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"text": "Second Quarter 2026 Earnings Supplemental\n",
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"text": "Legal Disclosures\n",
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"text": "This presentation contains, or incorporates by reference, not only historical information, but also forward-looking statements within the\nmeaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements involve numerous risks and uncertainties. Our\nactual results may differ from our beliefs, expectations, estimates, projections and illustrations and, consequently, you should not rely on\nthese forward-looking statements as predictions of future events. Forward-looking statements are not historical in nature and can be\nidentified by words such as “anticipate,” “estimate,” “will,” “should,” “expect,” “target,” “believe,” “outlook,” “potential,” “continue,”\n“intend,” “seek,” “plan,” “goals,” “future,” “likely,” “may” and similar expressions or their negative forms, or by references to strategy,\nplans or intentions. The illustrative examples herein are forward-looking statements. By their nature, forward-looking statements speak only\nas of the date they are made, are not statements of historical facts or guarantees of future performance and are subject to risks,\nuncertainties, assumptions or changes in circumstances that are difficult to predict or quantify. Our expectations, beliefs and estimates\nare expressed in good faith and we believe there is a reasonable basis for them. However, there can be no assurance that management's\nexpectations, beliefs and estimates will prove to be correct or be achieved, and actual results may vary materially from what is expressed\nin or indicated by the forward-looking statements.\n",
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"text": "These forward-looking statements are subject to risks and uncertainties, including, among other things, those described in our Annual\nReport on Form 10-K for the year ended December 31, 2025, under the caption “Risk Factors,” and any subsequent Form 10-Q or other\nfilings made with the SEC. Forward-looking statements speak only as of the date they are made, and we undertake no obligation to update\nor revise any such forward-looking statements, whether as a result of new information, future events or otherwise.\n",
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"text": "This presentation is for informational purposes only and shall not constitute, or form a part of, an offer to sell or buy or the solicitation of\nan offer to sell or the solicitation of an offer to buy any securities.\n",
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"text": "Financial data throughout this presentation is as of or for the quarter ended June 30, 2026, unless otherwise noted. Readers are advised\nthat the financial information in this presentation is based on company data available at the time of this presentation and, in certain\ncircumstances, may not have been audited by the company's independent auditors. Due to rounding, figures in this presentation may not\nresult in the totals presented.\n",
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"text": "This presentation also includes non-GAAP financial measures, which should be considered only as supplemental to, and not as superior to,\nfinancial measures prepared in accordance with GAAP. Please refer to the Appendix of this presentation financial measures prepared in\naccordance with GAAP to the most directly comparable non-GAAP financial measures.\n",
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"$1.5 billion<sup>(1)</sup>
Total Loan
Portfolio
Commitments
Across 38 Loan
Investments",
"100% Loans
100% Senior
Loans
97% Floating Rate"
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"text": "An internally managed commercial real estate finance company operating as a REIT, focused on originating and\ninvesting in floating-rate, first mortgage loans secured by institutional-quality transitional properties.\nConservatively managed balance sheet with a granular investment portfolio and a well-balanced funding profile\n",
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"text": "$165.8 million allowance for credit\nlosses, or 11.4% of portfolio\ncommitments, of which 78%, or $130.2\nmillion, is allocated to specific CECL\nreserves",
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"FINANCIAL SUMMARY",
