Loans Held for Investment | Loans Held for Investment The Company’s loan portfolio is segmented according to loans that share similar attributes and risk characteristics. Investor loans secured by real estate includes commercial real estate (“CRE”) non-owner-occupied, multifamily, construction, and land, as well as Small Business Administration (“SBA”) loans secured by investor real estate, which are loans collateralized by hotel/motel real property. Business loans secured by real estate are loans to businesses that are collateralized by real estate where the operating cash flow of the business is the primary source of repayment. This loan portfolio includes CRE owner-occupied, franchise loans secured by real estate, and SBA loans secured by real estate, which are collateralized by real property other than hotel/motel real property. Commercial loans are loans to businesses where the operating cash flow of the business is the primary source of repayment. This loan portfolio includes commercial and industrial (“C&I”), franchise loans non-real estate secured, and SBA loans non-real estate secured. Retail loans include single family residential and consumer loans. Single family residential includes home equity lines of credit, as well as second trust deeds. The following table presents the composition of the loan portfolio for the periods indicated: September 30, December 31, (Dollars in thousands) 2024 2023 Investor loans secured by real estate CRE non-owner-occupied $ 2,202,268 $ 2,421,772 Multifamily 5,388,847 5,645,310 Construction and land 445,146 472,544 SBA secured by real estate 32,228 36,400 Total investor loans secured by real estate 8,068,489 8,576,026 Business loans secured by real estate CRE owner-occupied 2,038,583 2,191,334 Franchise real estate secured 264,696 304,514 SBA secured by real estate 43,943 50,741 Total business loans secured by real estate 2,347,222 2,546,589 Commercial loans Commercial and industrial 1,316,517 1,790,608 Franchise non-real estate secured 237,702 319,721 SBA non-real estate secured 8,407 10,926 Total commercial loans 1,562,626 2,121,255 Retail loans Single family residential 71,552 72,752 Consumer 1,361 1,949 Total retail loans 72,913 74,701 Loans held for investment before basis adjustment (1) 12,051,250 13,318,571 Basis adjustment associated with fair value hedge (2) (16,153) (29,551) Loans held for investment 12,035,097 13,289,020 Allowance for credit losses for loans held for investment (181,248) (192,471) Loans held for investment, net $ 11,853,849 $ 13,096,549 Total unfunded loan commitments $ 1,377,190 $ 1,703,470 Loans held for sale, at lower of cost or fair value $ — $ — ______________________________ (1) Includes net deferred origination costs (fees) of $1.5 million and $(74,000), and unaccreted fair value net purchase discounts of $35.9 million and $43.3 million as of September 30, 2024 and December 31, 2023, respectively. (2) Represents the basis adjustment associated with the application of hedge accounting on certain loans. The basis adjustment will be allocated to the amortized cost of associated loans within the closed portfolio if the hedge is discontinued. Refer to Note 11 – Derivative Instruments for additional information. The Company generally originates SBA loans with the intent to sell the guaranteed portion of the loans prior to maturity and, therefore, designates them as held for sale. From time to time, the Company may purchase or sell other types of loans in order to manage concentrations, maximize interest income, change risk profiles, improve returns, and generate liquidity. Loans Serviced for Others and Loan Securitization The Company generally retains the servicing rights of the guaranteed portion of SBA loans sold, for which the Company initially records a servicing asset at fair value within its other assets category. Servicing assets are subsequently measured using the amortization method and amortized to noninterest income. At September 30, 2024 and December 31, 2023, the servicing assets totaled $1.1 million and $1.6 million, respectively, and were included in other assets in the Company’s consolidated statements of financial condition. Servicing assets are evaluated for impairment based upon the fair value of the servicing rights as compared to carrying amount. Impairment is recognized through a valuation allowance, to the extent the fair value is less than the carrying amount. At September 30, 2024 and December 31, 2023, the Company determined that no valuation allowance was necessary. In connection with the acquisition of Opus Bank (“Opus”), the Company acquired Federal Home Loan Mortgage Corporation (“Freddie Mac”) guaranteed structured pass-through certificates, which were issued as a result of Opus’s securitization sale of $509 million in originated multifamily loans through a Freddie Mac-sponsored transaction in December 2016. The Company's continuing involvement includes sub-servicing responsibilities, general representations and warranties, and reimbursement obligations. Servicing responsibilities on loan sales generally include obligations to collect and remit payments of principal and interest, provide foreclosure services, manage payments of taxes and insurance premiums, and otherwise administer the underlying loans. In connection with the securitization transaction, Freddie Mac was designated as the master servicer and appointed the Company to perform sub-servicing