PART I

I. Item 1. Consolidated Financial Statements and Notes (unaudited)

FRANKLIN BSP REALTY TRUST, INC.

CONSOLIDATED BALANCE SHEETS

(In thousands, except share and per share data)

March 31, 2022 December 31, 2021
ASSETS (Unaudited)
Cash and cash equivalents $ 117,064 $ 154,929
Restricted cash 12,467 13,270
Commercial mortgage loans, held for investment, net of allowance of $14,933 and $15,827 as of March 31, 2022 and December 31, 2021, respectively 4,530,451 4,211,061
Commercial mortgage loans, held for sale, measured at fair value 107,978 34,718
Real estate securities, trading, measured at fair value 1,949,336 4,566,871
Derivative instruments, measured at fair value 478 436
Other real estate investments, measured at fair value — 2,074
Receivable for loan repayment (1)
204,833 252,351
Accrued interest receivable 24,787 30,109
Prepaid expenses and other assets 18,430 13,595
Intangible lease asset, net of amortization 47,752 48,472
Real estate owned, net of depreciation 89,473 90,048
Cash collateral receivable from derivative counterparties 9,106 56,767
Total assets $ 7,112,155 $ 9,474,701
LIABILITIES AND STOCKHOLDERS' EQUITY
Collateralized loan obligations $ 2,883,887 $ 2,162,190
Repurchase agreements - commercial mortgage loans 522,890 1,019,600
Repurchase agreements - real estate securities 1,714,541 4,178,784
Mortgage note payable 23,998 23,998
Other financing and loan participation - commercial mortgage loans 40,199 37,903
Unsecured debt 98,620 148,594
Derivative instruments, measured at fair value 3,753 32,295
Interest payable 3,309 2,692
Distributions payable 36,735 30,346
Accounts payable and accrued expenses 12,857 12,705
Due to affiliates 21,898 17,538
Total liabilities $ 5,362,687 $ 7,666,645
Commitment and contingencies (See Note 10) 0 0
Redeemable convertible preferred stock Series C, $0.01 par value, 20,000 authorized and 1,400 issued and outstanding as of March 31, 2022 and December 31, 2021, respectively 6,973 6,971
Redeemable convertible preferred stock Series D, $0.01 par value, 20,000 authorized and 17,950 issued and outstanding as of March 31, 2022 and December 31, 2021, respectively 89,691 89,684
Equity:
Preferred stock, $0.01 par value, 10,000,000 authorized and none issued or outstanding as of March 31, 2022 and December 31, 2021, respectively 0 —
Preferred stock, $0.01 par value; 100,000,000 shares authorized, 7.5% Cumulative Redeemable Preferred Stock, Series E, 10,329,039 shares issued and outstanding as of March 31, 2022 and December 31, 2021, respectively 258,742 258,742
Series F Preferred stock, $0.01 par value, 40,000,000 authorized and 39,733,299 issued and outstanding as of March 31, 2022 and December 31, 2021, respectively 710,431 710,431
Common stock, $0.01 par value, 900,000,000 shares authorized, 44,471,127 and 43,965,928 shares issued and outstanding as of March 31, 2022 and December 31, 2021, respectively 441 441
Additional paid-in capital 903,855 903,264
Accumulated other comprehensive income (loss) — (62)
Accumulated deficit (226,429) (167,179)
Total stockholders' equity $ 1,647,040 $ 1,705,637
Non-controlling interest 5,764 5,764
Total equity $ 1,652,804 $ 1,711,401
Total liabilities, redeemable convertible preferred stock and equity $ 7,112,155 $ 9,474,701


	March 31, 2023		December 31, 2022
ASSETS	(Unaudited)
Cash and cash equivalents	$	230,405	$	179,314
Restricted cash	6,874		11,173
Commercial mortgage loans, held for investment, net of allowance for credit losses of $28,751 and $40,848 as of March 31, 2023 and December 31, 2022, respectively	5,022,750		5,228,928
Commercial mortgage loans, held for sale, measured at fair value	15,928		15,559
Real estate securities, trading, measured at fair value	133,705		235,728
Real estate securities, available for sale, measured at fair value, amortized cost of $113,588 and $220,635 as of March 31, 2023 and December 31, 2022, respectively	112,329		221,025
Derivative instruments, measured at fair value	325		415

Receivable for loan repayment (1)	18,197		42,557
Accrued interest receivable	36,337		34,007
Prepaid expenses and other assets	19,372		15,795
Intangible lease asset, net of amortization	59,022		54,831
Real estate owned, net of depreciation	148,624		127,772
Real estate owned, held for sale	35,158		36,497


Total assets	$	5,839,026	$	6,203,601
LIABILITIES AND STOCKHOLDERS' EQUITY
Collateralized loan obligations	$	3,052,802	$	3,121,983
Repurchase agreements - commercial mortgage loans	604,421		680,859
Repurchase agreements - real estate securities	228,934		440,008
Mortgage note payable	23,998		23,998
Other financing and loan participation - commercial mortgage loans	79,121		76,301
Unsecured debt	81,220		98,695
Derivative instruments, measured at fair value	294		64
Interest payable	12,690		12,715
Distributions payable	36,367		36,317
Accounts payable and accrued expenses	15,531		17,668
Due to affiliates	13,856		15,429
Intangible lease liability, net of depreciation	9,115		6,428
Total liabilities	$	4,158,349	$	4,530,465

Redeemable convertible preferred stock:
Redeemable convertible preferred stock Series H, $0.01 par value, 20,000 authorized and 17,950 issued and outstanding as of March 31, 2023 and December 31, 2022	$	89,748	$	89,748
Redeemable convertible preferred stock Series I, $0.01 par value, none authorized and outstanding as of March 31, 2023, 1,000 authorized and 1,000 issued and outstanding as of December 31, 2022	—		5,000
Total redeemable convertible preferred stock	$	89,748	$	94,748
Equity:

Preferred stock, $0.01 par value; 100,000,000 shares authorized, 7.5% Cumulative Redeemable Preferred Stock, Series E, 10,329,039 shares issued and outstanding as of March 31, 2023 and December 31, 2022	$	258,742	$	258,742
Common stock, $0.01 par value, 900,000,000 shares authorized, 83,363,971 and 82,992,784 shares issued and outstanding as of March 31, 2023 and December 31, 2022, respectively	826		826
Additional paid-in capital	1,603,790		1,602,247
Accumulated other comprehensive income (loss)	(1,935)		390
Accumulated deficit	(291,762)		(299,225)
Total stockholders' equity	$	1,569,661	$	1,562,980
Non-controlling interest	21,268		15,408
Total equity	$	1,590,929	$	1,578,388
Total liabilities, redeemable convertible preferred stock and equity	$	5,839,026	$	6,203,601

~~__________________________________~~_________________________________________________________

(1) Includes ~~$177.4~~$17.9 million and ~~$187.0~~$42.5 million of cash held by servicer related to the CLOs as of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, respectively, as well as ~~$27.4~~$0.3 million and ~~$65.3~~$0.1 million of RMBS principal paydowns receivable as of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, respectively.

The accompanying notes are an integral part of these unaudited consolidated financial statements.

FRANKLIN BSP REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF OPERATIONS

(In thousands, except share and per share data)

(Unaudited)

Three Months Ended March 31,
2022 2021
Income:
Interest income $ 75,258 $ 42,237
Less: Interest expense 22,480 11,369
Net interest income 52,778 30,868
Revenue from real estate owned 2,312 716
Total income $ 55,090 $ 31,584
Expenses:
Asset management and subordinated performance fee 6,745 5,416
Acquisition expenses 315 153
Administrative services expenses 3,353 3,474
Professional fees 6,659 1,997
Depreciation and amortization 1,295 406
Other expenses 1,762 495
Total expenses $ 20,129 $ 11,941
Other (income)/loss:
Provision/(benefit) for credit losses (955) (2,331)
Realized (gain)/loss on sale of real estate securities — 1,060
Realized (gain)/loss on sale of commercial mortgage loans, held for sale, measured at fair value (1,889) (6,630)
Realized (gain)/loss on other real estate investments, measured at fair value 33 —
Unrealized (gain)/loss on commercial mortgage loans, held for sale, measured at fair value 939 (479)
Unrealized (gain)/loss on other real estate investments, measured at fair value (4) (6)
Trading (gain)/loss 88,435 —
Unrealized (gain)/loss on derivatives 4,963 (2,109)
Realized (gain)/loss on derivatives (34,030) (1,978)
Total other (income)/loss $ 57,492 $ (12,473)
Income before taxes (22,531) 32,116
Provision/(benefit) for income tax (24) 1,970
Net income/(loss) $ (22,507) $ 30,146
Net income/(loss) applicable to common stock $ (43,518) $ 23,408
Basic earnings per share $ (0.99) $ 0.53
Diluted earnings per share $ (0.99) $ 0.53
Basic weighted average shares outstanding 43,956,965 44,290,177
Diluted weighted average shares outstanding 43,956,965 44,306,065


	Three Months Ended March 31,
		2023		2022
Income:
Interest income		$	130,536	$	75,258
Less: Interest expense		71,075		22,480
Net interest income		59,461		52,778
Revenue from real estate owned		3,312		2,312
Total income		$	62,773	$	55,090
Expenses:
Asset management and subordinated performance fee		$	8,085	$	6,745
Acquisition expenses		378		315
Administrative services expenses		4,029		3,353
Professional fees		4,814		6,159
Share-based compensation		1,022		500
Depreciation and amortization		1,805		1,295
Other expenses		2,166		1,762
Total expenses		$	22,299	$	20,129
Other (income)/loss:
Provision/(benefit) for credit losses		$	4,360	$	(955)
Realized (gain)/loss on extinguishment of debt		(4,767)		—
Realized (gain)/loss on sale of available for sale trading securities		(596)		—


Realized (gain)/loss on sale of commercial mortgage loans, held for sale, measured at fair value		—		(1,889)
Unrealized (gain)/loss on commercial mortgage loans, held for sale, measured at fair value		(347)		939
(Gain)/loss on other real estate investments		1,339		29
Trading (gain)/loss		(2,968)		88,435
Unrealized (gain)/loss on derivatives		320		4,963
Realized (gain)/loss on derivatives		(44)		(34,030)
Total other (income)/loss		$	(2,703)	$	57,492
Income/(loss) before taxes		43,177		(22,531)
Provision/(benefit) for income tax		(662)		(24)
Net income/(loss)		$	43,839	$	(22,507)
Net (income)/loss attributable to non-controlling interest		(9)		—
Net income/(loss) attributable to Franklin BSP Realty Trust, Inc.		$	43,830	$	(22,507)
Less: Preferred stock dividends		6,748		21,011

Net income/(loss) applicable to common stock		$	37,082	$	(43,518)

Basic earnings per share		$	0.44	$	(0.99)
Diluted earnings per share		$	0.44	$	(0.99)
Basic weighted average shares outstanding		82,774,771		43,956,965
Diluted weighted average shares outstanding		82,774,771		43,956,965

The accompanying notes are an integral part of these unaudited consolidated financial statements.

FRANKLIN BSP REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME

(In thousands)

(Unaudited)


	Three months ended March 31,
		2023		2022
Net income/(loss)		$	43,839	$	(22,507)

Amounts related to available for sale real estate securities:
Change in net unrealized gain/(loss)		$	(1,648)	$	—
Reclassification adjustment for amounts included in net income/(loss)		(677)		—
		$	(2,325)	$	—
Amounts related to cash flow hedges:
Change in net unrealized gain/(loss)		$	—	$	(220)
Reclassification adjustment for amounts included in net income/(loss)		—		282
		$	—	$	62
Comprehensive (income)/loss attributed to non-controlling interest		$	(9)	$	—
Comprehensive income/(loss) attributable to Franklin BSP Realty Trust, Inc.		$	41,505	$	(22,445)

The accompanying notes are an integral part of these unaudited consolidated financial statements.

FRANKLIN BSP REALTY TRUST, INC.

THE ACCOMPANYING CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS' EQUITY

(In thousands, except share data)

(Unaudited)


	Common Stock			Additional Paid-In Capital		Accumulated Other Comprehensive Income/(Loss)		Accumulated Deficit		Preferred E		Total Stockholders' Equity		Non-Controlling Interest		Total Equity
	Number of Shares	Par Value
Balance, December 31, 2022	82,992,784	$	826	$	1,602,247	$	390	$	(299,225)	$	258,742	$	1,562,980	$	15,408	$	1,578,388
Issuance of common stock	—	—		—		—		—		—		—		—		—
Common stock repurchases	(313,411)	(3)		(3,664)		—		—		—		(3,667)		—		(3,667)
Common stock issued through distribution reinvestment plan	—	—		—		—		—		—		—		—		—
Share-based compensation	442,419	—		1,022		—		—		—		1,022		—		1,022
Shares canceled for tax withholding on vested equity rewards	(57,021)	—		(812)		—		—		—		(812)		—		(812)
Series I preferred stock exchanged for common stock	299,200	3		4,997		—		—		—		5,000		—		5,000
Offering costs	—	—		—		—		—		—		—		—		—
Net income/(loss) attributable to Franklin BSP Realty Trust, Inc.	—	—		—		—		43,830		—		43,830		—		43,830
Net income/(loss) attributable to non-controlling interest	—	—		—		—		—		—		—		9		9
Distributions declared	—	—		—		—		(36,367)		—		(36,367)		—		(36,367)
Other comprehensive income/(loss)	—	—		—		(2,325)		—		—		(2,325)		—		(2,325)
Contributions in non-controlling interest, net	—	—		—		—		—		—		—		5,851		5,851
Balance, March 31, 2023	83,363,971	$	826	$	1,603,790	$	(1,935)	$	(291,762)	$	258,742	$	1,569,661	$	21,268	$	1,590,929


	Common Stock			Additional Paid-In Capital		Accumulated Other Comprehensive Income/(Loss)		Accumulated Deficit		Preferred E		Preferred F		Total Stockholders' Equity		Non-Controlling Interest		Total Equity
	Number of Shares	Par Value
Balance, December 31, 2021	43,965,928	$	441	$	903,264	$	(62)	$	(167,179)	$	258,742	$	710,431	$	1,705,637	$	5,764	$	1,711,401
Issuance of common stock	—	—		—		—		—		—		—		—		—		—
Common stock repurchases	—	—		—		—		—		—		—		—		—		—
Common stock issued through distribution reinvestment plan	5,982	—		91		—		—		—		—		91		—		91
Share-based compensation	499,217	—		500		—		—		—		—		500		—		500
Offering costs	—	—		—		—		—		—		—		—		—		—
Net income/(loss)	—	—		—		—		(22,507)		—		—		(22,507)		—		(22,507)
Distributions declared	—	—		—		—		(36,743)		—		—		(36,743)		—		(36,743)
Other comprehensive income/(loss)	—	—		—		62		—		—		—		62		—		62
Balance, March 31, 2022	44,471,127	$	441	$	903,855	$	—	$	(226,429)	$	258,742	$	710,431	$	1,647,040	$	5,764	$	1,652,804

The accompanying notes are an integral part of these unaudited consolidated financial statements.

FRANKLIN BSP REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF ~~COMPREHENSIVE INCOME~~CASH FLOWS

(In thousands)

(Unaudited)

Three Months Ended March 31,
2022 2021
Net income/(loss) $ (22,507) $ 30,146
Unrealized gain/(loss) on available for sale securities — 8,042
Amounts related to cash flow hedges:
Change in net unrealized gain/(loss) (220) —
Reclassification adjustment for amounts included in net income/(loss) 282 —
$ 62 $ —
Comprehensive income/(loss) attributable to Franklin BSP Realty Trust, Inc. $ (22,445) $ 38,188

~~The accompanying notes are an integral part of these unaudited consolidated financial statements.~~


	Three Months Ended March 31,
	2023		2022
Cash flows from operating activities:
Net income/(loss)	$	43,839	$	(22,507)
Adjustments to reconcile net income to net cash (used in)/provided by operating activities:
Premium amortization and (discount accretion), net	$	(4,163)	$	(2,542)
Accretion of deferred commitment fees	(2,869)		(2,219)
Amortization of deferred financing costs	1,837		1,403
Share-based compensation	1,022		500

Realized (gain)/loss from sale of other real estate investments, measured at fair value	(596)		33
Realized (gain)/loss on extinguishment of debt	(4,767)		—
Realized (gain)/loss on swap terminations	—		(34,378)
Trading (gain)/loss	(2,968)		88,435
Unrealized (gain)/loss from commercial mortgage loans, held for sale, measured at fair value	(347)		939
Unrealized (gain)/loss on derivative instruments	320		4,963
Unrealized (gain)/loss from other real estate investments, measured at fair value	1,339		(4)
Depreciation and amortization	1,642		1,295

Provision/(benefit) for credit losses	4,360		(955)

Origination of commercial mortgage loans, held for sale, measured at fair value	—		(150,300)
Proceeds from sale or repayment of commercial mortgage loans, held for sale, measured at fair value	(22)		76,100
Changes in assets and liabilities:
Accrued interest receivable	539		7,542
Prepaid expenses and other assets	(1,042)		(5,807)
Accounts payable and accrued expenses	(3,510)		239
Due to affiliates	(1,573)		4,360
Interest payable	217		617
Net cash (used in)/provided by operating activities	$	33,258	$	(32,286)
Cash flows from investing activities:
Origination and purchase of commercial mortgage loans, held for investment	$	(195,617)	$	(636,465)
Principal repayments received on commercial mortgage loans, held for investment	406,243		330,130
Proceeds from (purchase)/sale of other real estate investments	—		2,045

Purchase of real estate securities, available for sale	(20,267)		—

Proceeds from sale/(repayment) of real estate securities, available for sale, measured at fair value	127,660		—
Proceeds from sale/(repayment) of real estate securities, trading, at fair value	97,487		2,190,143
Principal collateral on mortgage investments	7,302		376,857
Proceeds from sale/(purchase) of derivative instruments	—		148
Net cash (used in)/provided by investing activities	$	422,808	$	2,262,858
Cash flows from financing activities:
Proceeds from issuances of common stock	$	5,000	$	—
Proceeds from issuances of redeemable convertible preferred stock	(5,000)		—
Payments for common stock repurchases	(3,666)		—
Shares cancelled for tax withholding on vested equity rewards	(812)		—
Borrowings on collateralized loan obligations	—		960,000
Repayments of collateralized loan obligations	(69,042)		(235,139)
Borrowings on repurchase agreements - commercial mortgage loans	157,862		474,466
Repayments of repurchase agreements - commercial mortgage loans	(234,300)		(971,176)
Borrowings on repurchase agreements - real estate securities	258,881		11,937,334

FRANKLIN BSP REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF ~~CHANGES IN STOCKHOLDERS' EQUITY~~CASH FLOWS

(In ~~thousands, except share data)~~thousands)

(Unaudited)

Common Stock
Number of Shares Par Value Additional Paid-In Capital Accumulated Other Comprehensive Loss Accumulated Deficit Preferred E Preferred F Total Stockholders' Equity Non-Controlling Interest Total Equity
Balance, December 31, 2021 43,965,928 $ 441 $ 903,264 $ (62) $ (167,179) $ 258,742 $ 710,431 $ 1,705,637 $ 5,764 $ 1,711,401
Issuance of common stock — — — — — — — — — —
Common stock repurchases — — — — — — — — — —
Common stock issued through distribution reinvestment plan 5,982 — 91 — — — — 91 — 91
Share-based compensation 499,217 — 500 — — — — 500 — 500
Offering costs — — — — — — — — — —
Net income/(loss) — — — — (22,507) — — (22,507) — (22,507)
Distributions declared — — — — (36,743) — — (36,743) — (36,743)
Other comprehensive income — — — 62 — — — 62 — 62
Balance, March 31, 2022 44,471,127 $ 441 $ 903,855 $ — $ (226,429) $ 258,742 $ 710,431 $ 1,647,040 $ 5,764 $ 1,652,804
Balance, December 31, 2020 44,510,051 $ 446 $ 912,725 $ (8,256) $ (106,471) $ — $ — $ 798,444 $ — $ 798,444
Issuance of common stock — — — — — — — — — —
Common stock repurchases (521,796) (5) (9,142) — — — — (9,147) — (9,147)
Common stock issued through distribution reinvestment plan 147,404 2 2,583 — — — — 2,585 — 2,585
Share-based compensation — — 55 — — — — 55 — 55
Offering costs — — (21) — — — — (21) — (21)
Net income/(loss) — — — — 30,146 — — 30,146 — 30,146
Distributions declared — — — — (15,644) — — (15,644) — (15,644)
Other comprehensive income — — — 8,042 — — — 8,042 — 8,042
Balance, March 31, 2021 44,135,659 $ 443 $ 906,200 $ (214) $ (91,969) $ — $ — $ 814,460 $ — $ 814,460


Repayments of repurchase agreements - real estate securities	(469,955)		(14,401,577)
Proceeds from other financing and loan participation - commercial mortgage loans	—		2,296

Borrowings on other financing	43,615		—
Repayments on other financing	(40,795)		—

Repayments of unsecured debt	(13,367)		(50,000)

Payments of deferred financing costs	(1,377)		(3,595)
Cash collateral received on interest rate swaps	—		47,661
Proceeds from interest rate swap settlements	—		744


Distributions paid	(36,317)		(30,254)
Net cash (used in)/provided by financing activities:	$	(409,273)	$	(2,269,240)
Net change in cash, cash equivalents and restricted cash	46,793		(38,668)
Cash, cash equivalents and restricted cash, beginning of period	190,487		168,199
Cash, cash equivalents and restricted cash, end of period	$	237,279	$	129,531

Reconciliation of cash, cash equivalents and restricted cash:
Cash and cash equivalents, beginning of period	179,314		154,929
Restricted cash, beginning of period	11,173		13,270
Cash, cash equivalents and restricted cash, beginning of period	$	190,487	$	168,199

Cash and cash equivalents, end of period	230,405		117,064
Restricted cash, end of period	6,874		12,467
Cash, cash equivalents and restricted cash, end of period	$	237,279	$	129,531

Supplemental disclosures of cash flow information:
Cash payments for income taxes	$	(15)	$	—
Cash payments for interest	69,263		20,460
Pre-close loan fundings held with servicer	(2,742)		—

Supplemental disclosures of non - cash flow information:
Distribution payable	$	36,367	$	36,735
Common stock issued through distribution reinvestment plan	—		91


Real estate owned received in foreclosure	23,999		—
Loans transferred to real estate owned, held for investment	33,206		—

The accompanying notes are an integral part of these unaudited consolidated financial statements.

FRANKLIN BSP REALTY TRUST, INC.

~~CONSOLIDATED STATEMENTS OF CASH FLOWS~~

~~(In thousands)~~

~~(Unaudited)~~

Three Months Ended March 31,
2022 2021
Cash flows from operating activities:
Net income/(loss) $ (22,507) $ 30,146
Adjustments to reconcile net income to net cash (used in)/provided by operating activities:
Premium amortization and (discount accretion), net $ (2,542) $ (1,169)
Accretion of deferred commitment fees (2,219) (1,488)
Amortization of deferred financing costs 1,403 1,335
Share-based compensation 500 55
Realized (gain)/loss from sale of real estate securities — 1,060
Realized (gain)/loss from sale of other real estate investments 33 —
Realized (gain)/loss on swap terminations (34,378) —
Realized and unrealized gain/loss on real estate securities, trading 88,435 —
Unrealized (gain)/loss from commercial mortgage loans, held for sale 939 (479)
Unrealized (gain)/loss from derivative instruments 4,963 (2,109)
Unrealized (gain)/loss from other real estate investments (4) (6)
Depreciation and amortization 1,295 406
Provision/(benefit) for credit losses (955) (2,331)
Origination of commercial mortgage loans, held for sale (150,300) (166,360)
Proceeds from sale of commercial mortgage loans, held for sale 76,100 141,372
Changes in assets and liabilities:
Accrued interest receivable 7,542 308
Prepaid expenses and other assets (5,807) 1,850
Accounts payable and accrued expenses 239 1,570
Due to affiliates 4,360 952
Interest payable 617 (664)
Net cash (used in)/provided by operating activities $ (32,286) $ 4,448
Cash flows from investing activities:
Origination and purchase of commercial mortgage loans, held for investment $ (636,465) $ (520,849)
Principal repayments received on commercial mortgage loans, held for investment 330,130 52,800
Proceeds from (purchase)/sale of other real estate investments 2,045 —
Proceeds from sale/repayment of real estate securities 2,190,143 159,254
Principal collateral on mortgage investments 376,857 —
Proceeds from (purchase)/sale of derivative instruments 148 973
Net cash (used in)/provided by investing activities $ 2,262,858 $ (307,822)
Cash flows from financing activities:
Proceeds from issuances of redeemable convertible preferred stock $ — $ 15,000
Common stock repurchases — (9,147)
Borrowings on collateralized loan obligations 960,000 573,125
Repayments of collateralized loan obligations (235,139) (119,425)
Borrowings on repurchase agreements - commercial mortgage loans 474,466 168,655
Repayments of repurchase agreements - commercial mortgage loans (971,176) (292,070)
Borrowings on repurchase agreements - real estate securities 11,937,334 168,550
Repayments of repurchase agreements - real estate securities (14,401,577) (267,106)

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~CONSOLIDATED STATEMENTS OF CASH FLOWS~~

~~(In thousands)~~

~~(Unaudited)~~

Proceeds from other financing and loan participation - commercial mortgage loans 2,296 2,638
Borrowings on unsecured debt — 100,000
Repayments of unsecured debt (50,000) —
Payments of deferred financing costs (3,595) (3,944)
Cash collateral received on interest rate swaps 47,661 —
Proceeds from interest rate swap settlements 744 —
Distributions paid (30,254) (14,136)
Net cash (used in)/provided by financing activities: $ (2,269,240) $ 322,140
Net change in cash, cash equivalents and restricted cash (38,668) 18,766
Cash, cash equivalents and restricted cash, beginning of period 168,199 92,141
Cash, cash equivalents and restricted cash, end of period $ 129,531 $ 110,907
Supplemental disclosures of cash flow information:
Taxes paid $ — $ —
Interest paid 20,460 10,698
Supplemental disclosures of non - cash flow information:
Distribution payable $ 36,735 $ 14,585
Common stock issued through distribution reinvestment plan 91 2,585
Real estate owned received in foreclosure — 37,523
Reconciliation of cash, cash equivalents and restricted cash at end of period:
Cash and cash equivalents $ 117,064 $ 99,099
Restricted cash 12,467 11,808
Cash, cash equivalents and restricted cash, end of period $ 129,531 $ 110,907

~~The accompanying notes are an integral part of these unaudited consolidated financial statements.~~

~~FRANKLIN BSP REALTY TRUST, INC.~~

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

Note 1 - Organization and Business Operations

Franklin BSP Realty Trust, Inc., (the "Company") is a real estate finance company that primarily originates, acquires and manages a diversified portfolio of commercial real estate debt investments secured by properties located within and outside the United States. The Company is a Maryland corporation and has made tax elections to be treated as a real estate investment trust (a "REIT") for U.S. federal income tax purposes since 2013.

The Company believes that it has qualified as a REIT and intends to continue to meet the requirements for qualification and taxation as a REIT. Substantially all of the Company's business is conducted through Benefit Street Partners Realty Operating Partnership, L.P. (the “OP”), a Delaware limited partnership. The Company is the sole general partner and directly or indirectly holds all of the units of limited partner interests in the OP. In addition, the Company, through one or more subsidiaries which are treated as a taxable REIT subsidiary (a “TRS”), is indirectly subject to U.S. federal, state and local income taxes.

The Company has no employees. Benefit Street Partners L.L.C. serves as the Company's advisor (the "Advisor") pursuant

to an advisory agreement, as amended on August 18, 2021 (the "Advisory Agreement"). The Advisor, an investment adviser registered with the SEC, is a credit-focused alternative asset management firm.

Established in 2008, the Advisor's credit platform manages funds for institutions and high-net-worth investors across various credit funds and complementary strategies including high yield, levered loans, private/opportunistic debt, liquid credit, structured credit and commercial real estate debt. These strategies complement each other as they all leverage the sourcing, analytical, compliance, and operational capabilities that encompass the platform. The Advisor manages the Company's affairs on a day-to-day basis. The Advisor receives compensation fees and reimbursements for services related to the investment and management of the Company's assets and the operations of the Company. The advisor is a wholly-owned subsidiary of Franklin Resources, Inc., which together with its various subsidiaries operates as "Franklin Templeton”.

The Company invests in commercial real estate debt investments, which may include first mortgage loans, subordinated mortgage loans, mezzanine loans and participations in such loans. The Company also originates conduit loans which the Company intends to sell through its TRS into commercial mortgage-backed securities ("CMBS") securitization transactions. Historically this business has focused primarily on CMBS, ~~unsecured REIT debt,~~commercial real estate collateralized loan obligation bonds ("CRE CLO bonds"), collateralized debt obligations ("CDOs") and other securities. As a result of the October 2021 acquisition of Capstead Mortgage Corporation ("Capstead"), the Company acquired ~~and continues to hold~~ a ~~significant~~ portfolio of residential mortgage backed securities (“RMBS”) in the form of residential adjustable-rate mortgage pass-through securities ("ARM Agency Securities" or "ARMs") issued and guaranteed by government-sponsored enterprises or by an agency of the federal government. Although the Company continues to hold a small portion of this portfolio it does not intend to do so long-term and intends to reinvest proceeds from this portfolio in its other businesses. The Company also owns real estate that was either acquired by the Company through foreclosure ~~and~~or deed in lieu of foreclosure, ~~and~~or that was purchased for investment, ~~typically~~primarily subject to triple net leases.

Note 2 - Summary of Significant Accounting Policies

Basis of Accounting

The Company's unaudited consolidated financial statements and related footnotes have been prepared on the accrual basis of accounting in conformity with accounting principles generally accepted in the United States of America ("GAAP") for interim financial statements and pursuant to the requirements for reporting on Form 10-Q and Regulation S-X, as appropriate. Accordingly, the consolidated financial statements may not include all of the information and notes required by GAAP for annual consolidated financial statements.

These financial statements should be read in conjunction with the audited consolidated financial statements and notes thereto as of, and for the year ended December 31, ~~2021,~~2022, which are included in the Company's Annual Report on Form 10-K filed with the Securities and Exchange Commission ("SEC") on ~~February 25, 2022.~~March 16, 2023.

Use of Estimates

GAAP requires management to make estimates and assumptions that affect the reported amount of assets and liabilities as of the date of the financial statements and the reported amounts of income and expenses during the reported periods. Changes in the economic environment, financial markets and any other parameters used in determining these estimates could cause actual results to differ materially. In the opinion of management, the interim data includes all adjustments, of a normal and recurring nature, necessary for a fair statement of the results for the periods presented. The current period’s results of operations will not necessarily be indicative of results that ultimately may be achieved for the entire year or any subsequent interim periods.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

The global coronavirus (COVID-19) pandemic has caused economic disruptions and changes to the real estate market. Certain jurisdictions, including those where our corporate headquarters and/or properties that secure our investments, or properties that the Company owns, are located, have at times imposed “stay-at-home” guidelines or orders or other restrictions to help prevent its spread. The effects of COVID-19 may negatively and materially impact significant estimates and assumptions used by the Company including, but not limited to estimates of expected credit losses, valuation of our equity investments and the fair value estimates of the Company's assets and liabilities. Actual results could differ from those estimates.

Principles of Consolidation

The accompanying consolidated financial statements include the accounts of the Company, the OP and its subsidiaries. All intercompany accounts and transactions have been eliminated in consolidation. In determining whether the Company has a controlling financial interest in a joint venture and the requirement to consolidate the accounts of that entity, management considers factors such as ownership interest, authority to make decisions and contractual and substantive participating rights of the other partners or members, as well as whether the entity is a variable interest entity ("VIE") for which the Company is the primary beneficiary.

The Company has determined the OP is a VIE of which the Company is the primary beneficiary. Substantially all of the Company's assets and liabilities are held by the OP.

The Company consolidates all entities that it controls through either majority ownership or voting rights. In addition, the Company consolidates all VIEs of which the Company is considered the primary beneficiary. VIEs are entities in which equity investors (i) do not have the characteristics of a controlling financial interest and/or (ii) do not have sufficient equity at risk for the entity to finance its activities without additional subordinated financial support from other parties. The entity that consolidates a VIE is its primary beneficiary and is generally the entity with (i) the power to direct the activities that most significantly affect the VIE’s economic performance and (ii) the right to receive benefits from the VIE or the obligation to absorb losses of the VIE that could be significant to the VIE. Non-controlling interest represents the equity of a consolidated joint ~~venture~~ventures that isare not owned by the Company.

The accompanying consolidated financial statements include the accounts of collateralized loan obligations ("CLOs") issued and securitized by wholly owned subsidiaries of the Company. The Company has determined the CLOs are VIEs of which the Company's subsidiary is the primary beneficiary. The assets and liabilities of the CLOs are consolidated in the accompanying consolidated balance sheets in accordance with Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) 810, Consolidation.

Certain prior year balances have been reclassified in order to conform to the current period presentation. For the period ended March 31, 2022, Unrealized (gain)/loss on other real estate investments, measured at fair value of ($4.0) thousand, and Realized (gain)/loss on other real estate investments, measured at fair value of $33 thousand was reclassified to (Gain)/loss on other real estate investments on the consolidated statements of operations. In addition, for the three months ended March 31, 2022, $0.5 million was reclassified from Professional fees to Share-based compensation on the consolidated statements of operations.

Acquisition Expenses

The Company capitalizes certain direct costs relating to loan origination activities. The cost is amortized over the life of the loan and recognized in interest income in the Company's consolidated statements of operations. Acquisition expenses paid on future funding amounts are expensed within the acquisition expenses line in the Company's consolidated statements of operations.

Cash and Cash Equivalents

Cash consists of amounts deposited with high quality financial institutions. These deposits are guaranteed by the Federal Deposit Insurance Company up to an insurance limit. Cash equivalents include short-term, liquid investments in money market funds with original maturities of 90 days or less when purchased.

Restricted Cash

Restricted cash primarily consists of cash pledged as margin on repurchase agreements and derivative transactions. The duration of this restricted cash generally matches the duration of the related repurchase agreements or derivative transaction.

Commercial Mortgage Loans

Held for Investment - Commercial mortgage loans that are held for investment purposes and are anticipated to be held until maturity, are carried at cost, net of unamortized acquisition expenses, discounts or premiums and unfunded commitments. Commercial mortgage loans, held for investment purposes, are carried at amortized cost less an allowance for credit losses. Interest income is recorded on the accrual basis and related discounts, premiums and acquisition expenses on investments are amortized over the life of the investment using the effective interest method. Amortization or accretion is reflected as an adjustment to interest income in the Company’s consolidated statements of operations. Guaranteed loan commitment fees payable by the borrower upon maturity are accreted over the life of the investment using the effective interest method. The accretion of guaranteed loan commitment fees is recognized in interest income in the Company's consolidated statements of operations.

108

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

Held for Sale - Commercial mortgage loans that are intended to be sold in the foreseeable future are reported as held for sale and are ~~transferred at fair value and~~ recorded at the lower of cost or fair value with changes recorded through the statements of operations. Unamortized loan origination costs for commercial mortgage loans held for sale that are carried at the lower of cost or fair value are capitalized as part of the carrying value of the loans and recognized upon the sale of such loans. Amortization of origination costs ceases upon transfer of commercial mortgage loans to held for sale.

Held for Sale, ~~Accounted for Under the~~Measured at Fair Value ~~Option~~ - The fair value option provides an option to irrevocably elect fair value as an alternative measurement for selected financial assets, financial liabilities, and written loan commitments. The Company has elected to measure commercial mortgage loans held for sale in the Company's TRS under the fair value option. These commercial mortgage loans are included in the Commercial mortgage loans, held for sale, measured at fair value in the consolidated balance sheets. Interest income received on commercial mortgage loans, held for sale, measured at fair value is recorded on the accrual basis of accounting and is included in interest income in the consolidated statements of operations. Costs to originate these investments are expensed when incurred.

Real estate owned

The Company classifies its real estate owned as long-lived assets held for investment or as long-lived assets held for sale. Held for investment assets are stated at cost, as adjusted for any impairment loss, less accumulated depreciation.

Real estate owned, ~~is classified as~~ held for sale in the period in which the six criteria under ASC Topic 360, "Property, Plant, and Equipment" are met: (1) we commit to a plan and have the authority to sell the asset; (2) the asset is available for sale in its current condition; (3) we have initiated an active marketing plan to locate a buyer for the asset; (4) the sale of the asset is both probable and expected to qualify for full sales recognition within a period of 12 months; (5) the asset is being actively marketed for sale at a price that is reflective of its current fair value; and (6) we do not anticipate changes to our plan to sell the asset. Held for sale assets are carried at the lower of depreciated cost or estimated fair value, less estimated costs to sell.

investment - Amounts capitalized to real estate owned, held for investment consist of the cost of acquisition or construction, any tenant improvements or major improvements, betterments that extend the useful life of the related asset, and transaction costs associated with the acquisition of an individual asset that does not qualify as a business combination. All repairs and maintenance are expensed as incurred. Additionally, the Company capitalizes interest while the development, or redevelopment, of a real estate owned asset is in progress. No development or redevelopments of real estate owned assets are in progress as of March 31, ~~2022.~~2023.

The Company’s real estate owned, held for investment assets are depreciated or amortized using the straight-line method over the following useful lives:


Buildings			40 years
Furniture, fixtures, and equipment			15 years
Site Improvements			5 - 25 years
Intangible lease assets			Lease term

The Company continually monitors events and changes in circumstances that could indicate that the carrying amounts of the real estate and related intangible assets of either operating properties or properties under construction in which the Company has an ownership interest, either directly or through investments in joint ventures, may not be recoverable. When indicators of potential impairment are present, management assesses whether the respective carrying values will be recovered from the undiscounted future operating cash flows expected from the use of the asset and its eventual disposition for assets held for use, or from the estimated fair values, less costs to sell, for assets held for sale. In the event that the expected undiscounted future cash flows for assets held for use or the estimated fair value, less costs to sell, for assets held for sale do not exceed the respective asset carrying value, management adjusts such assets to the respective estimated fair values and recognizes an impairment loss. Estimated fair values are calculated based on the following information, depending upon availability, in order of preference: (i) recently quoted market prices, (ii) market prices for comparable properties, or (iii) the present value of undiscounted cash flows, including estimated sales value (which is based on key assumptions such as estimated market rents, lease-up periods, estimated lease terms, and capitalization and discount rates) less estimated selling costs.

Real estate owned, ~~assets that are probable to be sold within one year are reported as~~ held for ~~sale.~~ sale - Real estate owned ~~assets~~is classified as held for sale in the period in which the six criteria under ASC Topic 360, "Property, Plant, and Equipment" are ~~measured~~met: (1) we commit to a plan and have the authority to sell the asset; (2) the asset is available for sale in its current condition; (3) we have initiated an active marketing plan to locate a buyer for the asset; (4) the sale of the asset is both probable and expected to qualify for full sales recognition within a period of 12 months; (5) the asset is being actively marketed for sale at a price that is reflective of its current fair value; and (6) we do not anticipate changes to our plan to sell the asset. Held for sale assets are carried at the lower of ~~its carrying amount~~depreciated cost or estimated fair value, less ~~cost~~estimated costs to sell.

~~Table~~ Gains and losses on real estate owned, held for sale are included in (Gain)/loss on other real estate investments on the consolidated statements of ~~Content~~s

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

Real estate owned assets are not depreciated or amortized while they are classified as held for sale. Interest and other expenses attributable to the liabilities of a disposal group classified as held for sale continue to be accrued. Upon the disposition of a real estate owned asset, the Company calculates ~~realized~~ gains and losses as net proceeds received less the carrying value of the real estate owned asset. Net proceeds received are net of direct selling costs associated with the disposition of the real estate owned asset.

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

operations.

Fair Value of Assets and Liabilities of Acquired Properties

Upon the acquisition of real properties, the Company records the fair value of properties (plus any related acquisition costs) allocated based on relative fair value as tangible assets, consisting of land and building, and identified intangible assets and liabilities, consisting of the value of above-market and below-market leases and the value of in-place leases, based on their estimated fair values. Substantially all of the Company’s property acquisitions qualify as asset acquisitions under ~~Accounting Standards Codification ("ASC")~~ASC 805, Business Combinations.

The estimated fair values of the tangible assets of an acquired property are determined by valuing the property as if it were vacant, and the “as-if-vacant” value is then allocated to land and building based on management’s determination of the estimated fair value of these assets. Management relies on a sales comparison approach using closed land sales and listings in determining the land value and determines the as-if-vacant estimated fair value of a property using methods similar to those used by independent appraisers. Factors considered by management in performing these analyses include an estimate of carrying costs during the expected lease-up periods considering current market conditions and costs to execute similar leases. In estimating carrying costs, management includes real estate taxes, insurance, and other operating expenses and estimates of lost rental revenue during the expected lease-up periods based on current market demand. Management also estimates the cost to execute similar leases including leasing commissions, legal, and other related costs.

The estimated fair values of above-market and below-market in-place leases are recorded based on the present value (using an interest rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to the in-place leases and (ii) management’s estimate of market rates for the corresponding in-place leases, measured over a period equal to the remaining terms of the leases, taking into consideration the probability of renewals for any below-market leases. The capitalized above-market and below-market lease values are recorded as intangible lease assets or liabilities and amortized as an adjustment to rental revenues over the remaining terms of the respective leases.

The estimated fair values of in-place leases include an estimate of the direct costs associated with obtaining the acquired or "in place" tenant and estimates of opportunity costs associated with lost rentals that are avoided by acquiring an in-place lease. The amount capitalized as direct costs associated with obtaining a tenant include commissions, tenant improvements, and other direct costs and are estimated based on management’s consideration of current market costs to execute a similar lease. These direct lease origination costs are included in deferred lease costs in the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective leases. The value of opportunity costs is calculated using the contractual amounts to be paid pursuant to the in-place leases over a market absorption period for a similar lease. These lease intangibles are included in intangible lease assets in the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective leases.

Credit Losses

The allowance for credit losses required under ~~Accounting Standards Update ("ASU") No.~~ASU 2016-13 ~~Financial Instruments Credit Losses,~~ is deducted from the respective ~~loans’~~loan's amortized cost basis on the Company’s consolidated balance sheets. ~~The~~

General allowance for credit losses ~~attributed to unfunded loan commitments is included in Accounts payable and accrued expenses on the consolidated balance sheets.~~

~~Allowance for credit losses~~

The general allowance for credit losses for the Company’s financial instruments carried at amortized cost and off-balance sheet credit exposures, such as loans held for investment and unfunded loan commitments represents a lifetime estimate of expected credit losses. Factors considered by the Company when determining the general allowance for credit losses reserve include loan-specific characteristics such as loan-to-value (“LTV”) ratio, vintage year, loan term, property type, occupancy and geographic location, financial performance of the borrower, expected payments of principal and interest, as well as internal or external information relating to past events, current conditions and reasonable and supportable forecasts.

The general allowance for credit losses is measured on a collective (pool) basis when similar risk characteristics exist for multiple financial instruments. If similar risk characteristics do not exist, the Company measures the general allowance for credit losses on an individual instrument basis. The determination of whether a particular financial instrument should be included in a pool can change over time. If a financial asset’s risk characteristics change, the Company evaluates whether it is appropriate to continue to keep the financial instrument in its existing pool or evaluate it individually.

1210

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

In measuring the general allowance for credit losses for financial instruments including our unfunded loan commitments that share similar risk characteristics, the Company primarily applies a probability of default (“PD”)/loss given default (“LGD”) model for instruments that are collectively assessed, whereby the allowance for credit losses is calculated as the product of PD, LGD and exposure at default (“EAD”). The Company’s model principally utilizes historical loss rates derived from a commercial mortgage backed securities database with historical losses from ~~1998 to~~2001 - 2021 provided by a reputable third party, forecasting the loss parameters using a scenario-based statistical approach over a reasonable and supportable forecast period of twelve months, followed by an immediate reversion to average historical losses. ~~For~~

When a borrower is experiencing financial ~~instruments assessed on an individual~~difficulties and a loan is modified, the effect of the modification will be included in the Company’s assessment of the CECL allowance for loan losses. If the Company provides principal forgiveness, the amortized cost basis ~~including~~of the loan is written off against the allowance for loan losses. Generally, when ~~it is probable that~~modifying loans, the Company will ~~be unable~~seek to ~~collect~~protect its position by requiring incremental pay downs, additional collateral or guarantees and, in some cases, lookback features or equity interests to offset the ~~full payment~~effects of ~~principal and interest on~~modifications granted should conditions impacting the ~~instrument, the Company applies a discounted cash flow (“DCF”) methodology.~~loan improve.

Specific allowance for credit losses

For financial instruments where the borrower is experiencing financial difficulty based on the Company’s assessment at the reporting date and ~~the~~ repayment is expected to be provided substantially through the operation or sale of the collateral, the Company may elect to use as a practical expedient the fair value of the collateral at the reporting date when determining ~~the~~a specific allowance for credit losses.