"• GAAP Net (Loss) attributable to common stockholders of $(62.0) million, or $(1.29) per basic weighted average common share
• Distributable Earnings (Loss)<sup>(3)</sup> of $(37.7) million, or $(0.79) per basic weighted average common share
• Distributable Earnings (Loss) Before Realized Gains and Losses<sup>(3)</sup> of $(4.9) million, or $(0.10) per basic weighted average common share"
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"• Net loan portfolio activity of $(121.8) million in unpaid principal balance
â—‹ $(129.8) million in loan repayments, paydowns, resolutions and amortization, including one resolution of a $(76.0) million loan secured by a retail property with a previous office component located in Chicago, IL, one full repayment of a $(37.5) million loan secured by an office property in Richmond, VA, and one partial repayment of $(11.7) million of a loan secured by an office property in Los Angeles, CA
â—‹ $8.0 million in fundings"
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"• Loan portfolio of $1.5 billion<sup>(1)</sup> in total loan commitments across 38 loans
• Total CECL reserve of $165.8 million, or 11.4% of total loan portfolio commitments
• Weighted average loan portfolio risk rating of 3.2
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"• Extended the maturity date of the Citibank and Morgan Stanley financing facilities to April 2027 and June 2027, respectively
• Extended the maturity date of the secured credit facility to December 2027
â—‹ Reduced financing spread by 25 bps and will further reduce borrowings by $12.0 million over the next few quarters
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"text": "SUBSEQUENT EVENTS\n- So far in Q3'26, funded about $1.6 million on existing loan commitments\n- In July, the Company refinanced the assets in our two legacy CLOs, GPMT 2021-FL3 and GPMT 2021-FL4,\nby extending and upsizing the JPMorgan financing facility. As of June 30, the two CLOs had a total\noutstanding balance of $521 million with a weighted average cost of S+2.38%, and the refinance resulted\nin lowering the weighted average cost by 38 basis points to S+2.00%. The JPMorgan financing facility has a\ntotal outstanding balance of approximately $651 million, a weighted average cost of S+2.17%, and a 2-year\nterm with three 1-year term extension options\n- As of August 3, 2026, carried approximately $35.7 million in unrestricted cash\n",
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($ in millions, except per share data)
(Unaudited)",
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($ in millions, except per share data, reflects carrying values)
(Unaudited)",
""
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Mortgage Loan Payable
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"text": "A single vertical bar chart represented by a solid blue rectangle. Inside the top portion of the bar, the text '$7.05' is displayed in white. Two parallel, thin white diagonal lines cut through the lower-middle section of the blue bar, angled from the bottom-left toward the top-right.\n\n| Value |\n| --- |\n| $7.05 |",
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"text": "This is a waterfall chart showing the reconciliation of GAAP Net (Loss) to a final value as of 6/30/2026. The chart starts with a negative GAAP Net (Loss) of $(1.22), which is grouped with a Series A Preferred Dividend Declaration of $(0.07) to represent a total of $(1.29) GAAP Net (Loss) per basic common share. Following this, two other negative adjustments are shown: Common Stock Dividend Declaration of $(0.05) and Equity Compensation, Net of $(0.01). The chart ends with a positive final value of $5.70 at 6/30/2026.\n\n| Category | Value |\n| --- | --- |\n| GAAP Net (Loss) | $(1.22) |\n| Series A Preferred Dividend Declaration | $(0.07) |\n| Common Stock Dividend Declaration | $(0.05) |\n| Equity Compensation, Net | $(0.01) |\n| 6/30/2026 | $5.70 |",
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"text": "- GAAP Net (Loss) attributable to common stockholders of $(62.0) million, or $(1.29) per basic weighted average common\nshare\n- Book value per share of common stock at June 30, 2026, was $5.70, inclusive of $(3.44) per basic common share of total\nCECL reserve\n",