responsibilities, which generally include the servicing responsibilities described above with the exception of the servicing of foreclosed or defaulted loans. The overall management, servicing, and resolution of defaulted loans and foreclosed loans are separately designated to the special servicer, a third-party institution that is independent of the master servicer and the Company. The master servicer has the right to terminate the Company in its role as sub-servicer and direct such responsibilities accordingly. To the extent the ultimate resolution of defaulted loans results in contractual principal and interest payments that are deficient, the Company is obligated to reimburse Freddie Mac for such amounts, not to exceed 10% of the original principal amount of the loans comprising the securitization pool at the closing date of December 23, 2016. The liability recorded for Company’s exposure to the reimbursement agreement with Freddie Mac was $345,000 as of September 30, 2024 and December 31, 2023. Loans sold and serviced for others are not included in the accompanying consolidated statements of financial condition. The unpaid principal balance of loans and participations serviced for others was $325.0 million at September 30, 2024 and $373.8 million at December 31, 2023, respectively. Included in those totals are multifamily loans transferred through securitization with Freddie Mac of $42.3 million and $48.0 million at September 30, 2024 and December 31, 2023, respectively, and SBA participations serviced for others of $221.0 million and $258.1 million at September 30, 2024 and December 31, 2023, respectively. Concentration of Credit Risk As of September 30, 2024, the Company’s loan portfolio was primarily collateralized by various forms of real estate and business assets located predominately in California. The Company’s loan portfolio contains concentrations of credit in multifamily, CRE non-owner-occupied, CRE owner-occupied, and C&I business loans. The Bank maintains policies approved by the Bank’s Board of Directors (the “Bank Board”) that address these concentrations and diversifies its loan portfolio through loan originations, purchases, and sales to meet approved concentration levels. Under applicable laws and regulations, the Bank may not make secured loans to one borrower in excess of 25% of the Bank’s unimpaired capital plus surplus, and likewise in excess of 15% of the Bank’s unimpaired capital plus surplus for unsecured loans. These loans-to-one borrower limitations result in a dollar limitation of $835.5 million for secured loans and $501.3 million for unsecured loans at September 30, 2024. In order to manage concentration risk, the Bank maintains a house lending limit well below these statutory maximums. At September 30, 2024, the Bank’s largest aggregate outstanding balance of loans to one borrower was $169.6 million comprised of C&I asset-based lines of credit. Credit Quality and Credit Risk Management The Company’s credit quality and credit risk are controlled in two distinct areas. The first is the loan origination process, wherein the Bank underwrites credit and chooses which types and levels of risk it is willing to accept. The Company maintains a credit policy which addresses many related topics, sets forth maximum tolerances for key elements of loan risk, and indicates appropriate protocols for identifying and analyzing these risk elements. The policy sets forth specific guidelines for analyzing each of the loan products the Company offers from both an individual and portfolio-wide basis. The credit policy is reviewed at least annually by the Bank Board. The Bank’s underwriters ensure all key risk factors are analyzed, with most underwriting including a global cash flow analysis of the prospective borrowers. The second area is in the ongoing oversight of the loan portfolio, where existing credit risk is measured and monitored, and where performance issues are dealt with in a timely and appropriate fashion. Credit risk is monitored and managed within the loan portfolio by the Company’s portfolio managers based on both the credit policy and a credit and portfolio review policy. This latter policy requires a program of financial data collection and analysis, thorough loan reviews, property and/or business inspections, monitoring of portfolio concentrations and trends, and incorporation of current business and economic conditions. The portfolio managers also monitor asset-based lines of credit, loan covenants, and other conditions associated with the Company’s loans as a means to help identify potential credit risk. Most individual loans, excluding the homogeneous loan portfolio, are reviewed at least annually, including the assignment or confirmation of a risk grade. Risk grades are based on a six-grade Pass scale, along with Special Mention, Substandard, Doubtful, and Loss classifications, and such classifications are defined by the federal banking regulatory agencies. The assignment of risk grades allows the Company to, among other things, identify the risk associated with each credit in the portfolio and to provide a basis for estimating credit losses inherent in the portfolio. Risk grades are reviewed regularly with the Company’s Credit and Portfolio Review Committee, and the portfolio management and risk grading process is reviewed on an ongoing basis by both an independent loan review function and periodic internal audits, as well as by