For financial instruments which the Company identifies reasonable doubt as to whether the collection of contractual components can be satisfied, a loan specific allowance analysis is performed. Determining whether a specific allowance for credit losses for a loan is required entails significant judgment from management and is based on several factors including (i) the underlying collateral performance, (ii) discussions with the borrower, (iii) borrower events of default, and (iv) other facts that impact the borrower’s ability to pay the contractual amounts due under the terms of the loan. If a loan is determined to have a specific allowance for current losses, the specific allowance for current losses is recorded as a component of our Current Expected Credit Loss ("CECL") reserve by applying the practical expedient for collateral dependent loans. The CECL reserve is assessed on an individual basis for such loans by comparing the estimated fair value of the underlying collateral, less costs to sell, to the book value of the respective loan. These valuations require judgments, which include assumptions regarding capitalization rates, discount rates, leasing, creditworthiness of major tenants, occupancy rates, availability and cost of financing, exit plans, loan sponsorship, actions of other lenders, and other factors deemed relevant by the Company. Actual losses, if any, could ultimately differ materially from these estimates. The Company only expects to write-off specific allowances for current losses if and when such amounts are deemed non-recoverable. Non-recoverability is generally determined at the time a loan is settled, or in the case of foreclosure, when the underlying asset is sold. Non-recoverability may also be concluded if, in the Company's determination, it is deemed certain that all amounts due will not be collected. If a loan is determined to be impaired based on the above considerations, management records a write-off through a charge to the "Allowance for credit losses" and the respective loan balance.

Risk Rating

In developing the ~~allowance~~allowances for credit losses for its loans held for investment, the Company performs a comprehensive analysis of its loan portfolio and assigns risk ratings to loans that incorporate management's current judgments about their credit quality based on all known and relevant internal and external factors that may affect collectability, using similar factors as those in developing the allowance for credit losses. This methodology results in loans being segmented by risk classification into risk rating categories that are associated with estimated probabilities of default and principal loss. Risk rating categories range from "1" to "5" with "1" representing the lowest risk of loss and "5" representing the highest risk of loss with the ratings updated quarterly. At the time of origination or purchase, loans held for investment are ranked as a “2” and will move accordingly going forward based on the ratings which are defined as follows:

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

1.Very Low Risk- Investment exceeding fundamental performance expectations and/or capital gain expected. Trends and risk factors since time of investment are favorable.

2.Low Risk- Performing consistent with expectations and a full return of principal and interest expected. Trends and risk factors are neutral to favorable.

3.Average Risk- Performing investments requiring closer monitoring. Trends and risk factors show some deterioration.

4.High Risk/Delinquent/Defaulted/Potential for Loss- Underperforming investment with the potential of some interest loss but still expecting a positive return on investment. Trends and risk factors are negative.

5.Impaired/~~Defaulted/~~Loss Likely- Underperforming investment with expected loss of interest and some principal.

The Company also considers qualitative and environmental factors, including, but not limited to, economic and business conditions, nature and volume of the loan portfolio, lending terms, volume and severity of past due loans, concentration of credit and changes in the level of such concentrations in its determination of the allowance for credit losses.

Changes in the ~~allowance~~allowances for credit losses for the Company’s financial instruments are recorded in Provision/(benefit) for credit losses on the consolidated statements of operations with a corresponding offset to the financial instrument’s amortized cost recorded on the consolidated balance sheets, or as a component of Accounts payable and accrued expenses for unfunded loan commitments.

The Company has elected to not measure an allowance for credit losses for accrued interest receivable as ~~it is~~balances are written off in a timely ~~following three months' time, reversed against interest income~~manner when ~~a loan,~~loans, real estate ~~security~~securities or preferred equity ~~investment is~~investments are designated as non-performing and placed on ~~nonaccrual status.~~ non-accrual or cost recovery status within 90 days of becoming past due.

Non-performing status

The Company ~~did not record reversals of accrued interest receivable during the three months ended March 31, 2022. Loans are charged off against the Provision/(benefit) for credit losses~~designates loans as non-performing when ~~all or a portion of the principal amount is determined to be uncollectible.~~

~~Past due and nonaccrual status~~

~~Loans are placed on nonaccrual status and considered non-performing when~~(i) full payment of principal and/or coupon interest components become 90-days past due ("non-accrual status"); or (ii) the Company has reasonable doubt as to whether the collection of contractual components can be satisfied ("cost recovery status"). When a loan is designated as non-performing and placed on non-accrual status, interest is ~~unpaid for 90 days or more or where reasonable doubt exists~~only recognized as ~~to timely~~income when payment has been received. Loans designated as non-performing and placed on non-accrual status are removed from their non-performing designation when collection ~~unless the~~of principal and coupon interest components have been satisfied. When a loan is ~~both well secured~~designated as non-performing and ~~in the process of collection. Interest received~~placed on ~~nonaccrual~~cost recovery status, ~~loans are accounted for under~~ the cost-recovery method ~~until qualifying for return~~is applied to ~~accrual. Upon restructuring the nonaccrual loan, the Company may return a loan to accrual status when repayment~~which receipt of principal ~~and~~or coupon interest is ~~reasonably assured.~~

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

~~Troubled Debt Restructuring (“TDR”)~~

~~The Company classifies an individual financial instrument~~recorded as a ~~TDR when it has a reasonable expectation that the financial instrument’s contractual terms will be modified in a manner that grants concession~~reduction to the borrower who is experiencing financial difficulty. Concessions could include term extensions, payment deferrals, interest rate reductions, principal forgiveness, forbearance, or other actions designed to maximize the Company’samortized cost until collection ~~on the financial instrument. The Company determines the allowance for credit losses for financial instruments that~~of all contractual components are ~~TDRs individually.~~reasonably assured.

Real Estate Securities

Available For Sale

~~On the acquisition date, all of the~~The Company’s ~~commercial~~ real estate securities ~~were~~are classified as available for sale ("AFS") and carried at fair ~~value, and subsequently any unrealized gains or losses are recognized as a component of accumulated other comprehensive income or loss. The Company may elect the~~value. Changes in fair value ~~option~~of available for ~~its~~sale real estate securities ~~and as a result, any unrealized gains or losses on such real estate securities will be recorded~~are recognized in the ~~Company’s~~ consolidated statements of ~~operations. No such election was made as of March 31, 2022.~~comprehensive income. Related discounts, premiums and acquisition expenses on investments are amortized or accreted over the life of the investment using the effective interest method. Amortization isand accretion are reflected as an adjustment to interest income in the Company’s consolidated statements of operations. The Company uses the specific identification method in determining the cost relief for real estate securities sold. Realized gains and losses from the sale of ~~real estate~~available for sale trading securities are included in the Company’s consolidated statements of operations.

AFS real estate securities which have experienced a decline in the fair value below their amortized cost basis (i.e., impairment) are evaluated each reporting period to determine whether the decline in fair value is due to credit-related factors. Any impairment that is not credit-related is recognized in accumulated other comprehensive income, while credit-related impairment is recognized as an allowance on the consolidated balance sheets with a corresponding adjustment on the consolidated statements of operations. If the Company intends to sell an impaired real estate security or more likely than not will be required to sell such a security before recovering its amortized cost basis, the entire impairment amount is recognized in the consolidated statements of operations with a corresponding adjustment to the security’s amortized cost basis.

The Company analyzes the AFS ~~security~~real estate securities portfolio on a periodic basis for credit losses at the individual security level using the same criteria described above for those amortized cost financial assets subject to an ~~allowance~~provision for credit losses including but not limited to; performance of the underlying assets in the security, borrower financial resources and investment in collateral, collateral type, credit ratings, project economics and geographic location as well as national and regional economic factors.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

The non-credit loss component of the unrealized loss within the Company’s AFS portfolio is recognized as an adjustment to the individual security’s asset balance with an offsetting entry to accumulated other comprehensive income in the consolidated balance sheets.

Trading

In the merger with Capstead, the Company acquired a portfolio of residential mortgage pass-through securities consisting primarily of adjustable-rate mortgage ("ARM") securities issued and guaranteed by government-sponsored enterprises, either Fannie Mae, Freddie Mac, or by an agency of the federal government, Ginnie Mae. Together these securities are referred to as "ARM Agency Securities" and are classified as "trading".

ARM Agency Securities are recorded at fair value and are classified as trading on the balance sheet with trading gains and losses ~~on the paydowns~~due to fair value changes and sales of these securities recorded in the Company's consolidated statements of operations. The Company calculates trading gains and losses on the sales of ARM Agency Securities based on the specific identification method. Fair values fluctuate with current and projected changes in interest rates, prepayment expectations and other factors such as market liquidity conditions and the perceived credit quality of agency securities. Judgment is required to interpret market data and develop estimated fair values, particularly in circumstances of deteriorating credit quality and market liquidity.

Repurchase Agreements

Commercial mortgage loans and real estate securities sold under repurchase agreements have been treated as collateralized financing transactions because the Company maintains effective control over the transferred securities. Commercial mortgage loans and real estate securities financed through a repurchase agreement remain on the Company’s consolidated balance sheets as an asset and cash received from the purchaser is recorded as a liability. Interest paid in accordance with repurchase agreements is recorded in interest expense on the Company's consolidated statements of operations.

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

Deferred Financing Costs

The deferred financing costs related to the Company's various Master Repurchase Agreements as well as certain prepaid subscription costs are included in Prepaid expenses and other assets on the consolidated balance sheets. Deferred financing cost on the Company's ~~collateralized loan obligations ("CLO")~~CLOs are netted against the Company's CLO payable in the Collateralized loan obligations on the consolidated balance sheets. Deferred financing costs are amortized over the terms of the respective financing agreement using the effective interest method and included in interest expense on the Company's consolidated statements of operations. Unamortized deferred financing costs are generally expensed when the associated debt is refinanced or repaid before maturity.

~~Share Repurchase Program~~

Until the merger with Capstead, the Company had a Share Repurchase Program (the "SRP") that enabled stockholders to sell their shares to the Company, subject to certain conditions. Under the SRP, when a stockholder requested a redemption and the redemption was approved by the board of directors, the Company reclassified such obligation from equity to a liability based on the settlement value of the obligation. Shares repurchased under the SRP have the status of authorized but unissued shares.

Offering and Related Costs

Since 2018, the Company has from time to time offered, ~~and may in the future offer,~~ shares of the Company’s common stock or one or more series of its preferred stock, including its Series CH convertible preferred stock (the “Series CH Preferred ~~Stock,”~~Stock”) and former Series DI convertible preferred stock (the “Series DI Preferred Stock”) in private placements exempt from the registration requirements of the Securities Act of 1933, as amended. In connection with these offerings, the Company ~~incurs~~incurred various offering costs. These offering costs include but are not limited to legal, accounting, printing, mailing and filing fees, and diligence expenses of broker-dealers. Offering costs for the common stock are recorded in the Company’s stockholders’ ~~equity, while the offering~~equity. Offering costs for the Series CH Preferred Stock and Series DI Preferred Stock ~~are included within Series C Preferred Stock and Series D Preferred Stock, respectively, on~~were expensed to the ~~Company’s~~Company's consolidated ~~balance sheets.~~statement of operations.

~~Table~~period, which are included in share-based compensation expense on the consolidated statements of ~~Content~~s

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

Equity Incentive Plan

The Company maintains the Franklin BSP Realty Trust, Inc. 2021 Equity Incentive Plan (the “2021 Incentive Plan”), pursuant to which the Company has granted and may in the future, from time to time, grant equity awards to the Company’s directors, officers and employees (if it ever has employees), employees of the Advisor and its affiliates, or certain of the Company’s consultants, advisors or other service providers to the Company or an affiliate of the Company. The 2021 Incentive Plan, which is administered by the Compensation Committee of the ~~Board~~board of ~~Directors,~~directors, provides for the grant of awards of share options, share appreciation rights, restricted shares, restricted share units, deferred share units, unrestricted shares, dividend equivalent rights, performance shares and other performance-based awards, other equity-based awards, ~~LTIP~~long-term incentive plan units and cash bonus awards.

In January 2022 and 2023, the Company ~~began issuing~~issued under the 2021 Incentive Plan awards of restricted stock units ("RSUs") to its officers and certain other personnel of the Advisor who provide services to the Company. These awards are service-based and vest in equal annual installments beginning on the anniversary of the date of grant over a period of three years, subject to continuing service. One share of the Company’s common stock ~~will be~~is issued for each unit that vests. These awards also grant non-forfeitable dividend equivalent rights equal to the cash dividend paid in the ordinary course on a common share to the Company's common shareholders. Upon termination for any reason, all unvested RSUs will be forfeited by the grantee, who will be given no further rights to such RSUs. The fair value of the RSUs is expensed over the vesting period, which are included in share-based compensation expense on the consolidated statements of operations.

Restricted Share Plan

The Company also ~~has~~had an Amended and Restated Employee and Director Incentive Restricted Share Plan (the "RSP"), which ~~provides~~provided the Company with the ability to grant awards of restricted shares to the Company’s directors, officers and employees (if the Company ever has employees), employees of the Advisor and its affiliates, employees of entities that provide services to the Company, directors of the Advisor or of entities that provide services to the Company, the Advisor and its affiliates. The ~~total number of common shares granted under the~~ RSP shall not exceed 5% of the Company’s authorized common shares, and in any event, will not exceed 4.0 million shares (as such number may be adjusted for stock splits, stock distributions, combinations and similar events). The RSP will expireexpired on February 7, 2023.

Restricted share awards entitle the recipient to receive common shares from the Company under terms that provide for vesting over a specified period of time or upon attainment of pre-established performance objectives. Such awards would typically be forfeited with respect to the unvested shares upon the termination of the recipient’s employment or other relationship with the Company. Restricted shares may not, in general, be sold or otherwise transferred until restrictions are removed and the shares have vested. Holders of restricted shares may receive cash distributions prior to the time that the restrictions on the shares have lapsed. Any distributions payable in common shares shall be subject to the same restrictions as the underlying restricted shares. The fair value of the restricted share awards ~~are~~is expensed over the vesting ~~period.~~

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

operations.

Distribution Reinvestment Plan

~~Pursuant to the terms of the Company's distribution~~The Company maintains a dividend reinvestment plan ("DRIP") ~~in effect until December 17, 2021,~~pursuant to which stockholders ~~had the option to elect to~~may reinvest ~~distributions by purchasing~~dividends into shares of common stock in lieu of receiving cash. No dealer manager fees or selling commissions were paid with respect to shares purchased pursuant to the DRIP. The purchase price for shares purchased through the DRIP was the lesser of (i) the Company’s most recent estimated per share NAV, and (ii) the Company’s GAAP book value per share. The Company had the right to amend any aspect of the DRIP or terminate the DRIP with ten days’ notice to participants. Shares issued under the DRIP were recorded to equity in the consolidated balance sheets in the period distributions are declared.

~~On December 17, 2021, the Company amended and restated the DRIP (the “Amended DRIP”) in recognition of the listing of the Company’s common stock on the New York Stock Exchange (“NYSE”).~~stock. Shares of common stock purchased through the ~~Amended~~ DRIP for dividend reinvestments are supplied either directly by the Company as newly issued shares or via purchases by the DRIP administrator of shares of common stock on the open market, at the Company’s option. If the shares are purchased in the open market, the purchase price ~~will be~~is the average price per share of shares purchased; if the shares are purchased directly from the Company, the purchase price ~~will~~is generally be the average of the daily high and low sales prices for a share of common stock reported by the NYSE on the dividend payment date authorized by the Company’s board of directors. The Company may suspend, modify or terminate the ~~Amended~~ DRIP at any time in its sole discretion.

Income Taxes

The Company has conducted its operations to qualify as a REIT for U.S. federal income tax purposes beginning with its taxable year ended December 31, 2013. As a REIT, if the Company meets certain organizational and operational requirements and distributes at least 90% of its "REIT taxable income" (determined before the deduction of dividends paid and excluding net capital gains) to its stockholders in a year, it will not be subject to U.S. federal income tax to the extent of the income that it distributes. However, even if the Company qualifies for taxation as a REIT, it may be subject to certain state and local taxes on income in addition to U.S. federal income and excise taxes on its undistributed income. The Company, through its TRSs, is indirectly subject to U.S. federal, state and local income taxes. The Company’s TRSs are not consolidated for U.S. federal income tax purposes but are instead taxed as C corporations. For financial reporting purposes, the TRSs are consolidated and a provision for current and deferred taxes is established for the portion of earnings recognized by the Company with respect to its interest in its TRSs. Total Provision/(benefit) for income tax ~~provision/(benefit)~~ for the three months ended March 31, 2023 and 2022 was $(0.7) million and $(24.0) thousand, respectively.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2021 was $(24) thousand and $2.0 million, respectively.~~2023

(Unaudited)

The Company uses a more-likely-than-not threshold for recognition and derecognition of tax positions taken or to be taken in a tax return. The Company has assessed its tax positions for all open tax years beginning with December 31, 2017 and concluded that there were no uncertainties to be recognized. The Company’s accounting policy with respect to interest and penalties related to tax uncertainties is to classify these amounts as provision for income taxes.

The Company utilizes the TRSs to reduce the impact of the prohibited transaction tax and to avoid penalty for the holding of assets not qualifying as real estate assets for purposes of the REIT asset tests. Any income associated with a TRS is fully taxable because the TRS is subject to federal and state income taxes as a domestic C corporation based upon its net income.

Derivatives and Hedging Activities

In the normal course of business, the Company is exposed to the effect of interest rate changes and may undertake a strategy to limit these risks through the use of derivatives. The Company uses derivatives primarily to economically hedge against interest rates, CMBS spreads and macro market risk in order to minimize volatility. The Company may use a variety of derivative instruments that are considered conventional, including but not limited to: Treasury note futures, interest rate swaps, and credit derivatives on various indices including CMBX and CDX.

The Company recognizes all derivatives on the consolidated balance sheets at fair value. The Company does not designate derivatives as hedges to qualify for hedge accounting for financial reporting purposes and therefore any net payments under, or fluctuations in the fair value of these derivatives have been recognized currently in unrealized (gain)/loss on derivative instruments in the accompanying consolidated statements of operations. The Company records derivative asset and liability positions on a gross basis with any collateral posted with or received from counterparties recorded separately within Restricted cash on the Company’s consolidated balance sheets. Certain derivatives that the Company has entered into are subject to master netting agreements with its counterparties, allowing for netting of the same transaction, in the same currency, on the same date.

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

Per Share Data

The Company’sSeries ~~C Preferred Stock, Series D~~H Preferred Stock and Series FI Preferred Stock are each considered a participating security and the Company calculates basic earnings per share using the two-class method. The Company’s dilutive earnings per share calculation is computed using the more dilutive result of the treasury stock method, assuming the participating security is a potential common share, or the two-class method, assuming the participating security is not converted. The Company calculates basic earnings per share by dividing net income applicable to common stock for the period by the weighted-average number of shares of common stock outstanding for that period. Diluted earnings per share reflects the potential dilution that could occur from shares outstanding if potential shares of common stock with a dilutive effect have been issued in connection with the restricted stock plan or upon conversion of the outstanding shares of the Company’s Series CH Preferred Stock and Series DI Preferred Stock, except when doing so would be anti-dilutive.

Reportable Segments

The Company has determined that it has 4four reportable segments based on how the chief operating decision maker reviews and manages the business. The 4four reporting segments are as follows:

•The real estate debt business which is focused on originating, acquiring and asset managing commercial real estate debt investments, including first mortgage loans, subordinate mortgages, mezzanine loans and participations in such loans.

•The real estate securities business focuses on investing in and asset managing real estate securities. Historically this business has focused primarily on CMBS, ~~unsecured REIT debt,~~CRE CLO bonds, CDO notes and other securities. As a result of the October 2021 acquisition of Capstead, the Company acquired and continues to hold a ~~significant~~ portfolio of RMBS in the form of the ARM Agency Securities. The Company has and intends to reinvest the cash and proceeds from dividends, interest, repayments and sales of these assets into its other segments and does not intend to continue to invest in ARM Agency Securities or RMBS in general. ~~As of March 31, 2022, all of the real estate securities in this segment were ARM Agency Securities acquired in the Capstead acquisition.~~

•The commercial conduit business in the Company's TRS, which is focused on originating and subsequently selling fixed-rate commercial real estate loans into the CMBS securitization market.

•The real estate owned business represents real estate acquired by the Company through foreclosure, deed in lieu of foreclosure, or purchase.

See Note 16 - Segment Reporting for further information regarding the Company's segments.

Redeemable Convertible Preferred Stock

The Company’s outstanding ~~Series C and Series D~~ classes of redeemable convertible preferred stock are classified outside of permanent equity in the consolidated balance sheets.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

Series CH Preferred Stock

The Series CH Preferred Stock ranks senior to the Common Stock and ~~while it was outstanding, ranked senior to the Company's Series F Convertible Preferred Stock ("Series F Preferred Stock") and~~ on parity with the Series DI Preferred Stock and the Company’s 7.50% Series E Cumulative Redeemable Preferred Stock (“("Series E Preferred ~~Stock”~~Stock") with respect to priority in dividends and in the distribution of assets in the event of the liquidation, dissolution or winding-up of the Company. The liquidation preference of each share of Series CH Preferred Stock is the greater of (i) $5,000 plus accrued and unpaid dividends, and (ii) the amount that would be received upon a conversion of the Series CH Preferred Stock into the Common Stock.

Dividends on the Series CH Preferred Stock, which are typically declared and paid quarterly, accrue at a rate equal to the greater of (i) an annual amount equal to 4.0% of the liquidation preference per share and (ii) the dividends that would have been paid had such share of Series CH Preferred Stock been converted into a share of common stock on the first day of such quarter, subject to proration in the event the share of Series CH preferred stock is not outstanding for the full quarter. Dividends are paid in arrears. Dividends will accumulate and be cumulative from the most recent date to which dividends had been paid.

~~Each outstanding share of~~On January 19, 2023, the Series CH Preferred Stock ~~shall~~was amended such that the mandatory conversion date was extended by one year, to January 19, 2024. Unless earlier converted, the Series H Preferred Stock will automatically convert into common stock at a rate of 299.2 shares of common stock ~~(the “Conversion Rate”), subject~~per share of Series H Preferred Stock (subject to ~~anti-dilution~~ adjustments as described in the Articles Supplementary for the Series CH Preferred Stock) on January 19, 2024. The holder of the Series H Preferred Stock ~~on October 19, 2022 or at any~~has the right to convert up to 4,487 shares of Series H Preferred Stock one time ~~before then~~in each calendar month through December 2023, upon ~~the election of the Company with~~ 10 business days’ ~~prior~~advance notice to the ~~holders.~~

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

In the event of the sale of all or substantially all of the business or assets of the Company (by sale, merger, consolidation or otherwise) or the acquisition by any person of more than 50% of the total economic interests or voting power of all securities of the Company (a “ Change of Control”), in each case prior to the automatic conversion dates set forth above, each holder of Series C Preferred Stock will have the right, prior to consummation of such transaction, to convert its Series C Preferred Stock into common stock at the Conversion Rate. In addition, in the event of a change of control (as defined in the Articles Supplementary of the Series C Preferred Stock) of the Advisor or a Change of Control that is not a "Liquidity Event" and that is related to the removal of the Advisor, both the Company and the holder shall have the right, prior to consummation of the transaction, to require the redemption of the Series C Preferred Stock for the liquidation preference. A "Liquidity Event" is defined as (i) the listing of the Common Stock on a national securities exchange or quotation on an electronic inter-dealer quotation system; (ii) a merger or business combination involving the Company pursuant to which outstanding shares of Common Stock are exchanged for securities of another company which are listed on a national securities exchange or quoted on an electronic inter-dealer quotation system; or (iii) any other transaction or series of transaction that results in all shares of Common Stock being transferred or exchanged for cash or securities which are listed on a national securities exchange or quoted on an electronic inter-dealer quotation system.Company.

Holders of the Series CH Preferred Stock (voting as a single class with holders of common stock) are entitled to vote on each matter submitted to a vote of the stockholders of the Company upon which the holders of common stock are entitled to vote. The number of votes applicable to a share of outstanding Series CH Preferred Stock will be equal to the number of shares of common stock a share of Series CH Preferred Stock could have been converted into as of the record date set for purposes of such stockholder vote (rounded down to the nearest whole number of shares of common stock). In addition, the affirmative vote of the holders of two-thirds of the outstanding shares of Series CH Preferred Stock, voting as a single class with other shares of parity preferred stock, is required to approve the issuance of any equity securities senior to the Series CH Preferred Stock and to take certain actions materially adverse to the holders of the Series CH Preferred Stock.

Series DI Preferred Stock

On January 19, 2023, all of the 1,000 outstanding shares of the Series I Preferred Stock converted by their terms into 299.2 shares of common stock per share of Series I Preferred Stock.

The Series DI Preferred Stock iswas on parity with the Series CH Preferred Stock and Series E Preferred Stock with respect to preference on liquidation and dividend rights. The terms of the Series DI Preferred Stock ~~are~~were substantially the same as the ~~terms of the~~ Series CH Preferred Stock, except that the holders of the Series DI Preferred Stock ~~have~~had the option to accelerate the mandatory conversion date, which ~~is October~~was January 19, ~~2022, to a date no earlier than April 19, 2022.~~

~~Automatically Convertible Preferred Stock - Series F Preferred Stock~~

The Series F Preferred Stock ranked junior to all other outstanding classes of the Company’s preferred stock with respect to priority in dividends and in the distribution of assets in the event of the liquidation, dissolution or winding-up of the Company. The liquidation preference of each share of Series F Preferred Stock was $2.00.

~~Dividends on the Series F Preferred Stock were equal to, and were paid~~2023, upon at the same time as, dividends that were authorized and declared on the Company’s common stock. The Series F Preferred Stock ranked senior to the Company’s Common Stock with respect to the distribution of assets upon any liquidation, dissolution or winding up of the Company (other than a liquidation, dissolution or winding up of the Company that results in the automatic conversion of such Series F Preferred Stock into Common Stock).

Each share (or fractional share) of Series F Preferred Stock automatically converted into 1 share of Common Stock (or equivalent fractional share, as applicable) on April 19, 2022, in accordance with the terms of the Series F Preferred Stock. Following the conversion, there were no shares of Series F Preferred Stock issued or outstanding.

~~The Series F Preferred Stock had no stated maturity and was not redeemable.~~

Holders of Series F Preferred Stock (voting as a single class with holders of Common Stock and other series of Company equity securities entitled to vote with the common stockholders) were entitled to vote on each matter submitted to a vote of the stockholders of the Company upon which the holders of Common Stock are entitled to vote. The number of votes applicable to a share of outstanding Series F Preferred Stock would have been equal to the number of shares of Common Stock a share of Series F Preferred Stock could have been converted into as of the record date set for purposes of such stockholder vote (rounded down to the nearest whole number of shares of Common Stock). In addition, the affirmative vote of the holders of two-thirds of the outstanding shares of Series F Preferred Stock would have been required to take certain actions materially adverse to the holders of the Series F Preferred Stock.

Table of ~~Preferred Stock Conversion Terms~~Contents

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

least 10 days' written notice.

Perpetual Preferred Stock—Series E Preferred Stock

The Series E Preferred Stock has no stated maturity and is not subject to any sinking fund or mandatory redemption. The Series E Preferred Stock ranks, with respect to rights to the payment of dividends and the distribution of assets upon its liquidation, dissolution or winding up, senior to the common stock and ~~Series F Preferred Stock and~~ on a parity with the Series CI Preferred Stock and Series DH Preferred Stock. The liquidation preference is $25.00 per share, plus an amount equal to any accumulated and unpaid dividends.

Holders of shares of the Series E Preferred Stock are entitled to receive, when, as and if authorized by our board of directors and declared by the Company, out of funds legally available for the payment of dividends, cumulative cash dividends at the rate of 7.50% of the $25.00 per share liquidation preference per annum (equivalent to $1.875 per annum per share). Dividends on the Series E Preferred Stock are cumulative and payable quarterly in arrears.

Dividends on the Series E Preferred Stock will accumulate whether or not the Company has earnings, whether or not there are funds legally available for the payment of those dividends and whether or not those dividends are declared.

The Company may, at its option, upon not less than 30 nor more than 60 days’ written notice, redeem the Series E Preferred Stock, in whole or in part, at any time or from time to time, for cash at a redemption price of $25.00 per share, plus any accumulated and unpaid dividends thereon to, but not including, the date fixed for redemption. Upon a change of control of the Company, in the event the Company does not redeem the Series E Preferred Stock, a holder of Series E Preferred Stock will have the right to convert to Common Stock upon the terms set forth in the applicable Articles Supplementary.

The Series E Preferred Stock is listed on the New York Stock Exchange under the symbol “FBRT PRE”.

~~Summary~~

The complete terms of the Series C Preferred Stock, Series D Preferred Stock, Series E Preferred Stock and Series F Preferred Stock are set forth in the Articles Supplementary applicable to each class, which have been filed as exhibits to the Company’s periodic reports filed pursuant to the Securities Exchange Act of 1934, as amended.FRANKLIN BSP REALTY TRUST, INC.

~~The below table summarizes the timing of the conversion of the Company’s outstanding classes of convertible preferred stock into common stock:~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


~~Series/Shares Outstanding at 3/31/22~~	~~Conversion Date~~	Conversion Amount Per One Share of Preferred*
~~Redeemable Convertible Series C Preferred Stock / 1,400 shares outstanding~~	~~October 19, 2022, subject to the Company’s right to accelerate the conversion starting April 19, 2022~~	~~299.2 shares of Common Stock~~
~~Redeemable Convertible Series D Preferred Stock / 17,950 shares outstanding~~	~~October 19, 2022, subject to the holder’s right to accelerate the conversion starting April 19, 2022~~	~~299.2 shares of Common Stock~~
~~Series F Preferred Stock / 39,733,299 shares outstanding~~	~~April 19, 2022~~	~~1 share of Common Stock~~

March 31, 2023

*Subject to anti-dilution adjustments as set forth in Articles Supplementary.(Unaudited)

Recently Issued Accounting Pronouncements ~~Not Yet Adopted~~

In March 2022, the FASB issued ASU 2022-02 "Financial Instruments-Credit Losses (Topic 326): Troubled Debt Restructurings and Vintage Disclosures," or ASU 2022-02. ASU 2022-02 eliminates the accounting guidance for troubled debt restructurings and requires disclosure of current-period gross write-offs by year of loan origination. Additionally, ASU 2022-02 updates the accounting for credit losses under ASC 326 and adds enhanced disclosures with respect to loan refinancing and restructuring in the form of principal forgiveness, interest rate concessions, other-than-insignificant payment delays, or term extensions when the borrower is experiencing financial difficulties. On January 1, 2023, the Company adopted ASU 2022-02 ~~is effective for fiscal years beginning after December 15, 2022,~~on a prospective basis and ~~early~~the adoption ~~is permitted. The amendments should be applied prospectively, however for~~had no significant impact to the recognition and measurement of troubled debt restructurings, the entity has the option to apply a modified retrospective transition method, resulting in a cumulative-effect adjustment to retained earnings in the period of adoption. We are currently evaluating what impact, if any ASU 2022-02 will have on ourCompany's consolidated financial statements.

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

In March 2020, the FASB issued ASU No. 2020-04, Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform on Financial Reporting, which provides temporary optional expedients and exceptions to the US GAAP guidance on contract modifications and hedge accounting to ease the financial reporting burdens of the expected market transition from ~~LIBOR~~the London interbank offered rate (“LIBOR”) and other interbank offered rates to alternative reference rates. The guidance is effective upon issuance and generally can be ~~applied~~elected over time through December 31, ~~2022.~~2024, as extended under ASU No. 2022-06, Reference Rate Reform (Topic 848): Deferral of the Sunset Date of Topic 848. The Company has not adopted any of the optional expedients or exceptions through March 31, ~~2022,~~2023, but will continue to evaluate the possible adoption of any such expedients or exceptions during the effective period as circumstances evolve.

Note 3 - Commercial Mortgage Loans

The following table is a summary of the Company's commercial mortgage loans, held for investment, carrying values by class (dollars in thousands):


		March 31, 2022		December 31, 2021			March 31, 2023		December 31, 2022
Senior loans	Senior loans	$	4,517,879	$	4,204,464	Senior loans	$	5,025,739	$	5,251,464
Mezzanine loans	Mezzanine loans	27,505		22,424		Mezzanine loans	25,762		18,312
Total gross carrying value of loans	Total gross carrying value of loans	4,545,384		4,226,888		Total gross carrying value of loans	5,051,501		5,269,776
Less: Allowance for credit losses (1)		14,933		15,827
General allowance for credit losses						General allowance for credit losses	28,751		26,624
Specific allowance for credit losses (1)						Specific allowance for credit losses (1)	—		14,224
Less: Allowance for credit losses						Less: Allowance for credit losses	28,751		40,848
Total commercial mortgage loans, held for investment, net	Total commercial mortgage loans, held for investment, net	$	4,530,451	$	4,211,061	Total commercial mortgage loans, held for investment, net	$	5,022,750	$	5,228,928

~~________________________~~_________________________________________________________

(1) As of December 31, 2022, the Company recorded a specific allowance for credit losses with respect to a retail loan designated as non-performing. As of March 31, ~~2022~~2023, the loan was written down to the estimated fair value of the collateral less estimated costs to sell and ~~December 31, 2021, there have been no~~the excess of the carrying value of the loan over fair value of the collateral less estimated costs to sell was charged-off against the specific ~~reserves~~allowance for ~~loans in non-performing status.~~credit losses.

As of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, the Company's total commercial mortgage loan portfolio, ~~excluding commercial mortgage loans accounted~~held for ~~under the fair value option,~~investment, was comprised of ~~166~~157 and ~~165~~161 loans, respectively.

~~Table~~The Company identified a commercial mortgage loan, held for investment secured by a portfolio of ~~Content~~s

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

Allowance for Credit Losses

The following table presents the activity in the Company's allowance for credit losses, excluding the unfunded loan commitments, as of March 31, ~~2022~~2023 (dollars in thousands):

Three Months Ended March 31, 2022
MultiFamily Retail Office Industrial Mixed Use Hospitality Self-Storage Manufactured Housing Total
Beginning Balance $ 9,681 $ 288 $ 776 $ 86 $ 169 $ 4,597 $ 152 $ 78 $ 15,827
Current Period:
Provision/(benefit) for credit losses 32 234 (103) 15 (108) (807) (110) (47) (894)
Write offs — — — — — — — — —
Ending Balance $ 9,713 $ 522 $ 673 $ 101 $ 61 $ 3,790 $ 42 $ 31 $ 14,933


	MultiFamily		Retail		Office		Industrial		Mixed Use		Hospitality		Self-Storage		Manufactured Housing		Total
December 31, 2022	$	21,166	$	14,601	$	670	$	259	$	47	$	4,064	$	10	$	31	$	40,848
Changes:
General allowance/(benefit) for credit losses	(1,759)		(343)		2,986		(205)		30		1,342		45		31		2,127
Specific allowance/(benefit) for credit losses	—		835		—		—		—		—		—		—		835
Write offs against specific allowance for credit losses	—		(15,059)		—		—		—		—		—		—		(15,059)
March 31, 2023	$	19,407	$	34	$	3,656	$	54	$	77	$	5,406	$	55	$	62	$	28,751

The Company recorded ~~a decrease~~an increase in its general provision for credit losses during the three months ended March 31, ~~2022~~2023 of ~~$0.9~~$2.1 million. The primary driver for the ~~improvement in the~~higher reserve balance is the ~~positive~~change in economic outlook since the end of the prior ~~year.~~year offset slightly by the decrease in loan portfolio.

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

24 retail properties, that was assigned a risk rating of “5” due to certain conditions that negatively impacted the underlying collateral property’s cash flows. As of December 31, 2022, the specific allowance for current losses remaining was $14.2 million. During the three months ended March 31, ~~2022~~

~~(Unaudited)~~

2023, the Company recorded an additional $0.8 million to the specific allowance for current losses and charged off the remaining $15.1 million which directly reduced the amortized cost basis of the loan. The Company's evaluation of the significant unobservable inputs to the discounted cash flow model used to approximate the fair value of the retail properties collateralizing the loan included a capitalization rate, which ranged from 5.00%-6.75%. As of March 31, 2023, the loan has a fully funded outstanding principal balance of $38.4 million and carrying value of $26.4 million which is composed of 9 remaining retail properties.

The following table presents the activity in the Company's allowance for credit losses for the unfunded loan commitments, which is included in accounts payable and accrued expenses in the consolidated balance sheets as of March 31, ~~2022~~2023 (dollars in thousands):

Three Months Ended March 31, 2022
MultiFamily Retail Office Industrial Mixed Use Hospitality Self-Storage Manufactured Housing Total
Beginning Balance $ 137 $ 1 $ 13 $ 3 $ 10 $ 79 $ — $ — $ 243
Current Period:
Provision/(benefit) for credit losses (32) 15 (4) (2) (10) (28) — — (61)
Ending Balance $ 105 $ 16 $ 9 $ 1 $ — $ 51 $ — $ — $ 182


	MultiFamily		Retail		Office		Industrial		Mixed Use		Hospitality		Self-Storage		Manufactured Housing		Total
December 31, 2022	$	165	$	(36)	$	86	$	3	$	—	$	61	$	—	$	1	$	280
Changes:
General allowance/(benefit) for credit losses	579		36		804		—		—		(21)		—		—		1,398
March 31, 2023	$	744	$	—	$	890	$	3	$	—	$	40	$	—	$	1	$	1,678

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

The following tables represent the composition by loan collateral type and region of the Company's commercial mortgage loans, held for investment portfolio (dollars in thousands):


		March 31, 2022				December 31, 2021					March 31, 2023				December 31, 2022
Loan Type		Par Value		Percentage		Par Value		Percentage
Loan Collateral Type										Loan Collateral Type	Par Value		Percentage		Par Value		Percentage
Multifamily	Multifamily	$	3,264,959	71.6	%	$	2,953,938	69.6	%	Multifamily	$	3,851,347	75.9	%	$	4,030,975	76.1	%
Hospitality	Hospitality	542,171		11.9	%	460,884		10.9	%	Hospitality	602,615		11.9	%	510,566		9.7	%
Office	Office	479,607		10.5	%	485,575		11.4	%	Office	328,454		6.5	%	405,705		7.7	%
Retail	Retail	84,215		1.8	%	104,990		2.5	%	Retail	87,102		1.7	%	120,017		2.3	%
Industrial	Industrial	69,985		1.5	%	88,956		2.1	%	Industrial	78,050		1.5	%	93,035		1.8	%
Mixed Use		52,500		1.2	%	62,965		1.5	%
Self Storage		44,895		1.0	%	56,495		1.3	%
Manufactured Housing		24,152		0.5	%	29,159		0.7	%
Other										Other	128,642		2.5	%	128,676		2.4	%

Total	Total	$	4,562,484	100.0	%	$	4,242,962	100.0	%	Total	$	5,076,210	100.0	%	$	5,288,974	100.0	%


		March 31, 2022				December 31, 2021					March 31, 2023				December 31, 2022
Loan Region	Loan Region	Par Value		Percentage		Par Value		Percentage		Loan Region	Par Value		Percentage		Par Value		Percentage
Southeast										Southeast	$	2,029,772	40.0	%	$	2,229,756	42.2	%
Southwest	Southwest	$	1,784,211	39.1	%	$	1,764,905	41.6	%	Southwest	1,736,116		34.2	%	1,763,492		33.3	%
Southeast		1,380,246		30.1	%	1,106,439		26.2	%
Mideast	Mideast	784,182		17.2	%	646,125		15.2	%	Mideast	524,930		10.3	%	706,192		13.4	%
Far West	Far West	262,728		5.8	%	301,040		7.1	%	Far West	197,207		3.9	%	234,891		4.4	%
Great Lakes	Great Lakes	168,114		3.7	%	183,930		4.3	%	Great Lakes	162,563		3.2	%	162,162		3.1	%
New England		67,117		1.5	%	67,651		1.6	%
Plains		60,172		1.3	%	60,225		1.4	%
Rocky Mountain		43,751		1.0	%	43,751		1.0	%
Various	Various	11,963		0.3	%	68,896		1.6	%	Various	425,622		8.4	%	192,481		3.6	%

Total	Total	$	4,562,484	100.0	%	$	4,242,962	100.0	%	Total	$	5,076,210	100.0	%	$	5,288,974	100.0	%

As of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, the Company's total commercial mortgage loans, held for sale, measured at fair value were each comprised of ~~9 loans and 1 loan, respectively.~~two loans. As of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, the contractual principal outstanding of commercial mortgage loans, held for sale, measured at fair value was ~~$108.5 million and $34.3 million, respectively.~~$15.6 million. As of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, none of the Company's commercial mortgage loans, held for sale, measured at fair value were in default or greater than ninety days past due.

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

The following tables represent the composition by loan collateral type and region of the Company's commercial mortgage loans, held for sale, measured at fair value (dollars in thousands):

March 31, 2022 December 31, 2021
Loan Type Par Value Percentage Par Value Percentage
Retail $ 54,550 50.3 % $ — — %
Hospitality 32,457 30.0 % — — %
Office 12,193 11.2 % 34,250 100.0 %
Multifamily 6,500 6.0 % — — %
Mixed Use 2,750 2.5 % — — %
Total $ 108,450 100.0 % $ 34,250 100.0 %


	March 31, 2023				December 31, 2022
Loan Collateral Type	Par Value		Percentage		Par Value		Percentage
Retail	$	12,000	76.8	%	$	12,000	76.8	%
Office	3,625		23.2	%	3,625		23.2	%





Total	$	15,625	100.0	%	$	15,625	100.0	%

March 31, 2022 December 31, 2021
Loan Region Par Value Percentage Par Value Percentage
Far West $ 47,300 43.6 % $ — — %
Southeast 44,750 41.3 % 34,250 100.0 %
Great Lakes 10,000 9.2 % — — %
Rocky Mountain 6,400 5.9 % — — %
Total $ 108,450 100.0 % $ 34,250 100.0 %


	March 31, 2023				December 31, 2022
Loan Region	Par Value		Percentage		Par Value		Percentage
Southeast	$	15,625	100.0	%	$	15,625	100.0	%

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

Loan Credit Quality and Vintage

The following tables present the amortized cost of our commercial mortgage loans, held for investment as of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, by loan collateral type, the Company’s internal risk rating and year of origination. The risk ratings are updated as of March 31, ~~2022.~~2023.