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"text": "The figure is a stacked bar chart titled \"CECL RESERVE BY QUARTER ($ in millions)\". It displays the CECL reserve amounts across five quarters from 6/30/2025 to 6/30/2026. The chart uses two categories for the reserve: 'General' (represented by dark grey bars) and 'Specific' (represented by blue bars). Each bar shows the breakdown of General and Specific reserves, with the total reserve amount displayed above each bar. The data is presented as follows:\n\n| Quarter | General ($ millions) | Specific ($ millions) | Total ($ millions) |\n| --- | --- | --- | --- |\n| 6/30/2025 | 57.5 | 97.5 | 155.1 |\n| 9/30/2025 | 47.2 | 86.5 | 133.6 |\n| 12/31/2025 | 44.0 | 104.5 | 148.4 |\n| 3/31/2026 | 28.9 | 119.6 | 148.5 |\n| 6/30/2026 | 35.7 | 130.2 | 165.8 |",
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"text": "This is a bar chart titled 'CECL RESERVE AS % OF COMMITMENTS BY QUARTER' that displays the percentage values of CECL reserves relative to commitments across five distinct quarters from June 2025 to June 2026. The chart illustrates a fluctuating trend, starting at 8.1%, dipping to 7.4%, and then steadily increasing to 11.4% by the final period.\n\n| Quarter | CECL Reserve % |\n| --- | --- |\n| 6/30/2025 | 8.1% |\n| 9/30/2025 | 7.4% |\n| 12/31/2025 | 8.4% |\n| 3/31/2026 | 9.4% |\n| 6/30/2026 | 11.4% |",
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"text": "A bar chart titled 'STABILIZED LTV AT ORIGINATION' displays the percentage distribution of loans across five Loan-to-Value (LTV) ranges. The bars are blue and represent specific percentage values for each range.\n\n| LTV Range | Percentage |\n| --- | --- |\n| <60% | 19.6% |\n| 60-65% | 25.3% |\n| 65-70% | 26.2% |\n| 70-75% | 21.0% |\n| 75-80% | 7.9% |",
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"text": "A bar chart illustrating the distribution of risk ratings on a scale of 1 to 5. The x-axis represents the risk rating levels (1, 2, 3, 4, 5), and the y-axis represents the percentage of the portfolio at each risk level. The bar for risk rating 3 is significantly higher than the others, indicating the majority of the portfolio is at this risk level.\n\n| Risk Rating | Percentage |\n| --- | --- |\n| 1 | 7.6% |\n| 2 | 15.0% |\n| 3 | 43.5% |\n| 4 | 15.7% |\n| 5 | 18.2% |",
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"text": "This is a waterfall chart showing the change in Unpaid Principal Balance from 3/31/2026 to 6/30/2026. The chart starts with a blue bar on the left representing the balance on 3/31/2026 and ends with a blue bar on the right representing the balance on 6/30/2026. Between these, there are floating bars representing decreases (Repayments, Resolutions) and increases (Fundings) in the balance.\n\n| Category | Value ($ in millions) |\n| --- | --- |\n| Unpaid Principal Balance (3/31/2026) | 1,514.9 |\n| Unfunded Commitments (3/31/2026) | 68.0 |\n| Loans (3/31/2026) | 40 |\n| Repayments | (53.8) |\n| Resolutions | (76.0) |\n| Fundings | 8.0 |\n| Unpaid Principal Balance (6/30/2026) | 1,393.1 |\n| Unfunded Commitments (6/30/2026) | 57.2 |\n| Loans (6/30/2026) | 38 |",
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"text": "- Net loan portfolio activity of $(121.8) million in unpaid principal balance, attributed to loan repayments, sales and\namortization, of $(129.8) million, partially offset by increases of $8.0 million from fundings\n",
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"text": "This is a pie chart illustrating the distribution of property types, labeled 'PROPERTY TYPE(11)(12)'. The chart is divided into six segments of varying sizes and colors: the largest segment is 'Office' at 48.6% (dark blue), followed by 'Multifamily' at 30.6% (light blue), 'Industrial' at 9.3% (medium-light blue), 'Hotel' at 6.9% (medium blue), 'Other' at 3.4% (dark gray), and 'Retail' at 1.2% (medium-dark blue).\n\n| Category | Percentage |\n| --- | --- |\n| Office | 48.6% |\n| Multifamily | 30.6% |\n| Industrial | 9.3% |\n| Hotel | 6.9% |\n| Retail | 1.2% |\n| Other | 3.4% |",
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"text": "A bar chart titled 'LEVERAGE RATIOS' displaying two leverage metrics for the date 6/30/2026. The chart contains two vertical bars representing 'Recourse Leverage' (dark grey) and 'Total Leverage' (blue). The Recourse Leverage bar has a value of 0.7, and the Total Leverage bar has a value of 1.9.\n\n| Metric | Value |\n| --- | --- |\n| Recourse Leverage | 0.7 |\n| Total Leverage | 1.9 |",
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"text": "A pie chart titled 'FUNDING MIX' illustrating the composition of funding sources. The chart is divided into five distinct segments, each labeled with its corresponding funding category.\n\n| Category |\n| --- |\n| CLOs |\n| Repurchase Facilities |\n| Secured Credit Facility |\n| Mortgage Payable |\n| Participations Sold |",
