and Non-Agency RMBS, coupled with an increase in the weighted average yield of the portfolio. Interest expense also increased to $105.232 million from $92.506 million year-over-year, driven by a higher weighted average GAAP financing balance due to securitized debt issuance and an increased weighted average financing rate, though partially offset by the repayment of Legacy WMC Convertible Notes.

The company's investment portfolio expanded by a substantial 21% to $8.8 billion during Q3 2025. This growth was achieved without incurring outsized gestation periods or warehouse financing exposure, a testament to its disciplined approach. MITT's economic leverage ratio stood at a manageable 1.7x in Q3 2025, which management considers "more normal levels," providing flexibility for future growth. Total liquidity as of September 30, 2025, was approximately $104 million, comprising cash, committed financing, and unencumbered Agency RMBS, ensuring ample resources to meet operational and strategic needs.

Outlook and Growth Catalysts

MITT's forward outlook is characterized by strategic capital rotation and anticipated earnings accretion from its core businesses. Management expects to unlock "even more earnings power" by rotating equity capital from Legacy WMC commercial real estate (CRE) loans into its residential securitization strategy. Approximately $20 million to $25 million of equity from hospitality CRE loans is expected to return in the first half of 2026, with the retail property still generating cash flow. Furthermore, the refinancing of inefficient WMC-inherited debt has already freed up $55 million of equity, contributing a normalized $0.04 to $0.05 per share EAD boost for a full quarter.

The company also sees "significant value" in exercising call rights on securitizations issued in 2022 and 2023, anticipating $15 million to $30 million in near-term equity redeployment and potentially over $50 million in the intermediate term. This capital will be channeled into higher-returning core investment strategies. The securitization market remains healthy, with MITT projecting a cadence of one to two securitizations per quarter. The home equity sector is viewed as being in its "early stages of development" and is expected to "outperform other residential mortgage credit sectors," representing a "durable place" for capital commitment due to the persistent "lock-in effect" on existing mortgages.

Arc Home is a pivotal growth driver. With MITT's increased 66% ownership, its contribution to EAD is expected to transition from breakeven to a consistent positive contributor of $0.01 to $0.03 per share in the coming quarters, with meaningful earnings accretion anticipated in 2026. Arc Home achieved record HELOC volumes in September 2025, and management believes this growth and profitability are sustainable as the non-agency market expands.

Risks and Challenges

Despite a compelling growth narrative, MITT faces several inherent risks. The broader macroeconomic environment, marked by sustained inflation, rising mortgage rates, and Federal Reserve monetary policy actions, continues to pose challenges. These factors can increase credit risk for MITT's credit-sensitive assets and impact the fair value of its portfolio. The company's primary liquidity risk stems from financing long-maturity assets with shorter-term financings, which can lead to margin calls if asset values decline. While MITT maintains a prudent level of liquidity and strong counterparty relationships, sudden and material market shifts could still impact its financial position.

The Legacy WMC Commercial Loans, currently in maturity default, represent a specific credit risk, although management is actively pursuing resolution. Prepayment risk, where changes in prepayment rates can affect the yield on assets, and basis risk, related to widening market spreads, also remain ongoing concerns. As a REIT, MITT is required to distribute a significant portion of its taxable income, which can constrain its ability to accumulate operating cash flow and necessitate reliance on debt or equity capital markets. However, the company's low economic leverage and compliance with financial covenants indicate a proactive approach to managing these risks.

Conclusion

AG Mortgage Investment Trust stands as a compelling investment opportunity, distinguished by its specialized focus, operational agility, and strategic integration. The company's consistent ability to protect and grow book value, even amidst market turbulence, underscores the resilience of its disciplined securitization strategy and the strength derived from its external manager, TPG Angelo Gordon. The recent financial performance, marked by increased EAD and significant portfolio growth in Q3 2025, demonstrates effective capital deployment and a successful pivot into high-growth areas like home equity loans.

Looking ahead, the anticipated earnings accretion from Arc Home, coupled with the strategic rotation of capital from legacy assets and the opportunistic exercise of call rights, provides clear catalysts for enhanced shareholder value. MITT's technological advantages, particularly its proprietary securitization platform and data science capabilities, reinforce its competitive moat in the non-agency residential mortgage market. While macroeconomic risks persist, MITT's prudent leverage, robust liquidity, and proactive risk management position it to capitalize on evolving market opportunities, making it an attractive proposition for discerning investors seeking exposure to a specialized and well-managed mortgage REIT.