As of March 31, 2022
As of March 31, 2023																As of March 31, 2023
		2022		2021		2020		2019		2018		2017		Total			2023		2022		2021		2020		2019		Prior		Total

Multifamily:	Multifamily:															Multifamily:
Risk Rating:	Risk Rating:															Risk Rating:
1-2 internal grade	1-2 internal grade	$	388,347	$	2,426,914	$	229,560	$	67,567	$	83,619	$	—	$	3,196,007	1-2 internal grade	$	—	$	1,452,965	$	1,990,747	$	74,521	$	—	$	—	$	3,518,233
3-4 internal grade	3-4 internal grade	—		—		18,669		0		37,025		—		55,694		3-4 internal grade	—		—		242,376		10,761		—		69,742		322,879
Total Multifamily Loans	Total Multifamily Loans	$	388,347	$	2,426,914	$	248,229	$	67,567	$	120,644	$	—	$	3,251,701	Total Multifamily Loans	$	—	$	1,452,965	$	2,233,123	$	85,282	$	—	$	69,742	$	3,841,112

Retail:	Retail:															Retail:
Risk Rating:	Risk Rating:															Risk Rating:
1-2 internal grade	1-2 internal grade	$	20,480	$	33,843	$	11,952	$	17,596	$	—	$	—	$	83,871	1-2 internal grade	$	—	$	14,588	$	33,897	$	—	$	—	$	—	$	48,485
3-4 internal grade	3-4 internal grade	—		—		0		0		—		—		—		3-4 internal grade	—		—		—		—		—		—		—
5 internal grade																5 internal grade	—		26,450		—		—		—		—		26,450
Total Retail Loans	Total Retail Loans	$	20,480	$	33,843	$	11,952	$	17,596	$	—	$	—	$	83,871	Total Retail Loans	$	—	$	41,038	$	33,897	$	—	$	—	$	—	$	74,935

Office:	Office:															Office:
Risk Rating:	Risk Rating:															Risk Rating:
1-2 internal grade	1-2 internal grade	$	—	$	50,320	$	254,583	$	137,233	$	36,291	$	—	$	478,427	1-2 internal grade	$	—	$	—	$	50,667	$	123,578	$	58,890	$	18,620	$	251,755
3-4 internal grade	3-4 internal grade	—		—		—		0		—		—		—		3-4 internal grade	7,439		—		—		43,085		25,761		—		76,285
Total Office Loans	Total Office Loans	$	—	$	50,320	$	254,583	$	137,233	$	36,291	$	—	$	478,427	Total Office Loans	$	7,439	$	—	$	50,667	$	166,663	$	84,651	$	18,620	$	328,040

Industrial:	Industrial:															Industrial:
Risk Rating:	Risk Rating:															Risk Rating:
1-2 internal grade	1-2 internal grade	$	54,730	$	—	$	14,931	$	—	$	—	$	—	$	69,661	1-2 internal grade	$	—	$	77,813	$	—	$	—	$	—	$	—	$	77,813
3-4 internal grade																3-4 internal grade	—		—		—		—		—		—		—
Total Industrial Loans																Total Industrial Loans	$	—	$	77,813	$	—	$	—	$	—	$	—	$	77,813

Hospitality:																Hospitality:
Risk Rating:																Risk Rating:
1-2 internal grade																1-2 internal grade	$	119,423	$	139,900	$	162,798	$	—	$	49,388	$	22,036	$	493,545
3-4 internal grade																3-4 internal grade	—		—		—		—		28,799		78,803		107,602
Total Hospitality Loans																Total Hospitality Loans	$	119,423	$	139,900	$	162,798	$	—	$	78,187	$	100,839	$	601,147

Other:																Other:
Risk Rating:																Risk Rating:
1-2 internal grade																1-2 internal grade	$	—	$	30,413	$	54,156	$	36,210	$	—	$	—	$	120,779
3-4 internal grade																3-4 internal grade	—		—		—		7,675		—		—		7,675
Total Other Loans																Total Other Loans	$	—	$	30,413	$	54,156	$	43,885	$	—	$	—	$	128,454

Total																Total	$	126,862	$	1,742,129	$	2,534,641	$	295,830	$	162,838	$	189,201	$	5,051,501

2220

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

3-4 internal grade — — 0 — — — —
Total Industrial Loans $ 54,730 $ — $ 14,931 $ — $ — $ — $ 69,661
Mixed Use:
Risk Rating:
1-2 internal grade $ 19,902 $ 32,411 $ — $ — $ — $ — $ 52,313
3-4 internal grade — — — — — — —
Total Mixed Use Loans $ 19,902 $ 32,411 $ — $ — $ — $ — $ 52,313
Hospitality:
Risk Rating:
1-2 internal grade $ 90,726 $ 154,543 $ 26,932 $ 33,945 $ — $ — $ 306,146
3-4 internal grade — — — 103,130 52,234 79,041 234,405
Total Hospitality Loans $ 90,726 $ 154,543 $ 26,932 $ 137,075 $ 52,234 $ 79,041 $ 540,551
Self-Storage:
Risk Rating:
1-2 internal grade $ — $ 14,957 $ 29,820 $ — $ — $ — $ 44,777
3-4 internal grade — — — — — — —
Total Self-Storage Loans $ — $ 14,957 $ 29,820 $ — $ — $ — $ 44,777
Manufactured Housing:
Risk Rating:
1-2 internal grade $ — $ 6,668 $ 17,415 $ — $ — $ — $ 24,083
3-4 internal grade — — — — — — —
Total Manufactured Housing Loans $ — $ 6,668 $ 17,415 $ — $ — $ — $ 24,083
Total $ 574,185 $ 2,719,656 $ 603,862 $ 359,471 $ 209,169 $ 79,041 $ 4,545,384


December 31, 2021
As of December 31, 2022														As of December 31, 2022
		2021		2020		2019		2018		2017		Total			2022		2021		2020		2019		2018		2017		Total

Multifamily:	Multifamily:													Multifamily:
Risk Rating:	Risk Rating:													Risk Rating:
1-2 internal grade	1-2 internal grade	$	2,438,376	$	270,953	$	103,989	$	90,877	$	—	$	2,904,195	1-2 internal grade	$	1,511,181	$	2,184,362	$	74,372	$	—	$	34,668	$	—	$	3,804,583
3-4 internal grade	3-4 internal grade	—		—		—		37,025		—		37,025		3-4 internal grade	—		167,707		10,807		—		34,731		—		213,245
Total Multifamily Loans	Total Multifamily Loans	$	2,438,376	$	270,953	$	103,989	$	127,902	$	—	$	2,941,220	Total Multifamily Loans	$	1,511,181	$	2,352,069	$	85,179	$	—	$	69,399	$	—	$	4,017,828

Retail:	Retail:													Retail:
Risk Rating:	Risk Rating:													Risk Rating:
1-2 internal grade	1-2 internal grade	$	33,830	$	11,928	$	29,515	$	29,452	$	—	$	104,725	1-2 internal grade	$	22,275	$	33,884	$	—	$	—	$	—	$	—	$	56,159
3-4 internal grade	3-4 internal grade	—		—		—		—		—		—		3-4 internal grade	—		—		—		—		—		—		—
5 internal grade														5 internal grade	60,304		—		—		—		—		—		60,304
Total Retail Loans	Total Retail Loans	$	33,830	$	11,928	$	29,515	$	29,452	$	—	$	104,725	Total Retail Loans	$	82,579	$	33,884	$	—	$	—	$	—	$	—	$	116,463

Office:	Office:													Office:
Risk Rating:	Risk Rating:													Risk Rating:
1-2 internal grade														1-2 internal grade	$	—	$	50,351	$	189,740	$	66,110	$	18,683	$	—	$	324,884
3-4 internal grade														3-4 internal grade	—		—		54,533		25,748		—		—		80,281
Total Office Loans														Total Office Loans	$	—	$	50,351	$	244,273	$	91,858	$	18,683	$	—	$	405,165

Industrial:														Industrial:
Risk Rating:														Risk Rating:
1-2 internal grade														1-2 internal grade	$	77,762	$	—	$	14,955	$	—	$	—	$	—	$	92,717
3-4 internal grade														3-4 internal grade	—		—		—		—		—		—		—
Total Industrial Loans														Total Industrial Loans	$	77,762	$	—	$	14,955	$	—	$	—	$	—	$	92,717

Hospitality:														Hospitality:
Risk Rating:														Risk Rating:
1-2 internal grade														1-2 internal grade	$	137,055	$	160,397	$	—	$	49,564	$	22,116	$	—	$	369,132
3-4 internal grade														3-4 internal grade	32,305		—		—		28,882		—		78,867		140,054
Total Hospitality Loans														Total Hospitality Loans	$	169,360	$	160,397	$	—	$	78,446	$	22,116	$	78,867	$	509,186

Other:														Other:
Risk Rating:														Risk Rating:
1-2 internal grade														1-2 internal grade	$	30,418	$	54,126	$	36,202	$	—	$	—	$	—	$	120,746
3-4 internal grade														3-4 internal grade	—		—		7,671		—		—		—		7,671
Total Other Loans														Total Other Loans	$	30,418	$	54,126	$	43,873	$	—	$	—	$	—	$	128,417

Total														Total	$	1,871,300	$	2,650,827	$	388,280	$	170,304	$	110,198	$	78,867	$	5,269,776

2321

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~

~~(Unaudited)~~

1-2 internal grade $ 50,291 $ 253,759 $ 136,800 $ 43,308 $ — $ 484,158
3-4 internal grade — — — — — —
Total Office Loans $ 50,291 $ 253,759 $ 136,800 $ 43,308 $ — $ 484,158
Industrial:
Risk Rating:
1-2 internal grade $ — $ 31,906 $ — $ — $ — $ 31,906
3-4 internal grade — — 56,933 — — 56,933
Total Industrial Loans $ — $ 31,906 $ 56,933 $ — $ — $ 88,839
Mixed Use:
Risk Rating:
1-2 internal grade $ 32,395 $ 30,325 $ — $ — $ — $ 62,720
3-4 internal grade — — — — — —
Total Mixed Use Loans $ 32,395 $ 30,325 $ — $ — $ — $ 62,720
Hospitality:
Risk Rating:
1-2 internal grade $ 153,032 $ 26,920 $ 34,054 $ — $ — $ 214,006
3-4 internal grade — — 113,961 52,790 79,102 245,853
Total Hospitality Loans $ 153,032 $ 26,920 $ 148,015 $ 52,790 $ 79,102 $ 459,859
Self-Storage:
Risk Rating:
1-2 internal grade $ 14,948 $ 41,382 $ — $ — $ — $ 56,330
3-4 internal grade — — — — — —
Total Self-Storage Loans $ 14,948 $ 41,382 $ — $ — $ — $ 56,330
Manufactured Housing:
Risk Rating:
1-2 internal grade $ 6,665 $ 22,372 $ — $ — $ — $ 29,037
3-4 internal grade — — — — — —
Total Manufactured Housing Loans $ 6,665 $ 22,372 $ — $ — $ — $ 29,037
Total $ 2,729,537 $ 689,545 $ 475,252 $ 253,452 $ 79,102 $ 4,226,888

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~2023

(Unaudited)

Past Due Status

The following table presents an aging summary of the loans amortized cost basis atas of March 31, ~~2022~~2023 (dollars in thousands):


		Multifamily		Retail		Office		Industrial		Mixed Use		Hospitality		Self-Storage		Manufactured Housing		Total			Multifamily		Retail		Office		Industrial		Mixed Use		Hospitality		Self-Storage		Manufactured Housing		Total
Status:	Status:																			Status:
Current	Current	$	3,251,701	$	83,871	$	478,427	$	69,661	$	52,313	$	483,476	$	44,777	$	24,083	$	4,488,309	Current	$	3,841,111	$	48,485	$	328,040	$	77,813	$	52,432	$	544,072	$	44,867	$	31,181	$	4,968,001
1-29 days past due	1-29 days past due	—		—		—		—		—		—		0		—		—		1-29 days past due	—		—		—		—		—		—				—		—
30-59 days past due	30-59 days past due	—		—		—		—		—		—		—		—		—		30-59 days past due	—		—		—		—		—		—		—		—		—
60-89 days past due	60-89 days past due	—		—		—		—		—		—		—		—		—		60-89 days past due	—		—		—		—		—		—		—		—		—
90-119 days past due	90-119 days past due	—		—		—		—		—		—		—		—		—		90-119 days past due	—		—		—		—		—		—		—		—		—
120+ days past due (1)	120+ days past due (1)	—		—		—		—		—		57,075		—		—		57,075		120+ days past due (1)	—		26,450		—		—		—		57,075		—		—		83,525
Total	Total	$	3,251,701	$	83,871	$	478,427	$	69,661	$	52,313	$	540,551	$	44,777	$	24,083	$	4,545,384	Total	$	3,841,111	$	74,935	$	328,040	$	77,813	$	52,432	$	601,147	$	44,867	$	31,181	$	5,051,526

~~________________________~~_________________________________________________________

(1) For the three months ended March 31, ~~2022,~~2023, there was no interest income recognized on ~~this loan.~~these loans.

Non-performing Status

The following table presents the amortized cost basis of the loans on nonaccrual status as of March 31, 2023 and December 31, 2022 (dollars in thousands):


	March 31, 2023		December 31, 2022
Non-performing loan amortized cost at beginning of year, January 1	$	117,379	$	57,075
Addition of non-performing loan amortized cost	—		60,304
Less: Removal of non-performing loan amortized cost	33,854		—
Non-performing loan amortized cost at end of period	$	83,525	$	117,379

As of March 31, ~~2022 and December 31, 2021,~~2023, the Company had ~~1 loan~~two loans with a total amortized cost basis of $83.5 million designated as non-performing status. One loan is for a hotel property located in New York City which was placed on non-accrual status in 2019 and had an amortized cost basis of $57.1 million ~~on non-accrual status for which there was no related~~as of March 31, 2023. No specific allowance for credit ~~losses.~~losses has been recorded on the loan. The Company did not recognize any interest income on the non-accrual loan during the three months ended March 31, 2023. In April 2023, the New York Hotel property was sold and as a result of the sale, the Company has recovered the full principal amount of its loan (equal to the carrying cost of the loan as of December 31, 2022) and approximately $20.0 million of additional proceeds after the payment of all related closing expenses. As of December 31, 2022, the hotel property in New York City, had a carrying value of $57.1 million, designated as non-performing, and no specific allowance for credit loss was recorded for the loan.

The second loan relates to a commercial mortgage loan with a fully funded outstanding principal balance of $38.4 million and an amortized costs basis of $26.4 million collateralized by a portfolio of retail properties (the "Walgreens Portfolio") in various locations throughout the United States. The loan has been assigned a risk rating of “5” and concurrently, the Company elected to apply a practical expedient for collateral dependent assets in which a specific allowance for credit loss was determined. The loan was evaluated in accordance with ASC 310 - Receivables and was determined to be a TDR. During the three months ended March 31, 2023 the Company recorded an additional $0.8 million to the specific allowance for credit losses and charged off the remaining $15.1 million specific allowance which directly reduced the amortized cost basis of the loan. The Company designated the loan as non-performing and placed the loan on cost recovery status during the second quarter of 2022. Upon designation, the Company ceased the recognition of interest income. Any contractual amounts received are accounted for under the cost-recovery method, until the loan qualifies for return to accrual status. As of December 31, 2022, the Company had $2.6 million in cost recovery proceeds. During the three months ended March 31, 2023, the Company received $0.6 million additional cost recovery proceeds and $1.1 million was transferred to real estate owned in connection with the five properties foreclosed upon during the period. Cost recovery proceeds directly reduce the amortized cost of the loan. As of December 31, 2022, the retail portfolio had a carrying value of $46.0 million net of a specific allowance for credit losses of $14.2 million.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

Credit Characteristics

As part of the Company's process for monitoring the credit quality of its commercial mortgage loans, excluding those held for sale, measured at fair value, it performs a quarterly loan portfolio assessment and assigns risk ratings to each of its loans. The loans are scored on a scale of 1 to 5 as follows:


Investment Rating						Summary Description
1						Very Low Risk - Investment exceeding fundamental performance expectations and/or capital gain expected. Trends and risk factors since time of investment are favorable.
2						Low Risk - Performing consistent with expectations and a full return of principal and interest expected. Trends and risk factors are neutral to favorable.
3						Average Risk - Performing investments requiring closer monitoring. Trends and risk factors show some deterioration.
4						High Risk/~~Delinquent/~~Defaulted/Potential For Loss - Underperforming investment with the potential of some interest loss but still expecting a positive return on investment. Trends and risk factors are negative.
5						Impaired/~~Defaulted/~~Loss Likely - Underperforming investment with expected loss of interest and some principal.

All commercial mortgage loans, excluding loans classified as commercial mortgage loans, held for sale, measured at fair value within the consolidated balance sheets, are assigned an initial risk rating of ~~2.0.~~2. As of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, the weighted average risk rating of ~~the~~ loans was ~~2.1.~~2.1 and 2.2, respectively.

The following table represents the allocation by risk rating for the Company's commercial mortgage loans, held for investment (dollars in thousands):


March 31, 2022					December 31, 2021
March 31, 2023									March 31, 2023				December 31, 2022
Risk Rating	Risk Rating	Number of Loans	Par Value		Risk Rating	Number of Loans	Par Value		Risk Rating	Number of Loans	Par Value		Risk Rating	Number of Loans	Par Value
1	1	—	$	—	1	—	$	—	1	1	$	31,450	1	—	$	—
2	2	150	4,272,194		2	148	3,903,047		2	133	4,491,420		2	141	4,783,568
3	3	15	233,215		3	16	282,840		3	20	425,425		3	15	281,071
4	4	1	57,075		4	1	57,075		4	2	89,514		4	4	160,695
5	5	—	—		5	—	—		5	1	38,426		5	1	63,640
		166	$	4,562,484		165	$	4,242,962		157	$	5,076,235		161	$	5,288,974

2523

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

For the three months ended March 31, ~~2022~~2023 and year ended December 31, ~~2021,~~2022, the activity in the Company's commercial mortgage loans, held for investment portfolio, net of allowance for credit losses, was as follows (dollars in thousands):


		Three Months Ended March 31,		Year Ended December 31,			Three months ended March 31, 2023		Year Ended December 31, 2021
		2022		2021
Balance at Beginning of Year		$	4,211,061	$	2,693,848
Amortized cost, Beginning of Period						Amortized cost, Beginning of Period	$	5,269,776	$	4,226,888
Acquisitions and originations	Acquisitions and originations	640,033		2,897,002		Acquisitions and originations	193,476		2,247,613
Principal repayments	Principal repayments	(320,511)		(1,286,598)		Principal repayments	(381,033)		(1,109,769)
Discount accretion/premium amortization	Discount accretion/premium amortization	2,542		7,038		Discount accretion/premium amortization	3,736		12,614
Loans transferred from/(to) commercial real estate loans, held for sale	Loans transferred from/(to) commercial real estate loans, held for sale	—		(52,615)		Loans transferred from/(to) commercial real estate loans, held for sale	—		(9,296)
Net fees capitalized into carrying value of loans	Net fees capitalized into carrying value of loans	(3,568)		(15,150)		Net fees capitalized into carrying value of loans	(601)		(13,775)
(Provision)/benefit for credit losses		894		4,770
Charge-off from allowance		—		289
Transfer to real estate owned	Transfer to real estate owned	—		(37,523)		Transfer to real estate owned	(33,206)		(80,460)
Balance at End of Period		$	4,530,451	$	4,211,061
Cost recovery						Cost recovery	(648)		(4,039)
Amortized cost, End of Period						Amortized cost, End of Period	$	5,051,500	$	5,269,776
Allowance for credit losses, Beginning of Period						Allowance for credit losses, Beginning of Period	$	(40,848)	$	(15,827)
General (provision)/benefit for credit losses						General (provision)/benefit for credit losses	(2,127)		(10,797)
Specific (provision)/benefit for credit losses						Specific (provision)/benefit for credit losses	(835)		(25,281)
Write offs from specific allowance for credit losses						Write offs from specific allowance for credit losses	15,059		11,057
Allowance for credit losses, End of Period						Allowance for credit losses, End of Period	$	(28,751)	$	(40,848)
Balance, End of Period						Balance, End of Period	$	5,022,749	$	5,228,928

In February 2020, the Company originated a first mortgage loan secured by an office property in Portland, OR. In February 2023, the fully committed $37.3 million senior loan was restructured as a result of financial difficulty to a $25.0 million committed senior loan. Additionally, the Company committed a $10.1 million mezzanine note. In accordance with the adoption of ASU 2022-02, we have classified the restructuring as a continuation of an existing loan on the senior loan and new loan for the mezzanine note. As of March 31, 2023, the amortized cost basis of the loan was $25.0 million on the senior loan and $7.4 million on the mezzanine note. As of December 31, 2022 and prior to modification, the senior loan had an amortized costs of $36.4 million. The Company internally rated the senior and mezzanine loans as risk rating of 4 as of March 31, 2023, and the senior loan as a 4 as of December 31, 2022.

Note 4 - Real Estate Securities

Real Estate Securities Classified As Trading

The following is a summary of the Company's RMBS classified by collateral type and interest rate characteristics as of March 31, 2023 and December 31, 2022 (dollars in thousands):


		Carrying Amount		Average Yield (1)			Carrying Amount		Average Yield (1)
March 31, 2022
March 31, 2023						March 31, 2023
Agency Securities:	Agency Securities:					Agency Securities:
Fannie Mae/Freddie Mac ARMs	Fannie Mae/Freddie Mac ARMs	$	1,678,297	2.34	%	Fannie Mae/Freddie Mac ARMs	$	133,705	2.71	%
Ginnie Mae ARMs		271,039		2.68	%
		$	1,949,336	2.37	%

December 31, 2021

December 31, 2022						December 31, 2022
Agency Securities:	Agency Securities:					Agency Securities:
Fannie Mae/Freddie Mac ARMs	Fannie Mae/Freddie Mac ARMs	$	4,246,803	2.23	%	Fannie Mae/Freddie Mac ARMs	$	235,728	2.42	%
Ginnie Mae ARMs		320,068		2.72	%
		$	4,566,871	2.26	%

~~________________________~~

(1) Average yield is presented for the ~~year~~period then ended and is based on the cash component of interest income expressed as a percentage on average cost basis (the “cash yield”).

The maturity of ~~the Company's~~ ARM Agency Securities is directly affected by prepayments of principal on the underlying mortgage loans. Consequently, actual maturities ~~will~~may be significantly shorter than the portfolio’s weighted average contractual maturity of ~~278~~209 months.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

The Company's ARM Agency Securities are backed by residential mortgage loans that have coupon interest rates that adjust at least annually to more current interest rates or begin doing so after an initial fixed-rate period. After the initial fixed-rate period, if applicable, mortgage loans underlying ARM securities typically either (i) adjust annually based on specified margins over the one-year ~~London interbank offered rate (“LIBOR”)~~LIBOR or the one-year Constant Maturity U.S. Treasury Note Rate (“CMT”), (ii) adjust semiannually based on specified margins over six-month LIBOR or the six-month Secured Overnight Financing Rate (“SOFR”), or (iii) adjust monthly based on specified margins over indices such as one-month LIBOR, the Eleventh District Federal Reserve Bank Cost of Funds Index, or over a rolling twelve month average of the one-year CMT index, usually subject to periodic and lifetime limits, or caps, on the amount of such adjustments during any single interest rate adjustment period and over the contractual term of the underlying loans.

For the three months ended March 31, 2023 and 2022, the Company sold trading securities totaling $95.5 million and $2.2 billion, respectively. For the three months ended March 31, 2023 and 2022, the Company recognized trading gains on ARM Agency Securities of $3.0 million and trading losses of $88.4 million, respectively, due to principal paydowns, changes in market values, and sales of these securities, which were included in Trading (gain)/loss in the Company's consolidated statements of operations.

Real Estate Securities Classified As Available For Sale

The following is a summary of the Company's real estate securities, available for sale, measured at fair value, as of March 31, 2023 and December 31, 2022 (dollars in thousands):


March 31, 2023
Type	Interest Rate	Maturity	Par Value		Fair Value
CRE CLO bond 1	7.5%	8/19/2035	$	40,000	$	39,405
CRE CLO bond 2	7.9%	8/19/2035	25,000		24,756
CRE CLO bond 3	7.6%	10/19/2039	28,340		28,123
CRE CLO bond 4	7.5%	2/19/2038	5,885		5,825
CRE CLO bond 5	8.1%	2/19/2038	14,382		14,221
			$	113,607	$	112,330

December 31, 2022
Type	Interest Rate	Maturity	Par Value		Fair Value
CRE CLO bond 1	7.1%	8/19/2035	$	40,000	$	39,795
CRE CLO bond 2	7.6%	8/19/2035	25,000		25,010
CRE CLO bond 3	8.4%	8/19/2035	10,000		10,056
CRE CLO bond 4	7.4%	10/25/2039	36,700		36,990
CRE CLO bond 5	8.0%	10/25/2039	35,000		35,298
CRE CLO bond 6	8.6%	10/25/2039	14,300		14,221
CRE CLO bond 7	7.3%	10/19/2039	60,000		59,655
			$	221,000	$	221,025

The Company classified its CRE CLO bonds as available for sale and reported them at fair value in the consolidated balance sheets with changes in fair value recorded in accumulated other comprehensive income/(loss). The weighted average contractual maturity for CLO investments included within the CRE CLO bonds portfolio as of March 31, 2023 and December 31, 2022 was 13.9 years and 15.4 years, respectively.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

~~During~~The following table shows the ~~first quarter~~amortized cost, allowance for expected credit losses, unrealized gain/(loss) and fair value of the Company's CRE CLO bonds by investment type as of March 31, 2023 and December 31, 2022 (dollars in thousands):


	Amortized Cost		Credit Loss Allowance		Unrealized Gain		Unrealized (Loss)		Fair Value




March 31, 2023
CLOs	$	113,588	$	—	$	—	$	(1,258)	$	112,330


December 31, 2022
CLOs	$	220,635	$	—	$	833	$	(443)	$	221,025

As of March 31, 2023, the Company held five CRE CLO bonds with an amortized cost basis of $113.6 million and an unrealized loss of $1.3 million. As of December 31, 2022, the Company ~~sold trading securities using~~held seven CRE CLO bonds with an amortized cost basis of $220.6 million and a net unrealized gain of $0.39 million, three of which were held in an unrealized loss position of $0.4 million. As of March 31, 2023 and December 31, 2022, zero positions had an unrealized loss for a period greater than twelve months. As of March 31, 2023 and December 31, 2022, the ~~specific identification method~~fair value of the Company's CRE CLO bonds that were in an unrealized loss position for ~~proceeds totaling $2.2 billion. Subsequent to quarter end, the Company sold trading securities using the same method~~less than twelve months, and for ~~proceeds totaling $1.2 billion.~~which an allowance for credit loss has not been recorded was $112.3 million and $113.7 million, respectively.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

Note 5 - Real Estate Owned

Real Estate Owned, Held for Investment

The following table summarizes the Company's real estate owned, held for investment assets as of March 31, 2023 (dollars in thousands):


As of March 31, 2023
Acquisition Date (1)	Property Type	Primary Location(s)	Land		Building and Improvements		Furniture, Fixtures and Equipment		Accumulated Depreciation		Real Estate Owned, net
September 2021	Industrial	Jeffersonville, GA	$	3,436	$	84,259	$	2,928	$	(3,453)	$	87,170
Various (2)	Retail	Various	$	13,319	$	48,509	$	—	$	(374)	$	61,454
			$	16,755	$	132,768	$	2,928	$	(3,827)	$	148,624

________________________

See notes below.

The following table summarizes the Company's real estate owned asset ~~held for investment,~~ as of ~~March~~December 31, 2022 (dollars in thousands):

Acquisition Date Property Type Primary Location(s) Land Building and Improvements Furniture, Fixtures and Equipment Accumulated Depreciation Real Estate Owned, net
September 2021 (1)
Industrial Jeffersonville, GA $ 3,436 $ 84,259 $ 2,928 $ (1,150) $ 89,473
$ 3,436 $ 84,259 $ 2,928 $ (1,150) $ 89,473


As of December 31, 2022
Acquisition Date (1)	Property Type	Primary Location(s)	Land		Building and Improvements		Furniture, Fixtures and Equipment		Accumulated Depreciation		Real Estate Owned, net
September 2021	Industrial	Jeffersonville, GA	$	3,436	$	84,259	$	2,928	$	(2,877)	$	87,746
Various (2)	Retail	Various	$	9,105	$	31,036	$	—	$	(115)	$	40,026
			$	12,541	$	115,295	$	2,928	$	(2,992)	$	127,772

________________________

(1) ~~See~~Refer to Note 2 ~~- Summary~~for the useful life of ~~Significant Accounting Policies.~~the above assets.

~~The following table summarizes~~(2) As discussed below, 15 and ten retail properties associated with the ~~Company's real estate owned asset, held for investment,~~loan secured by the Walgreen's Portfolio were foreclosed upon as of March 31, 2023 and December 31, ~~2021 (dollars in thousands):~~

Acquisition Date Property Type Primary Location(s) Land Building and Improvements Furniture, Fixtures and Equipment Accumulated Depreciation Real Estate Owned, net
September 2021 (1)
Industrial Jeffersonville, GA $ 3,436 $ 84,259 $ 2,928 $ (575) $ 90,048
$ 3,436 $ 84,259 $ 2,928 $ (575) $ 90,048
~~________________________~~

~~(1)~~ ~~See Note 2 - Summary~~2022, respectively. The properties are located throughout the United States of ~~Significant Accounting Policies.~~America.

Depreciation expense for the three months ended March 31, ~~2022~~2023 and March 31, ~~2021~~2022 totaled ~~$0.6~~$0.8 million and ~~$0.2~~$0.6 million, respectively.

In August 2021 the Company and an ~~affiliate of~~investment fund managed by the ~~Company~~Advisor entered into a joint venture agreement and formed a joint venture entity, Jeffersonville Member, LLC (the "Jeffersonville JV") to acquire a $139.5 million triple net lease property in Jeffersonville, GA. The Company has a 79% interest in the Jeffersonville JV, while the ~~affiliate~~affiliated fund has a 21% interest. The Company invested a total of $109.8 million, made up of $88.7 million in debt and $21.1 million in equity, representing 79% of the ownership interest in the Jeffersonville JV. The ~~affiliate~~affiliated fund made up the remaining $29.8 million composed of a $24.0 million mortgage note payable and $5.7 million in ~~equity.~~non-controlling interest. The Company has control of Jeffersonville JV with 79% ownership and, therefore, consolidates Jeffersonville JV on its consolidated balance sheet. The Company's $88.7 million mortgage note payable to Jeffersonville JV is eliminated in consolidation (see Note 7 - Debt).

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

As disclosed in Note 3 - Commercial Mortgage Loans in April 2022, the Company fully funded a $113.2 million first mortgage loan, collateralized by the Walgreens Portfolio consisting of 24 retail properties with various locations throughout the United States. As of December 31, 2022, through foreclosures, the Company acquired ten of the 24 properties, and subsequently acquired an additional five of the properties during the three months ended March 31, 2023. As a result, the Company recorded at fair value $61.8 million and $40.1 million, as of March 31, 2023 and December 31, 2022, respectively, of real estate owned, held for investment. These properties are held through a joint venture entity, BSPRT Walgreens Portfolio, LLC (the "Walgreens JV"), formed by the Company and an affiliate of the Company. The Company has 75.618% ownership interest in the Walgreens JV, while the affiliated fund has 24.242% interest. The Company has control of 15 of the 24 Walgreens properties acquired through foreclosure as the majority owner in the joint venture and, therefore, consolidates these properties on its consolidated balance sheet. As of March 31, 2023 and December 31, 2022, the Company recorded $13.9 million and $10.5 million, respectively, in non-controlling interest related to the Walgreens properties on its consolidated balance sheets. Subsequent to quarter ended March 31, 2023, the Walgreens JV obtained legal ownership of nine additional properties.

We are engaged in ongoing litigation relating to the loan secured by the Walgreens Portfolio, as more fully described in "Part II, Item 1. Legal Proceedings".

Real Estate Owned, Held for Sale

During the fourth quarter of 2022, the Company entered into agreements with two borrowers to voluntarily transfer their assets in exchange for the removal of the borrowers' obligation to repay all of the associated commercial mortgage loans receivable with an amortized cost of $36.9 million, in aggregate, provided by the Company. One of the voluntary transfers collateralized by a multifamily portfolio was the result of the borrower experiencing financial difficulty and the recorded investment in the receivable was more than the fair value, less estimated costs to sell, for the collateral collected. Therefore, the voluntary transfer qualified as a TDR. The Company accounted for both voluntary transfers and the real estate owned acquired as asset acquisitions. The voluntary transfers resulted in a total realized loss of $0.4 million, in aggregate, and was recognized in Realized (gain)/loss on sale of commercial mortgage loan, held for sale in the consolidated statements of operations for the year ended December 31, 2022. As of March 31, 2023 and December 31, 2022, the Company has designated the properties included within the real estate owned business segment as held for sale in accordance with ASC 360. The properties are currently being marketed and sales are probable to occur within one year. For the three months ended March 31, 2023, the Company recognized an unrealized loss of $1.3 million. As of March 31, 2023 and December 31, 2022 the carrying value on real estate owned, held for sale assets amounted to $35.2 million and $36.5 million, respectively, in aggregate.

Note 6 - Leases

Intangible Lease Asset

The following table summarizes the Company's intangible lease asset recognized in the consolidated balance sheets as of March 31, 2023 and December 31, 2022 (dollars in thousands):

Acquisition Date Property Type Primary Location(s) Intangible Lease Asset, Gross Accumulated Amortization Intangible Lease Asset, Net of Amortization
September 2021 Industrial Jeffersonville, GA $ 49,192 $ (1,440) $ 47,752
$ 49,192 $ (1,440) $ 47,752


Identified intangible assets:	March 31, 2023		December 31, 2022
Gross amount	$	63,704	$	58,542
Accumulated amortization	(4,682)		(3,711)
Total, net	$	59,022	$	54,831

~~The following table summarizes the Company's intangible lease asset recognized in the consolidated balance sheets as~~


Identified intangible liabilities:
Gross amount	$	9,357	$	6,507
Accumulated amortization	$	(242)	(79)
Total, net	$	9,115	$	6,428

Table of ~~December~~Contents

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2021 (dollars in thousands):~~2023

Rental Income

On September 17, 2021, the Company ~~through a joint venture,~~ purchased an industrial facility that is subject to an existing triple net lease. The minimum rental amount due under the lease is subject to annual increases of 2.0%. The initial term of the lease expires in 2038 and contains renewal options for 4four consecutive ~~five-year~~five-year terms. The remaining lease term is ~~16.5~~15.6 years. Rental income for this operating lease for the three months ended March 31, 2023 and March 31, 2022, totaled $2.3 ~~million.~~million in both years. Rental income is included in Revenue from real estate owned in the consolidated statements of operations.

As of March 31, 2023 and December 31, 2022, respectively, 15 and ten retail properties in the Walgreens Portfolio were foreclosed upon that were each subject to triple net leases. The initial terms of the leases expire in March 2034 and contain renewal options for 11 consecutive five-year terms. The remaining lease term is 11 years. Rental income for these operating leases for the three months ended March 31, 2023 totaled $1.0 million. This retail portfolio was not owned by the Company as of March 31, 2022.

The following table summarizes the Company's schedule of future minimum rents on its real estate owned, held for investment properties to be contractually received ~~under the industrial facility lease~~ (dollars in thousands):


Minimum Rents		March 31, 2022
2022 (April - December)		$	5,923
2023		8,046
Future Minimum Rents				Future Minimum Rents	March 31, 2023
2023 (April - December)				2023 (April - December)	$	8,938
2024	2024	8,207		2024	12,070
2025	2025	8,372		2025	12,234
2026	2026	8,539		2026	12,401
2027 and beyond	2027 and beyond	114,981		2027 and beyond	142,984
Total minimum rent		$	154,068

Total future minimum rent				Total future minimum rent	$	188,627

Amortization Expense

Intangible lease assets are amortized using the straight-line method over the shorter of the contractual life of the lease ~~of a period up to~~and 20 years. The weighted average life of the intangible asset as of March 31, ~~2022~~2023 is approximately ~~16.5~~14.5 years. Amortization expense for the three months ended March 31, 2023 and March 31, 2022 totaled $1.0 million and $0.7 ~~million.~~ million, respectively.

Amortization ~~expense~~of acquired below-market leases, net of acquired above-market leases, resulted in an increase to rental revenues of $0.2 million for the three months ended March 31, ~~2021 totaled $0.2 million.~~

2023. There was no amortization of acquired below-market leases, net of acquired above-market leases, for the three months ended March 31, 2022. The following table summarizes the Company's expected acquired below (above) market leases, net amortization ~~for intangible assets~~ over the next five years, assuming no further acquisitions or dispositions (dollars in thousands):


Amortization Expense		March 31, 2022
2022 (April - December)		$	(2,160)
2023		(2,880)
Amortization Expense - Acquired below (above) market leases, net				Amortization Expense - Acquired below (above) market leases, net	March 31, 2023
2023 (April - December)				2023 (April - December)	$	(626)
2024	2024	(2,880)		2024	(835)
2025	2025	(2,880)		2025	(835)
2026	2026	(2,880)		2026	(835)
2027				2027	(835)

The following table summarizes the Company's expected other identified intangible assets, net amortization over the next five years, assuming no further acquisitions or dispositions (dollars in thousands):


Amortization Expense - Other identified intangible assets	March 31, 2023
2023 (April - December)	$	3,104
2024	4,176
2025	4,176
2026	4,176
2027	4,176

2829

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

Note 7 - Debt

Repurchase Agreements - Commercial Mortgage Loans

The Company has entered into repurchase facilities with JPMorgan Chase Bank, National Association (the "JPM Repo Facility"), Barclays Bank PLC (the "Barclays Revolver Facility" and the "Barclays Repo Facility"), Wells Fargo Bank, National Association (the "WF Repo Facility"), and ~~Credit Suisse AG~~Atlas SP Partners (the ~~"CS~~"Atlas Repo Facility" and together with JPM Repo Facility, WF Repo Facility, Barclays Revolver Facility, and Barclays Repo Facility, collectively, the "Repo Facilities").

The Repo Facilities are financing sources through which the Company may pledge one or more mortgage loans to the financing entity in exchange for funds typically at an advance rate of between 65% to ~~80%~~75% of the principal amount of the mortgage loan being pledged.

The details of the Company's Repo Facilities atas of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 are as follows (dollars in thousands):


As of March 31, 2022
As of March 31, 2023											As of March 31, 2023
Repurchase Facility	Repurchase Facility	Committed Financing		Amount Outstanding		Interest Expense (1)		Ending Weighted Average Interest Rate		Term Maturity	Repurchase Facility	Committed Financing		Amount Outstanding		Interest Expense (1)		Ending Weighted Average Interest Rate		Term Maturity
JPM Repo Facility(2)	JPM Repo Facility(2)	$	400,000	$	69,757	$	1,474	2.80	%	10/6/2022	JPM Repo Facility(2)	$	500,000	$	261,741	$	5,608	7.95	%	10/6/2024

CS Repo Facility (2)		300,000		123,259		1,138		3.01	%	9/30/2022
Atlas Repo Facility (3)											Atlas Repo Facility (3)	600,000		71,896		2,115		7.42	%	3/15/2024
WF Repo Facility ~~(3)~~(4)	WF Repo Facility ~~(3)~~(4)	450,000		201,812		1,248		2.08	%	11/21/2023	WF Repo Facility ~~(3)~~(4)	500,000		100,846		2,239		7.68	%	11/21/2023
Barclays Revolver Facility ~~(4)~~(5)	Barclays Revolver Facility ~~(4)~~(5)	250,000		—		2,027		N/A		9/20/2023	Barclays Revolver Facility ~~(4)~~(5)	250,000		—		215		N/A		9/20/2023
Barclays Repo Facility ~~(5)~~(6)	Barclays Repo Facility ~~(5)~~(6)	500,000		128,062		1,490		2.08	%	3/14/2025	Barclays Repo Facility ~~(5)~~(6)	500,000		169,938		3,528		7.23	%	3/14/2025
Total	Total	$	1,900,000	$	522,890	$	7,377				Total	$	2,350,000	$	604,421	$	13,705

~~________________________~~________________________________________________________

(1) For the three months ended March 31, ~~2022.~~2023. Includes amortization of deferred financing costs.

(2) ~~On August 12, 2021, the Company exercised the~~With one-year extension option ~~upon~~available at the ~~satisfaction of certain conditions, and extended the term maturity to September 30, 2022. Additionally, on November 3, 2021~~Company's discretion. On July 7, 2022, the committed financing ~~amount~~ was ~~amended~~increased from ~~$200~~$400 million to ~~$300 million with~~$500 million. Additionally, on December 12, 2022, the ~~option~~Company extended the maturity date to ~~increase to $400 million at the Company's discretion.~~October 6, 2024.

(3) On ~~November 19, 2021,~~July 12, 2022, the committed financing was increased from $300 million to $600 million. Additionally, on March 17, 2023, the maturity date was extended to March 15, 2024. During the first quarter of 2023, this repurchase facility was transferred from Credit Suisse to the new company, Atlas SP Partners, which has acquired these assets.

(4) On May 12, 2022, the committed financing amount was increased from ~~$275~~$450 million to ~~$450~~$500 million. There are 3three more ~~one-year~~one-year extension options available at the Company's discretion.

~~(4)~~(5) ~~On September 8, 2021, the Company amended the maturity date to September 20, 2023. On December 1, 2021 the committed financing amount was increased from $100 million to $250 million.~~ The Company may increase the total commitment amount by an amount between $100 million and $150 million for three month intervals, on an unlimited basis prior to maturity.

~~(5)~~ Subsequent to quarter end ~~On December 3, 2021~~, on April 24, 2023, the Company ~~amended~~extended the maturity date to ~~March 14, 2025 and the committed financing amount was increased from $300 million to $500 million.~~ September 20, 2024.

(6) There are 2 ~~one-year~~two one-year extension options available at the Company's discretion.

2930

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

As of December 31, 2021
Repurchase Facility Committed Financing Amount Outstanding
Interest Expense (1)
Ending Weighted Average Interest Rate Term Maturity
JPM Repo Facility $ 400,000 $ 136,470 $ 5,178 2.13 % 10/6/2022
CS Repo Facility (2)
300,000 137,364 3,446 2.43 % 9/30/2022
WF Repo Facility (3)
450,000 186,734 2,090 1.64 % 11/21/2023
Barclays Revolver Facility (4)
250,000 166,700 1,976 6.12 % 9/20/2023
Barclays Repo Facility (5)
500,000 392,332 4,057 1.76 % 3/14/2025
Total $ 1,900,000 $ 1,019,600 $ 16,747
~~________________________~~


As of December 31, 2022
Repurchase Facility	Committed Financing		Amount Outstanding		Interest Expense(1)		Ending Weighted Average Interest Rate		Term Maturity
JPM Repo Facility	$	500,000	$	275,423	$	11,773	7.42	%	10/6/2024

Credit Suisse Repo Facility	600,000		168,046		8,676		7.12	%	10/31/2023
WF Repo Facility	500,000		79,807		7,492		7.11	%	11/21/2023
Barclays Revolver Facility	250,000		—		1,267		N/A		9/20/2023
Barclays Repo Facility	500,000		157,583		8,997		6.75	%	3/14/2025
Total	$	2,350,000	$	680,859	$	38,205

(1) For the year ended December 31, ~~2020.~~2022. Includes amortization of deferred financing costs.

~~(2)~~ On August 12, 2021, the Company exercised the extension option upon the satisfaction of certain conditions, and extended the term maturity to September 30, 2022. Additionally, on November 3, 2021 the committed financing amount was amended from $200 million to $300 million with the option to increase to $400 million at the Company's discretion.

~~(3)~~ ~~On November 19, 2021, the committed financing amount was increased from $275 million to $450 million. There are 3 more~~ ~~one-year extension options available at the Company's discretion.~~

~~(4)~~ On September 8, 2021, the Company amended the maturity date to September 20, 2023. On December 1, 2021 the committed financing amount was increased from $100 million to $250 million. The Company may increase the total commitment amount by an amount between $100 million and $150 million for ~~three~~ ~~month intervals, on an unlimited basis prior to maturity.~~

~~(5)~~ ~~On December 3, 2021 the Company amended the maturity date to March 14, 2025 and the committed financing amount was increased from $300 million to $500 million. There are 2~~ ~~one-year extension options available at the Company's discretion.~~

The Company expects to use the advances from the Repo Facilities to finance the acquisition or origination of eligible loans, including first mortgage loans, subordinated mortgage loans, mezzanine loans and participation interests therein.

The Repo Facilities generally provide that in the event of a decrease in the value of the Company's collateral, the lenders can demand additional collateral. As of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, the Company is in compliance with all debt covenants.

Other financing and loan participation - Commercial Mortgage Loans

On March 23, 2020, the Company transferred $15.2 million of its interest in a term loan to ~~Sterling National Bank ("SNB")~~a regional bank via a participation agreement. Since inception, the Company's outstanding loan increased as a result of future fundings, leading to an increase in amount outstanding via the participation agreement. The Company incurred $1.0 million and $0.2 million of interest expense on the ~~SNB~~regional bank term loan ~~for the three months ended~~as of March 31, ~~2022.~~2023 and 2022, respectively. As of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 the outstanding participation balance was ~~$37.9 million.~~$58.7 million and $59.2 million, respectively. The loan accrued interest at an annual rate of one-month LIBOR +2.20% and matures on ~~February~~June 9, 2023.

On February 10, 2022, the Company transferred $38.0 million of its interest in a term loan to ~~Customers Bank~~a regional bank via a participation agreement. Since inception, the Company's outstanding loan ~~increased~~could increase as a result of future fundings, ~~leading~~which could lead to an increase in amount outstanding via the participation agreement. The Company incurred $0.6 million and $5,000 of interest expense on the ~~Customers Bank~~regional bank term loan for the three months ended March 31, ~~2022.~~2023 and 2022, respectively. As of March 31, 2023 and December 31, 2022, the outstanding participation balance was ~~$2.3 million.~~$20.4 millionand$17.1 million, respectively. The loan accrued interest at an annual rate of one-month SOFR + 4.01% and matures on May 1, 2025.

Mortgage Note Payable

On September 17, 2021, the Company, in connection with the ~~consolidating~~consolidated joint venture (as discussed in Note 5 - Real Estate Owned), originated a $112.7 million mortgage note payable, of which $88.7 million is eliminated in ~~consolidation~~our consolidated financial statements (see Note 5 - Real Estate Owned). ~~The~~As of March 31, 2023 and December 31, 2022, the remaining outstanding mortgage note payable of $24.0 million is ~~recorded on~~included in the consolidated balance sheet. As of March 31, ~~2022,~~2023, the loan accrued interest at an annual rate of ~~3.1%~~LIBOR + 3.0%, which is eliminated in our consolidated financial statements, and matures on October 9, 2024.