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"text": "WELL-BALANCED CAPITAL STRUCTURE WITH MODERATE LEVERAGE\n",
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"text": "- Generally, seek to match fund assets and liabilities to minimize interest-rate risk and\nduration\n- Proven access to diverse sources of public and private equity and debt capital at the\ncorporate and asset level\n- Aim to maintain ample liquidity across market cycles; $58.5 million of unrestricted\ncash\n",
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"text": "1) Includes maximum loan commitments. Unpaid loan principal balance of $1.4 billion\n2) Represents Net (loss) attributable to common stockholders\n3) Non-GAAP measure. See slide 23 in the Appendix for a reconciliation to financial results prepared in accordance with GAAP\n4) Includes $5.8 million in other assets, net of other liabilities related to leases\n5) Includes $7.3 million in real estate owned liabilities, held-for-sale\n6) Represents an annualized dividend yield based on a closing price of $1.50 on June 30, 2026\n7) See slide 23 in the Appendix for reconciliation of Common Stockholders' Equity\n8) Does not include unamortized premiums, unamortized net deferred origination fees and allowance for credit losses which,\nwhen included with the unpaid principal balances, represents the GAAP carrying value of the loans held-for-investment in the\nbalance sheet. The GAAP carrying value as of March 31, 2026, was $1.4 billion and as of June 30, 2026, was $1.2 billion.\nThe GAAP carrying value does not include accrued interest receivables, exit fee receivables and other receivables, which are\nreflected separately in the balance sheet. Unfunded commitments are not included in the unpaid principal balance or GAAP\ncarrying value\n9) Includes nonaccrual loans and other investments\n10) Assumes all extension options are exercised and excludes three loans that have passed their maturity date and are not\neligible for extension, if applicable\n11) Mixed-use properties represented based on allocated loan amounts\n12) Percentages are based off of carrying value\n13) Loan was placed on nonaccrual status in Q3 2022\n14) Loan was placed on nonaccrual status in Q3 2025\n15) Loan was placed on nonaccrual status in Q4 2025\n16) Loan was placed on nonaccrual status in Q1 2026\n17) Loan was placed on nonaccrual status in Q2 2026\n18) Not meaningful due to 100% loan participations outside of CLO were sold\n",
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"text": "* Cash coupon does not include origination or exit fees. Weighted average cash coupon excludes fixed rate loans\n** All-in yield at origination includes net origination fees and exit fees, but does not include future fundings, and is expressed as a monthly equivalent. Weighted average yield excludes fixed rate loans\n*** Includes maximum commitments and outstanding balances related to other investments of $20.4 million and $12.7 million, respectively\n",
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"Type",
"Origination Date",
"Maximum Loan Commitment",
"Principal Balance",
"Carrying
Value",
"Cash
Coupon<sup>*</sup>",
"All-in
Yield at
Origination<sup>**</sup>",
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Term
(Years)",
"State",
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"10/19",
"$95.1",
"$91.7",
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"S+2.60%",
"S+3.05%",
"3.0",
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"93.1",
"93.1",
"93.2",
"S+2.80%",
"S+3.26%",
"3.0",
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"71.2 %"
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"12/19",
"79.0",
"74.7",
"74.7",
"S+3.24%",
"S+3.28%",
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"NY",
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"59.3 %"
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"78.1",
"73.1",
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"S+3.44%",
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"12/23",
"64.8",
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"S+5.65%",
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"51.9",
"S+2.78%",
"S+4.25%",
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"68.2 %"
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"47.0",
