Franklin BSP Realty Trust, Inc. Announces First Quarter 2026 Results

About this update from Franklin Bsp Realty Trust, Inc.

NEW YORK, April 29, 2026 --( BUSINESS WIRE )--Franklin BSP Realty Trust, Inc. (NYSE: FBRT) ("FBRT" or the "Company") today announced financial results for the quarter ended March 31, 2026. First Quarter 2026 Summary Michael Comparato, Chief Executive Officer of FBRT, said, "We believe we are nearing the end of this cycle, and our focus has been on positioning the portfolio accordingly by resolving legacy assets and deploying capital selectively where we see the best risk-adjusted returns. We also made meaningful progress this quarter, including completing the transition of all BSP CRE loans to be serviced internally by NewPoint, a significant step in our integration. With a growing portfolio, strong liquidity, and multiple avenues for deployment, we believe the Company is increasingly well positioned to drive more durable earnings and long-term value." Portfolio and Investment Activity Core portfolio : For the quarter ended March 31, 2026, the Company closed $467.9 million of new loan commitments, funded $496.3 million of principal balance on new and existing loans, and received loan repayments of $322.5 million. The Company had eleven loans on its watch list, four of which are risk rated a five and seven of which are risk rated a four. Conduit: For the quarter ended March 31, 2026, the Company originated $251.3 million of fixed rate conduit loans and sold $105.0 million of conduit loans for a gain of $4.8 million, gross of related derivatives. Agency Business segment: For the quarter ended March 31, 2026, the Company originated $646.3 million of new commitments under programs with Fannie Mae, Freddie Mac, and HUD and managed a servicing portfolio of $58.1 billion. Real estate owned and equity method investments: For the quarter ended March 31, 2026, the Company had six foreclosure real estate owned positions totaling $208.2 million, one investment real estate owned position of $116.5 million, and five equity method investment positions of $98.6 million. Allowance for credit losses : During the quarter, the Company recognized a net provision for credit losses of $11.4 million. Provision for our core portfolio was $13.5 million, comprised of a specific allowance provision of $14.8 million, partially offset by a general benefit of $1.3 million. Benefit for our Agency Business was $2.1 million, comprised of a $0.9 million benefit in the specific allowance and a $1.2 million benefit in the general reserve. Book Value As of March 31, 2026, book value was $14.18 per diluted common share on a fully converted basis (1) . Share Repurchase Program During the quarter ended March 31, 2026, the Company repurchased 4,361,596 shares of common stock at an average price of $9.13 per share for an aggregate of $39.8 million, which represents a $0.24 per share increase to book value. Subsequent to quarter end, the Board of Directors reauthorized the Company's share repurchase program, again providing $50.0 million available for future share repurchases through December 31, 2026. Subsequent Events On April 1, 2026, the Company sold a real estate owned, held for sale property located in Raleigh, NC for a sale price of $76.6 million, excluding transaction costs. The Company's carrying value in the property immediately prior to the sale was $75.7 million. The sale was financed with a loan originated by the Company. On April 15, 2026, a consolidated subsidiary of the Company, BSPRT 2026-FL13 Issuer, LLC, closed an approximately $880.4 million commercial real estate mortgage securitization transaction, and sold approximately $778.1 million of the securitization’s notes in a private placement. Distributable Earnings and Distributable Earnings to Common Distributable Earnings is a non-GAAP measure, which the Company defines as GAAP net income (loss), adjusted for (i) non-cash CLO amortization acceleration and amortization over the expected useful life of the Company's CLOs, (ii) unrealized gains and losses on loans and derivatives, including CECL reserves and impairments, net of realized gains and losses, as described further below, (iii) non-cash equity compensation expense, (iv) depreciation and amortization, (v) subordinated performance fee accruals/(reversal), (vi) realized gains and losses on debt extinguishment and CLO calls, (vii) non-cash income from mortgage servicing rights, and (viii) certain other non-cash items. Distributable Earnings before realized losses, a non-GAAP measure, presents Distributable Earnings gross of realized gain (loss) on debt extinguishment and realized gain (loss) on loans and real estate owned. Further, Distributable Earnings to Common, a non-GAAP measure, presents Distributable Earnings net of (x) perpetual preferred stock dividend payments and (y) non-controlling interests in joint ventures. As noted above, we exclude unrealized gains and losses on loans and other investments, including CECL reserves and impairments, from our calculation of Distributable Earnings and include realized gains and losses. The nature of these adjustments is described more fully in the footnotes to our reconciliation tables. GAAP loan loss reserves and any property impairment losses have been excluded from Distributable Earnings consistent with other unrealized losses pursuant to our existing definition of Distributable Earnings. We expect to only recognize such potential credit or property impairment losses in Distributable Earnings if and when such amounts are deemed nonrecoverable upon a realization event. This is generally at the time a loan is repaid, or in the case of a foreclosure or other property, when the underlying asset is sold. Amounts may also be deemed non-recoverable if, in our determination, it is nearly certain the carrying amounts will not be collected or realized. The realized loss amount reflected in Distributable Earnings will generally equal the difference between the cash received and the Distributable Earnings basis of the asset. The timing of any such loss realization in our Distributable Earnings may differ materially from the timing of the corresponding loss reserves, charge-offs or impairments in our consolidated financial statements prepared in accordance with GAAP. The Company believes that Distributable Earnings, Distributable Earnings before realized losses and Distributable Earnings to Common provide meaningful information to consider in addition to the disclosed GAAP results. The Company believes Distributable Earnings, Distributable Earnings before realized losses and Distributable Earnings to Common are useful financial metrics for existing and potential future holders of its common