3031

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

Unsecured Debt

As of March 31, ~~2022,~~2023, the Company ~~held~~had outstanding 30-year junior subordinated notes issued in 2005 and 2006 and maturing in 2035 and 2036, respectively, with a total face amount of ~~$100~~$82.5 million. Note balances net of deferred issuance costs, and related weighted average interest rates as of the indicated dates (calculated including issuance cost amortization and adjusted for the effects of related derivatives held as cash flow hedges prior to termination) were as follows (dollars in thousands):


		As of March 31, 2022				As of December 31, 2021					As of March 31, 2023				As of December 31, 2022
		Borrowings Outstanding		Average Rate		Borrowings Outstanding		Average Rate			Borrowings Outstanding		Weighted Average Rate		Borrowings Outstanding		Weighted Average Rate
Junior subordinated notes maturing in:	Junior subordinated notes maturing in:									Junior subordinated notes maturing in:
October 2035 ($35,000 face amount)		$	34,479	5.34	%	$	34,470	7.86	%
October 2035 ($17,500 face amount)										October 2035 ($17,500 face amount)	$	17,018	8.88	%	$	34,508	8.25	%
December 2035 ($40,000 face amount)	December 2035 ($40,000 face amount)	39,484		5.25	%	39,474		7.63	%	December 2035 ($40,000 face amount)	39,522		8.48	%	39,513		8.39	%
September 2036 ($25,000 face amount)	September 2036 ($25,000 face amount)	24,657		5.29	%	24,650		7.67	%	September 2036 ($25,000 face amount)	24,680		8.48	%	24,674		8.39	%
		$	98,620	5.29	%	$	98,594	7.72	%		$	81,220	8.56	%	$	98,695	8.34	%

The notes are currently redeemable, in whole or in part, without penalty, at the Company’s option.

~~Pursuant to a lending and security agreement with Security Benefit Life Insurance Company ("SBL"), which was entered into in February 2020 and amended in~~ During the three months ended March ~~and August 2020,~~31, 2023 the Company ~~may borrow up to $100~~recognized a realized gain on extinguishment for debt in the amount of $4.4 million as a result of the repurchase of $17.5 million par value unsecured debt at a ~~rate of one-month LIBOR + 4.5%. The facility has a maturity of February 10, 2023~~price equal to 75% par. Interest paid on unsecured debt, including related derivative cash flows, totaled $2.3 million and ~~is secured by a pledge of equity interests in certain of the Company’s subsidiaries. The Company incurred $0.3~~$1.8 million ~~of interest expense on the lending agreement with SBL~~ for the three months ended March 31, ~~2022. As of March 31,~~2023 and 2022, ~~there was no outstanding balance.~~respectively.

Repurchase Agreements - Real Estate Securities

The Company has entered into various Master Repurchase Agreements (the "MRAs") that allow the Company to sell real estate securities while providing a fixed repurchase price for the same real estate securities in the future. The repurchase contracts on each security under an MRA generally mature in 30-90 days and terms are adjusted for current market rates as necessary.

Below is a summary of the Company's MRAs as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 (dollars in thousands):


								Weighted Average										Weighted Average
Counterparty	Counterparty	Amount Outstanding		Interest Expense		Collateral Pledged (1)		Interest Rate		Days to Maturity	Counterparty	Amount Outstanding		Interest Expense		Collateral Pledged (1)		Interest Rate		Days to Maturity
As of March 31, 2022
As of March 31, 2023											As of March 31, 2023
JP Morgan Securities LLC	JP Morgan Securities LLC	$	19,283	$	55	$	23,995	1.27	%	14	JP Morgan Securities LLC	$	62,980	$	1,091	$	69,985	5.80	%	17

Goldman Sachs International		—		—		—		N/A		N/A
Barclays Capital Inc.	Barclays Capital Inc.	35,327		75		44,284		1.40	%	7	Barclays Capital Inc.	44,954		622		56,819		5.84	%	13

Citigroup Global Markets, Inc.		—		—		—		N/A		N/A
Total/Weighted Average	Total/Weighted Average	$	54,610	$	130	$	68,279	1.35	%	9	Total/Weighted Average	$	107,934	$	1,713	$	126,804	5.82	%	15

As of December 31, 2021
As of December 31, 2022											As of December 31, 2022
JP Morgan Securities LLC	JP Morgan Securities LLC	$	19,025	$	261	$	24,087	1.14	%	10	JP Morgan Securities LLC	$	103,513	$	1,281	$	120,751	5.34	%	22

Goldman Sachs International		—		37		—		N/A		N/A

Barclays Capital Inc.	Barclays Capital Inc.	15,286		526		19,131		1.21	%	14	Barclays Capital Inc.	119,351		1,646		144,778		5.18	%	50

Citigroup Global Markets, Inc.		—		81		—		N/A		N/A

Total/Weighted Average	Total/Weighted Average	$	34,311	$	905	$	43,218	1.71	%	12	Total/Weighted Average	$	222,864	$	2,927	$	265,529	5.25	%	37

~~________________________~~________________________________________________________

(1) Includes ~~$68.3~~$42.6 million and ~~$43.2~~$67.1 million of CLO notes, held by the Company, which ~~are~~is eliminated within the ~~real~~Real estate securities, trading, at fair value line inof the consolidated balance sheets as of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, respectively.

3132

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

Repurchase Agreements - Real Estate Securities Classified As Trading

The Company pledges its real estate securities classified as trading as collateral for repurchase agreements with commercial banks and other financial institutions. Repurchase arrangements entered into by the Company involve the sale and a simultaneous agreement to repurchase the transferred assets at a future date and are accounted for as financings. The Company maintains the beneficial interest in the specific securities pledged during the term of each repurchase arrangement and receives the related principal and interest payments.

The terms and conditions of repurchase agreements are negotiated on a transaction-by-transaction basis when each such agreement is initiated or renewed. The amount borrowed is generally equal to the fair value of the securities pledged, as determined by the lending counterparty, less an agreed-upon discount, referred to as a “haircut.” Interest rates are generally fixed based on prevailing rates corresponding to the terms of the borrowings. Interest may be paid monthly or at the termination of an agreement at which time the Company may enter into a new agreement at prevailing haircuts and rates with the same lending counterparty or repay that counterparty and negotiate financing with a different lending counterparty. None of the Company’s lending counterparties are obligated to renew or otherwise enter into new agreements at the conclusion of existing agreements. In response to declines in fair value of pledged securities due to changes in market conditions or the publishing of monthly security pay-down factors, lending counterparties typically require the Company to post additional securities as collateral, pay down borrowings or fund cash margin accounts with the counterparties in order to re-establish the agreed-upon collateral requirements. These actions are referred to as margin calls. Conversely, in response to increases in fair value of pledged securities, the Company routinely margin calls its lending counterparties in order to have previously pledged collateral returned.

Repurchase agreements (and related pledged collateral, including accrued interest receivable), classified by ~~collateral type and~~ remaining maturities, and related weighted average borrowing rates as of the indicated dates were as follows (dollars in thousands):

Collateral Type Collateral
Carrying
Amount Accrued
Interest
Receivable Borrowings
Outstanding Average
Borrowing
Rates
As of March 31, 2022
Repurchase arrangements secured by Agency securities with maturities of 30 days or less $ 1,733,101 $ 3,726 $ 1,659,931 0.39 %
$ 1,733,101 $ 3,726 $ 1,659,931 0.39 %
As of December 31, 2021
Repurchase arrangements secured by Agency securities with maturities of 30 days or less $ 4,327,020 $ 8,908 $ 4,144,473 0.13 %
$ 4,327,020 $ 8,908 $ 4,144,473 0.13 %


	Amount Outstanding		Accrued Interest Receivable		Collateral Carrying Amount		Weighted Average Borrowing Rates
As of March 31, 2023
Repurchase arrangements secured by Agency securities with maturities of 30 days or less	$	121,000	$	371	$	126,749	4.81	%

As of December 31, 2022
Repurchase arrangements secured by Agency securities with maturities of 30 days or less	$	172,144	$	544	$	180,400	4.25	%
Repurchase arrangements secured by Agency securities with maturities of 31 to 90 days	45,000		114		47,210		4.51	%
	$	217,144	$	658	$	227,610	4.30	%

Average repurchase agreements outstanding were ~~$3.06 billion~~$149.4 million and ~~$3.97 billion~~$220.1 million during the ~~quarters~~three months ended March 31, ~~2022~~2023 and December 31, ~~2021.~~2022, respectively. Average repurchase agreements outstanding differed from respective quarter-end balances during the indicated periods primarily due to changes in portfolio levels and differences in the timing of portfolio acquisitions relative to portfolio runoff and asset sales. Interest paid on repurchase agreements, including related derivative payments, totaled $2.0 million and $1.3 million during the three months ended March 31, 2023 and 2022, respectively.

Collateralized Loan ~~Obligations~~Obligation

As of March 31, ~~2022~~2023 and December 31, 2021 the notes issued by BSPRT 2018-FL4 Issuer, Ltd. and BSPRT 2018-FL4 Co-Issuer, LLC, each wholly owned indirect subsidiaries of the Company, are collateralized by interests in a pool of 24 and 31 mortgage assets having a principal balance of $338.0 million and $503.3 million, respectively (the "2018-FL4 Mortgage Assets"). The sale of the 2018-FL4 Mortgage Assets to BSPRT 2018-FL4 Issuer is governed by a Mortgage Asset Purchase Agreement dated as of October 12, 2018, between the Company and BSPRT 2018-FL4 Issuer.

~~As of March 31,~~ 2022, ~~and December 31, 2021,~~ the notes issued by BSPRT 2019-FL5 Issuer, Ltd. and BSPRT 2019-FL5 Co-Issuer, LLC, each wholly owned indirect subsidiaries of the Company, are collateralized by interests in a pool of 4022 and 4825 mortgage assets having a principal balance of ~~$546.4~~$339.0 million and ~~$589.0~~$378.8 million respectively (the "2019-FL5 Mortgage Assets"). The sale of the 2019-FL5 Mortgage Assets to BSPRT 2019-FL5 Issuer, Ltd. is governed by a Mortgage Asset Purchase Agreement dated as of May 30, 2019, between the Company and BSPRT 2019-FL5 ~~Issuer.~~

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

Issuer, Ltd.

As of March 31, ~~2022~~2023 and December 31, ~~2021~~2022, the notes issued by BSPRT 2021-FL6 Issuer, Ltd. and BSPRT 2021-FL6 Co-Issuer, LLC, each wholly owned indirect subsidiaries of the Company, are collateralized by interests in a pool of 3858 and 4458 mortgage assets having a principal balance of ~~$636.9~~$686.1 million and ~~$682.32~~$691.1 million respectively (the "2021-FL6 Mortgage Assets"). The sale of the 2021-FL6 Mortgage Assets to BSPRT 2021-FL6 Issuer, Ltd. is governed by a Collateral Interest Purchase Agreement dated as of March 25, 2021, between the Company and BSPRT 2021-FL6 Issuer, Ltd.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

As of March 31, ~~2022~~2023 and December 31, ~~2021~~2022, the notes issued by BSPRT 2021-FL7 Issuer, Ltd. and BSPRT 2021-FL7 Co-Issuer, LLC, each wholly owned indirect subsidiaries of the Company, are collateralized by interests in a pool of 4540 and 4739 mortgage assets having a principal balance of ~~$899.1~~$899.8 million and ~~$871.44~~$899.7 million respectively (the "2021-FL7 Mortgage Assets"). The sale of the 2021-FL7 Mortgage Assets to BSPRT 2021-FL7 Issuer, Ltd. is governed by a Collateral Interest Purchase Agreement dated as of March 25, 2021, between the Company and BSPRT 2021-FL7 Issuer, Ltd.

On February 15, 2022, BSPRT 2022-FL8 Issuer, Ltd. and BSPRT 2022-FL8 Co-Issuer, LLC, both wholly owned indirect subsidiaries of the Company entered into an indenture with the OP, as advancing agent and U.S. Bank National Association, as note administrator and trustee, which governs the issuance of approximately $1.1 billion principal balance secured floating rate notes, of which $960 million were purchased by third party investors and $132 million were purchased by a wholly owned subsidiary of the OP. In addition, concurrently with the issuance of the notes, BSPRT 2022-FL8 Issuer, Ltd. also issued 108,000 preferred shares, par value of $0.001 per share and with an aggregate liquidation preference and notional amount equal to $1,000 per share, which were not offered as part of closing the indenture. For U.S. federal income tax purposes, BSPRT 2022-FL8 Issuer, Ltd. and BSPRT 2022-FL8 Co-Issuer, LLC are disregarded entities.

As of March 31, ~~2022~~2023 and ,December 31, 2022, the notes issued by BSPRT 2022-FL8 Issuer, Ltd. and BSPRT 2022-FL8 Co-Issuer, LLC, are collateralized by interests in a pool of 3238 and 39 mortgage assets having a principal balance of $1.2 billion and $1.2 billion, respectively (the "2022-FL8 Mortgage Assets"). The sale of the 2022-FL8 Mortgage Assets to BSPRT 2022-FL8 Issuer, Ltd. is governed by a Collateral Interest Purchase Agreement dated as of December 21, 2021, between the Company and BSPRT 2022-FL8 Issuer, Ltd.

As of March 31, 2023 and December 31, 2022, the notes issued by BSPRT 2022-FL9 Issuer, LLC are collateralized by interests in a pool of 50 and 50 mortgage assets having a principal balance of $802.3 million and $797.5 million, respectively (the "2022-FL9 Mortgage Assets"). The sale of the 2022-FL9 Mortgage Assets to BSPRT 2022-FL9 Issuer, LLC is governed by a Collateral Interest Purchase Agreement, dated as of June 29, 2022, by and among FBRT Sub REIT, BSPRT 2022-FL9 Issuer, LLC, the OP, and BSPRT 2022-FL9 Seller, LLC.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

The Company, through its wholly-owned subsidiaries, holds the preferred equity tranches of the above CLOs of approximately ~~$437.2~~$401.8 million and ~~$329.2~~$401.8 million as of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, respectively. The following table represents the terms of the notes issued by ~~2018-FL4 Issuer,~~ 2019-FL5 Issuer, 2021-FL6 Issuer, 2021-FL7 Issuer, 2022-FL8 Issuer and ~~2022-FL8~~2022-FL9 Issuer (collectively the "CLOs"), ~~respectively,~~ as of March 31, ~~2022~~2023 (dollars in thousands):

CLO Facility

Tranche

Par Value Issued

Par Value Outstanding (1)

Interest Rate

Maturity Date

CLO Facility

Tranche

Par Value Issued

Par Value Outstanding (1)

Interest Rate

Maturity Date

2018-FL4 Issuer

Tranche A

416,827

—

1M LIBOR + 105

9/15/2035

2018-FL4 Issuer

Tranche A-S

73,813

42,998

1M LIBOR + 130

9/15/2035

2018-FL4 Issuer

Tranche B

56,446

1M LIBOR + 160

9/15/2035

2018-FL4 Issuer

Tranche C

68,385

1M LIBOR + 210

9/15/2035

2018-FL4 Issuer

Tranche D

57,531

1M LIBOR + 275

9/15/2035

2018-FL4 Issuer

Tranche E

28,223

1M LIBOR + 305

9/15/2035

2019-FL5 Issuer

Tranche A

407,025

170,467

1M LIBOR + 115

5/15/2029

2019-FL5 Issuer

Tranche A

407,025

—

1M LIBOR + 115

5/15/2029

2019-FL5 Issuer

Tranche A-S

76,950

1M LIBOR + 148

5/15/2029

2019-FL5 Issuer

Tranche A-S

76,950

12,531

1M LIBOR + 148

5/15/2029

2019-FL5 Issuer

Tranche B

50,000

1M LIBOR + 140

5/15/2029

2019-FL5 Issuer

Tranche B

50,000

1M LIBOR + 140

5/15/2029

2019-FL5 Issuer

Tranche C

61,374

1M LIBOR + 200

5/15/2029

2019-FL5 Issuer

Tranche C

61,374

1M LIBOR + 200

5/15/2029

2019-FL5 Issuer

Tranche D

48,600

5,000

1M LIBOR + 240

5/15/2029

2019-FL5 Issuer

Tranche D

48,600

5,000

1M LIBOR + 240

5/15/2029

2019-FL5 Issuer

Tranche E

20,250

1M LIBOR + 285

5/15/2029

2019-FL5 Issuer

Tranche E

20,250

12,000

1M LIBOR + 285

5/15/2029

2021-FL6 Issuer

Tranche A

367,500

1M LIBOR + 110

3/15/2036

2021-FL6 Issuer

Tranche A

367,500

1M LIBOR + 110

3/15/2036

2021-FL6 Issuer

Tranche A-S

86,625

1M LIBOR + 130

3/15/2036

2021-FL6 Issuer

Tranche A-S

86,625

1M LIBOR + 130

3/15/2036

2021-FL6 Issuer

Tranche B

33,250

1M LIBOR + 160

3/15/2036

2021-FL6 Issuer

Tranche B

33,250

1M LIBOR + 160

3/15/2036

2021-FL6 Issuer

Tranche C

41,125

1M LIBOR + 205

3/15/2036

2021-FL6 Issuer

Tranche C

41,125

1M LIBOR + 205

3/15/2036

2021-FL6 Issuer

Tranche D

44,625

1M LIBOR + 300

3/15/2036

2021-FL6 Issuer

Tranche D

44,625

1M LIBOR + 0.03

3/15/2036

2021-FL6 Issuer

Tranche E

11,375

1M LIBOR + 350

3/15/2036

2021-FL6 Issuer

Tranche E

11,375

1M LIBOR + 350

3/15/2036

2021-FL7 Issuer

Tranche A

508,500

1M LIBOR + 132

12/21/2038

2021-FL7 Issuer

Tranche A

508,500

1M LIBOR + 132

12/21/2038

2021-FL7 Issuer

Tranche A-S

13,500

1M LIBOR + 165

12/21/2038

2021-FL7 Issuer

Tranche A-S

13,500

1M LIBOR + 165

12/21/2038

2021-FL7 Issuer

Tranche B

52,875

1M LIBOR + 205

12/21/2038

2021-FL7 Issuer

Tranche B

52,875

1M LIBOR + 205

12/21/2038

2021-FL7 Issuer

Tranche C

66,375

1M LIBOR + 230

12/21/2038

2021-FL7 Issuer

Tranche C

66,375

1M LIBOR + 230

12/21/2038

2021-FL7 Issuer

Tranche D

67,500

1M LIBOR + 275

12/21/2038

2021-FL7 Issuer

Tranche D

67,500

1M LIBOR + 275

12/21/2038

2021-FL7 Issuer

Tranche E

13,500

1M LIBOR + 340

12/21/2038

2021-FL7 Issuer

Tranche E

13,500

1M LIBOR + 340

12/21/2038

2022-FL8 Issuer

Tranche A

690,000

1M LIBOR + 150

2/15/2037

2022-FL8 Issuer

Tranche A

690,000

1M SOFR + 150

2/15/2037

2022-FL8 Issuer

Tranche A-S

66,000

1M LIBOR + 185

2/15/2037

2022-FL8 Issuer

Tranche A-S

66,000

1M SOFR + 185

2/15/2037

2022-FL8 Issuer

Tranche B

55,500

1M LIBOR + 205

2/15/2037

2022-FL8 Issuer

Tranche B

55,500

1M SOFR + 205

2/15/2037

2022-FL8 Issuer

Tranche C

67,500

1M LIBOR + 230

2/15/2037

2022-FL8 Issuer

Tranche C

67,500

1M SOFR + 230

2/15/2037

2022-FL8 Issuer

Tranche D

81,000

1M LIBOR + 350

2/15/2037

2022-FL8 Issuer

Tranche D

81,000

1M SOFR + 280

2/15/2037

2022-FL8 Issuer

Tranche E

25,500

—

1M LIBOR + 350

2/15/2037

2022-FL9 Issuer

Tranche A

423,667

1M SOFR + 255

5/15/2039

2022-FL9 Issuer

Tranche A-S

96,380

1M SOFR + 310

5/15/2039

2022-FL9 Issuer

Tranche B

42,166

1M SOFR + 360

5/15/2039

2022-FL9 Issuer

Tranche C

48,189

1M SOFR + 415

5/15/2039

2022-FL9 Issuer

Tranche D

49,194

1M SOFR + 505

5/15/2039

2022-FL9 Issuer

Tranche E

11,043

1M SOFR + 565

5/15/2039

3,657,674

2,904,374

3,601,588

3,078,294

~~________________________~~________________________________________________________

(1) Excludes ~~$452.6~~$461.6 million of CLO notes, held by the Company, which are eliminated within the collateralized loan obligations line in the consolidated balance ~~sheets~~sheet as of March 31, ~~2022.~~2023.

3435

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

The following table represents the terms of the notes issued by ~~2018-FL4 Issuer,~~ 2019-FL5 Issuer, 2021-FL6 Issuer and 2021-FL7 Issuer, 2022-FL8 Issuer and 2022-FL9 Issueras of December 31, ~~2021~~2022 (dollars in thousands):

CLO Facility Tranche Par Value Issued
Par Value Outstanding (1)
Interest Rate Maturity Date
2018-FL4 Issuer Tranche A $ 416,827 $ 75,263 1M LIBOR + 105 9/15/2035
2018-FL4 Issuer Tranche A-S 73,813 73,813 1M LIBOR + 130 9/15/2035
2018-FL4 Issuer Tranche B 56,446 56,446 1M LIBOR + 160 9/15/2035
2018-FL4 Issuer Tranche C 68,385 68,385 1M LIBOR + 210 9/15/2035
2018-FL4 Issuer Tranche D 57,531 57,531 1M LIBOR + 275 9/15/2035
2018-FL4 Issuer Tranche E 28,223 28,223 1M LIBOR + 305 9/15/2035
2019-FL5 Issuer Tranche A 407,025 299,529 1M LIBOR + 115 5/15/2029
2019-FL5 Issuer Tranche A-S 76,950 76,950 1M LIBOR + 148 5/15/2029
2019-FL5 Issuer Tranche B 50,000 50,000 1M LIBOR + 140 5/15/2029
2019-FL5 Issuer Tranche C 61,374 61,374 1M LIBOR + 200 5/15/2029
2019-FL5 Issuer Tranche D 48,600 5,000 1M LIBOR + 240 5/15/2029
2019-FL5 Issuer Tranche E 20,250 20,250 1M LIBOR + 285 5/15/2029
2021-FL6 Issuer Tranche A 367,500 367,500 1M LIBOR + 110 3/15/2036
2021-FL6 Issuer Tranche A-S 86,625 86,625 1M LIBOR + 130 3/15/2036
2021-FL6 Issuer Tranche B 33,250 33,250 1M LIBOR + 160 3/15/2036
2021-FL6 Issuer Tranche C 41,125 41,125 1M LIBOR + 205 3/15/2036
2021-FL6 Issuer Tranche D 44,625 44,625 1M LIBOR + 300 3/15/2036
2021-FL6 Issuer Tranche E 11,375 11,375 1M LIBOR + 350 3/15/2036
2021-FL7 Issuer Tranche A 508,500 508,500 1M LIBOR + 132 12/21/2038
2021-FL7 Issuer Tranche A-S 13,500 13,500 1M LIBOR + 165 12/21/2038
2021-FL7 Issuer Tranche B 52,875 52,875 1M LIBOR + 205 12/21/2038
2021-FL7 Issuer Tranche C 66,375 66,375 1M LIBOR + 230 12/21/2038
2021-FL7 Issuer Tranche D 67,500 67,500 1M LIBOR + 275 12/21/2038
2021-FL7 Issuer Tranche E 13,500 13,500 1M LIBOR + 340 12/21/2038
$ 2,672,174 $ 2,179,514
~~________________________~~

CLO Facility

Tranche

Par Value Issued

Par Value Outstanding (1)

Interest Rate

Maturity Date

2019-FL5 Issuer

Tranche A

407,025

—

1M LIBOR + 115

5/15/2029

2019-FL5 Issuer

Tranche A-S

76,950

73,715

1M LIBOR + 148

5/15/2029

2019-FL5 Issuer

Tranche B

50,000

1M LIBOR + 140

5/15/2029

2019-FL5 Issuer

Tranche C

61,374

1M LIBOR + 200

5/15/2029

2019-FL5 Issuer

Tranche D

48,600

5,000

1M LIBOR + 240

5/15/2029

2019-FL5 Issuer

Tranche E

20,250

1M LIBOR + 285

5/15/2029

2021-FL6 Issuer

Tranche A

367,500

1M LIBOR + 110

3/15/2036

2021-FL6 Issuer

Tranche A-S

86,625

1M LIBOR + 130

3/15/2036

2021-FL6 Issuer

Tranche B

33,250

1M LIBOR + 160

3/15/2036

2021-FL6 Issuer

Tranche C

41,125

1M LIBOR + 205

3/15/2036

2021-FL6 Issuer

Tranche D

44,625

1M LIBOR + 300

3/15/2036

2021-FL6 Issuer

Tranche E

11,375

1M LIBOR + 350

3/15/2036

2021-FL7 Issuer

Tranche A

508,500

1M LIBOR + 132

12/21/2038

2021-FL7 Issuer

Tranche A-S

13,500

1M LIBOR + 165

12/21/2038

2021-FL7 Issuer

Tranche B

52,875

1M LIBOR + 205

12/21/2038

2021-FL7 Issuer

Tranche C

66,375

1M LIBOR + 230

12/21/2038

2021-FL7 Issuer

Tranche D

67,500

1M LIBOR + 275

12/21/2038

2021-FL7 Issuer

Tranche E

13,500

1M LIBOR + 340

12/21/2038

2022-FL8 Issuer

Tranche A

690,000

1M SOFR + 150

2/15/2037

2022-FL8 Issuer

Tranche A-S

66,000

1M SOFR + 185

2/15/2037

2022-FL8 Issuer

Tranche B

55,500

1M SOFR + 205

2/15/2037

2022-FL8 Issuer

Tranche C

67,500

1M SOFR + 230

2/15/2037

2022-FL8 Issuer

Tranche D

81,000

1M SOFR + 280

2/15/2037

2022-FL9 Issuer

Tranche A

423,667

1M SOFR + 255

5/15/2039

2022-FL9 Issuer

Tranche A-S

96,380

1M SOFR + 310

5/15/2039

2022-FL9 Issuer

Tranche B

42,166

1M SOFR + 360

5/15/2039

2022-FL9 Issuer

Tranche C

48,189

1M SOFR + 415

5/15/2039

2022-FL9 Issuer

Tranche D

49,194

1M SOFR + 505

5/15/2039

2022-FL9 Issuer

Tranche E

11,041

11,043

1M SOFR + 565

5/15/2039

3,601,586

—

3,147,728

________________________________________________________

(1) Excludes ~~$320.6~~$453.4 million of CLO notes, held by the Company, which are eliminated within the collateralized loan obligations line in the consolidated balance ~~sheets~~sheet as of December 31, ~~2021.~~2022.

3536

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

The below table reflects the total assets and liabilities of the Company's outstanding CLOs. The CLOs are considered VIEs and are consolidated into the Company's consolidated financial statements as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 as the Company is the primary beneficiary of the VIE. The Company is the primary beneficiary of the CLOs because (i) the Company has the power to direct the activities that most significantly affect the VIE’s economic performance and (ii) the right to receive benefits from the VIEs or the obligation to absorb losses of the VIEs that could be significant to the VIE. The VIE's are non-recourse to the Company.


Assets (dollars in thousands)	Assets (dollars in thousands)	March 31, 2022		December 31, 2021		Assets (dollars in thousands)	March 31, 2023		December 31, 2022
Cash (1)	Cash (1)	$	178,313	$	187,668	Cash (1)	$	18,682	$	43,246
Commercial mortgage loans, held for investment, net (2)	Commercial mortgage loans, held for investment, net (2)	3,600,351		2,629,431		Commercial mortgage loans, held for investment, net (2)	3,904,756		3,942,918
Accrued interest receivable	Accrued interest receivable	7,833		5,918		Accrued interest receivable	16,652		15,444
Total Assets	Total Assets	$	3,786,497	$	2,823,017	Total Assets	$	3,940,090	$	4,001,608

Liabilities
Liabilities (dollars in thousands)						Liabilities (dollars in thousands)
Notes payable (3)(4)	Notes payable (3)(4)	$	3,336,459	$	2,482,762	Notes payable (3)(4)	$	3,539,918	$	3,601,102
Accrued interest payable	Accrued interest payable	2,495		1,598		Accrued interest payable	14,138		10,582
Total Liabilities	Total Liabilities	$	3,338,954	$	2,484,360	Total Liabilities	$	3,554,056	$	3,611,684

~~________________________~~________________________________________________________

(1) Includes ~~$177.4~~$17.9 million and ~~$187.0~~$42.5 million of cash held by the servicer related to CLO loan payoffs as of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, respectively.

(2) The balance is presented net of allowance for credit losses of ~~$8.5~~$13.9 million and ~~$8.7~~$13.2 million as of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, respectively.

(3) Includes ~~$452.6~~$461.6 million and ~~$320.6~~$453.4 million of CLO notes, held by the Company, which are eliminated within the collateralized loan ~~obligations~~obligation line of the consolidated balance sheets as of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, respectively.

(4) The balance is presented net of deferred financing cost and discount of ~~$20.5~~$19.0 million and ~~$17.3~~$19.2 million as of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, respectively.

3637

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

Note 8 - Earnings Per Share

The Company uses the two-class method in calculating basic and diluted earnings per share. Net income/(loss) is allocated between our common stock and other participating securities based on their participation rights. Diluted net income per share has been computed using the weighted average number of shares of common stock outstanding and other dilutive securities. The following table presents a reconciliation of the numerators and denominators of the basic and diluted earnings per share computations and the calculation of basic and diluted earnings per share for the three months ended March 31, ~~2022~~2023 and March 31, ~~2021~~2022 (in thousands, except share and per share data):


								Three Months Ended March 31,
		Three Months Ended March 31,				2023		2022
Numerator	Numerator	2022		2021			Numerator
Net income/(loss)	Net income/(loss)	$	(22,507)	$	30,146		Net income/(loss)	$	43,839	$	(22,507)
Net (income)/loss from noncontrolling interest							Net (income)/loss from noncontrolling interest	(9)		—
Less: Preferred stock dividends	Less: Preferred stock dividends	21,011		3,511			Less: Preferred stock dividends	6,748		21,011

Less: Undistributed earnings allocated to preferred stock		—		3,227
Net income/(loss) attributable to common stockholders (for basic and diluted earnings per share)		$	(43,518)	$	23,408
Net income/(loss) applicable to common stock							Net income/(loss) applicable to common stock	$	37,082	$	(43,518)
Less: Participating securities' share in earnings							Less: Participating securities' share in earnings	797		—
Net income/(loss) applicable to common stockholders (basic & diluted earnings per share)							Net income/(loss) applicable to common stockholders (basic & diluted earnings per share)	$	36,285	$	(43,518)

Denominator	Denominator						Denominator
Weighted-average common shares outstanding for basic earnings per share	Weighted-average common shares outstanding for basic earnings per share	43,956,965		44,290,177			Weighted-average common shares outstanding for basic earnings per share	82,774,771		43,956,965
Effect of dilutive shares (1):
Unvested restricted shares		—		15,888
Weighted-average common shares outstanding for diluted earnings per share		43,956,965		44,306,065
Weighted-average common shares outstanding for diluted earnings per share (1)							Weighted-average common shares outstanding for diluted earnings per share (1)	82,774,771		43,956,965

Basic earnings per share	Basic earnings per share	$	(0.99)	$	0.53		Basic earnings per share	$	0.44	$	(0.99)
Diluted earnings per share	Diluted earnings per share	$	(0.99)	$	0.53		Diluted earnings per share	$	0.44	$	(0.99)

~~________________________~~_______________________

(1) The effect of dilutive shares excluded ~~an aggregate of~~711,000 and 368,257 weighted average restricted shares and stock units for the three months ended March 31, 2023 and March 31, 2022, respectively, as ~~their~~the effect was anti-dilutive. Additionally, the effect of dilutive shares excluded 5,430,480 and 45,522,676 weighted average common equivalent of convertible preferred shares for the three months ended March 31, 2023 and March 31, 2022, respectively, as the effect was anti-dilutive.

~~Note 9 - Stock Transactions~~

As of March 31, 2022 and December 31, 2021, the Company had 44,471,127 and 43,965,928 shares of common stock outstanding, respectively, including shares issued pursuant to the Company's distribution reinvestment plan (the "DRIP") and unvested restricted shares.

As of each of March 31, 2022 and December 31, 2021, the Company had 1,400 shares of Series C Preferred Stock outstanding, 17,950 shares of Series D Preferred Stock outstanding, 10,329,039 shares of Series E Preferred Stock outstanding and 39,733,299 shares of Series F Preferred Stock outstanding.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

~~The following tables present the activity in the Company's Series C~~Note 9 - Redeemable Convertible Preferred Stock ~~for the period ended March 31, 2022~~ and ~~March 31, 2021 (dollars in thousands, except share amounts):~~

Shares Amount
Balance, December 31, 2021 1,400 $ 6,971
Issuance of Preferred Stock — —
Dividends paid in Preferred Stock — —
Offering costs — —
Amortization of offering costs — 2
Ending Balance, March 31, 2022 1,400 $ 6,973
Shares Amount
Balance, December 31, 2020 1,400 $ 6,962
Issuance of Preferred Stock — —
Dividends paid in Preferred Stock — —
Offering costs — —
Amortization of offering costs — 2
Ending Balance, March 31, 2021 1,400 $ 6,964
Equity Transactions

The following table presents the ~~activity in~~summary of the Company's ~~Series D~~outstanding shares of Redeemable Convertible Preferred Stock, ~~for the period ended~~Perpetual Preferred Stock, Automatically Convertible Preferred Stock and Common Stock and Preferred Stock as of March 31, ~~2022~~2023 and ~~March 31, 2021 (dollars in thousands, except share amounts):~~

Shares Amount
Balance, December 31, 2021 17,950 $ 89,684
Issuance of Preferred Stock — —
Dividends paid in Preferred Stock — —
Offering costs — —
Amortization of offering costs — 7
Balance, March 31, 2022 17,950 $ 89,691
Shares Amount
Balance, December 31, 2020 — $ —
Issuance of Preferred Stock 17,950 89,748
Dividends paid in Preferred Stock — —
Offering costs — (26)
Amortization of offering costs — —
Ending Balance, March 31, 2021 17,950 $ 89,722

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

~~The following table presents the activity in the Company's Series E Preferred Stock for the period ended March~~December 31, 2022 (dollars in thousands, except share amounts):

Shares Amount
Balance, December 31, 2021 10,329,039 $ 258,742
Issuance of Preferred Stock — —
Dividends paid in Preferred Stock — —
Offering costs — —
Amortization of offering costs — —
Balance, March 31, 2022 10,329,039 $ 258,742


	Balance as of				Shares Outstanding as of			First Quarter 2023 Dividend/Distribution Per Share (4)
	March 31, 2023		December 31, 2022		March 31, 2023		December 31, 2022
Redeemable Convertible Preferred Stock:
Series H Preferred Stock	$	89,748	$	89,748	17,950		17,950	$	106.22
Series I Preferred Stock (1)	$	—	$	5,000	$	—	1,000	106.22
Perpetual Preferred Stock:
Series E Preferred Stock	$	258,742	$	258,742	10,329,039		10,329,039	$	0.46875
Common Stock:
Common Stock - at par value (2)(3)	$	826	$	826	83,363,971		82,992,784	$	0.355

_________________________________________________________

As(1) On January 19, 2023, all 1,000 outstanding shares of the Company's Series I Preferred Stock each automatically converted into 299.2 shares of Common Stock, pursuant to the terms of the Series I Preferred Stock, resulting in the issuance of 299,200 shares of Common Stock.

(2) Common Stock includes shares issued pursuant to the DRIP and unvested restricted shares.

(3) During the three months ended March 31, 2023, the Company repurchased 313,411 shares of Common Stock at an average price of $11.70 per share, for a total of $3.7 million. All of these shares were retired upon settlement, reducing the total outstanding shares as of March 31, ~~2021 the Company did not have any Series E Preferred Stock outstanding.~~

~~The following table presents the activity~~2023. See discussion in the "Stock Repurchases" section below.

(4) As declared by the Company's ~~Series F Preferred Stock for the period ended March 31, 2022 (dollars in thousands, except share amounts):~~
Shares Amount
Balance, December 31, 2021 39,733,299 $ 710,431
Issuance of Preferred Stock — —
Dividends paid in Preferred Stock — —
Offering costs — —
Amortization of offering costs — —
Balance, March 31, 2022 39,733,299 $ 710,431

Asboard of ~~March 31, 2021 the Company did not have any Series F Preferred Stock outstanding.~~

~~On April 19, 2022, all 39,733,299 shares of Series F Preferred Stock converted to common stock on a one for one ratio.~~directors.

Distributions

In order to maintain its election to qualify as a REIT, the Company must currently distribute, at a minimum, an amount equal to 90% of its taxable income, without regard to the deduction for distributions paid and excluding net capital gains. The Company must distribute 100% of its taxable income (including net capital gains) to avoid paying corporate U.S. federal income taxes. Distribution payments are dependent on the availability of funds. The Company's board of directors may reduce the amount of distributions paid or suspend distribution payments at any time, and therefore, distributions payments are not assured.

Quarterly distributions are paid at a quarterly rate of $0.355 per share of common stock (equivalent to $1.42 per annum). In March 2022, the Company's board of directors declared the following first quarter 2022 dividends: (i) a quarterly cash dividend of $0.355 per share on the Company's common stock and Series F Preferred Stock (equivalent to $1.42 per annum), (ii) a first quarter 2022 dividend of $106.22 per share on the Company’s Series C Preferred Stock and Series D Preferred Stock, and (iii) a first quarter 2022 dividend of $0.46875 per share on the Company’s Series E Preferred Stock, all which were paid in April 2022 to holders of record on March 31, 2021. Distribution payments are dependent on the availability of funds. The board of directors may reduce the amount of distributions paid or suspend distribution payments at any time, and therefore, distribution payments are not assured. Dividends on the Company’s outstanding shares of preferred stock, to the extent not declared by the board of directors quarterly, will accrue, and dividends may not be paid on the Company's common stock to the extent there are accrued and unpaid dividends on the preferred stock. The amount of dividends paid on the Company’s Series CH Preferred Stock ~~and Series D Preferred Stock are~~is generally in an amount equal to the dividends a holder of such preferred stock would have received if the preferred stock had been converted into common stock in accordance with its terms, except when the amount of common stock dividends are below the threshold stated in the terms of such preferred stock.

The Company distributed $29.5 million of common stock dividends during the three months ended March 31, 2023, comprised of $29.5 million in cash. The Company distributed $12.5 million of common stock dividends during the three months ended March 31, 2022, comprised of $12.4 million in cash and $0.1 million in shares of common stock issued under the DRIP. ~~The~~

As of March 31, 2023 and December 31, 2022, the Company ~~distributed $12.2 million of~~had declared but unpaid common stock ~~dividends during~~distributions of $29.6 million and $29.5 million, respectively, declared but unpaid Series E Preferred Stock distributions of $4.8 million and declared but unpaid Series H Preferred Stock distributions of $1.9 million. Additionally, as of December 31, 2022 the ~~three months ended March 31, 2021, comprised~~Company had declared unpaid Series I Preferred stock distributions of ~~$9.7 million~~$0.1 million. These amounts are included in ~~cash and $2.6 million in shares of common stock issued under~~Distributions payable on the ~~DRIP.~~Company’s consolidated balance sheets.

Table of ~~$15.7 million and $12.5 million, respectively. Additionally, as of~~ Contents

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

Stock Repurchases

The Company’s board of directors has authorized a $65 million share repurchase program of the Company’s common stock. The Company’s share repurchase program authorizes share repurchases at prices below the most recently reported book value per share as determined in accordance with GAAP. Purchases made under the program may be made through open market, block, and privately negotiated transactions, including Rule 10b5-1 plans, as permitted by securities laws and other legal requirements. The timing, manner, price and amount of any purchases by the Company will be determined by the Company in its reasonable business judgment and consistent with the exercise of its legal duties and will be subject to economic and market conditions, stock price, applicable legal requirements and other factors. The share repurchase program does not obligate the Company to acquire any particular amount of common stock. The Company share repurchase program will remain open until at least December 31, 2023 or until the capital committed to the applicable repurchase program has been exhausted, whichever is sooner. Repurchases under the Company’s share repurchase program may be suspended from time to time at the Company’s discretion without prior notice.

The following table is a summary of the Company’s repurchase activity of its common stock during the three months ended March 31, 2023:


	For the Three Months Ended March 31, 2023
	Shares	Amount (2)
Beginning of period, authorized repurchase amount (1)	—	$	48,421
Repurchases paid	244,584	(2,867)
Repurchases unsettled (3)	68,827	(800)
Remaining as of March 31, 2023		$	44,754

(1)Amount includes commissions paid associated with share repurchases.

(2) For the period ended March 31, 2023, the average purchase price was $11.70 per share.

(3) Represents repurchases for which an order had been placed before the end of the quarter but had not yet settled by March 31, 2023.

As of March 31, ~~2022 and December 31, 2021,~~2023, the Company had ~~declared but unpaid common stock distributions~~$44.8 million remaining under the share repurchase program.

Accumulated Other Comprehensive Income/(Loss)

The following tables set forth the changes in accumulated other comprehensive income/(loss) by component.


	For the Three Months Ended
	March 31, 2023						March 31, 2022
(dollars in thousands)	Total		Available for Sale Real Estate Securities		Cash Flow Hedges		Total		Available for Sale Real Estate Securities		Cash Flow Hedges
Balance, Beginning of Period	$	390	$	390	$	—	$	(62)	$	—	$	(62)
Other comprehensive income/(loss)	(1,648)		(1,648)		—		(220)		—		(220)
Reclassification adjustment for amounts included in net income/(loss)	(677)		(677)		—		282		—		282
Balance, End of Period	$	(1,935)	$	(1,935)	$	—	$	—	$	—	$	—

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022 and December 31, 2021, the Company had declared but unpaid Series C Preferred Stock distributions of $0.2 million and $0.1 million, respectively, $1.9 million and $1.5 million of declared but unpaid Series D Preferred stock distributions, respectively, $4.8 million of declared but unpaid Series E Preferred stock distributions and $14.1 million and $11.3 million of declared but unpaid Series F Preferred Stock distributions, respectively. These amounts are included in Distributions payable on the Company’s consolidated balance sheets.2023

(Unaudited)

Note 10 - Commitments and Contingencies

Unfunded Commitments Under Commercial Mortgage Loans

As of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, the Company had the below unfunded commitments to the Company's borrowers (dollars in thousands):


Funding Expiration	Funding Expiration	March 31, 2022		December 31, 2021		Funding Expiration	March 31, 2023		December 31, 2022
2022		$	17,538	$	25,864
2023	2023	102,288		123,860		2023	$	45,889	$	73,921
2024	2024	245,726		271,056		2024	330,379		312,009
2025 and beyond		35,126		37,325
2025						2025	105,538		70,429
2026 and beyond						2026 and beyond	9,452		9,629
		$	400,678	$	458,105		$	491,258	$	465,988

The borrowers are generally required to meet or maintain certain metrics in order to qualify for the unfunded commitment amounts.

Litigation and Regulatory Matters

The Company is not presently ~~involved~~named as a defendant in any material litigation arising outside the ordinary course of business. However, the Company is involved in routine litigation arising in the ordinary course of business, none of which the Company believes, individually or in the aggregate, will have a material impact on the Company’s financial condition, operating results or cash flows.

Note 11 - Related Party Transactions and Arrangements

Advisory Agreement Fees and Reimbursements

Pursuant to the Advisory Agreement, the Company is required to make the following payments and reimbursements to the Advisor:

•The Company reimburses the Advisor’s costs of providing services pursuant to the Advisory Agreement, except the salaries and benefits paid by the Advisor to the Company’s executive officers.

•The Company pays the Advisor, or its affiliates, a monthly asset management fee equal to one-twelfth of 1.5% of stockholders' equity as calculated pursuant to the Advisory Agreement.

•The Company will pay the Advisor an annual subordinated performance fee calculated on the basis of total return to stockholders, payable monthly in arrears, such that for any year in which total return on stockholders’ capital (as defined in the Advisory Agreement) exceeds 6.0% per annum, our Advisor will be entitled to 15.0% of the excess total return; provided that in no event will the annual subordinated performance fee payable to our Advisor exceed 10.0% of the aggregate total return for such year.

•The Company reimburses the Advisor for insourced expenses incurred by the Advisor on the Company‘s behalf related to selecting, evaluating, originating and acquiring investments in an amount up to 0.5% of the principal amount funded by the Company to originate or acquire commercial mortgage loans and up to 0.5% of the anticipated net equity funded by the Company to acquire real estate securities investments.