"46.9",
"S+4.38%",
"S+4.75%",
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"69.4 %"
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"45.5",
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"S+3.72%",
"3.0",
"CA",
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"66.1 %"
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"74.4 %",
"64.0 %"
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"60.8 %"
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"07/21",
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"77.8 %",
"75.2 %"
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"42.2",
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"S+3.40%",
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"59.5 %"
],
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"09/21",
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"40.2",
"40.2",
"S+5.00%",
"S+5.12%",
"3.0",
"MN",
"Hotel",
"68.4 %",
"57.8 %"
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"Various",
"$536.6",
"$506.0",
"$504.2",
"S+3.68%",
"S+4.17%",
"3.1",
"Various",
"Various",
"66.3 %",
"62.9 %"
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"",
"",
"",
"",
"$ (163.5)",
"",
"",
"",
"",
"",
"",
""
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"text": "* Cash coupon does not include origination or exit fees. Weighted average cash coupon excludes fixed rate loans\n** All-in yield at origination includes net origination fees and exit fees, but does not include future fundings, and is expressed as a monthly equivalent. Weighted average yield excludes fixed rate loans\n*** Includes maximum commitments and outstanding balances related to other investments of $20.4 million and $12.7 million, respectively\n",
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[
"GRANITE POINT MORTGAGE TRUST INC.
CONDENSED CONSOLIDATED BALANCE SHEETS
(in thousands, except share data)",
"June 30,
2026",
"December 31,
2025"
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"—"
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"—"
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"—"
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"24,227"
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"82"
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"476"
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"1,195,279"
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"552,687"
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"125"
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"GRANITE POINT MORTGAGE TRUST INC.
CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)
(in thousands, except share data) (unaudited)",
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"",
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"$ 67,351"
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"—",
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"—"
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"817",
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"6,079",
"—"
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"5,227",
"11,033",
"9,731"
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"2,717",
"6,098",
"5,720"
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"14,479",
"33,469",
"28,788"
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"(13,364)",
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"(1)",
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"69"
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"3,601",
"7,201",
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"RECONCILIATION OF GAAP TO NON-GAAP MEASURES",
"",
"",
"",
"",
""
],
[
"($ in millions, except per share data) (unaudited)",
"Q2 2025",
"Q3 2025",
"Q4 2025",
"Q1 2026",
"Q2 2026"
],
[
"GAAP Net (loss) income Attributable to Common Stockholders",
"$ (17.0)",
"$ (0.6)",
"$ (27.4)",
"$ (6.0)",
"$ (62.0)"
],
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"Adjustments:",
"",
"",
"",
"",
""
],
[
"Provision for (Benefit from) Credit Losses",
"$ 11.0",
"$ (1.6)",
"$ 14.4",
"$ (0.2)",
"$ 47.0"
],
[
"Non-Cash Equity Compensation",
"$ 2.2",
"$ 0.9",
"$ 1.0",
"$ 0.9",
"$ 1.1"
],
[
"Depreciation and Amortization Expense on Real Estate Owned",
"$ 2.1",
"$ 2.2",
"$ 2.1",
"$ 2.0",
"$ 2.0"
],
[
"Impairment Loss on Real Estate Owned",
"$ ---",
"$ ---",
"$ 6.8",
"$ ---",
"$ 6.1"
],
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"(Gain) Loss on Real Estate Owned",
"$ (0.3)",
"$ ---",
"$ ---",
"$ ---",
"$ —"
],