stock as historically, over time, Distributable Earnings to Common has been an indicator of common dividends per share. As a REIT, the Company generally must distribute annually at least 90% of its taxable income, subject to certain adjustments, and therefore believes dividends are one of the principal reasons stockholders may invest in its common stock. Further, Distributable Earnings to Common helps investors evaluate performance excluding the effects of certain transactions and GAAP adjustments that the Company does not believe are necessarily indicative of current loan portfolio performance and the Company's operations and is one of the performance metrics the Company's board of directors considers when dividends are declared. Distributable Earnings, Distributable Earnings before realized losses and Distributable Earnings to Common do not represent net income (loss) and should not be considered as an alternative to GAAP net income (loss). The methodology for calculating Distributable Earnings, Distributable Earnings before realized losses and Distributable Earnings to Common may differ from the methodologies employed by other companies and thus may not be comparable to the Distributable Earnings reported by other companies. Please refer to the financial statements and reconciliation of GAAP Net Income to Distributable Earnings and Distributable Earnings to Common included at the end of this release for further information. Supplemental Information The Company published a supplemental earnings presentation for the quarter ended March 31, 2026 on its website to provide additional disclosure and financial information. These materials can be found on the Company’s website at www.fbrtreit.com under the Presentations tab. Conference Call and Webcast The Company will host a conference call and live audio webcast to discuss its financial results on Thursday, April 30, 2026 at 9:00 a.m. ET. Participants are encouraged to pre-register for the call and webcast at https://dpregister.com/sreg/10207685/103a7b22cd4 . If you are unable to pre-register, the conference call may be accessed by dialing (844) 701-1166 (Domestic) or (412) 317-5795 (International). Ask to join the Franklin BSP Realty Trust conference call. Participants should call in at least five minutes prior to the start of the call. The call will also be accessible via live webcast at https://ccmediaframe.com/?id=zyjxvkXo . Please allow extra time prior to the call to download and install audio software, if needed. A slide presentation containing supplemental information may also be accessed through the Company’s website in advance of the call. An audio replay of the live broadcast will be available approximately one hour after the end of the conference call on FBRT’s website. The replay will be available for 90 days on the Company’s website. About Franklin BSP Realty Trust, Inc. Franklin BSP Realty Trust, Inc. (NYSE: FBRT) is a real estate investment trust that originates, acquires and manages a diversified portfolio of commercial real estate debt secured by properties located in the United States. As of March 31, 2026, FBRT had approximately $6.3 billion of assets. FBRT is externally managed by Benefit Street Partners L.L.C., a wholly owned subsidiary of Franklin Resources, Inc. For further information, please visit w w w . fbrtreit.com . About Benefit Street Partners Benefit Street Partners is an alternative credit pioneer with $92 billion in assets under management as of December 31, 2025 (including Apera). It seeks to deliver attractive, risk-adjusted returns through its deep specialism, long-term relationships and global reach. A wholly owned subsidiary of Franklin Templeton, BSP is focused on credit. Through its disciplined, solutions-oriented approach, BSP unlocks opportunities across market cycles and geographies. The firm manages strategies spanning private debt, real estate debt, structured credit, and liquid loans. For more information, visit www.bspcredit.com . About Franklin Templeton Franklin Templeton is a trusted investment partner, delivering tailored solutions that align with clients’ strategic goals. With deep portfolio management expertise across public and private markets, we combine investment excellence with cutting-edge technology. Since our founding in 1947, we have empowered clients through strategic partnership, forward-looking insights, and continuous innovation – providing the tools and resources to navigate change and capture opportunity. With more than $1.7 trillion in assets under management as of January 31, 2026, Franklin Templeton operates globally in more than 35 countries. To learn more, visit www.franklintempleton.com and follow us on LinkedIn . Forward-Looking Statements Certain statements included in this press release are forward-looking statements. Those statements include statements regarding the intent, belief or current expectations of the Company and members of our management team, as well as the assumptions on which such statements are based, and generally are identified by the use of words such as "may," "will," "seeks," "anticipates," "believes," "estimates," "expects," "plans," "intends," "should" or similar expressions. Actual results may differ materially from those contemplated by such forward-looking statements. Further, forward-looking statements speak only as of the date they are made, and we undertake no obligation to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results over time, unless required by law. The Company's forward-looking statements are subject to various risks and uncertainties. Factors that could cause actual outcomes to differ materially from our forward-looking statements include macroeconomic factors in the United States including inflation, changing interest rates and economic contraction, the extent of any recoveries on delinquent loans, the financial stability of our borrowers and the other, risks and important factors contained and identified in the Company’s filings with the Securities and Exchange Commission ("SEC"), including its Annual Report on Form 10-K for the fiscal year ended December 31, 2025 and its subsequent filings with the SEC, any of which could cause actual results to differ materially from the forward-looking statements. The forward-looking statements included in this communication are made only as of the date hereof. The accompanying notes are an integral part of these unaudited consolidated financial statements. View source version on businesswire.com: https://www.businesswire.com/news/home/20260429516161/en/ Contacts Investor Relations contact Lindsey Crabbe [email protected] Media contact Sam Turvey [email protected]

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