4041

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

The table below shows the costs incurred due to arrangements with our Advisor and its affiliates during the three months ended March 31, ~~2022~~2023 and ~~2021~~2022 and the associated payable as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 (dollars in thousands):


		Three Months Ended March 31,				Payable as of			Three Months Ended March 31,								Payable as of
		2022		2021			March 31, 2022			December 31, 2021			2023		2022			March 31, 2023		December 31, 2022
Acquisition expenses (1)	Acquisition expenses (1)	$	315	$	153		$	—		$	—	Acquisition expenses (1)	$	378	$	315		$	—	$	—
Administrative services expenses	Administrative services expenses	3,353		3,474			3,353			—		Administrative services expenses	4,029		3,353			4,029		3,526
Asset management and subordinated performance fee	Asset management and subordinated performance fee	6,745		5,416			17,586			15,595		Asset management and subordinated performance fee	8,085		6,745			8,085		8,843
Other related party expenses (2)(3)	Other related party expenses (2)(3)	253		29			959			1,943		Other related party expenses (2)(3)	211		253			1,742		3,060
Total related party fees and reimbursements	Total related party fees and reimbursements	$	10,666	$	9,072		$	21,898		$	17,538	Total related party fees and reimbursements	$	12,703	$	10,666		$	13,856	$	15,429

~~________________________~~_________________________________________________________

(1) Total acquisition expenses paid during the three months ended March 31, 2023 and 2022 were $1.1 million and $3.2 million, respectively, of which $0.7 million and $2.9 million ~~was~~were capitalized within the commercial mortgage loans, held for investment line of the consolidated balance sheets. Total acquisition expenses paid during the three months ended March 31, 2021 were $2.6 million, of which $2.4 million was capitalized within the commercial mortgage loans, heldand real estate securities, available for ~~investment line~~sale, measured at fair value lines of the consolidated balance sheets.

(2) These are related to reimbursable costs incurred related to the increase in loan origination activities and are included in Other expenses in the Company's consolidated statements of operations.

(3) As of March 31, ~~2022~~2023 and December 31, ~~2021~~2022, the related party payables include ~~$1.0~~$1.7 million and ~~$1.9~~$2.9 million of payments made by the Advisor to third party vendors on behalf of the Company.

The payables as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022, in the table above are included in Due to affiliates on the Company's consolidated balance sheets.

Other Transactions

Pursuant to a lending and security agreement with SBL, which was entered into in February 2020 and amended in March and August 2020, the Company may borrow up to $100.0 million at a rate of one-month LIBOR + 4.5%. The facility has a maturity of February 10, 2023 and is secured by a pledge of equity interests in certain of the Company’s subsidiaries. The Company incurred $0.3 million in interest expense on the lending agreement with SBL for the three months ended March 31, 2022. As of March 31, 2023 and December 31, 2022, ~~there were no amounts outstanding under the lending agreement.~~

SBL ~~also holds~~held 17,950 shares of the Company's outstanding shares of Series DH Preferred Stock (see Note 2 - Summary of which, 14,950 shares were acquired in exchange for an equivalent number of shares of Series A Preferred Stock in March 2021. SBL also acquired an additional 3,000 shares of Series D Preferred Stock at the liquidation preference of $15.0 million (net of accrued and unpaid dividends on the exchanged Series A Preferred Stock) in such transaction.Significant Accounting Policies).

In August 2021 the Company and an affiliate of the Company entered into a joint venture agreement and formed a joint venture entity, Jeffersonville Member, LLC (the "Jeffersonville JV") to acquire a $139.5 million triple net lease property in Jeffersonville, GA. The Company has a 79% interest in the Jeffersonville JV, while the affiliate has a 21% interest. The Company invested a total of $109.8 million, made up of $88.7 million in debt and $21.1 million in equity, representing 79% of the ownership interest in the Jeffersonville JV. The affiliate made up the remaining $29.8 million composed of a $24.0 million mortgage note payable and $5.7 million in equity. The Company has control of Jeffersonville JV with 79% ownership and, therefore, consolidates Jeffersonville JV on its consolidated balance ~~sheet.~~sheets. The Company's $88.7 million mortgage note payable to Jeffersonville JV is eliminated in consolidation (see Note 7 - Debt).

As discussed below, in the first quarter of ~~2022,~~2023, pursuant to the 2021 Incentive Plan, the Company issued awards of restricted stock units to its officers and certain other personnel of the Advisor who provide services to the Company under the Advisory Agreement (see Note 12 - Share-based Compensation).

As of March 31, 2023 and December 31, 2022, our commercial mortgage loans, held for investment, includes an aggregate of $123.3 million and $122.9 million, respectively, carrying value of loans to affiliates of our Advisor. The Company recognized $2.3 million and $0.7 million of interest income from these loans for the three months ended March 31, 2023 and 2022, respectively, in the Company’s consolidated statements of operations.

As disclosed in Note 3 - Commercial Mortgage Loans in April 2022, the Company fully funded a $113.2 million first mortgage consisting of 24 retail properties with various locations throughout the United States. The Company entered into a joint venture agreement and formed a joint venture entity, BSPRT Walgreens Portfolio, LLC to acquire 75.618% ownership interest in the loans acquired from the Walgreens Portfolio, while the affiliated fund has 24.242% interest (see Note 5 - Real Estate Owned).

4142

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

Note 12 - Share-based Compensation

Share ~~Plan~~Plans

The Company's ~~equity incentive plans provide~~2021 Incentive plan provides the Company with the ability to grant equity-based awards to its directors, officers and employees (if the Company ever has employees), employees of the Advisor and its affiliates, or certain of the Company's consultants, employees of entities that provide services to the Company, directors of the Advisor or of entities that provide services to the Company, the Advisor and its affiliates.

Under the Company's ~~RSP, the total number~~2021 Incentive Plan, as of common shares granted shall not exceed 5% of the Company’s authorized common shares, and in any event, will not exceed 4.0 million shares (as such number may be adjusted for stock splits, stock distributions, combinations and similar events). The RSP will expire on February 7, 2023.

At March 31, ~~2022,~~2023, there ~~were 5,007,893 shares~~were 4,565,474 shares of common stock remaining available for ~~issuance under the Company's 2021 Incentive Plan.~~issuance. The Board may amend, suspend or terminate the 2021 Incentive Plan at any time; provided that no amendment, suspension or termination may impair rights or obligations under any outstanding award without the participant’s consent or violate the 2021 Incentive Plan’s prohibition on repricing. The Company's previous plan, the RSP, expired on February 7, 2023.

Service-based Restricted Stock and Restricted Stock Units

In ~~the first quarter of 2022, in~~ accordance with the 2021 Incentive Plan, the Company issued awards of RSUs to its officers and certain other personnel of the Advisor who provide services to the Company under the Advisory Agreement.

Restricted Stock and RSU activity issued under the RSP and 2021 Incentive Plan for the ~~quarter~~three months ended March 31, 2023 is summarized below:


	Shares Outstanding				First Quarter 2023 Weighted Average Grant Date Fair Value
	For the Three Months Ended
	March 31, 2023		March 31, 2022
	RSP	2021 Incentive Plan	RSP	2021 Incentive Plan
Unvested equity awards outstanding at beginning of period	20,934	492,107	11,184	—	$	14.11
Grants	—	442,419	7,209	492,107	14.24
Forfeitures	—	—	—	—	—
Vested	—	(164,039)	—	—	14.24
Unvested equity awards outstanding at end of period	20,934	770,487	18,393	492,107	$	14.16

During the three months ended March 31, ~~2022~~ ~~is summarized below:~~

Number of shares Weighted Avg Grant Date Fair Value
Unvested RSU awards outstanding at December 31, 2021 — $ —
Grants 492,107 14.34
Forfeitures — —
Vested — —
Unvested RSU awards outstanding at March 31, 2022 492,107 $ 14.34

~~During the quarter ended~~2023 and March 31, 2022, the ~~company~~Company recognized compensation expense associated with the ~~RSUs~~equity awards of ~~$412,000,~~$1.0 million and $0.5 million, respectively, which is included in ~~Other expenses~~share-based compensation expense on the consolidated statements of operations. Unrecognized estimated compensation expense for these awards totaled ~~$4.5~~$11.2 million atas of March 31, ~~2022,~~2023 to be expensed over a weighted average period of ~~1.8~~1.7 years. The fair value of equity awards that vested during the three months ended March 31, 2023 was $2.3 million.

Note 13 - Fair Value of Financial Instruments

GAAP establishes a hierarchy of valuation techniques based on the observability of inputs used in measuring financial instruments at fair values. GAAP establishes market-based or observable inputs as the preferred source of values, followed by valuation models using management assumptions in the absence of market inputs. The three levels of the hierarchy are described below:

•Level I - Inputs are unadjusted, quoted prices in active markets for identical assets or liabilities at the measurement date.

•Level II - Inputs (other than quoted prices included in Level I) are either directly or indirectly observable for the asset or liability through correlation with market data at the measurement date and for the duration of the instrument’s anticipated life.

•Level III - Unobservable inputs that reflect the entity's own assumptions about the assumptions that market participants would use in the pricing of the asset or liability and are consequently not based on market activity, but rather through particular valuation techniques.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

The determination of where an asset or liability falls in the above hierarchy requires significant judgment and factors specific to the asset or liability. In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. The Company evaluates its hierarchy disclosures each quarter and depending on various factors, it is possible that an asset or liability may be classified differently from quarter to quarter.

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

The Company has implemented valuation control processes to validate the fair value of the Company's financial instruments measured at fair value including those derived from pricing models. These control processes are designed to assure that the values used for financial reporting are based on observable inputs wherever possible. In the event that observable inputs are not available, the control processes are designed to assure that the valuation approach utilized is appropriate and consistently applied and the assumptions are reasonable.

Financial Instruments Measured at Fair Value on a Recurring Basis

CRE CLO bonds, recorded in real estate securities, available for sale, measured at fair value on the consolidated balance

sheets are valued utilizing both observable and unobservable market inputs. These factors include projected future cash flows, ratings, subordination levels, vintage, remaining lives, credit issues, and recent trades of similar real estate securities. Depending upon the significance of the fair value inputs used in determining these fair values, these real estate securities are classified in either Level II or Level III of the fair value hierarchy. The Company obtains third party pricing for determining the fair value of each CRE CLO investment, resulting in a Level II classification.

Real estate securities classified as trading, RMBS, are measured at fair value by utilizing a third party pricing service to obtain a current estimated ~~liquid~~ price of the securities. The third party pricing service utilizes relevant market information and interest rate movements and applies its internal pricing application to the evaluation to test against internal tolerances and parameters. The RMBS are classified in Level IIIII of the fair value hierarchy.

Commercial mortgage loans held for sale, measured at fair value in the Company's TRS are initially recorded at transaction ~~proceeds,~~price, which are considered to be the best initial estimate of fair value. The Company engaged the services of a third party independent valuation firm to determine fair value of certain investments held by the Company. Fair value is determined using a discounted cash flow model that primarily considers changes in interest rates and credit spreads, weighted average life and current performance of the underlying collateral. Commercial mortgage loans held for sale, measured at fair value that are originated in the last month of the reporting period are held and marked to the transaction ~~proceeds.~~price. The Company classified the commercial mortgage loans held for sale, measured at fair value as Level III.

Other real estate investments, measured at fair value on the consolidated balance sheets are valued using unobservable inputs. The Company engaged the services of a third party independent valuation firm to determine fair value of certain investments, including preferred equity investments, held by the Company. Fair value is determined using a discounted cash flow model that primarily considers changes in interest rates and credit spreads, weighted average life and current performance of the underlying collateral. The Company classified the other real estate investments, measured at fair value as Level III.

The fair value for Treasury note futures is derived using market prices. Treasury note futures trade on the Chicago Mercantile Exchange (“CME”). The instruments are a variety of recently issued 10-year U.S. Treasury notes. The future contracts are liquid and are centrally cleared through the CME. Treasury note futures are generally categorized inas Level III of the fair value hierarchy.

The fair value for credit default swaps and interest rate swaps contracts are derived using pricing models that are widely accepted by marketplace participants. Credit default swaps and some interest rate swaps are traded in the ~~OTC~~over the counter ("OTC") market. The pricing models take into account multiple inputs including specific contract terms, interest rate yield curves, interest rates, credit curves, recovery rates, and/or current credit spreads obtained from swap counterparties and other market participants. Most inputs into the models are not subjective as they are observable in the marketplace or set per the contract. Valuation is primarily determined by the difference between the contract spread and the current market spread. The contract spread (or rate) is generally fixed and the market spread is determined by the credit risk of the underlying debt or reference entity. If the underlying indices are liquid and the OTC market for the current spread is active, credit default swaps and interest rate swaps are categorized in Level II of the fair value hierarchy. If the underlying indices are illiquid and the OTC market for the current spread is not active, credit default swaps are categorized in Level III of the fair value hierarchy. The credit default swaps and interest rate swaps are generally categorized inas Level II of the fair value hierarchy.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

The fair value of exchange-traded swap agreements economically hedging RMBS repurchase agreements are calculated using the net discounted future fixed cash payments and the discounted future variable cash receipts which are based on expected future interest rates derived from observable market interest rate curves. The Company also incorporates both its own nonperformance risk and its counterparties’ nonperformance risk in determining fair value. In considering the effect of nonperformance risk, the Company considered the impact of netting and credit enhancements, such as collateral postings and guarantees, and has concluded that counterparty risk is not significant to the overall valuation. Interest rate swap agreements economically hedging the Company's RMBS repurchase agreements are measured at fair value on a recurring basis primarily using Level II inputs. The fair value of these derivatives ~~are~~is calculated including accrued interest and net of variation margin amounts received or paid through the exchange, resulting in ~~separately presenting on the balance sheet~~ a significantly reduced fair value amount representing the unsettled fair value of these ~~derivatives.~~derivatives on the consolidated balance sheets.

A review of the fair value hierarchy classification is conducted on a quarterly basis. Changes in the type of inputs may result in a reclassification for certain assets or liabilities. The Company's policy with respect to transfers between levels of the fair value hierarchy is to recognize transfers into and out of each level as of the beginning of the reporting period. There were no material transfers between levels within the fair value hierarchy for the period ended March 31, ~~2022 and~~2023. Material transfers between levels within the fair value hierarchy during the period ended December 31, ~~2021.~~

~~Table~~2022 were specifically related to the transfer of ~~Content~~s

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

ARM Agency Securities from Level II to Level III.

The following table presents the Company's financial instruments carried at fair value on a recurring basis in the consolidated balance sheets by its level in the fair value hierarchy as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 (dollars in thousands):

Total Level I Level II Level III
March 31, 2022
Assets, at fair value
Real estate securities, trading, measured at fair value $ 1,949,336 $ — $ 1,949,336 $ —
Commercial mortgage loans, held for sale, measured at fair value 107,978 — — 107,978
Other real estate investments, measured at fair value — — — —
Credit default swaps 104 — 104 —
Interest rate swaps 374 — 374 —
Total assets, at fair value $ 2,057,792 $ — $ 1,949,814 $ 107,978
Liabilities, at fair value
Credit default swaps $ 1,493 $ — $ 1,493 $ —
Interest rate swaps 2,260 — 2,260 —
Total liabilities, at fair value $ 3,753 $ — $ 3,753 $ —
December 31, 2021
Assets, at fair value
Real estate securities, trading, measured at fair value $ 4,566,871 $ — $ 4,566,871 $ —
Commercial mortgage loans, held for sale, measured at fair value 34,718 — — 34,718
Other real estate investments, measured at fair value 2,074 — — 2,074
Interest rate swaps 312 — 312 —
Treasury note futures 124 — 124 —
Total assets, at fair value $ 4,604,099 $ — $ 4,567,307 $ 36,792
Liabilities, at fair value
Credit default swaps $ 1,142 $ — $ 1,142 $ —
Unsecured debt-related interest rate swap agreements 31,153 — 31,153 —
Total liabilities, at fair value $ 32,295 $ — $ 32,295 $ —

~~Table~~There were no assets measured at fair value on a nonrecurring basis on our consolidated balance sheets as of ~~Content~~s

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~


	Total		Level I		Level II		Level III
March 31, 2023
Assets, at fair value
Real estate securities, available for sale, measured at fair value	$	112,329	$	—	$	112,329	$	—
Real estate securities, trading, measured at fair value	133,705		—		$	—	$	133,705
Commercial mortgage loans, held for sale, measured at fair value	15,928		—		—		15,928
Interest rate swaps	—		—		—		—
Credit default swaps	325		—		325		—
Total assets, at fair value	$	262,287	$	—	$	112,654	$	149,633

Liabilities, at fair value
Interest rate swaps	$	202	$	—	$	202	$	—
Credit default swaps	$	92	$	—	$	92	$	—

Total liabilities, at fair value	$	294	$	—	$	294	$	—

December 31, 2022
Assets, at fair value
Real estate securities, available for sale, measured at fair value	$	221,025	$	—	$	221,025	$	—
Real estate securities, trading, measured at fair value	$	235,728	$	—	$	—	$	235,728
Commercial mortgage loans, held for sale, measured at fair value	15,559		—		—		15,559
Treasury note futures	91		91		—		—
Interest rate swaps	90		—		90		—
Credit default swaps	234		—		234		—
Total assets, at fair value	$	472,727	$	91	$	221,349	$	251,287

Liabilities, at fair value


Credit default swaps	64		—		64		—

Total liabilities, at fair value	$	64	$	—	$	64	$	—

Both observable and unobservable inputs may be used to determine the fair value of positions that the Company has classified within the Level III category. As a result, the unrealized gains and losses for assets and liabilities within the Level III category may include changes in fair value that were attributable to both observable and unobservable inputs. The following table summarizes the valuation method and significant unobservable inputs used for the Company’s financial instruments that are categorized within Level III of the fair value hierarchy as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 (dollars in thousands):.

Asset Category Fair Value Valuation Methodologies
Unobservable Inputs (1)
Weighted Average (2)
Range
March 31, 2022
Commercial mortgage loans, held for sale, measured at fair value $ 107,978 Discounted Cash Flow Yield 2.3% 1.6% - 5.6%
December 31, 2021
Commercial mortgage loans, held for sale, measured at fair value $ 34,718 Discounted Cash Flow Yield 3.4% 3.2% - 4.2%
Other real estate investments, measured at fair value 2,074 Discounted Cash Flow Yield 10.9% 9.9% - 11.9%

~~________________________~~Table of Contents

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

The following table contains the Level III inputs used to value assets and liabilities on a recurring and nonrecurring basis or where the Company discloses fair value as of March 31, 2023:


Asset Category	Fair Value		Valuation Methodologies	Unobservable Inputs (1)	Weighted Average (2)	Range
March 31, 2023
Commercial mortgage loans, held for sale, measured at fair value	$	15,928	Discounted Cash Flow	Yield	6.6%	6.4% - 6.8%
Real estate securities, trading, measured at fair value	133,705		Discounted Cash Flow	Yield	3.3%	2.0% - 6.6%



December 31, 2022
Commercial mortgage loans, held for sale, measured at fair value	$	15,559	Discounted Cash Flow	Yield	7.2%	6.3% - 7.7%
Real estate securities, trading, measured at fair value	235,728		Discounted Cash Flow	Yield	3.3%	2.0% - 6.5%

________________________________________________________

(1) In determining certain inputs, the Company evaluates a variety of factors including economic conditions, industry and market developments, market valuations of comparable companies and company specific developments including exit strategies and realization opportunities. The Company has determined that market participants would take these inputs into account when valuing the investments.

(2) Inputs were weighted based on the fair value of the investments included in the range.

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

March 31, ~~2022~~

~~(Unaudited)~~

2023.

Increases or decreases in any of the above unobservable inputs in isolation would result in a lower or higher fair value measurement for such assets. The following table presents additional information about the Company’s financial instruments which are measured at fair value on a recurring basis as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 for which the Company has used Level III inputs to determine fair value (dollars in thousands):


		March 31, 2022					March 31, 2023
		Commercial Mortgage Loans, held for sale, measured at fair value		Other Real Estate Investments, measured at fair value			Commercial Mortgage Loans, held for sale, measured at fair value		Real estate securities, trading, measured at fair value
Beginning balance, January 1, 2022		$	34,718	$	2,074
Beginning balance, January 1, 2023						Beginning balance, January 1, 2023	$	15,559	$	235,728
Transfers into Level III (1)	Transfers into Level III (1)	—		—		Transfers into Level III (1)	—		—
Total realized and unrealized gain/(loss) included in earnings:	Total realized and unrealized gain/(loss) included in earnings:					Total realized and unrealized gain/(loss) included in earnings:
Realized gain/(loss) on sale of commercial mortgage loans, held for sale, and other real estate investments		1,889		(33)
Realized gain/(loss) on sale of commercial mortgage loans, held for sale						Realized gain/(loss) on sale of commercial mortgage loans, held for sale	—		—
Realized gain/(loss) on sale of available for sale trading securities						Realized gain/(loss) on sale of available for sale trading securities	—		—
Unrealized gain/(loss) on commercial mortgage loans, held for sale and other real estate investments	Unrealized gain/(loss) on commercial mortgage loans, held for sale and other real estate investments	(939)		4		Unrealized gain/(loss) on commercial mortgage loans, held for sale and other real estate investments	347		—
Trading gain/(loss)						Trading gain/(loss)	—		2,968
Net accretion	Net accretion	—		—		Net accretion	—		—
Purchases	Purchases	150,300		—		Purchases	—		—
Sales / paydowns	Sales / paydowns	(77,990)		(2,045)		Sales / paydowns	22		(104,991)

Transfers out of Level III (1)	Transfers out of Level III (1)	—		—		Transfers out of Level III (1)	—		—
Ending Balance, March 31, 2022		$	107,978	$	—

		December 31, 2021
		Commercial Mortgage Loans, held for sale, measured at fair value		Other Real Estate Investments, measured at fair value
Beginning balance, January 1, 2021		$	67,649	$	2,522
Transfers into Level III (1)		—		—
Total realized and unrealized gain/(loss) included in earnings:
Realized gain/(loss) on sale of commercial mortgage loans, held for sale		24,208		—
Unrealized gain/(loss) on commercial mortgage loans, held for sale and other real estate investments		469		(19)
Net accretion		—		(3)
Purchases		420,673		—
Sales / paydowns		(478,281)		(426)

Transfers out of Level III (1)		—		—
Ending Balance, December 31, 2021		$	34,718	$	2,074
Ending Balance, March 31, 2023						Ending Balance, March 31, 2023	$	15,928	$	133,705

(1) ~~Transfers~~There were no transfers in ~~and transfers~~or out ~~include transfers between Commercial mortgage loans, held for sale and Commercial mortgage loans, held for investment.~~of Level III as of March 31, 2023.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)


	December 31, 2022
	Commercial Mortgage Loans, held for sale, measured at fair value		Real estate securities, trading, measured at fair value		Other real estate investments, measured at fair value
Beginning balance, January 1, 2022	$	34,718	$	—	$	2,074
Transfers into Level III (1)	—		4,566,871		—
Total realized and unrealized gain/(loss) included in earnings:
Realized gain/(loss) on sale of commercial mortgage loans, held for sale	2,358		—		—
Realized gain/(loss) on sale of available for sale trading securities	—		—		(33)
Unrealized gain/(loss) on commercial mortgage loans, held for sale and other real estate investments	(511)		—		4
Trading gain/(loss)	—		(119,220)		—
Net accretion	—		—		—
Purchases	366,692		—		—
Sales / paydowns	(387,698)		(4,211,923)		(2,045)

Transfers out of Level III	—		—		—
Ending Balance, December 31, 2022	$	15,559	$	235,728	$	—

(1) Transfers into Level III include transfers related to ARM Agency Securities transferred from Level II.

The fair value of cash and cash equivalents and restricted cash are measured using observable quoted market prices, or Level I inputs and their carrying value approximates their fair value. The fair value of borrowings under repurchase agreements approximate their carrying value on the consolidated balance sheets due to their short-term nature and are measured using Level IIIII inputs.

Financial Instruments Not Measured at Fair Value

The fair values of the Company's commercial mortgage loans, held for investment and collateralized loan obligations, which are not reported at fair value on the consolidated balance sheets are reported below as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 (dollars in thousands):


			Level	Carrying Amount (1)		Fair Value					March 31, 2023				December 31, 2022
March 31, 2022
										Level	Carrying Amount (1)		Fair Value		Carrying Amount (1)		Fair Value
Commercial mortgage loans, held for investment	Commercial mortgage loans, held for investment	Asset	III	$	4,545,384	$	4,568,380	Commercial mortgage loans, held for investment	Asset	III	$	5,051,501	$	5,057,359	$	5,269,776	$	5,278,495
Collateralized loan obligations	Collateralized loan obligations	Liability	III	2,883,887		2,879,415		Collateralized loan obligations	Liability	III	3,052,802		2,987,015		3,121,983		3,055,810
Mortgage note payable	Mortgage note payable	Liability	III	23,998		23,998		Mortgage note payable	Liability	III	23,998		23,998		23,998		23,998
Other financing and loan participation - commercial mortgage loans	Other financing and loan participation - commercial mortgage loans	Liability	III	40,199		40,199		Other financing and loan participation - commercial mortgage loans	Liability	III	79,121		79,121		76,301		76,301
Unsecured debt	Unsecured debt	Liability	III	98,620		79,000		Unsecured debt	Liability	III	81,220		58,100		98,695		66,300
December 31, 2021
Commercial mortgage loans, held for investment		Asset	III	$	4,226,888	$	4,249,118
Collateralized loan obligation		Liability	III	2,162,190		2,181,571
Mortgage Note Payable		Liability	III	23,998		23,998
Other financing and loan participation - commercial mortgage loans		Liability	III	37,903		37,903
Unsecured Debt		Liability	III	148,594		125,400

~~________________________~~________________________________________________________

(1) The carrying value is gross of ~~$14.9~~$28.8 million and ~~$15.8~~$40.8 million of allowance for credit losses as of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, respectively.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

Repurchase agreements - commercial mortgage loans of $604.4 million and $680.9 million as of March 31, 2023 and December 31, 2022, respectively, and repurchase agreements - real estate securities of $228.9 million and $440.0 million as of March 31, 2023 and December 31, 2022, respectively, are not carried at fair value and does not include accrued interest expense, which are presented in Note 7 – Debt. For these instruments, carrying value generally approximates fair value and are classified as Level III.

The fair value of the commercial mortgage loans, held for investment is estimated using a discounted cash flow analysis, based on the Advisor's experience with similar types of investments. The Company estimates the fair value of the collateralized loan obligations using external broker quotes. The fair value of the other financing and loan participation-commercial mortgage loans is generally estimated using a discounted cash flow analysis. AtAs of March 31, ~~2022,~~2023, the Mortgage note payable was recorded at transaction proceeds, which are considered to be the best initial estimate of fair value. The fair value of the unsecured debt is based on discounted cash flows using Company estimates for market yields on similarly structured debt instruments.

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

Note 14 - Derivative Instruments

The Company uses derivative instruments primarily to manage the fair value variability of fixed rate assets caused by interest rate fluctuations and overall portfolio market risk.

~~As of March 31, 2022, the net premiums received on derivative instrument assets were $0.8 million.~~

The following derivative instruments were outstanding as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 (dollars in thousands):

Fair Value
Contract type Notional
Assets
Liabilities
March 31, 2022
Credit default swaps $ 98,000 $ 104 $ 1,493
Interest rate swaps (1)
1,588,000 374 2,260
Interest rate swaps on unsecured debt — — —
Treasury note futures — — —
Total $ 1,686,000 $ 478 $ 3,753
December 31, 2021
Credit default swaps $ 47,000 $ — $ 1,142
Interest rate swaps 3,649,500 312 —
Interest rate swaps on unsecured debt 100,000 — 31,153
Treasury note futures 360 124 —
Total $ 3,796,860 $ 436 $ 32,295
~~________________________~~

~~(1)~~ ~~As of March 31, 2022, asset vs. liability notional breakout for interest rate swaps assets was $1,499.5 million and $88.5 million, respectively.~~


	March 31, 2023						December 31, 2022
			Fair Value						Fair Value
Contract type	Notional		Assets		Liabilities		Notional		Assets		Liabilities
Credit default swaps	$	18,000	$	325	$	92	$	18,000	$	234	$	64
Interest rate swaps (1)	12,500		—		202		9,800		90		—
Treasury note futures	—		—		—		3,500		91		—
Total	$	30,500	$	325	$	294	$	31,300	$	415	$	64

The following table indicates the net realized and unrealized gains and losses on derivatives, by primary underlying risk exposure, as included in loss on derivative instruments in the consolidated statements of operations for the three months ended March 31, ~~2022~~2023 and March 31, ~~2021:~~2022:

Three Months Ended March 31, 2022
Contract type Unrealized (Gain)/Loss Realized (Gain)/Loss
Credit default swaps $ 99 $ (104)
Interest rate swaps 4,740 (32,987)
Treasury note futures 124 (939)
Total $ 4,963 $ (34,030)
Three Months Ended March 31, 2021
Contract type Unrealized (Gain)/Loss Realized (Gain)/Loss
Credit default swaps $ (163) $ 455
Interest rate swaps (865) (921)
Treasury note futures (1,081) (1,512)
Total $ (2,109) $ (1,978)

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

The following table includes information regarding components of unsecured debt-related effects on interest expense and other comprehensive income for the three months ended March 31, 2022 and March 31, 2021:

~~Three Months Ended March 31, 2022~~

~~Three Months Ended March 31, 2021~~

~~Related to the statement of operations~~

~~Amount of net loss reclassified from other comprehensive income~~ ~~(1)~~

~~(282)~~

—

~~Related to other comprehensive income~~

~~Amount of gain/(loss) recognized in other comprehensive income~~

~~(220)~~

—

~~________________________~~

~~(1)~~ ~~Included in interest expense in the consolidated statements of operations~~

The Company's portfolio of derivatives additionally hedges the variability of the underlying benchmark interest rate of current and forecasted 30- to 90-day repurchase agreements. The Company attempts to mitigate exposure to higher interest rates primarily by entering into pay-fixed, receive-variable, interest rate swap agreements for terms between eighteen months and three years. From an economic perspective, this hedge relationship establishes a relatively stable fixed rate on related debt because the variable-rate payments received on the swap agreements offset a significant portion of the interest accruing on the debt, leaving the fixed-rate swap payments as the Company’s effective borrowing rate. Additionally, changes in fair value of these derivatives tend to offset opposing changes in fair value of the Company’s residential mortgage investments that can occur in response to changes in market interest rates.

During the first quarter of 2022, the Company entered into swap agreements with notional amounts totaling $1.1 billion requiring fixed-rate interest payments averaging 1.10%. No swaps had matured during this time. In the first quarter of 2022, the Company terminated $3.3 billion notional amount of swaps related to the ARM portfolio requiring fixed-rate interest payments averaging 0.25%. Subsequent to March 31, 2022, the Company terminated $0.8 billion notional amount of swaps requiring fixed-rate interest payments averaging 0.28%.

At March 31, 2022, the Company’s trading securities portfolio financing-related swap positions, all of which were either SOFR or OIS-indexed, had the following characteristics (dollars in thousands):

Period of Contract Expiration Swap Notional
Amounts Average Fixed Rates
Third quarter 2022 $ 300,000 0.03 %
Fourth quarter 2022 400,000 0.07 %
First quarter 2023 525,000 0.77 %
Fourth quarter 2023 174,500 0.11 %
First quarter 2024 100,000 2.28 %
$ 1,499,500

In January 2022, the Company terminated the entirety of its three-month LIBOR-indexed, pay-fixed, receive-variable, interest rate swap agreements with notional amounts totaling $100 million and average fixed rates of 4.09% with 20-year payment terms coinciding with the floating-rate terms of the Company’s unsecured debt that mature in 2035 and 2036.


	Three Months Ended March 31, 2023				Three Months Ended March 31, 2022
Contract type	Unrealized (Gain)/Loss		Realized (Gain)/Loss		Unrealized (Gain)/Loss		Realized (Gain)/Loss
Credit default swaps	$	(63)	$	—	$	99	$	(104)
Interest rate swaps	291		—		4,740		(32,987)
Treasury note futures	92		(44)		124		(939)
Options	—		—		—		—
Total	$	320	$	(44)	$	4,963	$	(34,030)

Interest rate swap agreements are measured at fair value on a recurring basis primarily using Level ~~Two~~II Inputs in accordance with ASU 2010-06, Fair Value Measurements and Disclosures (Topic 820). In determining fair value estimates for swaps, ~~The~~the Company utilizes the standard methodology of netting the discounted future fixed cash payments and the discounted future variable cash receipts which are based on expected future interest rates derived from observable market interest rate curves. The Company also incorporates both its own nonperformance risk and its counterparties’ nonperformance risk in determining fair value. In considering the effect of nonperformance risk, the Company considered the impact of netting and credit enhancements, such as collateral postings and guarantees, and has concluded that counterparty risk is not significant to the overall valuation.

4948

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, ~~2022~~2023

(Unaudited)

The fair value of exchange-traded swap agreements hedging repurchase agreements is calculated including accrued interest and net of variation margin amounts received or paid through the exchange, resulting in separately presenting on the balance sheet a fair value amount representing the unsettled fair value of these derivatives. Non-exchange traded swap agreements held as cash flow hedges of unsecured debt are reported at fair value calculated excluding accrued interest. At March 31, 2022, cash collateral receivable from derivative counterparties includes initial margin for all derivatives and variation margin for non-exchange traded derivatives. Accrued interest for non-exchange traded swap agreements is included in accounts payable and accrued expenses.

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

Note 15 - Offsetting Assets and Liabilities

The Company's consolidated balance sheets used a gross presentation of repurchase agreements and collateral pledged. The table below provides a gross presentation, the effects of offsetting and a net presentation of the Company's derivative instruments and repurchase agreements within the scope of ASC 210-20, Balance Sheet—Offsetting, as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 (dollars in thousands):


								Gross Amounts Not Offset on the Balance Sheet														Gross Amounts Not Offset on the Balance Sheet
Assets	Assets	Gross Amounts of Recognized Assets		Gross Amounts Offset on the Balance Sheet		Net Amount of Assets Presented on the Balance Sheet			Financial Instruments		Cash Collateral (1)		Net Amount		Assets	Gross Amounts of Recognized Assets		Gross Amounts Offset on the Balance Sheet		Net Amount of Assets Presented on the Balance Sheet			Financial Instruments		Cash Collateral (1)		Net Amount
March 31, 2022
March 31, 2023															March 31, 2023
Derivative instruments, at fair value	Derivative instruments, at fair value	$	478	$	—	$	478		$	—	$	—	$	478	Derivative instruments, at fair value	$	325	$	—	$	325		$	—	$	—	$	325
December 31, 2021
December 31, 2022															December 31, 2022
Derivative instruments, at fair value	Derivative instruments, at fair value	$	436	$	—	$	436		$	—	$	—	$	436	Derivative instruments, at fair value	$	415	$	—	$	415		$	—	$	—	$	415

_________________________________________________________

Gross Amounts Not Offset on the Balance Sheet
Liabilities Gross Amounts of Recognized Liabilities Gross Amounts Offset on the Balance Sheet Net Amount of Liabilities Presented on the Balance Sheet Financial Instruments
Cash Collateral (1)
Net Amount
March 31, 2022
Repurchase agreements - commercial mortgage loans $ 522,890 $ — $ 522,890 $ 813,303 $ 5,010 $ —
Repurchase agreements - real estate securities 1,714,541 — 1,714,541 1,801,381 — —
Derivative instruments, at fair value 3,753 — 3,753 — 7,069 —
December 31, 2021
Repurchase agreements - commercial mortgage loans $ 1,019,600 $ — $ 1,019,600 $ 1,460,317 $ 5,015 $ —
Repurchase agreements - real estate securities 4,178,784 — 4,178,784 4,370,239 — —
Derivative instruments, at fair value 32,295 — 32,295 — 64,393 —
See notes below.


							Gross Amounts Not Offset on the Balance Sheet
Liabilities	Gross Amounts of Recognized Liabilities		Gross Amounts Offset on the Balance Sheet		Net Amount of Liabilities Presented on the Balance Sheet		Financial Instruments		Cash Collateral (1)		Net Amount
March 31, 2023
Repurchase agreements - commercial mortgage loans	$	604,421	$	—	$	604,421	$	604,421	$	—	$	—
Repurchase agreements - real estate securities	228,934		—		228,934		228,934		—		—
Derivative instruments, at fair value	294		—		294		—		294		—
December 31, 2022
Repurchase agreements - commercial mortgage loans	$	680,859	$	—	$	680,859	$	680,859	$	—	$	—
Repurchase agreements - real estate securities	440,008		—		440,008		440,008		—		—
Derivative instruments, at fair value	64		—		64		—		64		—

~~________________________~~_________________________________________________________

(1) ~~These cash collateral amounts are recorded within the~~Included in Restricted cash ~~balance on~~in the Company's consolidated balance sheets.

~~FRANKLIN BSP REALTY TRUST, INC.~~

~~NOTES TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~March 31, 2022~~

~~(Unaudited)~~

Note 16 - Segment Reporting

The Company conducts its business through the following ~~reporting~~ segments:

•The real estate debt business focuses on originating, acquiring and asset managing commercial real estate debt investments, including first ~~mortgage loans,~~mortgages, subordinate mortgages, mezzanine loans and participations in such loans.

•The commercial real estate conduit business operated through the Company's TRS, which is focused on generating risk-adjusted returns by originating and subsequently selling fixed-rate commercial real estate loans into the CMBS securitization market at a profit.

FRANKLIN BSP REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2023

(Unaudited)

•The real estate owned business represents real estate acquired by the Company through foreclosure, deed in lieu of foreclosure, or purchase.

The following table represents the Company's operations by segment for the three ~~and three~~ months ended March 31, ~~2022~~2023 and March 31, ~~2021~~2022 (dollars in thousands):


Three Months Ended March 31, 2023												Three Months Ended March 31, 2023	Total		Real Estate Debt and Other Real Estate Investments		Real Estate Securities		TRS		Real Estate Owned
Interest income												Interest income	$	130,536	$	125,949	$	3,568	$	322	$	697
Revenue from real estate owned												Revenue from real estate owned	3,312		—		—		—		3,312
Interest expense												Interest expense	71,075		66,958		3,446		216		455
Net income/(loss)												Net income/(loss)	43,839		43,531		3,295		(3,314)		327
Total assets as of March 31, 2023												Total assets as of March 31, 2023	5,839,026		5,242,621		253,809		95,490		247,106
Three Months Ended March 31, 2022	Three Months Ended March 31, 2022	Total		Real Estate Debt and Other Real Estate Investments		Real Estate Securities		TRS		Real Estate Owned		Three Months Ended March 31, 2022
Interest income	Interest income	$	75,258	$	55,687	$	18,885	$	686	$	—	Interest income	$	75,258	$	55,687	$	18,885	$	686	$	—
Revenue from real estate owned	Revenue from real estate owned	2,312		—		—		—		2,312		Revenue from real estate owned	2,312		—		—		—		2,312
Interest expense	Interest expense	22,480		19,464		2,616		206		194		Interest expense	22,480		19,464		2,616		206		194
Net income/(loss)	Net income/(loss)	(22,507)		22,092		(45,311)		(107)		819		Net income/(loss)	(22,507)		22,092		(45,311)		(107)		819
Total assets as of March 31, 2022		7,112,155		4,346,668		2,496,732		127,392		141,363
Three Months Ended March 31, 2021
Interest income		$	42,237	$	40,757	$	424	$	1,056	$	—
Revenue from real estate owned		716		—		—		—		716
Interest expense		11,369		10,574		182		332		281
Net income/(loss)		30,146		23,033		(454)		7,538		29
Total assets as of December 31, 2021		9,474,701		4,205,883		5,054,394		72,840		141,584
Total assets as of December 31, 2022												Total assets as of December 31, 2022	6,203,601		5,444,152		474,231		63,307		221,911

For the purposes of the table above, ~~any expenses not associated with a specific segment~~management fees have been allocated to the business segments using an agreed upon percentage of each respective segment's prior period equity. Administrative fees have been allocated to the business segments using a percentage derived from taking the respective business segment's prior period equity as a percent of consolidated equity and multiplying it by ~~using~~ the sum of commercial mortgage loans originated during the year as the denominator and commercial mortgage loans, held for investment, net of allowance and commercial mortgage loans, held for sale, measured at fair value as numerator.Company's total administrative fee.

Note 17 - Subsequent Events

~~The Company has evaluated subsequent events through the filing of this Quarterly Report on Form 10-Q.~~

On April 19, 2022, all of the 39,733,299 outstanding shares of the Company’s Series F Preferred Stock automatically converted on a one-for-one basis into an equal amount of shares of common stock, pursuantSubsequent to the ~~terms of~~quarter ended March 31, 2023, the Articles Supplementary of the Series F Preferred Stock. The shares of common stock issued upon conversion of the Series F Preferred Stock are freely tradable by the holders on the New York Stock Exchange. There are no shares of Series F Preferred Stock outstanding following ~~the conversion.~~events took place:

Williamsburg Hotel Bankruptcy Case - see Part II, Item 1 "Legal Proceedings" for details.

Loan Fraud Lawsuit - see Part II, Item 1 "Legal Proceedings" for details.

5250

Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations

The following discussion and analysis should be read in conjunction with the accompanying financial statements of Franklin BSP Realty Trust, Inc. the notes thereto and other financial information included elsewhere in this Quarterly Report on Form 10-Q, as well as our Annual Report on Form 10-K for the fiscal year ended December 31, ~~2021~~2022 filed with the U.S. Securities and Exchange Commission (the "SEC") on ~~February 25, 2022.~~March 16, 2023.

As used herein, the terms "the Company," "we," "our" and "us" refer to Franklin BSP Realty Trust, Inc., a Maryland corporation and, as required by context, to Benefit Street Partners Realty Operating Partnership, L.P., a Delaware limited partnership, which we refer to as the "OP," and to its subsidiaries. We are externally managed by Benefit Street Partners L.L.C. (our "Advisor").

Certain statements included in this Quarterly Report on Form 10-Q 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.

Our forward-looking statements are subject to various risks and uncertainties. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from those indicated in these statements, and thus our investors should not place undue reliance on these statements. We believe these factors include but are not limited to those described under the section entitled “Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, ~~2021,~~2022, as such factors may be updated from time to time in our periodic filings with the Securities and Exchange Commission (the “SEC”), which are accessible on the SEC’s website at http://www.sec.gov. These factors include:

•our business and investment strategy;

•our ability to make investments in a timely manner or on acceptable terms;

•the impact of ~~the COVID-19 pandemic;~~national health crises;

•current credit market conditions and our ability to obtain long-term financing for our investments in a timely manner and on terms that are consistent with what we project when we invest;

•the effect of general market, real estate market, economic and political conditions, including changing interest rate environments and inflation;

•our ability to make scheduled payments on our debt obligations;

•our ability to generate sufficient cash flows to make distributions to our stockholders;

•our ability to generate sufficient debt and equity capital to fund additional investments;

•our ability to refinance our existing financing arrangements;

•our ability to ~~successfully and in a timely matter reinvest the dividend, interest,~~recover unpaid principal ~~and sales proceeds from the assets acquired in the merger with Capstead Mortgage Corporation in a manner consistent with our investment strategies;~~

•adverse changes in the value of the assets acquired in the merger with Capstead Mortgage Corporation prior to the time such assets are monetized and reinvested in in a manner consistent with our investment strategies;on defaulted loans;

•the degree and nature of our competition;

•the availability of qualified personnel;

•our ability to recover or mitigate estimated losses on non-performing assets;

•we may be deemed to be an investment company under the Investment Company Act of 1940, as amended (the "Investment Company Act"), and thus subject to regulation under the Investment Company Act;

•our ability to maintain our qualification as a real estate investment trust ("REIT"); and

•other factors set forth under the caption "Risk Factors" in our Annual Report on Form 10-K for the year ended December 31, ~~2021.~~2022.

Currently, one of the most significant factors that could cause actual outcomes to differ materially from our forward-looking statements is the continuing adverse effect of the current pandemic of the novel coronavirus, or COVID-19, on the financial condition, operating results and cash flows of the Company, its borrowers, the real estate market, the global economy and the financial markets. The extent to which the COVID-19 pandemic continues to impact us and our borrowers will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, including resurgences of the virus and its variants, the speed, effectiveness and adoption of vaccine (including boosters) and treatment developments and the direct and indirect economic effects of the pandemic and containment measures, among others.

5351

Overview

The Company is a Maryland corporation and has made tax elections to be treated as a ~~REIT~~real estate investment trust ("REIT") for U.S. federal income tax purposes since 2013. The Company, through one or more subsidiaries which are each treated as a taxable REIT subsidiary ("TRS"), is indirectly subject to U.S. federal, state and local income taxes. We commenced business in May 2013. We primarily originate, acquire and manage a diversified portfolio of commercial real estate debt investments secured by properties located within and outside of the United States. ~~Commercial real estate debt investments may include first mortgage loans, subordinated mortgage loans, mezzanine loans and participations in such loans.~~ Substantially all of our business is conducted through the OP, a Delaware limited partnership. We are the sole general partner and directly or indirectly hold all of the units of limited partner interests in the OP.