[
"Amortization of Deferred Debt Issuance Costs on Participations Sold",
"$ ---",
"$ ---",
"$ ---",
"$ ---",
"$ 0.9"
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"$ (2.0)",
"$ 0.9",
"$ (3.0)",
"$ (3.3)",
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"$ (36.1)",
"$ (19.8)",
"$ —",
"$ —",
"$(29.7)"
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[
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"$ —",
"$ —",
"$ 0.4",
"$ 0.3",
"$---"
],
[
"Gain (Loss) on Sale of Real Estate Owned",
"$ 0.3",
"$ —",
"$ —",
"$ —",
"$---"
],
[
"Accumulated Depreciation and Amortization on REO Sale",
"$ (7.6)",
"$ —",
"$ —",
"$ —",
"$---"
],
[
"Discount on Participations Sold",
"$ —",
"$ —",
"$ —",
"$ —",
"$(3.1)"
],
[
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"$ (45.3)",
"$ (18.9)",
"$ (2.7)",
"$ (3.0)",
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"48,030,130",
"47,394,519",
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[
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"$ 0.02",
"$ (0.06)",
"$ (0.07)",
"$(0.10)"
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"06/30/2025",
"09/30/2025",
"12/31/2025",
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"$ 584.3",
"$ 582.1",
"$ 552.8",
"$ 543.9",
"$ 480.4"
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"$ 205.7",
"$ 205.7",
"$ 205.7",
"$ 205.7"
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"$ 0.1",
"$ 0.1",
"$ 0.1",
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"$ 376.3",
"$ 347.0",
"$ 338.0",
"$ 274.6"
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"text": "During the quarter ended June 30, 2026, we recorded a provision for credit losses of $(47.0) million, which has been excluded from\nDistributable Earnings (Loss), consistent with other unrealized gains (losses) and other non-cash items pursuant to our existing policy for\nreporting Distributable Earnings (Loss) referenced on the previous slide. During the quarter ended June 30, 2026, we recorded $2.0\nmillion, in depreciation and amortization on REO and related intangibles, which has been excluded from Distributable Earnings (Loss)\nconsistent with other unrealized gains (losses) and other non-cash items pursuant to our existing policy for reporting Distributable Earnings\n(Loss) referenced above.\nDistributable Earnings (Loss) does not represent Net (loss) income attributable to common stockholders or cash flow from operating\nactivities and should not be considered as an alternative to GAAP Net (loss) income attributable to common stockholders, or an indication\nof our GAAP cash flows from operations, a measure of our liquidity, or an indication of funds available for our cash needs. In addition, our\nmethodology for calculating Distributable Earnings (Loss) may differ from the methodologies employed by other companies to calculate the\nsame or similar supplemental performance measures, and, accordingly, our reported Distributable Earnings (Loss) may not be comparable\nto the Distributable Earnings (Loss) reported by other companies.\nWe believe it is useful to our stockholders to present Distributable Earnings (Loss) Before Realized Gains and Losses, a non-GAAP\nmeasure, to reflect our run-rate operating results as (i) our operating results are mainly comprised of net interest income earned on our\nloan investments net of our operating expenses, which comprise our ongoing operations, (ii) it helps our stockholders in assessing the\noverall run-rate operating performance of our business, and (iii) it has been a useful reference related to our common dividend as it is one\nof the factors we and our Board of Directors consider when declaring the dividend. We believe that our stockholders use Distributable\nEarnings (Loss) and Distributable Earnings (Loss) Before Realized Gains and Losses, or a comparable supplemental performance\nmeasure, to evaluate and compare the performance of our company and our peers.\n",
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"text": "Granite Point Mortgage Trust Inc. is an internally-managed real estate finance company that focuses primarily on directly\noriginating, investing in and managing senior floating rate commercial mortgage loans and other debt and debt-like commercial\nreal estate investments. Granite Point was incorporated in Maryland on April 7, 2017, and has elected to be treated as a real\nestate investment trust for U.S. federal income tax purposes.\n",
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