The Company has no employees. We are managed by our Advisor pursuant to an Advisory Agreement ~~as amended on August 18, 2021~~ (the "Advisory Agreement"). Our Advisor manages our affairs on a day-to-day basis. The Advisor receives compensation and fees for services related to the investment and management of our assets and our operations.

The Advisor, an SEC-registered investment adviser, is a credit-focused alternative asset management firm. The Advisor manages funds for institutions and high-net-worth investors across various credit funds and complementary strategies including high yield, levered loans, private / opportunistic debt, liquid credit, structured credit and commercial real estate debt. These strategies complement each other as they all leverage the sourcing, analytical, compliance, and operational capabilities that encompass the Advisor’s robust platform. The Advisor is a wholly-owned subsidiary of Franklin Resources, Inc., which together with its various subsidiaries operates as ~~“Franklin Templeton.”~~"Franklin Templeton".

The Company invests in commercial real estate debt investments, which may include first mortgage loans, subordinated mortgage loans, mezzanine loans and participations in such loans. The Company also originates conduit loans which the Company intends to sell through its TRS into commercial mortgage-backed securities ("CMBS") securitization transactions at a profit. Historically this business has focused primarily on CMBS, ~~unsecured REIT debt,~~commercial real estate collateralized loan obligation bonds ("CRE CLO bonds"), collateralized debt obligations ("CDOs") and other securities. As a result of the October 2021 acquisition of Capstead Mortgage Corporation ~~(“Capstead”~~("Capstead"), the Company acquired ~~and continues to hold~~ a ~~significant~~ portfolio of residential ~~mortgage backed~~mortgage-backed securities ~~(“RMBS”~~("RMBS") in the form of residential adjustable-rate mortgage pass-through securities (“("ARM Agency ~~Securities”~~Securities" or "ARMs") issued and guaranteed by government-sponsored enterprises or by an agency of the federal government. Although the Company continues to hold a small portion of this portfolio it does not intend to do so long-term and intends to reinvest proceeds from the remaining portion of the portfolio in its other businesses. The Company also owns real estate which it acquires through foreclosure and deed in lieu of foreclosure, and which it purchases for investment, typically subject to triple net leases.

Book Value Per Share

The following table calculates our book value per share as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 ($ in thousands, except per share data):


		March 31, 2022		December 31, 2021			March 31, 2023		December 31, 2022
Stockholders' equity applicable to common stock	Stockholders' equity applicable to common stock	$	677,867	$	736,464	Stockholders' equity applicable to common stock	$	1,310,919	$	1,304,238
Shares

Shares:						Shares:
Common stock	Common stock	43,957,363		43,951,382		Common stock	82,572,550		82,479,743
Restricted stock	Restricted stock	513,764		14,546		Restricted stock	791,421		513,041
Total outstanding	Total outstanding	44,471,127		43,965,928		Total outstanding	83,363,971		82,992,784
Book value per share	Book value per share	$	15.24	$	16.75	Book value per share	$	15.73	$	15.72

The following table calculates our fully-converted book value per share as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 ($ in thousands, except per share data):

March 31, 2022 December 31, 2021
Stockholders' equity applicable to convertible common stock $ 1,484,962 $ 1,543,550
Shares
Common stock 43,957,363 43,951,382
Restricted stock 513,764 14,546
Series C convertible preferred stock 418,880 418,880
Series D convertible preferred stock 5,370,640 5,370,640
Series F convertible preferred stock 39,733,299 39,733,299
Total outstanding 89,993,946 89,488,747
Fully-converted book value per share $ 16.50 $ 17.25


	March 31, 2023		December 31, 2022
Stockholders' equity applicable to convertible common stock	$	1,400,667	$	1,398,986

Shares:
Common stock	82,572,550		82,479,743
Equity compensation awards (restricted stock and restricted stock units)	791,421		513,041
Series H convertible preferred stock	5,370,640		5,370,640
Series I convertible preferred stock	—		299,200
Total outstanding	88,734,611		88,662,624
Fully-converted book value per share (1) (2)	$	15.78	$	15.78

(1) Fully-converted book value per share reflects full conversion of our series of our Series H and Series I preferred stock and vesting of our outstanding equity compensation awards.

(2) Excluding the amounts for accumulated depreciation and amortization of real property of $6.5 million and $5.2 million as of March 31, 2023 and December 31, 2022, respectively, would result in a fully-converted book value per share of $15.86 and $15.84 as of March 31, 2023 and December 31, 2022, respectively.

Critical Accounting Estimates

Our financial statements are prepared in conformity with accounting principles generally accepted in the United States of America ("GAAP"), which requires us to make estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Critical accounting estimates are those that require the application of management’s most difficult, subjective or complex judgments on matters that are inherently uncertain and that may change in subsequent periods. In preparing the financial statements, management has made estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. In preparing the financial statements, management has utilized available information, including our past history, industry standards and the current economic environment, among other factors, in forming its estimates and judgments, giving due consideration to materiality. Actual results may differ from these estimates. In addition, other companies may utilize different estimates, which may impact the comparability of our results of operations to those of companies in similar businesses.

During the three months ended March 31, ~~2022,~~2023, there were no material changes to our critical accounting estimates as compared to the critical accounting estimates disclosed in Management’s Discussion and Analysis of Financial Condition and Results of Operations contained in Part II, Item 7 of our Annual Report on Form 10-K for the year ended December 31, ~~2021.~~2022.

Portfolio

As of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, our portfolio consisted of ~~166~~157 and ~~165~~161 commercial mortgage loans, respectively, excluding commercial mortgage loans accounted for under the fair value option. The commercial mortgage loans, held for investment as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 had a total carrying value, net of allowance for credit losses, of ~~$4,530.5~~$5,022.8 million and ~~$4,211.1~~$5,228.9 million, respectively. As of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, our total commercial mortgage loans, held for sale, measured at fair value, were comprised of ~~nine~~two loans with total fair value of ~~$108.0~~$15.9 million and ~~one loan~~two loans with total fair value of ~~$34.7~~$15.6 million, respectively. As of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 we had real estate securities, trading, measured at fair ~~value~~values of ~~$1,949.3~~$133.7 million and ~~$4,566.9~~$235.7 million, ~~respectively.~~respectively, due to the Company's progress in selling down the ARM Agency Securities portfolio acquired from Capstead. As of March 31, 2023 and December 31, 2022, we had ~~no other~~$112.3 million and $221.0 million, respectively, of real estate ~~investments,~~securities, available for sale, measured at fair value. As of ~~December 31, 2021, our other real estate investments, measured at fair value, were comprised of one investment with a total fair value of $2.1 million. As of~~ March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, our real estate owned, held for investment portfolio ~~comprised~~was composed of ~~one investment~~16 and 11 investments, respectively, with carrying values of $148.6 million and $127.8 million, respectively. As of March 31, 2023 and December 31, 2022, we had two properties classified as real estate owned, held for sale with a ~~carrying~~combined fair value of ~~$89.5~~$35.2 million and ~~$90.0~~$36.5 million, respectively.

As of March 31, ~~2022,~~2023, we had ~~one~~two loans with a total amortized cost basis of $83.5 million designated as non-performing status. One loan ~~with unpaid contractual principal balance~~is for a ~~total carrying value~~hotel property located in New York City, which was placed on non-accrual status in 2019 and had an amortized cost basis of $57.1 million ~~that had interest past due~~as of March 31, 2023 and December 31, 2022. No specific allowance for ~~greater than 90 days. We~~credit losses has been recorded on the loan. The Company did not ~~take~~recognize any ~~asset~~interest income on the non-accrual loan during the three months ended March 31, 2023. Subsequent to March 31, 2023, in April 2023, the Company received full principal repayment related to the New York City hotel property.

was evaluated in accordance with ASC 310 - Receivables and was determined to be a TDR. During the three months ended March 31, 2023 the Company recorded an additional $0.8 million to the specific allowance for credit losses and charged off the remaining $15.1 million specific allowance which directly reduced the amortized cost basis of the loan. The Company designated the loan as non-performing and placed the loan on cost recovery status during the second quarter of 2022. Upon designation, the Company ceased the recognition of interest income. Any contractual amounts received are accounted for under the cost-recovery method, until the loan qualifies for return to accrual status. As of December 31, 2022, the Company had $2.6 million in cost recovery proceeds. During the three months ended March 31, 2023, $0.6 million of additional cost recovery proceeds was received and $1.1 million was transferred to real estate owned in connection with the five properties foreclosed upon during the period. As of March 31, 2023 the Company had $2.1 million in cost recovery proceeds. Cost recovery proceeds directly reduce the amortized cost of the loan. As of December 31, ~~2021, we~~2022, the retail portfolio had ~~two loans with an aggregate unpaid contractual principal balance and~~a carrying value of ~~$114.0~~$46.0 million ~~one with interest past due~~net of a specific allowance for ~~greater than 90 days~~credit losses of $14.2 million. See "Part II, Item 1. Legal Proceedings" of this Quarterly Report on Form 10-Q for more information about this loan and ~~the other which was current.~~related litigation. Future developments relating to these legal proceedings could have a material impact on our future results.

As of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 our commercial mortgage loans, held for investment excluding commercial mortgage loans ~~accounted for under the fair value option,~~on non-performing status, had a weighted average coupon of ~~4.4%~~8.8% and ~~4.3%~~8.3%, and a weighted average remaining life of ~~1.9~~1.2 years and ~~2.1~~1.4 years, respectively.

As of March 31, ~~2022,~~2023, the value of the Company’s residential ARM Agency Securities portfolio was ~~$1.9 billion,~~$133.7 million, compared to ~~$4.6 billion~~$235.7 million as of December 31, ~~2021.~~2022. The reduction in the value of this portfolio induring the ~~first quarter~~three months ended March 31, 2023, is due in part to (i) ~~$339~~$7.5 million of principal paydowns and (ii) ~~$2.2 billion~~$95.5 million of ~~sales. During that period, the Company experienced~~sales and (iii) $3.0 million of trading losses of $88.4 million related to these assets. As of May 3, 2022, the value of the Company’s residential ARM Agency Securities portfolio was $649 million. From April 1, 2022 to May 3, 2022, the Company experienced losses of $6.9 million related to the ARM Agency Securities portfolio as a result of net trading losses totaling $15.4 milliongains related to principal paydowns, changes in market ~~price~~values, and ~~losses on~~ sales of ~~securities, net of portfolio related derivative gains of $8.6 million.~~

these securities.

5554

The following charts summarize our commercial mortgage loans, held for investment, by coupon rate type, collateral type and geographical region as of March 31, ~~2022~~2023 and December 31, ~~2021:~~2022:

An investments region classification is defined according to the below map based on the location of investments secured property.

The following charts show the par value by contractual maturity year for the commercial mortgage loans held for investments (excluding commercial mortgage loans in principal default) in our portfolio as of March 31, ~~2022~~2023 and December 31, ~~2021:~~2022:

The following table shows selected data from our commercial mortgage loans, held for investment in our portfolio as of March 31, ~~2022~~2023 (dollars in thousands):


Loan Type	Loan Type	Property Type	Par Value	Interest Rate (1)	Effective Yield	Loan to Value (2)	Loan Type	Property Type	Par Value	Interest Rate (1)	Effective Yield (5)	Loan to Value (2)
Senior Debt 1	Senior Debt 1	Hospitality	$4,849	1 month LIBOR + 4.00%	5.0%	77.0%	Senior Debt 1	Hospitality	$4,813	1 month LIBOR + 4.00%	8.86%	77.0%
Senior Debt 2	Senior Debt 2	Hospitality	57,075	1 month LIBOR + 5.19%	6.2%	51.8%	Senior Debt 2	Hospitality	57,075	1 month LIBOR + 5.19%	10.05%	51.8%
Senior Debt 3	Senior Debt 3	Multifamily	20,343	1 month LIBOR + 4.50%	5.5%	22.4%	Senior Debt 3	Multifamily	34,530	1 month SOFR + 3.03%	7.83%	63.7%
Senior Debt 4	Senior Debt 4	Hospitality	22,094	1 month LIBOR + 6.00%	6.5%	48.1%	Senior Debt 4	Multifamily	35,212	1 month SOFR + 4.50%	9.30%	83.6%
Senior Debt 5	Senior Debt 5	Multifamily	35,883	1 month LIBOR + 3.00%	3.8%	63.7%	Senior Debt 5	Hospitality	22,036	1 month SOFR + 4.25%	9.05%	68.8%
Senior Debt 6	Senior Debt 6	Multifamily	37,025	1 month LIBOR + 3.00%	4.5%	83.6%	Senior Debt 6	Office	18,620	1 month SOFR + 4.75%	9.55%	70.0%
Senior Debt 7	Senior Debt 7	Hospitality	22,355	1 month LIBOR + 3.50%	4.8%	68.8%	Senior Debt 7	Office	43,786	1 month SOFR + 3.56%	8.36%	71.0%
Senior Debt 8	Senior Debt 8	Office	20,622	1 month LIBOR + 3.75%	5.8%	70.0%	Senior Debt 8	Hospitality	9,506	1 month SOFR + 5.57%	10.37%	68.7%
Senior Debt 9	Senior Debt 9	Office	15,669	1 month LIBOR + 3.40%	5.3%	67.5%	Senior Debt 9	Hospitality	19,293	1 month SOFR + 3.84%	8.64%	62.6%
Senior Debt 10	Senior Debt 10	Multifamily	27,392	1 month LIBOR + 3.35%	5.3%	73.0%	Senior Debt 10	Hospitality	12,964	1 month SOFR + 3.02%	7.82%	56.4%
Senior Debt 11	Senior Debt 11	Hospitality	7,785	1 month SOFR + 4.85%	6.8%	62.5%	Senior Debt 11	Hospitality	4,974	1 month LIBOR + 4.25%	9.11%	47.7%
Senior Debt 12	Senior Debt 12	Office	7,103	1 month LIBOR + 3.90%	6.0%	67.6%	Senior Debt 12	Hospitality	31,450	1 month SOFR + 5.25%	10.05%	31.0%
Senior Debt 13	Senior Debt 13	Hospitality	13,943	1 month LIBOR + 4.47%	6.7%	44.8%	Senior Debt 13	Office	15,104	1 month SOFR + 4.00%	8.80%	70.9%
Senior Debt 14	Senior Debt 14	Office	43,012	1 month LIBOR + 3.50%	5.8%	71.0%	Senior Debt 14	Office	25,802	1 month LIBOR + 4.35%	9.21%	64.9%
Senior Debt 15	Senior Debt 15	Retail	8,203	1 month LIBOR + 8.00%	8.5%	51.6%	Senior Debt 15	Multifamily	10,761	1 month SOFR + 4.25%	9.05%	72.4%
Senior Debt 16(6)	Senior Debt 16(6)	Hospitality	10,580	1 month LIBOR + 4.50%	6.8%	68.7%	Senior Debt 16(6)	Office	32,439	1 month SOFR + 4.83%	9.64%	78.3%
Senior Debt 17	Senior Debt 17	Hospitality	19,900	1 month LIBOR + 4.15%	6.5%	61.8%	Senior Debt 17	Manufactured Housing	1,323	5.50%		62.8%
Senior Debt 18	Senior Debt 18	Office	39,650	1 month LIBOR + 4.11%	6.4%	68.2%	Senior Debt 18	Manufactured Housing	7,680	1 month LIBOR + 4.50%	9.36%	66.7%
Senior Debt 19	Senior Debt 19	Hospitality	20,930	1 month LIBOR + 3.75%	6.1%	62.6%	Senior Debt 19	Self Storage	29,895	1 month LIBOR + 5.00%	9.86%	58.8%
Senior Debt 20	Senior Debt 20	Hospitality	13,000	1 month LIBOR + 2.94%	5.4%	56.4%	Senior Debt 20	Multifamily	14,501	1 month SOFR + 4.83%	9.63%	70.0%
Senior Debt 21	Senior Debt 21	Hospitality	4,988	1 month LIBOR + 4.25%	6.5%	47.7%	Senior Debt 21	Manufactured Housing	5,020	1 month LIBOR + 5.25%	10.11%	65.9%
Senior Debt 22	Senior Debt 22	Hospitality	12,750	1 month LIBOR + 4.45%	6.9%	62.9%	Senior Debt 22	Office	18,103	1 month LIBOR + 4.50%	9.36%	47.9%
Senior Debt 23	Senior Debt 23	Retail	9,400	1 month LIBOR + 4.20%	6.3%	77.1%	Senior Debt 23	Office	64,957	5.15%		52.5%
Senior Debt 24	Senior Debt 24	Hospitality	33,945	1 month LIBOR + 3.99%	5.7%	31.0%	Senior Debt 24	Office	35,000	1 month LIBOR + 5.21%	10.07%	66.0%
Senior Debt 25	Senior Debt 25	Office	21,825	1 month LIBOR + 3.50%	5.4%	70.9%	Senior Debt 25	Office	12,750	1 month LIBOR + 5.00%	9.86%	67.8%
Senior Debt 26	Senior Debt 26	Hospitality	7,100	1 month LIBOR + 4.00%	5.8%	70.3%	Senior Debt 26	Multifamily	39,097	1 month LIBOR + 4.45%	9.31%	66.5%
Senior Debt 27	Senior Debt 27	Multifamily	15,575	1 month LIBOR + 2.75%	4.3%	71.7%	Senior Debt 27	Multifamily	12,363	1 month LIBOR + 4.55%	9.41%	73.0%
Senior Debt 28	Senior Debt 28	Multifamily	27,553	1 month LIBOR + 3.15%	5.0%	71.6%	Senior Debt 28	Multifamily	21,000	1 month LIBOR + 4.60%	9.46%	66.7%
Senior Debt 29	Senior Debt 29	Multifamily	24,500	1 month SOFR + 3.30%	4.8%	75.5%	Senior Debt 29	Office	11,113	1 month SOFR + 5.56%	10.36%	63.9%
Senior Debt 30	Senior Debt 30	Office	25,802	1 month LIBOR + 4.35%	6.1%	64.9%	Senior Debt 30	Office	44,058	1 month LIBOR + 3.95%	8.81%	53.9%
Senior Debt 31(2)	Senior Debt 31(2)	Office	58,714	1 month LIBOR + 3.70%	5.0%	65.7%	Senior Debt 31(2)	Multifamily	16,694	1 month SOFR + 8.00%	12.80%	—%
Senior Debt 32	Senior Debt 32	Multifamily	11,694	1 month LIBOR + 3.15%	4.8%	72.4%	Senior Debt 32	Hospitality	23,000	1 month LIBOR + 5.79%	10.65%	57.2%
Senior Debt 33	Senior Debt 33	Office	29,317	1 month LIBOR + 2.70%	3.2%	71.4%	Senior Debt 33	Multifamily	34,750	1 month SOFR + 4.10%	8.90%	78.2%
Senior Debt 34	Senior Debt 34	Manufactured Housing	1,352	5.50%	5.5%	62.8%	Senior Debt 34	Multifamily	12,325	1 month LIBOR + 4.50%	9.36%	83.3%
Senior Debt 35	Senior Debt 35	Multifamily	7,038	1 month LIBOR + 4.75%	5.8%	62.6%	Senior Debt 35	Multifamily	5,575	1 month LIBOR + 4.50%	9.36%	83.6%
Senior Debt 36	Senior Debt 36	Multifamily	4,300	1 month LIBOR + 5.50%	6.5%	87.4%	Senior Debt 36	Multifamily	55,000	1 month LIBOR + 3.00%	7.86%	71.6%
Senior Debt 37	Senior Debt 37	Manufactured Housing	7,680	1 month LIBOR + 4.50%	5.0%	66.7%	Senior Debt 37	Multifamily	14,465	1 month LIBOR + 3.39%	8.25%	70.6%
Senior Debt 38	Senior Debt 38	Hospitality	27,000	1 month LIBOR + 6.50%	7.0%	62.7%	Senior Debt 38	Multifamily	8,898	1 month LIBOR + 3.80%	8.66%	69.9%
Senior Debt 39	Senior Debt 39	Multifamily	50,000	1 month LIBOR + 6.69%	7.4%	80.0%	Senior Debt 39	Multifamily	18,653	1 month LIBOR + 6.25%	11.11%	67.0%
Senior Debt 40	Senior Debt 40	Self Storage	29,895	1 month LIBOR + 5.00%	5.5%	58.8%	Senior Debt 40	Multifamily	19,536	1 month LIBOR + 3.60%	8.46%	70.8%
Senior Debt 41	Senior Debt 41	Multifamily	14,183	1 month LIBOR + 4.75%	5.3%	70.0%	Senior Debt 41	Multifamily	43,096	1 month LIBOR + 2.95%	7.81%	71.6%
Senior Debt 42	Senior Debt 42	Manufactured Housing	3,400	1 month LIBOR + 5.00%	5.5%	58.6%	Senior Debt 42	Hospitality	25,700	1 month LIBOR + 5.60%	10.46%	61.0%
Senior Debt 43	Senior Debt 43	Multifamily	27,550	1 month LIBOR + 5.75%	6.2%	69.8%	Senior Debt 43	Mixed Use	32,500	1 month LIBOR + 3.70%	8.56%	69.7%
Senior Debt 44	Senior Debt 44	Manufactured Housing	5,020	1 month LIBOR + 5.25%	5.7%	65.9%	Senior Debt 44	Multifamily	75,768	1 month LIBOR + 2.95%	7.81%	72.6%
Senior Debt 45		Office	18,503	1 month LIBOR + 4.50%	5.3%	47.9%
Senior Debt 46		Office	67,117	5.15%	5.2%	52.5%
Senior Debt 47		Office	30,990	1 month LIBOR + 5.20%	5.7%	66.0%
Senior Debt 48		Office	12,750	1 month LIBOR + 5.00%	5.5%	67.8%
Senior Debt 49		Multifamily	44,036	1 month LIBOR + 4.35%	4.8%	73.2%
Senior Debt 50		Multifamily	38,019	1 month LIBOR + 4.45%	4.9%	66.5%
Senior Debt 51		Retail	11,963	1 month LIBOR + 4.87%	5.3%	75.0%
Senior Debt 52		Multifamily	5,730	1 month LIBOR + 5.00%	5.5%	73.5%
Senior Debt 53		Multifamily	18,800	1 month LIBOR + 4.00%	4.5%	79.7%
Senior Debt 54		Industrial	14,985	1 month LIBOR + 4.50%	5.0%	66.3%


Loan Type	Loan Type	Property Type	Par Value	Interest Rate (1)	Effective Yield	Loan to Value (2)	Loan Type	Property Type	Par Value	Interest Rate (1)	Effective Yield (5)	Loan to Value (2)
Senior Debt 45							Senior Debt 45	Multifamily	20,960	1 month LIBOR + 3.35%	8.21%	67.7%
Senior Debt 46							Senior Debt 46	Multifamily	30,231	1 month LIBOR + 2.95%	7.81%	70.4%
Senior Debt 47							Senior Debt 47	Multifamily	35,466	1 month LIBOR + 2.95%	7.81%	71.7%
Senior Debt 48							Senior Debt 48	Multifamily	33,588	1 month LIBOR + 2.95%	7.81%	72.2%
Senior Debt 49							Senior Debt 49	Hospitality	25,771	1 month LIBOR + 9.00%	13.86%	74.2%
Senior Debt 50							Senior Debt 50	Self Storage	15,000	1 month LIBOR + 4.26%	9.12%	74.6%
Senior Debt 51							Senior Debt 51	Office	6,721	1 month LIBOR + 5.25%	10.11%	67.3%
Senior Debt 52 (2)							Senior Debt 52 (2)	Multifamily	133,279	1 month LIBOR + 4.75%	9.61%	—%
Senior Debt 53							Senior Debt 53	Multifamily	11,245	1 month LIBOR + 3.15%	8.01%	75.6%
Senior Debt 54							Senior Debt 54	Hospitality	22,018	1 month LIBOR + 5.35%	10.21%	56.8%
Senior Debt 55	Senior Debt 55	Office	11,981	1 month LIBOR + 5.50%	6.0%	68.8%	Senior Debt 55	Hospitality	33,000	1 month LIBOR + 6.25%	11.11%	59.2%
Senior Debt 56		Multifamily	11,918	1 month LIBOR + 4.55%	5.0%	73.0%
Senior Debt 56 (2)							Senior Debt 56 (2)	Multifamily	32,933	1 month LIBOR + 8.00%	12.86%	—%
Senior Debt 57	Senior Debt 57	Multifamily	21,000	1 month LIBOR + 4.60%	5.1%	66.7%	Senior Debt 57	Multifamily	16,219	1 month LIBOR + 3.75%	8.61%	76.9%
Senior Debt 58	Senior Debt 58	Office	26,000	1 month LIBOR + 5.00%	5.5%	63.9%	Senior Debt 58	Multifamily	30,420	1 month LIBOR + 3.00%	7.86%	73.5%
Senior Debt 59	Senior Debt 59	Multifamily	11,672	1 month LIBOR + 3.50%	4.0%	60.1%	Senior Debt 59	Multifamily	42,697	1 month LIBOR + 3.15%	8.01%	71.0%
Senior Debt 60	Senior Debt 60	Multifamily	21,000	1 month LIBOR + 4.95%	5.4%	84.2%	Senior Debt 60	Multifamily	42,850	1 month LIBOR + 3.40%	8.26%	79.9%
Senior Debt 61	Senior Debt 61	Office	43,751	1 month LIBOR + 3.94%	4.4%	53.9%	Senior Debt 61	Multifamily	36,760	1 month LIBOR + 3.64%	8.50%	66.0%
Senior Debt 62	Senior Debt 62	Multifamily	3,295	1 month LIBOR + 7.25%	7.7%	—%	Senior Debt 62	Multifamily	8,500	1 month LIBOR + 3.75%	8.61%	79.4%
Senior Debt 63	Senior Debt 63	Multifamily	5,400	1 month LIBOR + 5.25%	5.7%	83.1%	Senior Debt 63	Multifamily	14,278	1 month LIBOR + 3.15%	8.01%	79.8%
Senior Debt 64	Senior Debt 64	Hospitality	23,000	1 month LIBOR + 5.79%	6.3%	57.2%	Senior Debt 64	Multifamily	13,849	1 month LIBOR + 3.75%	8.61%	64.2%
Senior Debt 65	Senior Debt 65	Multifamily	34,750	1 month LIBOR + 6.75%	7.2%	78.2%	Senior Debt 65	Multifamily	67,138	1 month LIBOR + 3.25%	8.11%	77.1%
Senior Debt 66	Senior Debt 66	Multifamily	12,325	1 month LIBOR + 4.50%	5.0%	83.3%	Senior Debt 66	Multifamily	10,568	1 month LIBOR + 3.75%	8.61%	70.0%
Senior Debt 67	Senior Debt 67	Multifamily	6,300	1 month LIBOR + 5.35%	5.8%	84.0%	Senior Debt 67	Multifamily	27,015	1 month LIBOR + 3.20%	8.06%	77.3%
Senior Debt 68	Senior Debt 68	Multifamily	31,354	1 month LIBOR + 3.00%	3.5%	74.3%	Senior Debt 68	Hospitality	17,122	1 month LIBOR + 5.25%	10.11%	61.0%
Senior Debt 69	Senior Debt 69	Multifamily	12,038	1 month LIBOR + 4.25%	4.7%	76.4%	Senior Debt 69	Hospitality	16,500	1 month LIBOR + 7.10%	11.96%	73.0%
Senior Debt 70	Senior Debt 70	Multifamily	5,575	1 month LIBOR + 4.50%	5.0%	83.6%	Senior Debt 70	Multifamily	56,150	1 month LIBOR + 3.10%	7.96%	78.9%
Senior Debt 71	Senior Debt 71	Multifamily	53,557	1 month LIBOR + 3.00%	3.5%	71.6%	Senior Debt 71	Multifamily	37,882	1 month LIBOR + 2.90%	7.76%	72.2%
Senior Debt 72	Senior Debt 72	Multifamily	14,045	1 month LIBOR + 3.39%	3.9%	70.6%	Senior Debt 72	Multifamily	54,792	1 month LIBOR + 3.10%	7.96%	67.2%
Senior Debt 73	Senior Debt 73	Multifamily	8,447	1 month LIBOR + 3.80%	4.3%	69.9%	Senior Debt 73	Multifamily	38,039	1 month LIBOR + 2.90%	7.76%	72.0%
Senior Debt 74	Senior Debt 74	Multifamily	13,582	1 month LIBOR + 4.50%	5.0%	76.7%	Senior Debt 74	Multifamily	66,483	1 month LIBOR + 2.85%	7.71%	70.6%
Senior Debt 75	Senior Debt 75	Multifamily	18,653	1 month LIBOR + 5.25%	5.7%	67.0%	Senior Debt 75	Multifamily	31,886	1 month LIBOR + 3.25%	8.11%	80.0%
Senior Debt 76	Senior Debt 76	Multifamily	18,273	1 month LIBOR + 3.60%	4.1%	70.8%	Senior Debt 76	Multifamily	62,850	1 month LIBOR + 3.35%	8.21%	78.0%
Senior Debt 77	Senior Debt 77	Multifamily	42,170	1 month LIBOR + 2.95%	3.4%	71.6%	Senior Debt 77	Multifamily	44,243	1 month LIBOR + 3.00%	7.86%	74.8%
Senior Debt 78	Senior Debt 78	Hospitality	25,785	1 month LIBOR + 5.60%	6.1%	61.0%	Senior Debt 78	Multifamily	46,952	1 month LIBOR + 2.75%	7.61%	68.1%
Senior Debt 79	Senior Debt 79	Mixed Use	32,500	1 month LIBOR + 3.70%	4.2%	69.7%	Senior Debt 79	Multifamily	86,000	1 month SOFR + 3.24%	8.04%	60.0%
Senior Debt 80	Senior Debt 80	Multifamily	12,997	1 month LIBOR + 3.75%	4.2%	63.2%	Senior Debt 80	Multifamily	30,164	1 month LIBOR + 2.90%	7.76%	74.2%
Senior Debt 81	Senior Debt 81	Multifamily	71,334	1 month LIBOR + 2.95%	3.4%	72.6%	Senior Debt 81	Manufactured Housing	6,700	1 month LIBOR + 4.50%	9.36%	77.9%
Senior Debt 82	Senior Debt 82	Multifamily	20,427	1 month LIBOR + 3.35%	3.8%	67.7%	Senior Debt 82	Multifamily	58,680	1 month LIBOR + 3.45%	8.31%	74.8%
Senior Debt 83	Senior Debt 83	Multifamily	29,033	1 month LIBOR + 2.95%	3.4%	70.4%	Senior Debt 83	Multifamily	26,966	1 month LIBOR + 2.90%	7.76%	72.1%
Senior Debt 84	Senior Debt 84	Multifamily	35,307	1 month LIBOR + 2.95%	3.4%	71.7%	Senior Debt 84	Multifamily	14,185	1 month LIBOR + 3.20%	8.06%	62.4%
Senior Debt 85	Senior Debt 85	Multifamily	32,557	1 month LIBOR + 2.95%	3.4%	72.2%	Senior Debt 85	Multifamily	37,494	1 month LIBOR + 3.00%	7.86%	73.3%
Senior Debt 86	Senior Debt 86	Hospitality	25,771	1 month LIBOR + 9.00%	9.5%	74.2%	Senior Debt 86	Multifamily	33,921	1 month LIBOR + 3.20%	8.06%	74.5%
Senior Debt 87	Senior Debt 87	Self Storage	15,000	1 month LIBOR + 4.26%	4.7%	74.6%	Senior Debt 87	Multifamily	40,320	1 month LIBOR + 2.90%	7.76%	71.7%
Senior Debt 88	Senior Debt 88	Multifamily	24,579	1 month LIBOR + 3.25%	3.7%	70.8%	Senior Debt 88	Multifamily	66,871	1 month LIBOR + 2.88%	7.74%	74.8%
Senior Debt 89	Senior Debt 89	Office	6,800	1 month LIBOR + 5.25%	5.7%	67.3%	Senior Debt 89	Multifamily	64,074	1 month LIBOR + 2.88%	7.74%	75.5%
Senior Debt 90		Multifamily	45,202	1 month LIBOR + 6.50%	7.0%	—%
Senior Debt 91		Multifamily	10,591	1 month LIBOR + 3.15%	3.6%	75.6%
Senior Debt 92		Hospitality	18,859	1 month LIBOR + 5.35%	5.8%	56.8%
Senior Debt 93		Hospitality	28,000	1 month LIBOR + 6.25%	6.7%	59.2%
Senior Debt 94		Multifamily	32,213	1 month LIBOR + 3.15%	3.6%	73.0%
Senior Debt 95		Multifamily	37,393	1 month LIBOR + 3.40%	3.9%	75.6%
Senior Debt 96		Multifamily	3,063	1 month LIBOR + 8.00%	8.5%	—%
Senior Debt 97		Multifamily	29,500	1 month LIBOR + 2.88%	3.3%	68.0%
Senior Debt 98		Multifamily	14,193	1 month LIBOR + 3.75%	4.2%	76.9%
Senior Debt 99		Multifamily	29,250	1 month LIBOR + 3.00%	3.5%	73.5%
Senior Debt 100		Multifamily	35,207	1 month LIBOR + 3.15%	3.6%	71.0%
Senior Debt 101		Multifamily	42,850	1 month LIBOR + 3.40%	3.9%	79.9%
Senior Debt 102		Multifamily	35,823	1 month LIBOR + 3.64%	4.1%	66.0%
Senior Debt 103		Multifamily	8,500	1 month LIBOR + 3.75%	4.2%	79.4%
Senior Debt 104		Multifamily	14,200	1 month LIBOR + 3.15%	3.6%	79.8%
Senior Debt 105		Multifamily	13,350	1 month LIBOR + 3.75%	4.2%	64.2%
Senior Debt 106		Multifamily	66,650	1 month LIBOR + 3.25%	3.7%	77.1%
Senior Debt 107		Multifamily	18,853	1 month LIBOR + 2.95%	3.4%	72.1%
Senior Debt 108		Multifamily	9,099	1 month LIBOR + 3.75%	4.2%	70.0%
Senior Debt 109		Hospitality	34,012	1 month SOFR + 6.73%	7.0%	55.8%
Senior Debt 110		Multifamily	26,340	1 month LIBOR + 3.20%	3.7%	77.3%

Loan Type Property Type Par Value
Interest Rate (1)
Effective Yield
Loan to Value (2)
Senior Debt 111 Hospitality 17,370 1 month LIBOR + 5.25% 5.7% 61.0%
Senior Debt 112 Hospitality 16,500 1 month LIBOR + 7.10% 7.6% 73.0%
Senior Debt 113 Multifamily 13,168 1 month LIBOR + 3.40% 3.9% 78.2%
Senior Debt 114 Multifamily 88,500 1 month LIBOR + 2.75% 3.2% 50.3%
Senior Debt 115 Multifamily 56,150 1 month LIBOR + 3.10% 3.6% 78.9%
Senior Debt 116 Multifamily 37,051 1 month LIBOR + 2.90% 3.4% 72.2%
Senior Debt 117 Multifamily 52,576 1 month LIBOR + 3.10% 3.6% 67.2%
Senior Debt 118 Multifamily 37,100 1 month LIBOR + 2.90% 3.4% 72.0%
Senior Debt 119 Multifamily 62,225 1 month LIBOR + 2.85% 3.3% 70.6%
Senior Debt 120 Multifamily 30,600 1 month LIBOR + 2.65% 3.1% 59.1%
Senior Debt 121 Multifamily 30,650 1 month LIBOR + 3.25% 3.7% 80.0%
Senior Debt 122 Multifamily 62,850 1 month LIBOR + 3.35% 3.8% 78.0%
Senior Debt 123 Multifamily 43,228 1 month LIBOR + 3.00% 3.5% 74.8%
Senior Debt 124 Multifamily 46,080 1 month LIBOR + 2.75% 3.2% 68.1%
Senior Debt 125 Multifamily 86,000 1 month SOFR + 3.24% 3.5% 60.0%
Senior Debt 126 Multifamily 28,880 1 month LIBOR + 2.90% 3.4% 74.2%
Senior Debt 127 Manufactured Housing 6,700 1 month LIBOR + 4.50% 5.0% 77.9%
Senior Debt 128 Multifamily 58,680 1 month LIBOR + 3.45% 3.9% 74.8%
Senior Debt 129 Multifamily 26,600 1 month LIBOR + 2.90% 3.4% 72.1%
Senior Debt 130 Multifamily 12,478 1 month LIBOR + 3.20% 3.7% 62.4%
Senior Debt 131 Multifamily 35,996 1 month LIBOR + 3.00% 3.5% 73.3%
Senior Debt 132 Multifamily 32,250 1 month LIBOR + 3.20% 3.7% 74.5%
Senior Debt 133 Multifamily 38,631 1 month LIBOR + 2.90% 3.4% 71.7%
Senior Debt 134 Multifamily 64,281 1 month LIBOR + 2.88% 3.3% 74.8%
Senior Debt 135 Multifamily 62,003 1 month LIBOR + 2.88% 3.3% 75.5%
Senior Debt 136 Multifamily 16,570 1 month SOFR + 3.50% 3.8% 71.7%
Senior Debt 137 Multifamily 56,930 1 month LIBOR + 2.75% 3.2% 73.9%
Senior Debt 138 Multifamily 65,000 1 month SOFR + 5.14% 5.4% 74.7%
Senior Debt 139 Multifamily 22,240 1 month SOFR + 2.96% 3.3% 79.4%
Senior Debt 140 Multifamily 25,573 1 month SOFR + 2.96% 3.3% 72.9%
Senior Debt 141 Multifamily 31,678 1 month SOFR + 3.20% 3.5% 74.2%
Senior Debt 142 Multifamily 78,050 1 month SOFR + 3.45% 3.8% 78.8%
Senior Debt 143 Multifamily 77,870 1 month SOFR + 3.21% 3.5% 76.1%
Senior Debt 144 Multifamily 24,000 1 month SOFR + 3.10% 3.4% 72.7%
Senior Debt 145 Retail 31,000 1 month SOFR + 3.29% 3.6% 42.5%
Senior Debt 146 Multifamily 22,301 1 month SOFR + 2.95% 3.3% 65.6%
Senior Debt 147 Multifamily 10,600 1 month SOFR + 3.30% 3.6% 75.7%
Senior Debt 148 Multifamily 47,444 1 month SOFR + 2.86% 3.2% 68.2%
Senior Debt 149 Multifamily 36,824 1 month SOFR + 2.86% 3.2% 69.7%
Senior Debt 150 Hospitality 10,300 1 month SOFR + 5.30% 5.6% 68.2%
Senior Debt 151 Retail 20,650 1 month SOFR + 4.95% 5.3% 63.3%
Senior Debt 152 Multifamily 82,000 1 month SOFR + 3.20% 3.5% 74.5%
Senior Debt 153 Industrial 55,000 1 month SOFR + 3.50% 3.8% 70.1%
Senior Debt 154 Multifamily 38,320 1 month SOFR + 3.10% 3.4% 74.1%
Senior Debt 155 Multifamily 34,000 1 month SOFR + 2.95% 3.3% 63.1%
Senior Debt 156 Mixed Use 19,000 1 month SOFR + 3.42% 3.7% 65.1%
Senior Debt 157 Multifamily 85,500 1 month SOFR + 3.15% 3.5% 69.6%
Senior Debt 158 Multifamily 31,095 1 month SOFR + 3.30% 3.6% 76.9%
Senior Debt 159 Hospitality 43,051 1 month SOFR + 4.90% 5.2% 61.1%
Senior Debt 160 Hospitality 17,117 5.99% 6.0% 52.9%
Mezzanine Loan 1 Multifamily 6,500 1 month LIBOR + 10.25% 11.0% 90.4%
Mezzanine Loan 2 Multifamily 3,000 1 month LIBOR + 9.20% 10.0% 62.2%
Mezzanine Loan 3 Multifamily 10,000 1 month SOFR + 15.29% 15.6% 86.2%
Mezzanine Loan 4 Retail 3,000 1 month SOFR + 12.00% 12.3% 46.6%
Mezzanine Loan 5 Hospitality 4,113 1 month SOFR + 14.45% 14.8% 62.5%
Mezzanine Loan 6 Mixed Use 1,000 1 month SOFR + 11.00% 11.3% 68.5%


Loan Type	Property Type	Par Value	Interest Rate (1)	Effective Yield (5)	Loan to Value (2)
Senior Debt 90	Multifamily	16,909	1 month SOFR + 3.50%	8.30%	71.7%
Senior Debt 91	Multifamily	57,660	1 month LIBOR + 2.75%	7.61%	73.9%
Senior Debt 92	Multifamily	66,543	1 month SOFR + 6.03%	10.83%	74.7%
Senior Debt 93	Multifamily	22,240	1 month SOFR + 2.96%	7.76%	79.4%
Senior Debt 94	Multifamily	25,746	1 month SOFR + 2.96%	7.76%	72.9%
Senior Debt 95	Multifamily	31,678	1 month SOFR + 3.20%	8.00%	74.2%
Senior Debt 96	Multifamily	78,050	1 month SOFR + 3.45%	8.25%	78.8%
Senior Debt 97	Multifamily	81,247	1 month SOFR + 3.21%	8.01%	76.1%
Senior Debt 98	Multifamily	24,000	1 month SOFR + 3.10%	7.90%	72.7%
Senior Debt 99	Retail	31,000	1 month SOFR + 3.29%	8.09%	42.5%
Senior Debt 100	Multifamily	38,234	1 month SOFR + 3.55%	8.35%	66.2%
Senior Debt 101	Multifamily	23,198	1 month SOFR + 2.95%	7.75%	65.6%
Senior Debt 102	Multifamily	10,724	1 month SOFR + 3.30%	8.10%	75.7%
Senior Debt 103	Multifamily	47,444	1 month SOFR + 2.86%	7.66%	68.2%
Senior Debt 104	Multifamily	36,824	1 month SOFR + 2.86%	7.66%	69.7%
Senior Debt 105	Hospitality	10,493	1 month SOFR + 5.30%	10.10%	68.2%
Senior Debt 106	Retail	14,676	1 month SOFR + 4.95%	9.75%	63.3%
Senior Debt 107	Multifamily	82,000	1 month SOFR + 3.20%	8.00%	74.5%
Senior Debt 108	Industrial	55,000	1 month SOFR + 3.50%	8.30%	70.1%
Senior Debt 109	Multifamily	39,325	1 month SOFR + 3.10%	7.90%	74.1%
Senior Debt 110	Multifamily	35,119	1 month SOFR + 2.95%	7.75%	63.1%
Senior Debt 111	Mixed Use	18,968	1 month SOFR + 3.42%	8.22%	65.1%
Senior Debt 112	Multifamily	85,500	1 month SOFR + 3.15%	7.95%	69.6%
Senior Debt 113	Multifamily	31,282	1 month SOFR + 3.30%	8.10%	76.9%
Senior Debt 114 (2)	Hospitality	2,029	1 month SOFR + 7.05%	11.85%	—%
Senior Debt 115 (2) (4)	Multifamily	—	1 month SOFR + 6.75%	11.55%	—%
Senior Debt 116	Hospitality	43,457	1 month SOFR + 4.90%	9.70%	61.1%
Senior Debt 117	Hospitality	11,680	1 month SOFR + 5.22%	10.02%	57.7%
Senior Debt 118	Multifamily	7,286	1 month SOFR + 7.02%	11.82%	15.9%
Senior Debt 119	Multifamily	32,137	1 month SOFR + 6.05%	10.85%	62.4%
Senior Debt 120	Multifamily	56,616	1 month SOFR + 3.95%	8.75%	73.2%
Senior Debt 121	Multifamily	29,091	1 month SOFR + 4.00%	8.80%	70.9%
Senior Debt 122	Multifamily	52,396	1 month SOFR + 6.70%	11.50%	46.5%
Senior Debt 123	Multifamily	12,347	1 month SOFR + 3.55%	8.35%	67.7%
Senior Debt 124 (3)	Retail	38,426	1 month SOFR + 4.50%	9.30%	72.3%
Senior Debt 125	Industrial	23,050	1 month SOFR + 4.90%	9.70%	64.6%
Senior Debt 126	Multifamily	19,548	1 month SOFR + 3.50%	8.30%	64.5%
Senior Debt 127	Multifamily	17,600	1 month SOFR + 4.55%	9.35%	67.2%
Senior Debt 128	Multifamily	28,640	1 month SOFR + 3.65%	8.45%	71.0%
Senior Debt 129	Multifamily	17,330	1 month SOFR + 3.65%	8.45%	73.9%
Senior Debt 130	Multifamily	70,750	1 month SOFR + 3.80%	8.60%	77.9%
Senior Debt 131	Multifamily	82,408	1 month SOFR + 3.95%	8.75%	71.8%
Senior Debt 132	Multifamily	43,822	1 month SOFR + 3.95%	8.75%	75.9%
Senior Debt 133	Multifamily	56,694	1 month SOFR + 3.95%	8.75%	73.7%
Senior Debt 134	Multifamily	20,411	1 month SOFR + 3.95%	8.75%	75.1%

Loan Type Property Type Par Value
Interest Rate (1)
Effective Yield
Loan to Value (2)
$4,562,484 4.5% 68.2%


Loan Type	Property Type	Par Value	Interest Rate (1)	Effective Yield (5)	Loan to Value (2)
Senior Debt 135	Multifamily	136,657	1 month SOFR + 3.95%	8.75%	67.8%
Senior Debt 136	Multifamily	56,000	1 month SOFR + 3.80%	8.60%	73.8%
Senior Debt 137	Multifamily	11,675	1 month SOFR + 4.45%	9.25%	74.8%
Senior Debt 138	Multifamily	69,200	1 month SOFR + 3.45%	8.25%	71.6%
Senior Debt 139	Multifamily	92,923	1 month SOFR + 6.52%	7.57%	50.1%
Senior Debt 140	Hospitality	29,644	1 month SOFR + 6.94%	11.74%	71.2%
Senior Debt 115 (2) (4)	Multifamily	—	1 month SOFR + 6.31%	11.11%	—%
Senior Debt 142	Hospitality	13,525	1 month SOFR + 5.75%	10.55%	62.1%
Senior Debt 143	Manufactured Housing	10,550	1 month SOFR + 4.75%	9.55%	53.8%
Senior Debt 144	Multifamily	47,293	1 month SOFR + 4.20%	9.00%	70.1%
Senior Debt 145	Multifamily	51,000	1 month SOFR + 3.75%	8.55%	64.6%
Senior Debt 146	Multifamily	14,635	1 month SOFR + 4.25%	9.05%	68.1%
Senior Debt 147	Hospitality	28,300	1 month SOFR + 5.25%	10.05%	54.9%
Senior Debt 148 (4)	Hospitality	—	1 month SOFR + 7.50%	12.30%	6.2%
Senior Debt 149	Hospitality	120,000	1 month SOFR + 4.90%	9.70%	53.6%
Senior Debt 150	Hospitality	16,915	5.99%	5.99%	52.9%
Mezzanine Loan 1	Multifamily	3,000	1 month SOFR + 9.23%	14.03%	62.2%
Mezzanine Loan 2	Multifamily	10,000	1 month SOFR + 16.29%	21.09%	86.2%
Mezzanine Loan 3	Retail	3,000	1 month SOFR + 12.00%	16.80%	46.6%
Mezzanine Loan 4	Mixed Use	1,000	1 month SOFR + 11.00%	15.80%	68.5%
Mezzanine Loan 5 (4)	Hospitality	—	1 month SOFR + 10.00%	14.80%	6.2%
Mezzanine Loan 6	Hospitality	1,350	1 month SOFR + 9.25%	14.05%	64.6%
Mezzanine Loan 7 (4)	Multifamily	—	1 month SOFR + 4.50%	9.30%	58.2%
		$5,076,210		8.70%	66.1%

~~________________________~~__________________________________________________________

(1) Our floating rate loan agreements generally contain the contractual obligation for the borrower to maintain an interest rate cap to protect against rising interest rates. In a simple interest rate cap, the borrower pays a premium for a notional principal amount based on a capped interest rate (the “cap rate”). When the floating rate exceeds the cap rate, the borrower receives a payment from the cap counterparty equal to the difference between the floating rate and the cap rate on the same notional principal amount for a specified period of time. When interest rates rise, the value of an interest rate cap will increase, thereby reducing the borrower's exposure to rising interest rates.

(2) Loan to value percentage is from metrics at origination. Predevelopment construction loans at origination will not have an LTV and therefore is nil.

(3) Loan was designated as non-performing and placed on cost recovery status. In this instance, the assumed collateral value was less than the value of the loan, therefore the LTV at origination is not relevant.

(4) Commitment on the loan was unfunded as of March 31, 2023.

(5) Effective yield is calculated as the spread of the loan plus the higher of any applicable index or index floor.

(6) Includes $7.4 million of amortized cost of mezzanine note as a result of a loan modification accounted for as a continuation of an existing loan for GAAP purposes. Interest Rate, Effective Yield, and Loan to Value are shown blended based on the weighted average principal balances of the senior and mezzanine notes.

The following table shows selected data from our commercial mortgage loans, held for sale, measured at fair value as of March 31, ~~2022~~2023 (dollars in thousands):

Loan Type Property Type Par Value Interest Rate Effective Yield
Loan to Value (1)
TRS Senior Debt 1 Retail $10,000 4.0% 4.0% 64.5%
TRS Senior Debt 2 Hospitality 6,400 4.9% 4.9% 52.9%
TRS Senior Debt 3 Retail 4,300 4.5% 4.5% 59.3%
TRS Senior Debt 4 Multifamily 6,500 4.6% 4.6% 52.0%
TRS Senior Debt 5 Hospitality 13,100 5.1% 5.1% 62.4%
TRS Senior Debt 6 Mixed Use 2,750 5.4% 5.4% 51.9%
TRS Senior Debt 7 Retail 40,250 4.8% 4.8% 62.9%
TRS Senior Debt 8 Office 12,193 3.6% 3.6% 63.2%
TRS Senior Debt 9 Hospitality 12,957 3.3% 3.3% 44.7%
$108,450 4.4% 59.2%


Loan Type	Property Type	Par Value		Interest Rate	Effective Yield	Loan to Value (1)
TRS Senior Debt 1	Retail	$	12,000	7.05%	7.05%	43.48%
TRS Senior Debt 2	Office	3,625		6.35%	6.35%	51.42%
		$	15,625		6.89%	45.32%

~~________________________~~__________________________________________________________

(1) Loan to value percentage is from metrics at origination. ~~Predevelopment construction loans at origination will not have an LTV at origination and therefore is nil.~~

The following table shows selected data from our real estate owned, ~~asset~~held for investment assets in our portfolio as of March 31, ~~2022~~2023 (dollars in thousands):

Type

Property Type

Carrying Value

Real Estate Owned 1

Industrial

~~89,473~~87,170

Real Estate Owned 2

Retail

61,454

~~89,473~~148,624

The following table shows selected data from our real estate owned, held for sale assets in our portfolio as of March 31, 2023 (dollars in thousands):

Type

Property Type

Carrying Value

Real Estate Owned, held for sale

Various

35,158

The following is a summary of the Company's RMBS, all of which were ARM Agency Securities, classified by collateral type and interest rate characteristics as of March 31, ~~2022~~2023 (dollars in thousands):
Type Carrying
Amount
Average
Yield (1)
Agency Securities:
Fannie Mae/Freddie Mac ARMs $ 1,678 2.34 %
Ginnie Mae ARMs 271 2.68 %
$ 1,949 2.37 %

~~________________________~~


Type	Carrying Amount		Average Yield (1)
Agency Securities:
Fannie Mae/Freddie Mac ARMs	$	133,705	2.71	%

(1) Average yield is presented for the period then ended and is based on the cash component of interest income expressed as a percentage on average cost basis (the “cash yield”).

The following table shows selected data from our real estate securities, CRE CLO bonds, measured at fair value as of March 31, 2023 (dollars in thousands):


Type	Par Value		Interest Rate	Effective Yield
CRE CLO bond 1	$	40,000	1 month SOFR + 2.78%	7.5%
CRE CLO bond 2	25,000		1 month SOFR + 3.23%	7.9%
CRE CLO bond 3	28,340		1 month SOFR + 2.90%	7.6%
CRE CLO bond 4	5,885		1 month SOFR + 2.83%	7.5%
CRE CLO bond 5	14,382		1 month SOFR + 3.48%	8.1%
	$	113,607

Results of Operations

~~We conduct our~~The Company conducts its business through the following segments:

•The real estate securities business focuses on investing in and asset managing real estate securities. Historically this business has focused primarily on CMBS, ~~unsecured REIT debt,~~CRE CLO bonds, CDO notes and other securities. As a result of the October 2021 acquisition of Capstead, the Company acquired ~~and continues to hold~~ a ~~significant~~ portfolio of ARM Agency Securities. The Company intends to reinvest the cash and proceeds from dividends, interest, repayments and sales of these assets into its other segments and does not intend to continue to invest in ARM Agency Securities or RMBS in general. As of March 31, 2022, all of the real estate securities in this segment were ARM Agency Securities acquired in the Capstead acquisition.

•The ~~Conduit~~commercial real estate conduit business operated through the Company's TRS, which is focused on generating ~~superior~~ risk-adjusted returns by originating and subsequently selling fixed-rate commercial real estate loans into the CMBS securitization market at a profit.

•The real estate owned business represents real estate acquired by the Company through foreclosure, deed in lieu of foreclosure, or purchase.

Comparison of the Three Months Ended March 31, ~~2022~~2023 to the Three Months Ended March 31, 2022

Net Interest Income

Net interest income is generated on our interest-earning assets less related interest-bearing liabilities and is recorded as part of our real estate debt, real estate securities and TRS segments.

The following table presents the average balance of interest-earning assets less related interest-bearing liabilities, associated interest income and expense and corresponding yield earned and incurred for the three months ended March 31, 2023 and March 31, 2022 (dollars in thousands):


	Three Months Ended March 31,
	2023							2022
	Average Carrying Value (1)			Interest Income/Expense (2)		WA Yield/Financing Cost (3)(4)		Average Carrying Value (1)			Interest Income/Expense (2)		WA Yield/Financing Cost (3)(4)
Interest-earning assets:
Real estate debt	$	5,127,298		$	126,646	9.8%		$	4,361,119		$	55,687	5.1%
Real estate conduit	15,625			322		8.2%		92,071			686		3.0%
Real estate securities	280,233			3,568		5.1%		3,199,826			18,885		2.4%
Total	$	5,423,156		$	130,536	9.6%		$	7,653,016		$	75,258	3.9%
Interest-bearing liabilities:
Repurchase Agreements - commercial mortgage loans	$	671,580		$	14,533	8.7%		$	813,144		$	7,605	3.7%
Other financing and loan participation - commercial mortgage loans	72,160			1,440		8.0%		38,344			376		3.9%
Repurchase Agreements - real estate securities	274,935			3,446		5.0%		3,100,157			1,391		0.2%
Collateralized loan obligations	3,110,153			49,537		6.4%		2,513,330			11,774		1.9%
Unsecured debt	98,708			2,119		8.6%		105,829			1,334		5.0%
Total	$	4,227,536		$	71,075	6.7%		$	6,570,804		$	22,480	1.4%
Net interest income/spread				$	59,461	2.9%					$	52,778	2.5%
Average leverage % (5)	78.0		%					85.9		%
Weighted average levered yield (6)						19.9	%						19.5	%

_________________________________________________

(1) Based on amortized cost for real estate debt and real estate securities and principal amount for interest-bearing liabilities. Amounts are calculated based on daily averages for the three months ended March 31, 2023 and March 31, 2022, respectively.

(2) Includes the effect of amortization of premium or accretion of discount and deferred fees.

(3) Calculated as interest income or expense divided by average carrying value.

(4) Annualized.

(5) Calculated by dividing total average interest-bearing liabilities by total average interest-earning assets.

(6) Calculated by dividing net interest income/spread by the average interest-earning assets less average interest-bearing liabilities.

Interest Income

Interest income for the three months ended March 31, 2023 and March 31, 2022 totaled $130.5 million and $75.3 million, respectively, an increase of $55.2 million. This was primarily due to an increase of $766.2 million in the average carrying value of our real estate debt and an approximate 440 basis point increase in daily average LIBOR/SOFR rates. As of March 31, 2023, our portfolio consisted of (i) 157 commercial mortgage loans, held for investment, (ii) two commercial mortgage loans, held for sale, measured at fair value, (iii) five real estate securities, available for sale, measured at fair value and (iv) RMBS investments. As of March 31, 2022, our portfolio consisted of 166 commercial mortgage loans, held for investment, nine commercial mortgage loans, held for sale, measured at fair value and RMBS securities.

Interest Expense

Interest expense for the three months ended March 31, 2023 and March 31, 2022 totaled $71.1 million and $22.5 million, respectively, an increase of $48.6 million. This was primarily due to an increase of $596.8 million in the average carrying value of our collateralized loan obligations and an approximate 440 basis point increase in daily average LIBOR/SOFR rates.

Revenue from Real Estate Owned

For the three months ended March 31, 2023 and March 31, 2022, our revenue from real estate owned, net was $3.3 million and $2.3 million, respectively. The $1.0 million increase was primarily the result of an additional retail properties brought on as real estate owned, held for investment.

Provision/(Benefit) for Credit losses

Our allowance for credit losses was $4.4 million during the three months ended March 31, 2023 compared to a benefit of $1.0 million during three months ended March 31, 2022. The following paragraphs set forth explanations for changes in the general and specific reserves for the three months ended March 31, 2023 and 2022.

For the three months ended March 31, 2023, the increase in general reserve of $3.5 million is primarily due to a more pessimistic view of the macroeconomic scenario utilized for the CECL model offset slightly by a decreased loan portfolio compared to the preceding period of December 31, 2022. Comparatively, for quarter ended March 31, 2022, the benefit in general reserve of $1.0 million was driven by a positive economic outlook comparatively to the prior period of December 31, 2021.

For the three months ended March 31, 2023, the increase in specific reserve of $0.8 million is due to higher capitalization rates on the assumed fair value of the Walgreens properties which was partially offset by the cost recovery proceeds received during the quarter. Comparatively, for the quarter ended March 31, 2022, there had been no specific reserve.

Realized (Gain)/Loss on Extinguishment of Debt

Realized gain on extinguishment for debt for the three months ended March 31, 2023 was $4.8 million primarily related to the redemption of $17.5 million of our $100 million par value unsecured debt at a price equal to 75% of par. For the quarter ended March 31, 2022, there were no redemptions.

Realized (Gain)/Loss on Sale of Available for Sale Trading Securities

Realized gain on sale of available for sale trading securities for the three months ended March 31, 2023 was $0.6 million due to the sale of four CRE CLO bonds. For the quarter ended March 31, 2022, there were no sales of available for sale trading securities.

Realized (Gain)/Loss on Sale of Commercial Mortgage Loans, Held for Sale, Measured at Fair Value

There were no sales of commercial mortgage loans, held for sale, measured at fair value for three months ended March 31, 2023. Therefore, there was no realized gain. Realized gain on commercial mortgage loans, held for sale, measured at fair value for the three months ended March 31, 2022 of $1.9 million was related to the $75.9 million sale of a fixed-rate commercial real estate loan into the CMBS securitization market with proceeds on the sale of $77.8 million.

Unrealized (Gain)/Loss on Commercial Mortgage Loans, Held for Sale, Measured at Fair Value

Unrealized gain on commercial mortgage loans, held for sale, measured at fair value, at the TRS for the three months ended March 31, 2023 was $0.3 million compared to a loss of $0.9 million for the three months ended March 31, 2022. The $1.3 million increase is primarily resulting from the change in market values of these loans.

(Gain)/Loss on Other Real Estate Investments

Loss on other real estate investments for the three months ended March 31, 2023 and March 31, 2022 was $1.3 million and $29.0 thousand, respectively. The $1.3 million increased loss is a result of additional loss on our real estate owned, held for sale asset.

Trading (Gain)/Loss

Trading gain for the three months ended March 31, 2023 of $3.0 million was attributable to principal paydowns, changes in market values and gains on sales of ARM Agency Securities.This is compared to trading loss for the three months ended March 31, 2022 of $88.4 million attributable to principal paydowns, changes in market values and losses on sales of ARM Agency Securities.

Net Result from Derivative Transactions

Net result from derivative transactions for the three months ended March 31, 2023 of a $0.3 million loss is composed of a realized gain of $44.0 thousand offset by an unrealized loss of $0.3 million primarily due to the decreasing values on our interest rate swap portfolio. This is compared to a net gain on our derivative portfolio of $29.1 million composed of a realized gain of $34.0 million partially offset by an unrealized loss of $5.0 million for the three months ended March 31, 2022 primarily due to termination and settlement of our interest rate swap positions.

Provision/(Benefit) for Income Tax

Benefit for income tax for the three months ended March 31, 2023 was $0.7 million compared to $24.0 thousand for the three months ended March 31, 2022. The difference is due to change in taxable income/(loss) at our TRS.

Net (Income)/Loss Attributable to Non-controlling Interest

Net loss attributable to non-controlling interest in our consolidated joint ventures for the three months ended March 31, 2023 amounted to $9.0 thousand.

Preferred Share Dividends of Franklin BSP Realty Trust, Inc.

Preferred share dividends were $6.7 million for the three months ended March 31, 2023, compared to $21.0 million for the prior year's quarter, a decrease of $14.3 million. The decrease is primarily due to the automatic conversion into Common Stock of the Company's Series F Convertible Preferred Stock in April 2022, Series C Convertible Preferred Stock in October 2022 and Series I Convertible Preferred Stock in January 2023 (see Note 12 - Share-based Compensation).

Expenses from operations

Expenses from operations for the three months ended March 31, 2023 and 2022 consisted of the following (dollars in thousands):


	Three Months Ended March 31,
	2023		2022
Asset management and subordinated performance fee	$	8,085	$	6,745
Administrative services expenses	4,029		3,353
Acquisition expenses	378		315
Professional fees	4,814		6,159
Share-based compensation expense	1,022		500

Depreciation and amortization	1,805		1,295
Other expenses	2,166		1,762
Total expenses from operations	$	22,299	$	20,129

The increase in our operating expenses was primarily related to (i) an increase in asset management and subordinated performance fees due to incentive fees incurred for the quarter ended March 31, 2023 of $1.9 million, (ii) an increase in shared-based compensation expense of $0.4 million due to the equity awards issued under the Company's 2021 Incentive Plan during the quarter ended March 31, 2023, and partially offset by (iii) a decrease in professional fees is primarily related to the reduction in legal costs associated with our recovery efforts related to a hotel asset and the Walgreens properties.

Comparison of the Three Months Ended March 31, 2023 to the Three Months Ended December 31, 2022

Net Interest Income

Net interest income is generated on our interest-earning assets less related interest-bearing liabilities and is recorded as part of our real estate debt, real estate securities and TRS segments.

Three Months Ended March 31,
2022 2021
Average Carrying Value (1)
Interest Income/Expense (2)
WA Yield/Financing Cost (3)(4)
Average Carrying Value (1)
Interest Income/Expense (2)
WA Yield/Financing Cost (3)(4)
Interest-earning assets:
Real estate debt $ 4,361,119 $ 55,687 5.1% $ 2,723,798 $ 40,757 6.0%
Real estate conduit 92,071 686 3.0% 116,781 1,056 3.6%
Real estate securities 3,199,826 18,885 2.4% 79,668 424 2.1%
Total $ 7,653,016 $ 75,258 3.9% $ 2,920,247 $ 42,237 5.8%
Interest-bearing liabilities:
Repurchase Agreements - commercial mortgage loans $ 813,144 $ 7,605 3.7% $ 340,485 $ 2,830 3.3%
Other financing and loan participation - commercial mortgage loans 38,344 376 3.9% 44,939 527 4.7%
Repurchase Agreements - real estate securities 3,100,157 1,391 0.2% 123,322 1,246 4.0%
Collateralized loan obligations 2,513,330 11,774 1.9% 1,598,532 6,766 1.7%
Unsecured debt 105,829 1,334 5.0% — — —
Total $ 6,570,804 $ 22,480 1.4% $ 2,107,278 $ 11,369 2.2%
Net interest income/spread $ 52,778 2.5% $ 30,868 3.6%
Average leverage % (5)
85.9 % 72.2 %
Weighted average levered yield (6)
19.5 % 15.2 %

~~________________________~~Table of Contents


	Three Months Ended
	March 31, 2023							December 31, 2022
	Average Carrying Value (1)			Interest Income/Expense (2)		WA Yield/Financing Cost (3)(4)		Average Carrying Value (1)			Interest Income/Expense (2)		WA Yield/Financing Cost (3)(4)
Interest-earning assets:
Real estate debt	$	5,127,298		$	126,646	9.8%		$	5,261,204		$	110,961	8.4%
Real estate conduit	15,625			322		8.2%		46,858			2,363		20.2%
Real estate securities	280,233			3,568		5.1%		407,699			4,779		4.7%
Total	$	5,423,156		$	130,536	9.6%		$	5,715,761		$	118,103	8.3%
Interest-bearing liabilities:
Repurchase Agreements - commercial mortgage loans	$	671,580		$	14,533	8.7%		$	729,330		$	14,120	7.7%
Other financing and loan participation - commercial mortgage loans	72,160			1,440		8.0%		59,508			310		2.1%
Repurchase Agreements - real estate securities	274,935			3,446		5.0%		394,491			4,350		4.4%
Collateralized loan obligations	3,110,153			49,537		6.4%		3,180,163			43,485		5.5%
Unsecured debt	98,708			2,119		8.6%		98,683			1,999		8.1%
Total	$	4,227,536		$	71,075	6.7%		$	4,462,175		$	64,264	5.8%
Net interest income/spread				$	59,461	2.9%					$	53,839	2.5%
Average leverage % (5)	78.0		%					78.1		%
Weighted average levered yield (6)						19.9	%						17.2	%

_________________________________________________

(1) Based on amortized cost for real estate debt and real estate securities and principal amount for ~~repurchase agreements.~~interest-bearing liabilities. Amounts are calculated based on daily averages for the three months ended March 31, ~~2022~~2023 and ~~March~~December 31, ~~2021,~~2022, respectively.

(2) Includes the effect of amortization of premium or accretion of discount and deferred fees.

(3) Calculated as interest income or expense divided by average carrying value.

(4) Annualized.

(5) Calculated by dividing total average interest-bearing liabilities by total average interest-earning assets.

(6) Calculated by dividing net interest income/spread by the ~~net~~ average interest-earning assets ~~and~~less average interest-bearing liabilities.

Interest ~~income~~Income

Interest income for the three months ended March 31, 2023 and December 31, 2022 ~~and March 31, 2021~~ totaled ~~$75.3~~$130.5 million and ~~$42.2~~$118.1 million, respectively, an increase of ~~$33.1~~$12.4 million. This was primarily due to ~~(i) $14.9 million~~an approximate 83 basis point increase in average LIBOR/SOFR rates which was partially offset by a decrease of ~~higher interest income attributed to an increase of $1,637.3~~$133.9 million in the average carrying value of our real estate ~~debt assets~~debt. As of March 31, 2023, our portfolio consisted of (i) 157 commercial mortgage loans, held for investment, (ii) two commercial mortgage loans, held for sale, (iii) five real estate securities, available for sale, measured at fair value and ~~(ii) $18.5~~(iv) RMBS investments.

Interest Expense

Interest expense for the three months ended March 31, 2023 and December 31, 2022 totaled $71.1 million ~~of higher interest income attributed to~~and $64.3 million, respectively, an increase of ~~$3,120.2~~$6.8 million. This was primarily due to an approximate 83 basis point increase in average LIBOR/SOFR rates which was partially offset by a decrease of $127.8 million in the average carrying balance of our repurchase agreements - commercial mortgage loans and collateralized loan obligations. In addition, interest expense on our repurchase agreements on real estate securities decreased. This is due to a decrease of $119.6 million in the average carrying value due to sales of ~~our real estate~~ securities within the ARM Agency Securities portfolio totaling $235.7 million in principal balance during the three months ended December 31, 2022 offset by a 174 basis point increase in average borrowing rates on the ARM Agency Securities portfolio. ~~As of~~

Revenue from Real Estate Owned

For the three months ended March 31, 2023 and December 31, 2022, our ~~portfolio consisted~~revenue from real estate owned, net was $3.3 million and $2.7 million, respectively. The $0.6 million increase was primarily the result of ~~166 commercial mortgage loans,~~the retail properties brought on as real estate owned, held for ~~investment, nine~~investment.

Provision/(Benefit) for Credit losses

Our allowance for credit losses was $4.4 million during the three months ended March 31, 2023 compared to an increase of $5.1 million during the three months ended December 31, 2022. The following paragraphs set forth explanations for changes in the general and specific reserves for the three months ended March 31, 2023 and December 31, 2022.

For the three months ended March 31, 2023 and December 31, 2022, the increase in general reserve of $3.5 million and $7.5 million, respectively, is primarily due to a more pessimistic view of the macroeconomic scenario utilized for the CECL model offset slightly by a decreased loan portfolio.

For the three months ended March 31, 2023, the increase in specific reserve of $0.8 million is due to higher capitalization rates on the assumed fair value of the Walgreens properties which was partially offset by the cost recovery proceeds received during the quarter. Comparatively, for the quarter ended December 31, 2022, the $2.3 million reversal of the specific provision for credit losses was primarily due to cost recovery proceeds related to the Walgreens properties.

Realized (Gain)/Loss on Extinguishment of Debt

Realized gain on extinguishment for debt for the three months ended March 31, 2023 and December 31, 2022 was $4.8 million and $15.0 thousand. The $4.8 million for the three months ended March 31, 2023 was primarily the result of the redemption of $17.5 million of our $100 million par value unsecured debt at a price equal to 75% par. For the quarter ended December 31, 2022, there were no redemptions.

Realized (Gain)/Loss on Sale of Available for Sale Trading Securities

Realized gain on sale of available for sale trading securities for the three months ended March 31, 2023 of $0.6 million was primarily due to the sale of four CRE CLO bonds. For the quarter ended December 31, 2022, there were no sales of available for sale trading securities.

Realized (Gain)/Loss on Sale of Commercial Mortgage Loans, Held for Sale, Measured at Fair Value

There were no sales of commercial mortgage loans, held for sale, measured at fair value ~~and RMBS securities.~~

~~Interest expense~~

~~Interest expense~~for three months ended March 31, 2023. Therefore, there was no realized gain. Realized gain on commercial mortgage loans, held for sale, measured at fair value for the three months ended ~~March~~December 31, 2022 ~~and March 31, 2021 totaled $22.5~~of $2.5 million ~~and $11.4~~was related to the $52.5 million ~~respectively, an increase~~sale of ~~$11.1 million. This was primarily due to (i) $4.8 million of higher interest expense attributed to an increase of $472.7 million in the average carrying value of our repurchase agreements on~~a fixed-rate commercial ~~mortgage loans and (ii) $5.0 million of higher interest expense attributed to an increase of $914.8 million in the average carrying value of our~~ real estate ~~debt assets.~~loan into the CMBS securitization market with proceeds on the sale of $50.0 million.

~~Realized Gain/~~Unrealized (Gain)/Loss on Commercial Mortgage Loans, Held for Sale, Measured at Fair Value

~~Realized~~Unrealized gain on commercial mortgage loans, held for sale, measured at fair value, at the TRS for the three months ended March 31, 2023 was $0.3 million compared to $3.2 million for the three months ended December 31, 2022. The $2.9 million decrease is primarily resulting from the reversal of unrealized gain/loss on sale of a fixed-rate commercial real estate loan into the CMBS securitization market.

(Gain)/Loss on Other Real Estate Investments

Loss on other real estate investments for the three months ended March 31, 2023 of $1.3 million compared to $0.7 million for the three months ended December 31, 2022, an increase in loss of $0.6 million related to our real estate owned, held for sale property.

Trading (Gain)/Loss

Trading gain for the three months ended March 31, 2023 was ~~$1.9~~$3.0 million attributable to principal paydowns, changes in market values and gains on sales of ARM Agency Securities. This is compared to a trading loss of $5.5 million for the three months ended December 31, 2022 attributable to principal paydowns, changes in market values on ARM Agency Securities.

Net Result from Derivative Transactions

Net result from derivative transactions for the three months ended March 31, 2023 of a $0.3 million loss is composed of a realized gain of $44.0 thousand offset by an unrealized loss of $0.3 million primarily due to termination and settlement of our interest rate swap positions throughout the quarter.This is compared to a net result on our derivative portfolio of a $0.6 million loss composed of an unrealized loss of $3.0 million partially offset by a realized gain of $2.4 million for the three months ended December 31, 2022 primarily due to termination and settlement of our interest rate swap positions despite increasing values on our interest rate swap portfolio.

Provision/(Benefit) for Income Tax

Benefit for income tax for the three months ended March 31, 2023 was $0.7 million compared to a ~~realized gain~~benefit for income tax of ~~$6.6~~$0.7 million for the three months ended December 31, 2022.

Net (Income)/Loss Attributable to Non-controlling Interest

Net loss attributable to non-controlling interest in our consolidated joint ventures for the three months ended March 31, 2023 amounted to $9.0 thousand compared to $0.2 million for the three months ended December 31, 2022.

Preferred Share Dividends of Franklin BSP Realty Trust, Inc.

Preferred share dividends were $6.7 million for the three months ended March 31, 2021. The $4.7 million decrease in realized gain was due to the difference in proceeds received between the one sale of fixed-rate commercial real estate loans into the CMBS securitization market during the three months ended March 31, 20222023 compared to ~~the one sale during the three months ended March 31, 2021. Proceeds from sale were $77.8~~$6.9 million for the three months ended ~~March~~December 31, ~~2022 compared to $147.9 million for the three months ended March 31, 2021.~~

~~Realized Gain/Loss on Real Estate Securities Available for Sale~~

For the three months ended March 31, 2022 there was no realized gain/loss on our real estate securities, available for sale, measured at fair value. For the three months ended March 31, 2021 our real estate securities, available for sale, measured at fair value had a realized loss of $1.1 million, included within the consolidated statements of operations. The loss is attributable to 8 sales of CMBS securities during the three months ended March 31, 2021.2022.

Expenses from ~~operations~~Operations

Expenses from operations for the three months ended March 31, ~~2022~~2023 and ~~March~~December 31, ~~2021~~2022 consisted of the following (dollars in thousands):


		Three Months Ended March 31,					Three Months Ended
		2022		2021			March 31, 2023		December 31, 2022
Asset management and subordinated performance fee	Asset management and subordinated performance fee	$	6,745	$	5,416	Asset management and subordinated performance fee	$	8,085	$	6,381
Administrative services expenses	Administrative services expenses	3,353		3,474		Administrative services expenses	4,029		3,526
Acquisition expenses	Acquisition expenses	315		153		Acquisition expenses	378		364

Professional fees	Professional fees	6,659		1,997		Professional fees	4,814		4,278

Share-based compensation expense						Share-based compensation expense	1,022		669
Depreciation and amortization	Depreciation and amortization	1,295		406		Depreciation and amortization	1,805		1,522
Other expenses	Other expenses	1,762		495		Other expenses	2,166		1,723
Total expenses from operations	Total expenses from operations	$	20,129	$	11,941	Total expenses from operations	$	22,299	$	18,463

~~Overall,~~The increase in our operating expenses increased during the three months ended March 31, 2022, compared to March 31, 2021 due to an increase in our total portfolio size as a result of the Capstead acquisition. Professional fees saw a much higher increase due to legal cost incurred on recovery of an asset.

~~Comparison of the Three Months Ended March 31, 2022 to the Three Months Ended December 31, 2021~~

~~Net Interest Income~~

~~Net interest income is generated on our interest-earning assets less related interest-bearing liabilities and is recorded as part of our real estate debt, real estate securities and TRS segments.~~

Three Months Ended
March 31, 2022 December 31, 2021
Average Carrying Value (1)
Interest Income/Expense (2)
WA Yield/Financing Cost (3)(4)
Average Carrying Value (1)
Interest Income/Expense (2)
WA Yield/Financing Cost (3)(4)
Interest-earning assets:
Real estate debt $ 4,361,119 $ 55,687 5.1% $ 3,631,346 $ 53,145 5.9%
Real estate conduit 92,071 686 3.0% 36,447 497 5.5%
Real estate securities 3,199,826 18,885 2.4% 3,482,245 24,279 2.8%
Total $ 7,653,016 $ 75,258 3.9% $ 7,150,038 $ 77,921 4.4%
Interest-bearing liabilities:
Repurchase Agreements - commercial mortgage loans $ 813,144 $ 7,605 3.7% $ 959,729 $ 9,069 3.8%
Other financing and loan participation - commercial mortgage loans 38,344 376 3.9% 37,770 386 4.1%
Repurchase Agreements - real estate securities 3,100,157 1,391 0.2% 3,233,599 1,361 0.2%
Collateralized loan obligations 2,513,330 11,774 1.9% 1,714,736 11,922 2.8%
Unsecured debt 105,829 1,334 5.0 101,064 2,103 8.3%
Total $ 6,570,804 $ 22,480 1.4% $ 6,046,898 $ 24,841 1.6%
Net interest income/spread $ 52,778 2.5% $ 53,080 2.8%
Average leverage % (5)
85.9 % 84.6 %
Weighted average levered yield (6)
19.5 % 19.2 %
~~________________________~~

~~(1)~~ Based on amortized cost for real estate debt and real estate securities and principal amount for repurchase agreements. Amounts are calculated based on daily averages for the three months ended March 31, 2022 and December 31, 2021, respectively.

~~(2)~~ ~~Includes the effect of amortization of premium or accretion of discount and deferred fees.~~

~~(3)~~ ~~Calculated as interest income or expense divided by average carrying value.~~

~~(4)~~ ~~Annualized.~~

~~(5)~~ ~~Calculated by dividing total average interest-bearing liabilities by total average interest-earning assets.~~

~~(6)~~ ~~Calculated by dividing net interest income/spread by the net average interest-earning assets and average interest-bearing liabilities.~~

~~Interest Income~~

Interest income for the three months ended March 31, 2022 and December 31, 2021 totaled $75.3 million and $77.9 million, respectively, a decrease of $2.6 million. This was primarily due to (i) $5.4 million of lower interest income attributed to a decrease of $282.4 million in the average carrying value of our real estate securities portfolio and partially offset by (ii) $2.5 million of higher interest income attributed to an increase of $729.8 million in the average carrying value of our real estate debt assets. As of March 31, 2022, our portfolio consisted of 166 commercial mortgage loans, held for investment, 9 commercial mortgage loans, held for sale, measured at fair value and RMBS securities.

~~Interest expense~~

Interest expense for the three months ended March 31, 2022 and December 31, 2021 totaled $22.5 million and $24.8 million, respectively, a decrease of $2.3 million. This was primarily due to $1.5 million of lower interest expense attributed to a decrease of $146.6 million in the average carrying value of our repurchase agreements on commercial mortgage loans.

~~Realized Gain/Loss on Commercial Mortgage Loans Held for Sale~~

Realized gain on commercial mortgage loans, held for sale, measured at fair value at the TRS for the three months ended March 31, 2022 was $1.9 million compared to a realized gain of $2.0 million for the three months ended December 31, 2021. The realized gains were consistent quarter over quarter. Total proceeds from the sales of fixed-rate commercial real estate loans into the CMBS securitization market during the three months ended March 31, 2022 and December 31, 2021 were $77.8 million and $67.1 million, respectively.

~~Trading Gain/Loss~~

For the three months ended March 31, 2022 we had a trading loss of $88.4 million included within the consolidated statements of operations compared to a trading loss of $34.8 million for the three months ended December 31, 2021. During the three months ended March 31, 2022, the loss was attributable to $51.2 million of losses due to sales of the ARM Agency Securities, $27.5 million of losses due to change in market values of these securities and $9.7 million of losses due to mortgage prepayments. For the three months ended December 31, 2021, the loss was attributable to $20.9 million of losses due to change in market values of the ARM Agency Securities and $14.0 million of losses due to mortgage prepayments, net of $0.1 million in realized gains on sales of securities.

~~Expenses from operations~~

~~Expenses from operations for the three months ended March 31, 2022 and December 31, 2021 consisted of the following (dollars in thousands):~~

Three Months Ended
March 31, 2022 December 31, 2021
Asset management and subordinated performance fee $ 6,745 $ 8,428
Administrative services expenses 3,353 (1,874)
Acquisition expenses 315 191
Impairment of acquired assets — 88,282
Professional fees 6,659 4,388
Depreciation and amortization 1,295 1,295
Other expenses 1,762 1,831
Total expenses from operations $ 20,129 $ 102,541

~~The decrease in our expenses from operations~~ was primarily related to ~~the merger with Capstead, which resulted in impairment of acquired assets during the three months ended December 31, 2021. This is coupled with the decrease~~an increase in asset management and subordinated performance ~~fee of $1.7 million, which was primarily attributable~~fees due to no incentive ~~fee~~fees incurred ~~during~~for the ~~three months~~quarter ended March 31, ~~2022 compared~~2023 of $1.9 million coupled with the increase in shared-based compensation expense of $0.4 million due to ~~$1.8 million incurred~~the equity awards issued under the Company's 2021 Incentive Plan during the ~~three months~~quarter ended ~~December~~March 31, ~~2021.~~2023.

Liquidity and Capital Resources

Overview

Our expected material cash requirements over the next twelve months and thereafter are ~~comprised~~composed of (i) contractually obligated expenditures, including payments of principal and interest and contractually-obligated fundings on our loans; (ii) other essential expenditures, including operating and administrative expenses and dividends paid in accordance with REIT distribution requirements; and (iii) opportunistic expenditures, including new loans.

Our contractually obligated expenditures primarily consist of payment obligations under the debt financing arrangements which are set forth below, including in the table under “Contractual Obligations and Commitments.”

We expect to use additional debt and equity financing as a source of capital. Our board of directors currently intends to operate at a leverage level of between one to three times book value of equity. However, our board of directors may change this target without shareholder approval. We ~~believe that the recent listing of our common stock will improve our access to capital through public offerings of our securities. We~~ anticipate that our debt and equity financing sources and our anticipated cash generated from operations will be adequate to fund our anticipated uses of capital.

In addition to our current mix of financing sources, we may also access additional forms of financings, including credit facilities, securitizations, public and private, secured and unsecured debt issuances by us or our subsidiaries, or through capital recycling initiatives whereby we sell certain assets in our portfolio and reinvest the proceeds in assets with more attractive risk-adjusted returns.

Collateralized Loan Obligations

During the three months ended March 31, ~~2022,~~2023, the Company raised ~~$1.2 billion of~~no capital through ~~the issuance of BSPRT 2022-FL8 Issuer, Ltd.~~and issuances. Additionally, as of March 31, ~~2022,~~2023, the Company had ~~$177.4~~$15.1 million of reinvestment capital available across all outstanding collateralized loan obligations.

CLO Name

Debt Amount

Reinvestment End Date

BSPRT 2019 FL5

$141 million

Ended

BSPRT 2021 FL6

$585 million

9/15/23

BSPRT 2021 FL7

$722 million

12/15/23

BSPRT 2022 FL8

$960 million

2/15/24

BSPRT 2022 FL9

$671 million

7/15/24

Repurchase Agreements, Commercial Mortgage Loans

~~As of March 31, 2022 we have~~The Company has entered into repurchase facilities with JPMorgan Chase Bank, National Association (the "JPM Repo Facility"), Barclays Bank PLC (the "Barclays Revolver Facility" and the "Barclays Repo Facility"), Wells Fargo Bank, National Association (the "WF Repo Facility"), and ~~Credit Suisse AG~~Atlas SP Partners (the ~~"CS~~"Atlas Repo Facility" and together with JPM Repo Facility, WF Repo Facility, Barclays Revolver Facility, and Barclays Repo Facility, collectively, the "Repo Facilities").

The Repo Facilities are financing sources through which wethe Company may pledge one or more mortgage loans to the financing entity in exchange for funds typically at an advance rate of between 65% to ~~80%~~75% of the principal amount of the mortgage loan being pledged.

We expect to use the advances from these Repo Facilities to finance the acquisition or origination of eligible loans, including first mortgage loans, subordinated mortgage loans, mezzanine loans and participation interests therein.

The Repo Facilities generally provide that in the event of a decrease in the value of our collateral, the lenders can demand additional collateral. Should the value of our collateral decrease as a result of deteriorating credit quality, resulting margin calls may cause an adverse change in our liquidity position.

6871

The details of our Repo Facilities atas of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 are as follows (dollars in thousands):


As of March 31, 2022
As of March 31, 2023											As of March 31, 2023
Repurchase Facility	Repurchase Facility	Committed Financing		Amount Outstanding		Interest Expense (1)		Ending Weighted Average Interest Rate		Maturity	Repurchase Facility	Committed Financing		Amount Outstanding		Interest Expense (1)		Ending Weighted Average Interest Rate		Term Maturity
JPM Repo Facility(2)	JPM Repo Facility(2)	$	400,000	$	69,757	$	1,474	2.80	%	10/6/2022	JPM Repo Facility(2)	$	500,000	$	261,741	$	5,608	7.95	%	10/6/2024

CS Repo Facility (2)		300,000		123,259		1,138		3.01	%	9/30/2022
Atlas Repo Facility (3)											Atlas Repo Facility (3)	600,000		71,896		2,115		7.42	%	3/15/2024
WF Repo Facility ~~(3)~~(4)	WF Repo Facility ~~(3)~~(4)	450,000		201,812		1,248		2.08	%	11/21/2023	WF Repo Facility ~~(3)~~(4)	500,000		100,846		2,239		7.68	%	11/21/2023
Barclays Revolver Facility ~~(4)~~(5)	Barclays Revolver Facility ~~(4)~~(5)	250,000		—		2,027		N/A		9/20/2023	Barclays Revolver Facility ~~(4)~~(5)	250,000		—		215		N/A		9/20/2023
Barclays Repo Facility ~~(5)~~(6)	Barclays Repo Facility ~~(5)~~(6)	500,000		128,062		1,490		2.08	%	3/14/2025	Barclays Repo Facility ~~(5)~~(6)	500,000		169,938		3,528		7.23	%	3/14/2025
Total	Total	$	1,900,000	$	522,890	$	7,377				Total	$	2,350,000	$	604,421	$	13,705

~~________________________~~________________________________________________________

(1) For the three months ended March 31, ~~2022.~~2023. Includes amortization of deferred financing costs.

(4) On May 12, 2022, the committed financing amount was increased from ~~$275~~$450 million to ~~$450~~$500 million. There are 3three more one-year extension options available at the Company's discretion.

(6) There are two one-year extension options available at the Company's discretion.


As of December 31, 2022
Repurchase Facility	Committed Financing		Amount Outstanding		Interest Expense(1)		Ending Weighted Average Interest Rate		Term Maturity
JPM Repo Facility	$	500,000	$	275,423	$	11,773	7.42	%	10/6/2024

Credit Suisse Repo Facility	600,000		168,046		8,676		7.12	%	10/31/2023
WF Repo Facility	500,000		79,807		7,492		7.11	%	11/21/2023
Barclays Revolver Facility	250,000		—		1,267		N/A		9/20/2023
Barclays Repo Facility	500,000		157,583		8,997		6.75	%	3/14/2025
Total	$	2,350,000	$	680,859	$	38,205

(1) For the year ended December 31, ~~2020.~~2022. Includes amortization of deferred financing costs.

~~(3)~~ ~~On November 19, 2021, the committed financing amount was increased from $275 million to $450 million. There are~~ 3 ~~more one-year extension options available at the Company's discretion.~~

~~(4)~~ On September 8, 2021, the Company amended the maturity date to September 20, 2023. On December 1, 2021 the committed financing amount was increased from $100 million to $250 million. The Company may increase the total commitment amount by an amount between $100 million and $150 million for three month intervals, on an unlimited basis prior to maturity.

~~(5)~~ On December 3, 2021 the Company amended the maturity date to March 14, 2025 and the committed financing amount was increased from $300 million to $500 million. There are two one-year extension options available at the Company's discretion.

Other financing and loan participation - Commercial Mortgage Loans

On March 23, 2020, the Company transferred $15.2 million of its interest in a term loan to ~~Sterling National Bank ("SNB")~~a regional bank via a participation agreement. Since inception, the Company's outstanding loan increased as a result of future fundings, leading to an increase in amount outstanding via the participation agreement. The Company incurred $1.0 million and $0.2 million of interest expense on the ~~SNB~~regional bank term loan ~~for the three months ended~~as of March 31, ~~2022.~~2023 and 2022, respectively. As of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 the outstanding participation balance was ~~$37.9~~$58.7 million and ~~$37.9~~$59.2 million, respectively. The loan accrued interest at an annual rate of one-month LIBOR ~~+ 2.20%~~+2.20% and matures on ~~February~~June 9, 2023.

On February 10, 2022, the Company transferred ~~$37.95~~$38.0 million of its interest in a term loan to ~~Customers Bank~~a regional bank via a participation agreement. Since inception, the Company's outstanding loan ~~increased~~could increase as a result of future fundings, ~~leading~~which could lead to an increase in amount outstanding via the participation agreement. The Company incurred $5$0.6 million and $5.0 thousand of interest expense on the ~~Customers Bank~~regional bank term loan for the three months ended March 31, ~~2022.~~2023 and 2022, respectively. As of March 31, 2023 and December 31, 2022, the outstanding participation balance was ~~$2.3 million.~~$20.4 millionand$17.1 million, respectively. The loan accrued interest at an annual rate of one-month SOFR + 4.01% and matures on May 1, 2025.

Mortgage Note Payable

On September 17, 2021, the Company, in connection with the consolidating joint venture (as discussed in Note 5 - Real Estate Owned), originated a $112.7 million mortgage note payable, of which $88.7 million is eliminated in ~~consolidation~~our consolidated financial statements (see Note 5 - Real Estate Owned). ~~The~~As of March 31, 2023 and December 31, 2022, the remaining outstanding mortgage note payable of $24.0 million is ~~disclosed on~~included in the consolidated balance sheet. As of March 31, ~~2022,~~2023, the loan accrued interest at an annual rate of ~~3.1%~~Libor + 3.0%, of which the interest accrued on the $88.7 million is eliminated in our consolidated financial statements and matures on October 9, 2024.

Unsecured Debt

AtAs of March 31, ~~2022,~~2023, the Company held 30-year junior subordinated notes issued in 2005 and 2006 and maturing in 2035 and 2036, respectively, with a total face amount of ~~$100.0~~$82.5 million. Note balances net of deferred issuance costs, and related weighted average interest rates as of the indicated dates (calculated including issuance cost ~~amortization and adjusted for the effects of related derivatives held as cash flow hedges)~~amortization) were as follows (dollars in thousands):


		As of March 31, 2022				As of December 31, 2021					As of March 31, 2023				As of December 31, 2022
		Borrowings Outstanding		Average Rate		Borrowings Outstanding		Average Rate			Borrowings Outstanding		Weighted Average Rate		Borrowings Outstanding		Weighted Average Rate
Junior subordinated notes maturing in:	Junior subordinated notes maturing in:									Junior subordinated notes maturing in:
October 2035 ($35,000 face amount)		$	34,479	5.34	%	$	34,470	7.86	%
October 2035 ($17,500 face amount)										October 2035 ($17,500 face amount)	$	17,018	8.88	%	$	34,508	8.25	%
December 2035 ($40,000 face amount)	December 2035 ($40,000 face amount)	39,484		5.25	%	39,474		7.63	%	December 2035 ($40,000 face amount)	39,522		8.48	%	39,513		8.39	%
September 2036 ($25,000 face amount)	September 2036 ($25,000 face amount)	24,657		5.29	%	24,650		7.67	%	September 2036 ($25,000 face amount)	24,680		8.48	%	24,674		8.39	%
		$	98,620	5.29	%	$	98,594	7.72	%		$	81,220	8.56	%	$	98,695	8.34	%

The notes are currently redeemable, in whole or in part, without penalty, at the Company’s option. During the three months ended March 31, 2023 the Company recognized a realized gain on extinguishment of debt in the amount of $4.4 million as a result of the redemption of $17.5 million par value unsecured debt at a price equal to 75% par. Interest paid on unsecured debt, including related derivative cash flows, totaled $2.3 million and $1.8 million ~~for the twelve months ended March 31, 2022.~~

Pursuant to a lending and security agreement with Security Benefit Life Insurance Company ("SBL"), which was entered into in February 2020 and amended in March and August 2020, the Company may borrow up to $100.0 million at a rate of one-month LIBOR + 4.5%. The facility has a maturity of February 10, 2023 and is secured by a pledge of equity interests in certain of the Company’s subsidiaries. The Company incurred $0.3 million of interest expense on the lending agreement with SBL for the three months ended March 31, ~~2022. As of March 31,~~2023 and 2022, ~~there was no outstanding balance.~~respectively.

Repurchase Agreements - Real Estate Securities

7073

Below is a summary of the Company's MRAs as of March 31, ~~2022~~2023 and December 31, ~~2021~~2022 (dollars in thousands):

Weighted Average
Counterparty Amount Outstanding Interest Expense
Collateral Pledged (1)
Interest Rate Days to Maturity
As of March 31, 2022
JP Morgan Securities LLC $ 19,283 $ 55 $ 23,995 1.27 % 14
Wells Fargo Securities, LLC — — — N/A N/A
Goldman Sachs International — — — N/A N/A
Barclays Capital Inc. 35,327 75 44,284 1.40 % 7
Credit Suisse AG — — — N/A N/A
Citigroup Global Markets, Inc. — — — N/A N/A
Total/Weighted Average $ 54,610 $ 130 $ 68,279 1.35 % 9
As of December 31, 2021
JP Morgan Securities LLC $ 19,025 $ 261 $ 24,087 1.14 % 10
Wells Fargo Securities, LLC — — — N/A N/A
Goldman Sachs International — 37 — N/A N/A
Barclays Capital Inc. 15,286 526 19,131 1.21 % 14
Credit Suisse AG — — — N/A N/A
Citigroup Global Markets, Inc. — 81 — N/A N/A
Total/Weighted Average $ 34,311 $ 905 $ 43,218 1.71 % 12


							Weighted Average
Counterparty	Amount Outstanding		Interest Expense		Collateral Pledged (1)		Interest Rate		Days to Maturity
As of March 31, 2023
JP Morgan Securities LLC	$	62,980	$	1,091	$	69,985	5.80	%	17

Barclays Capital Inc.	44,954		622		56,819		5.84	%	13

Total/Weighted Average	$	107,934	$	1,713	$	126,804	5.82	%	15

As of December 31, 2022
JP Morgan Securities LLC	$	103,513	$	1,281	$	120,751	5.34	%	22


Barclays Capital Inc.	119,351		1,646		144,778		5.18	%	50


Total/Weighted Average	$	222,864	$	2,927	$	265,529	5.25	%	37

~~________________________~~________________________________________________________

Repurchase Agreements - Real Estate Securities Classified As Trading

As a result of the Capstead merger which closed on October 19, 2021, the Company acquired a significant portfolio of ARM Agency Securities which the Company accounts for as real estate securities classified as trading. The Company pledges its real estate securities classified as trading as collateral for repurchase agreements with commercial banks and other financial institutions. Repurchase arrangements entered into by the Company involve the sale and a simultaneous agreement to repurchase the transferred assets at a future date and are accounted for as financings. The Company maintains the beneficial interest in the specific securities pledged during the term of each repurchase arrangement and receives the related principal and interest payments.

7174

Repurchase agreements (and related pledged collateral, including accrued interest receivable), classified by collateral type and remaining maturities, and related weighted average borrowing rates as of the indicated dates were as follows (dollars in thousands):


	Amount Outstanding		Accrued Interest Receivable		Collateral Carrying Amount		Weighted Average Borrowing Rates
As of March 31, 2023
Repurchase arrangements secured by Agency securities with maturities of 30 days or less	$	121,000	$	371	$	126,749	4.81	%

As of December 31, 2022
Repurchase arrangements secured by Agency securities with maturities of 30 days or less	$	172,144	$	544	$	180,400	4.25	%
Repurchase arrangements secured by Agency securities with maturities of 31 to 90 days	45,000		114		47,210		4.51	%
	$	217,144	$	658	$	227,610	4.30	%

As of March 31, 2022, the Company’s repurchase agreements collateralized by RMBS totaled $1.66 billion with 9 counterparties at average rates of 0.39%, before the effects of currently-paying interest rate swap agreements. Average repurchase agreements outstanding were ~~$3.06 billion in~~$149.4 million and $220.1 million during the ~~first quarter of 2022.~~three months ended March 31, 2023 and December 31, 2022, respectively. Average repurchase agreements outstanding differed from respective ~~year-end~~period-end balances during the indicated periods primarily due to changes in portfolio levels and differences in the timing of portfolio acquisitions relative to portfolio runoff and asset sales. Interest paid on repurchase agreements, including related ~~Derivative cash flows,~~derivative payments, totaled $2.0 million and $1.26 million during the three months ended March 31, ~~2022.~~2023 and 2022, respectively.

The Company finances its residential mortgage investments primarily by borrowing under repurchase arrangements, the terms and conditions of which are negotiated on a transaction-by-transaction basis, when each such agreement is initiated or renewed.

Future agreements are dependent upon the willingness of lenders to participate in the financing of mortgage investments, lender collateral requirements and the lenders’ determination of the fair value of the investments pledged as collateral, which fluctuates with changes in interest rates and liquidity conditions within the commercial banking and mortgage finance industries. None of our repurchase agreement counterparties are obligated to renew or otherwise enter into new agreements at the conclusion of existing borrowings. Repurchase agreements averaged $3.06 billion during the first quarter of 2022 and ended the year at $1.66 billion, all maturing within 90 days. Average repurchase agreements can differ from period-end balances for a number of reasons including portfolio growth or contraction, as well as differences in the timing of portfolio acquisitions relative to portfolio runoff.

To help mitigate exposure to rising short-term interest rates, wethe Company may economically hedge the portfolio of repurchase agreements using derivatives supplemented with longer-maturity repurchase agreements when available at attractive rates and terms. AtAs of March 31, ~~2022,~~2023, the Company held $1.50 billion notional amount of portfolio financing-related interest rate swap agreements with contract expirations occurring at various dates through the First quarter 2024 and a weighted average expiration of 10.6 months. At March 31, 2022, we expect to have no net cash obligationsdid not hold any derivative positions related to ~~repurchase agreement-related interest rate swap agreements after considering~~ the ~~variable-rate payments owed to us under the agreements’ terms based on market interest rate expectations as of quarter-end.~~

trading securities.

7275

The following tables summarize our Repurchase Agreements, Commercial Mortgage Loans and our MRAs for the three months ended March 31, 2023, 2022, ~~2020~~ and ~~2019,~~2021, respectively:


		As of March 31, 2022			As of March 31, 2023
		Amount Outstanding		Average Outstanding Balance	Amount Outstanding			Average Outstanding Balance
		Q1				Q1				Q1			Q1
Repurchase Agreements, Commercial Mortgage Loans	Repurchase Agreements, Commercial Mortgage Loans	$	522,890			$	813,144		Repurchase Agreements, Commercial Mortgage Loans	$	604,421		$	725,300
Repurchase Agreements, Real Estate Securities	Repurchase Agreements, Real Estate Securities	$	54,610			$	44,744		Repurchase Agreements, Real Estate Securities	$	107,934		$	217,389
Repurchase Agreements, Real Estate Securities held as trading	Repurchase Agreements, Real Estate Securities held as trading	$	1,659,931			$	3,055,413		Repurchase Agreements, Real Estate Securities held as trading	$	121,000		$	149,387
		As of March 31, 2021
		Amount Outstanding		Average Outstanding Balance	As of March 31, 2022
		Q1				Q1				Amount Outstanding		Average Outstanding Balance
										Q1			Q1
Repurchase Agreements, Commercial Mortgage Loans	Repurchase Agreements, Commercial Mortgage Loans	$	152,925			$	340,485		Repurchase Agreements, Commercial Mortgage Loans	$	522,890		$	813,144
Repurchase Agreements, Real Estate Securities	Repurchase Agreements, Real Estate Securities	$	88,272			$	123,322		Repurchase Agreements, Real Estate Securities	$	54,610		$	44,744
Repurchase Agreements, Real Estate Securities held as trading									Repurchase Agreements, Real Estate Securities held as trading	1,659,931			3,055,413
		As of March 31, 2020
		Amount Outstanding		Average Outstanding Balance
		Q1				Q1
Repurchase Agreements, Commercial Mortgage Loans		$	234,524			$	282,282
Repurchase Agreements, Real Estate Securities		$	496,880			$	412,809

The use of our warehouse lines is dependent upon a number of factors including but not limited to: origination volume, loan repayments and prepayments, our use of other financing sources such as collateralized loan obligations, our liquidity needs and types of loan assets and underlying collateral that we hold.

During the three months ended March 31, 2023, the maximum average outstanding balance was $1.1 billion, of which $0.7 billion was related to repurchase agreements on our commercial mortgage loans and $0.4 billion for repurchase agreements on our real estate securities.

During the three months ended March 31, 2022, the maximum average outstanding balance was $5.3 billion, of which $1.1 billion was related to repurchase agreements on our commercial mortgage loans and $4.2 billion for repurchase agreements on our real estate securities.

During the three months ended March 31, 2021, the maximum average outstanding balance was $475.5 million, of which $363.6 million was related to repurchase agreements on our commercial mortgage loans and $111.9 million for repurchase agreements on our real estate securities.

During the three months ended March 31, 2020, the maximum average outstanding balance was $721.0 million, of which $452.8 million was related to repurchase agreements on our commercial mortgage loans and $268.2 million for repurchase agreements on our real estate securities.

Distributions

In order to maintain our election to qualify as a REIT, we must currently distribute, at a minimum, an amount equal to 90% of our taxable income, without regard to the deduction for distributions paid and excluding net capital gains. The Company must distribute 100% of its taxable income (including net capital gains) to avoid paying corporate U.S. federal income taxes.

Distributions on our common stock ~~and Series F Preferred Stock~~ are payable when ~~authorized and~~ declared by our board of directors.

Dividends payable on each share of Series ~~C and Series D~~H Preferred Stock ~~are~~is generally equal to the quarterly dividend that would have been paid had such share of preferred stock been converted to a share of common stock, except to the extent common stock dividends have been reduced below certain specified levels. To the extent dividends on shares of preferred stock are not authorized and declared by our board of directors and paid by the Company monthly, the dividend amounts will accrue.

In March ~~2022,~~2023, the Company's board of directors declared the ~~following~~following: (i) a first quarter ~~2022 dividends: (i) a quarterly cash~~2023 dividend of $0.355 per share on the Company's common stock ~~and Series F Preferred Stock~~ (equivalent to $1.42 per annum), (ii) a first quarter ~~2022~~2023 dividend of $106.22 per share on the Company’s Series ~~C Preferred Stock and Series D~~H Preferred Stock, and (iii) a first quarter ~~2022~~2023 dividend of $0.46875 per share on the Company’s Series E Preferred Stock, all of which were paid in April ~~2022~~2023 to holders of record on March 31, ~~2021.~~2023.

7376

The below table shows the distributions paid on shares outstanding of common stock during the three months ended March 31, ~~2022~~2023 and March 31, ~~2021~~2022 (dollars in thousands):

Three months ended March 31, 2022
Payment Date Amount Paid in Cash Amount Issued under DRIP
January 7, 2022 $ 12,435 $ 91
Total $ 12,435 $ 91


	Three months ended March 31, 2023
Payment Date	Amount Paid in Cash		Amount Issued under DRIP
January 10, 2023	$	29,462	$	—

Three Months Ended March 31, 2021
Payment Date Amount Paid in Cash Amount Issued under DRIP
January 4, 2021 $ 9,652 $ 2,584
Total $ 9,652 $ 2,584


	Three Months Ended March 31, 2022
Payment Date	Amount Paid in Cash		Amount Issued under DRIP
January 7, 2022	$	12,435	$	91

Cash Flows

Cash Flows for the Three months ended March 31, 2023

Net cash provided by operating activities for the three months ended March 31, 2023 was $33.3 million. Cash inflows were primarily driven by net income of $43.8 million, offset by certain non-cash income.

Net cash provided by investing activities for the three months ended March 31, 2023 was $422.8 million. Cash inflows were primarily driven by the sale of real estate securities, trading, at fair value of $97.5 million, sale of real estate securities, available for sale, measured at fair value of $127.7 million, principal repayments on commercial mortgage loans, held for investment of $406.2 million and principal collateral received on mortgage investments of $7.3 million. Inflows were offset by proceeds for originations and purchases of $195.6 million of commercial mortgage loans, held for investment and $20.3 million for the purchase of real estate securities.

Net cash used in financing activities for the three months ended March 31, 2023 was $409.3 million. Cash outflows were primarily driven by (i) our net repayments on CMBS MRAs of $211.1 million, (ii) net repayments from borrowings on repurchase agreements - commercial mortgage loans of $76.4 million, (iii) net repayments from borrowings on unsecured debt of $13.4 million, (iv) net repayments from borrowings on collateralized loan obligations of $69.0 million and (v) the $36.3 million used for cash distributions to stockholders.

Cash Flows for the Three months ended March 31, 2022

Net cash used in operating activities for the three months ended March 31, 2022 was $32.3 million. Cash outflows were primarily driven by net loss of $22.5 million, coupled with net outflows of $74.2 million related to originations of and proceeds from sales of commercial mortgage loans, measured at fair value and realized gains of $34.4 million on swap terminations. This is partially offset by ~~a non-cash adjustment of~~ $88.4 million related to trading losses on real estate securities.

Net cash provided by investing activities for the three months ended March 31, 2022 was $2,262.9 million. Cash inflows were primarily driven by proceeds from the sale of ~~real estate~~available for sale trading securities of $2,190.1 million, principal repayments on commercial mortgage loans, held for investment of $330.1 million and $376.9 million in principal collateral received on mortgage investments. Inflows were offset by proceeds for ~~originations~~origination and ~~purchases~~purchase of $636.5 million of commercial mortgage loans, held for investment.

Net cash used in financing activities for the three months ended March 31, 2022 was $2,269.2 million. Cash outflows were primarily driven by our net repayments on CMBS MRAs of $2,464.2 million, net repayments from borrowings on repurchase agreements - commercial mortgage loans and unsecured debt of $496.7 million and $50.0 million, respectively, and $30.3 million was used for cash distributions to stockholders. Outflows were offset by net borrowings on CLOs of $724.9 ~~million.~~

~~Cash Flows for the Three months ended March 31, 2021~~

Net cash provided by operating activities for the three months ended March 31, 2021 was $4.4 million. Cash inflows were primarily driven by net income of $30.1 million, partially offset by the payment of $25.0 million related to originations of and proceeds from sales of commercial mortgage loans, measured at fair value.

Net cash used in investing activities for the three months ended March 31, 2021 was $307.8 million. Cash inflows were primarily driven by origination and purchase of $520.8 million of commercial mortgage loans, held for investment. Outflows were offset by proceeds from the sale/repayment of real estate securities of $159.3 million and principal repayments on commercial mortgage loans, held for investment of $52.8 million.

Net cash provided by financing activities for the three months ended March 31, 2021 was $322.1 million. Cash inflows were primarily driven by proceeds from net borrowing on CLOs of $453.7 million, borrowings from other financing and loan participation and unsecured debt of $102.6 million and proceeds from issuances of redeemable convertible preferred stock of $15.0 million. Inflows were offset by net repayments on our Repo Facilities of $123.4 million and CMBS MRAs of $98.6 million.

Election as a REIT

We elected to be taxed as a REIT under Sections 856 through 860 of the Internal Revenue Code commencing with the taxable year ended December 31, 2013. As a REIT, if we meet certain organizational and operational requirements and distribute at least 90% of our "REIT taxable income" (determined before the deduction of dividends paid and excluding net capital gains) to our stockholders in a year, we will not be subject to U.S. federal income tax to the extent of the income that we distribute. Even if we qualify for taxation as a REIT, we may be subject to certain state and local taxes on our income and property, and U.S. federal income and excise taxes on our undistributed income.

7477

Contractual Obligations and Commitments

Our contractual obligations, excluding interest obligations (as amounts are not fixed or determinable), as of March 31, ~~2022~~2023 are summarized as follows (dollars in thousands):


		Less than 1 year		1 to 3 years		3 to 5 years		More than 5 years		Total			Less than 1 year		1 to 3 years		3 to 5 years		More than 5 years		Total
Unfunded loan commitments (1)	Unfunded loan commitments (1)	$	17,538	$	348,014	$	35,126	$	—	400,678		Unfunded loan commitments (1)	$	45,889	$	435,917	$	9,452	$	—	$	491,258
Repurchase agreements - commercial mortgage loans	Repurchase agreements - commercial mortgage loans	193,016		329,874		—		—		522,890		Repurchase agreements - commercial mortgage loans	100,846		503,575		—		—		604,421
Repurchase agreements - real estate securities	Repurchase agreements - real estate securities	1,714,541		—		—		—		1,714,541		Repurchase agreements - real estate securities	234,683		—		—		—		234,683
CLOs (2)	CLOs (2)	—		—		—		2,904,374		2,904,374		CLOs (2)	—		—		—		3,078,294		3,078,294
Mortgage Note Payable	Mortgage Note Payable	—		—		—		23,998		23,998		Mortgage Note Payable	—		—		—		23.998		23.998
Unsecured debt	Unsecured debt	—		—		—		98,620		98,620		Unsecured debt	—		—		—		81,220		81,220
Other financing and loan participation - commercial mortgage loans	Other financing and loan participation - commercial mortgage loans	—		37,903		2,296		—		40,199		Other financing and loan participation - commercial mortgage loans	58,692		—		20,429		—		79,121
Total	Total	$	1,925,095	$	715,791	$	37,422	$	3,026,992	$	5,705,300	Total	$	440,110	$	939,492	$	29,881	$	3,159,538	$	4,569,021

~~________________________~~________________________________________________________

(1) The allocation of our unfunded loan commitments is based on the earlier of the commitment expiration date or the loan maturity date.

(2) Excludes ~~$452.6~~$461.6 million of CLO notes, held by the Company, which are eliminated within the collateralized loan obligations line of the consolidated balance sheet as of March 31, ~~2022.~~2023.

In addition to its cash requirements, the Company pays a quarterly dividend and has an existing share repurchase authorization. As of March 31, ~~2022,~~2023, the Company’s quarterly cash dividend was $0.355 per share of common stock (which was paid on an as-converted basis on the Company’s shares of Series CH convertible preferred stock ("Series H Preferred ~~Stock, Series D Preferred Stock~~Stock") and Series FI convertible preferred stock ("Series I Preferred ~~Stock)~~Stock"), and $0.46875 per share on the Company’s shares of 7.50% Series E Cumulative Redeemable Preferred Stock ("Series E Preferred ~~Stock.~~Stock"). The payment of future dividends is subject to declaration by the ~~Board~~board of ~~Directors.~~directors. The Company’s ~~Board~~board of ~~Directors~~directors also has authorized a $65.0 million share repurchase program, ~~that will be operative following the conclusion~~ of ~~the $35.0~~which $44.8 million ~~open market share purchase program the Advisor agreed to implement in connection with the Company’s merger with Capstead.~~remained available as of March 31, 2023. The authorization does not obligate the Company to acquire any specific number of shares.

Related Party Arrangements

~~Amended Advisory Agreement~~

Refer to “Note 11 - Related Party Transactions and Arrangements” for a summary of the Company’s ~~Advisory Agreement with the Advisor and amounts paid to the Advisor pursuant to the Advisory Agreement for the three months ended March 31, 2022 and 2021.~~

~~Lending Agreement with Stockholder~~

Pursuant to a lending and security agreement with Security Benefit Life Insurance Company ("SBL"), which was entered into in February 2020 and amended in March and August 2020, the Company may borrow up to $100.0 million at a rate of one-month LIBOR + 4.5%. The facility has a maturity of February 10, 2023 and is secured by a pledge of equity interests in certain of the Company’s subsidiaries. The Company incurred $0.3 million interest expense on the lending agreement with SBL for the three months ended March 31, 2022. As of March 31, 2022 there were no amounts outstanding under the lending agreement.

SBL also holds 17,950 shares of the Company's outstanding shares of Series D Preferred Stock, of which 14,950 shares were acquired in exchange for an equivalent number of shares of Series A Preferred Stock in March 2021. SBL also acquired an additional 3,000 shares of Series D Preferred Stock at the liquidation preference of $15.0 million (net of accrued and unpaid dividends on the exchanged Series A Preferred Stock) in such transaction.

~~Other Related Party Arrangement~~

In August 2021 the Company and an affiliate of the Company entered into a joint venture agreement and formed a joint venture entity, Jeffersonville Member, LLC (the "Jeffersonville JV") to acquire a $139.5 million triple net lease property in Jeffersonville, GA. The Company has a 79% interest in the Jeffersonville JV, while the affiliate has a 21% interest. The Company invested a total of $109.8 million, made up of $88.7 million in debt and $21.1 million in equity, representing 79% of the ownership interest in the Jeffersonville JV. The affiliate made up the remaining $29.8 million composed of a $24.0 million mortgage note payable and $5.7 million in equity. The Company has control of Jeffersonville JV with 79% ownership and, therefore, consolidates Jeffersonville JV on its consolidated balance sheet. The Company's $88.7 million mortgage note payable to Jeffersonville JV is eliminated in consolidation (see Note 7 - Debt).

During the first quarter of 2022, pursuant to the 2021 Incentive Plan, the Company issued awards of restricted stock units to its officers and certain other personnel of the Advisor who provide services to the Company under the Advisory Agreement (see Note 12 - Share-based Compensation).related party arrangements.

Non-GAAP Financial Measures

Distributable Earnings and Run-Rate Distributable Earnings

Beginning in the third quarter of 2021 to more appropriately reflect the principal purpose of the measure, "modified funds from operations ("MFFO")" or "funds from operations ("FFO")" was relabeled "Distributable Earnings", a non-GAAP financial measure. Distributable Earnings is a non-GAAP measure, which ~~we define~~the Company defines as GAAP net income (loss), adjusted for (i) non-cash CLO amortization acceleration and amortization over ~~our~~the expected useful life of ~~our~~the Company's CLOs, (ii) unrealized gains and losses on loans, derivatives and ARMs, including CECL reserves and impairments, (iii) non-cash equity compensation expense, (iv) depreciation and amortization, (v) non-cash ~~incentive~~subordinated performance fee accruals, (vi) loan workout charges, (vii) realized gains and losses on debt extinguishment, (viii) certain other non-cash items, and ~~(vii)~~(ix) impairments of acquisition assets related to the Capstead merger. Further, Run-Rate Distributable Earnings, a non-GAAP measure, presents Distributable Earnings before trading and derivative gain/loss on ~~residential adjustable-rate mortgage securities.~~ARMs.

~~We believe~~

The Company believes that Distributable Earnings and Run-Rate Distributable Earnings ~~provides~~provide meaningful information to consider in addition to ~~our~~the disclosed GAAP results. ~~We believe~~The Company believes Distributable Earnings is a useful financial metric for existing and potential future holders of ~~our~~its common stock as historically, ~~overtime,~~over time, Distributable Earnings has been an indicator of ~~our~~ dividends per share. As a REIT, wethe Company generally must distribute annually at least 90% of ~~our net~~its taxable income, subject to certain adjustments, and therefore ~~we believe our~~believes dividends are one of the principal reasons stockholders may invest in ~~our~~its common stock. Further, Distributable Earnings helps ~~us to~~investors evaluate ~~our~~ performance excluding the effects of certain transactions and GAAP adjustments that wethe Company does not believe are ~~not~~ necessarily indicative of ~~our~~ current loan portfolio performance and the Company's operations and is one of the performance metrics ~~we consider~~the Company's board of directors considers when ~~declaring our dividends. We believe~~dividends are declared. The Company believes Run-Rate Distributable Earnings is a useful financial metric because it presents the Distributable Earnings of ~~our~~its core businesses, net of the impacts of the realized trading and derivative gain/loss on the residential adjustable-rate mortgage securities we acquired from Capstead, ~~that we are currently~~which the Company is actively in the process of liquidating from ~~our~~its portfolio.

Distributable Earnings ~~does~~and Run-Rate Distributable Earnings do not represent net income (loss) and should not be considered as an alternative to GAAP net income (loss). ~~Our~~The methodology for calculating Distributable Earnings and Run-Rate Distributable Earnings may differ from the methodologies employed by other companies and thus may not be comparable to the Distributable Earnings reported by other companies.

7679

The following table provides a reconciliation of GAAP net income to Distributable Earnings and Run-Rate Distributable Earnings as of March 31, ~~2022~~2023 and March 31, ~~2021~~2022 (amounts in thousands, except share and per share data):

Three Months Ended March 31,
2022 2021
GAAP Net Income $ (22,507) $ 30,146
Adjustments:
CLO amortization acceleration (1)
(977) (695)
Unrealized (gain)/loss on financial instruments (2)
5,898 (2,594)
Unrealized gain/(loss) reversal - ARMs 27,462 —
Incentive fees — 1,661
Depreciation and amortization 1,295 406
Increase/(decrease) in provision for credit losses (955) (2,331)
Loan Workout Charges (3)
1,900 —
Realized trading and derivatives gain/loss on ARMs 28,029 —
Run Rate Distributable Earnings (4)
$ 40,145 $ 26,593
Realized trading and derivatives gain/loss on ARMs (28,029) —
Distributable Earnings $ 12,116 $ 26,593
Average Equity $ 1,519,569 $ 1,023,213
7.5% Cumulative Redeemable Preferred Stock, Series E Dividend $ 4,842 $ —
GAAP Common ROE (7.2)% 11.8%
Run-Rate Distributable Earnings ROE 9.3% 10.4%
Distributable Earnings ROE 1.9% 10.4%
GAAP Net Income Per Share, Fully Converted $ (0.30) $ 0.53
Run-Rate Distributable Earnings Per Share, Fully Converted $ 0.39 $ 0.47
Distributable Earnings Per Share, Fully Converted $ 0.08 $ 0.47


	Three Months Ended March 31,
	2023		2022
GAAP Net Income (Loss)	$	43,839	$	(22,507)
Adjustments:
CLO amortization acceleration (1)	(1,468)		(977)
Unrealized (gain)/loss on financial instruments (2)	1,312		5,898
Unrealized (gain)/loss - ARMs	(734)		27,462
Subordinate performance fee	(594)		—
Non-Cash Compensation Expense	1,022		—
Depreciation and amortization	1,805		1,295
Increase/(decrease) in provision for credit losses	4,360		(955)
Loan workout charges (3)	—		1,900
Realized gain on debt extinguishment	(4,767)		—
Realized trading and derivatives (gain)/loss on ARMs	(2,234)		28,029
Run Rate Distributable Earnings (4)	$	42,541	$	40,145
Realized trading and derivatives gain/(loss) on ARMs	2,234		(28,029)
Distributable Earnings	$	44,775	$	12,116
7.5% Cumulative Redeemable Preferred Stock, Series E Dividend	4,842		4,842
Noncontrolling interests in joint ventures net income/(loss)	9		—
Depreciation and amortization attributed to noncontrolling interests of joint ventures	360		—
Distributable Earnings to Common	$	39,564	$	7,274
Average Common Stock & Common Stock Equivalents	1,422,565		1,519,569
GAAP Net Income (Loss) ROE	11.0%		(7.2)%
Run-Rate Distributable Earnings ROE	10.5%		9.3%
Distributable Earnings ROE	11.1%		1.9%
GAAP Net Income/(Loss) Per Share, Diluted	$	0.44	$	(0.99)
GAAP Net Income/(Loss) Per Share, Fully Converted (5)	$	0.44	$	(0.30)
Run-Rate Distributable Earnings Per Share, Fully Converted (5)	$	0.42	$	0.39
Distributable Earnings Per Share, Fully Converted (5)	$	0.44	$	0.08

~~________________________~~____________________________________________________________

(1) Adjusted for non-cash CLO amortization acceleration to effectively amortize issuance costs of our CLOs over the expected lifetime of the CLOs. We assume our CLOs will be outstanding for four years and amortized the financing costs over four years in our distributable earnings as compared to effective yield methodology in our GAAP earnings.

(2) ~~Adjusted for~~Represents unrealized gains and losses on (i) commercial mortgage loans, held for sale, measured at fair value, (ii) other real estate investments, measured at fair value and (iii) derivatives.

(3) Represents loan workout expenses the Company incurred, which the Company deems likely to be ~~recovered and is non-recurring in nature.~~recovered.

(4) Distributable Earnings before realized trading and derivative gain/loss on residential adjustable-rate mortgage securities (“Run-Rate Distributable Earnings”) (a non-GAAP financial measure).

(5) Fully Converted assumes conversion of our series of convertible preferred stock and full vesting of our outstanding equity compensation awards.

~~Table~~Market uncertainty and volatility may cause fluctuation in market value of ~~Contents~~

Item 3. Quantitative and Qualitative Disclosures about Market Risk.

Credit Risk

Our investments are subject to a high degree of credit risk. Credit risk is the exposure to loss from loan defaults. Default rates are subject to a wide variety of factors, including, but not limited to, borrower financial condition, property performance, property management, supply/demand factors, construction trends, consumer behavior, regional economics, interest rates, the strength of the U.S. economy, and other factors beyond our control. All loans are subject to a certain probability of default. We manage credit risk through the underwriting process, acquiring our investments at the appropriate discount to face value, if any, and establishing loss assumptions. We also carefully monitor the performance of the loans, as well as external factors that may affect their value.

Capital Market Risk

We are exposed to risks related to the debt capital markets, and our related ability to finance our business through borrowings under repurchase obligations or other debt instruments. As a REIT, we are required to distribute a significant portion of our taxable income annually, which constrains our ability to accumulate operating cash flow and therefore requires us to utilize debt or equity capital to finance our business. We seek to mitigate these risks by monitoring the debt capital markets to inform our decisions on the amount, timing and terms of capital we raise.

~~The COVID-19 pandemic has resulted in extreme volatility in a variety of global markets, including the real estate-related debt markets.~~certain asset classes within our portfolio. We have and may continue to receive margin calls from our lenders as a result of the decline in the market value of the assets pledged by us to our lenders under our repurchase agreements and warehouse credit facilities, and if we fail to resolve such margin calls when due by payment of cash or delivery of additional collateral, the lenders may exercise remedies including demanding payment by us of our aggregate outstanding financing obligations and/or taking ownership of the loans or other assets securing the applicable obligations and liquidating them at inopportune prices.

Market Risk

As a result of the closing of the Capstead merger on October 19, 2021 we hold ~~a significant amount of~~ ARM Agency securities. Changes in the level of interest rates and spreads can significantly impact the value of these assets. We may utilize a variety of financial instruments in order to limit the adverse effects of interest rates on our results. Since the closing of the merger, we have made significant strides in unwinding our ARMs portfolio and expect to reduce this portfolio and thereby further mitigate our market risk.

Interest Rate Risk

Our market risk arises primarily from interest rate risk relating to interest rate fluctuations. Many factors including governmental monetary and tax policies, domestic and international economic and political considerations and other factors that are beyond our control contribute to interest rate risk. To meet our short and long-term liquidity requirements, we may borrow funds at fixed and variable rates. Our interest rate risk management objectives are to limit the impact of interest rate changes in earnings and cash flows and to lower our overall borrowing costs. To achieve these objectives, from time to time, we may enter into interest rate hedge contracts such as swaps, collars and treasury lock agreements in order to mitigate our interest rate risk with respect to various debt instruments. While hedging activities may insulate us against adverse changes in interest rates, they may also limit our ability to participate in benefits of lower interest rates with respect to our portfolio of investments with fixed interest rates. We do not have any foreign denominated investments, and thus, we are not exposed to foreign currency fluctuations.

As of March 31, ~~2022~~2023 and December 31, ~~2021,~~2022, our portfolio included ~~163~~154 and ~~161~~157 variable rate investments, respectively, based on LIBOR and SOFR (or "indexing rates") for various terms. Borrowings under our ~~repurchase agreements~~financing arrangements are also based on ~~LIBOR.~~LIBOR and SOFR. The following table quantifies the potential changes in interest income net of interest expense should interest rates increase by 50 or 100 basis points or decrease by 25 basis points, assuming that our current balance sheet was to remain constant, and no actions were taken to alter our existing interest rate sensitivity. The changes in the portfolio for each basis points increase/decrease is a change from the base scenario.

Estimated Percentage Change in Interest Income Net of Interest Expense
Change in Interest Rates March 31, 2022 December 31, 2021
(-) 25 Basis Points 0.12 % 2.08 %
Base Interest Rate — % — %
(+) 50 Basis Points 1.01 % (1.74) %
(+) 100 Basis Points 2.72 % (1.64) %


	Estimated Percentage Change in Interest Income Net of Interest Expense
Change in Interest Rates	March 31, 2023		December 31, 2022
(-) 25 Basis Points	(1.54)	%	(1.78)	%
Base Interest Rate	—	%	—	%
(+) 50 Basis Points	3.03	%	3.49	%
(+) 100 Basis Points	6.06	%	6.98	%

Real Estate Risk

The market values of commercial mortgage assets are subject to volatility and may be affected adversely by a number of factors, including, but not limited to, the impacts of the COVID-19 pandemic, national, regional and local economic conditions (which may be adversely affected by industry slowdowns and other factors); local real estate conditions; changes or continued weakness in specific industry segments; and demographic factors. In addition, decreases in property values reduce the value of the collateral and the potential proceeds available to a borrower to repay the underlying loans, which could also cause us to suffer losses.

Item 4. Controls and Procedures.

Disclosure Controls and Procedures

In accordance with Rules 13a-15(b) and 15d-15(b) of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), management with the participation of our Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) of the Exchange Act) as of the end of the period covered by this Quarterly Report on Form 10-Q. Based on such evaluation, our Chief Executive Officer and Chief Financial Officer have concluded, as of the end of such period, that our disclosure controls and procedures are effective in recording, processing, summarizing and reporting, on a timely basis, information required to be disclosed by us in our reports that we file or submit under the Exchange Act.

Changes in Internal Control Over Financial Reporting

During the quarter ended March 31, ~~2022,~~2023, there were no changes in our internal control over financial reporting that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

7982

PART II

Item 1. Legal Proceedings.

~~Refer~~Please refer to “Litigation and Regulatory Proceedings” in “Note 10 - Commitments and Contingencies”. to the consolidated financial statements included in this report. The Company believes that these ~~matters,~~proceedings, individually or in the aggregate, will not have a material impact on the Company’s financial condition, operating results or cash flows.

Loan Fraud Lawsuit

The Company originated a loan in April 2022 secured by a portfolio of 24 properties net leased to Walgreens (the “Collateral Properties”). As more particularly described under Item 3. Legal Proceedings in our Annual Report on Form 10-K for the year ended December 31, 2022, due to the sponsor’s fraud and default under the loan, the Company commenced foreclosure on the Collateral Properties in 2022. To date, the Company has completed foreclosure or received grant deeds from the borrower on all 24 of the Collateral Properties. Note that the collectability, if any, of amounts of legal judgments we have achieved to date and that we may achieve in the future is not currently determinable.

Williamsburg Hotel Bankruptcy Case

The sale of the Williamsburg Hotel, the Company’s Brooklyn hotel asset, by a trustee appointed by the United States Bankruptcy Court for the Southern District of New York, was completed on April 18, 2023, pursuant to the Chapter 11 plan in In re 96 Wythe Acquisition LLC, Case No. 21-22108. The purchaser of the hotel was selected after a multi-month marketing process. The sale closed for a total sale price of $96 million, comprising cash and new indebtedness. As a result of the sale, the Company has recovered the full principal amount of its loan (equal to the carrying cost of the loan as of December 31, 2022) and approximately $20 million of additional proceeds after the payment of all related closing expenses. The Company may elect to pursue additional remedies available under the loan documents.

Item 1A. Risk Factors.

Our potential risks and uncertainties are presented in the section entitled "Risk Factors" contained in our Annual Report on Form 10-K for the year ended December 31, ~~2021.~~2022. There have been no material changes from these risk factors.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds.

Purchases of Equity Securities by the Issuer and Affiliated Purchasers

The Company’s board of directors has authorized a $65 million share repurchase program that will become operative following the conclusion of the $35 million open market share purchase program the Advisor agreed to implement in connection with the Capstead acquisition. The Company’s share repurchase program authorizespermits share repurchases at prices below the most recently reported book value per share as determined in accordance with GAAP. Purchases made under the Company’s program may be made through open market, block, and privately negotiated transactions, including Rule 10b5-1 plans, as permitted by securities laws and other legal requirements. The timing, manner, price and amount of any purchases by the Company ~~and the Advisor will be~~are determined by the ~~respective teams responsible at the~~ Company ~~and the Advisor, as applicable,~~ in ~~their~~its reasonable business judgment and consistent with the exercise of ~~their~~its legal duties and ~~will be~~are subject to economic and market conditions, stock price, applicable legal requirements and other factors. The ~~Company~~Company's share repurchase program does not obligate the Company to acquire any particular amount of common stock. The Company’s ~~and the Advisor’s~~ share ~~purchase programs~~repurchase program will remain open until at least ~~November 2022~~December 31, 2023 or until the capital committed to the ~~applicable~~ repurchase program has been exhausted, whichever is sooner. Repurchases under the ~~Company’s~~ share repurchase program may be suspended from time to time at the Company’s discretion without prior notice.

The following table sets forth purchases of the Company's common stock under the ~~Advisor's~~share purchase ~~program~~programs for the ~~three months~~quarter ended March 31, ~~2022:~~2023:

Total number of shares purchased
Average price paid per share (2)
Total number of shares purchased as part of publicly announced plans or programs (1)
Approximate dollar value of shares that may yet be purchased under the plans or programs (1)
January 1, 2022 - January 31, 2022 — $ — — $ —
February 1, 2022 - February 28, 2022 — — — —
March 1, 2022 - March 31, 2022 572,940 13.15 572,940 27,466,738
Total 572,940 $ 13.15 572,940 $ 27,466,738


	Total number of shares purchased	Average price paid per share (2)		Total number of shares purchased as part of publicly announced plans or programs (1)	Approximate dollar value of shares that may yet be purchased under the plans or programs (1)
January 1, 2023 - January 31, 2023	—	$	—	—	$	—
February 1, 2023 - February 28, 2023	—	—		—	—
March 1, 2023 - March 31, 2023	313,411	11.70		313,411	44,754,508






Total	313,411	$	11.70	313,411	$	44,754,508

_______________________

(1) All of the purchases listed in the table above were made in the open market ~~by the Advisor~~ under the ~~Advisor’s~~Company's share purchase program announced on July 26, 2021, including under a Rule 10b5-1 plan adopted by the ~~Advisor. No shares were repurchased under the Company’s share repurchase program during the three months ended March 31, 2022.~~Company.

(2) The average price paid per share represents the average of the gross purchase price per share, inclusive of any broker’s fees or commissions.

Subsequent to March 31, ~~2022,~~2023, the ~~Advisor purchased an aggregate of 900,098~~Company repurchased 363,422 additional shares of ~~the Company’s~~ common stock at an average price of ~~$13.45 per share.~~$12.35, inclusive of any broker's fees or commissions, for an aggregate of $4.5 million. As of ~~May 3, 2022, there was a $15.4~~April 28, 2023, $40.3 million ~~remaining balance under the Advisor’s purchase plan and $65.0 million remaining~~remains available under the Company’s share repurchase program.

Unregistered Sales of Equity Securities

None.

Item 3. Defaults upon Senior Securities.

Not applicable.

Item 4. Mine Safety Disclosures.

Not applicable.

Item 5. Other Information.

None.

8084

Item 6. Exhibits.

EXHIBITS INDEX

The following exhibits are included in this Quarterly Report on Form 10-Q for the quarter ended March 31, ~~2022~~2023 (and are numbered in accordance with Item 601 of Regulation S-K).


Exhibit No.						Description
~~10.1~~3.1						~~Indenture, dated as~~Amendment No. 1 to Articles Supplementary of ~~February 15, 2022, by and among BSPRT 2022-FL8 Issuer, Ltd.~~Franklin BSP Realty Trust, Inc., ~~BSPRT 2022-FL8 Co-Issuer, LLC, Benefit Street Partners Realty Operating Partnership, L.P., as advancing agent, and U.S. Bank National Association, as trustee, note administrator and custodian~~effective January 19, 2023, relating to Series H Convertible Preferred Stock (incorporated by reference to Exhibit ~~10.1~~3.1 to the ~~Registrant’s~~ Current Report on Form 8-K filed with the SEC on ~~February 18,~~January 20, 2023).
3.2						Amended and Restated Bylaws of Franklin BSP Realty Trust, Inc. (incorporated by reference to Exhibit 3.1 to the Current Report on Form 8-K filed with the SEC on June 16, 2022).
10.210.1†						~~Guaran~~tyForm of ~~Recourse~~ ~~Obligations, dated as of February 10, 2022, made by~~Director Restricted Stock Award Agreement under Franklin BSP Realty Trust, Inc.~~, a Maryland corporation (Guarantor”), in favor of CUSTOMERS BANK (together with its successors and assigns, “Lender”).~~
10.3*						~~Loan and Security Agreement, dated as of February 10, 2022,~~ ~~between~~ ~~BSPRT Oliver Finance, LLC~~ ~~a Delaware limited liability company (the “Borrower”), and CUSTOMERS BANK (together with its successors and assigns, the “Lender”).~~ 2021 Equity Incentive Plan.
31.1*						Certification of the Principal Executive Officer of the Company pursuant to Securities Exchange Act Rule 13a - 14(a) or 15(d) - 14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
31.2*						Certification of the Principal Financial Officer of the Company pursuant to Securities Exchange Act Rule 13a - 14(a) or 15(d) - 14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
32*						Written statements of the Principal Executive Officer and Principal Financial Officer of the Company pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
101*						XBRL (eXtensible Business Reporting Language). The following materials from Benefit Street Partners Realty Trust, Inc.’s Quarterly Report on Form 10-Q for the quarter ended March 31, ~~2022,~~2023, formatted in XBRL: (i) the Consolidated Balance Sheets, (ii) the Consolidated Statements of Operations and Comprehensive Income (Loss), (iii) the Consolidated Statement of Changes in Equity, (iv) the Consolidated Statements of Cash Flows and (v) the Notes to the Consolidated Financial Statements.
104*						Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101).

____________________________________________

*Filed herewith.

† Indicates management contract or compensatory plan or arrangement.