regulatory agencies during scheduled examinations. The following provides brief definitions for risk grades assigned to loans in the portfolio: • Pass assets carry an acceptable level of credit quality that contains no well-defined deficiencies or weaknesses. • Special Mention assets do not currently expose the Bank to a sufficient risk to warrant classification in one of the adverse categories, but possess correctable deficiencies or potential weaknesses deserving management’s close attention. • Substandard assets are inadequately protected by the current net worth and paying capacity of the obligor or of the collateral pledged, if any. These assets are characterized by the distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected. Other real estate owned (“OREO”) acquired through foreclosure is also classified as substandard. • Doubtful assets have all the weaknesses inherent in substandard assets, with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of currently existing facts, conditions, and values, highly questionable and improbable. • Loss assets are those that are considered uncollectible and of such little value that their continuance as assets is not warranted. Amounts classified as loss are promptly charged off. The Bank’s portfolio managers also manage loan performance risks, collections, workouts, bankruptcies, and foreclosures. A special department, whose portfolio managers have professional expertise in these areas, typically handles or advises on these types of matters. Loan performance risks are mitigated by our portfolio managers acting promptly and assertively to address problem credits when they are identified. Collection efforts commence immediately upon non-payment, and the portfolio managers seek to promptly determine the appropriate steps to minimize the Company’s risk of loss. When foreclosure will maximize the Company’s recovery for a non-performing loan, the portfolio managers will take appropriate action to initiate the foreclosure process. When a loan is graded as special mention, substandard, or doubtful, the Company obtains an updated valuation of the underlying collateral. Collateral generally consists of accounts receivable, inventory, fixed assets, real estate properties, and/or cash. The Company typically continues to obtain or confirm updated valuations of underlying collateral for special mention and classified loans on an annual or biennial basis, in accordance with our credit policy, in order to have the most current indication of fair value of the underlying collateral securing the loan. If the loan no longer possesses risk characteristics similar to other loans of a similar type in the loan portfolio, then the loan is evaluated individually to determine an appropriate ACL for the loan. If, through the Company’s credit risk management process, it is determined the ultimate repayment of a loan will come from the foreclosure upon and ultimate sale of the underlying collateral, the loan is deemed collateral dependent. If an individually evaluated loan is not considered collateral dependent, the associated ACL is determined through the use of a discounted cash flow analysis. The following table stratifies the loans held for investment portfolio by the Company’s internal risk grading, and by year of origination, as well as the gross charge-offs on a year-to-date basis by year of origination as of September 30, 2024: Term Loans by Vintage (Dollars in thousands) 2024 2023 2022 2021 2020 Prior Revolving Revolving Converted to Term During the Period Total September 30, 2024 Investor loans secured by real estate CRE non-owner-occupied Pass $ 50,743 $ 31,134 $ 449,405 $ 503,642 $ 164,952 $ 963,283 $ — $ — $ 2,163,159 Special mention — — — — — 2,471 — — 2,471 Substandard 16,089 — 11,549 — 5,784 3,216 — — 36,638 Multifamily Pass 14,921 171,585 1,163,753 1,954,025 679,920 1,369,933 — — 5,354,137 Special mention — — — 3,098 18,949 12,663 — — 34,710 Construction and land Pass 18,613 67,378 282,353 71,328 2,219 3,255 — — 445,146 SBA secured by real estate Pass — — 6,399 — 494 18,008 — — 24,901 Special mention — — — — — 1,125 — — 1,125 Substandard — — — 131 — 6,071 — — 6,202 Total investor loans secured by real estate 100,366 270,097 1,913,459 2,532,224 872,318 2,380,025 — — 8,068,489 Year-to-date gross charge-offs — — — 29 11,539 1,333 — — 12,901 Business loans secured by real estate CRE owner-occupied Pass 30,052 20,963 525,968 615,978 214,189 579,769 — — 1,986,919 Special mention — — 1,235 — — 15,936 918 — 18,089 Substandard — — — — — 33,575 — — 33,575 Franchise real estate secured Pass 1,205 9,693 40,846 104,623 23,827 81,432 — — 261,626 Special mention — — — — — 1,560 — — 1,560 Substandard — — — — — 1,510 — — 1,510 SBA secured by real estate Pass 243 110 9,744 7,052 1,209 22,415 — — 40,773 Substandard — — — — — 3,170 — — 3,170 Total loans secured by business real estate 31,500 30,766 577,793 727,653 239,225 739,367 918 — 2,347,222 Year-to-date gross charge-offs — 93 3,345 581 1,152 645 — — 5,816 Commercial loans Commercial and industrial Pass 37,384 39,403 128,947 136,119 33,882 224,276 671,901 3,942 1,275,854 Special mention 816 628 — 45 177 7 10,378 342 12,393 Substandard — 1,139 9,235 4,335 340 872 9,464 — 25,385 Doubtful — — 2,885 — — — — — 2,885 Term Loans by Vintage (Dollars in thousands) 2024 2023 2022 2021 2020 Prior Revolving Revolving Converted to Term During the Period Total September 30, 2024 Franchise non-real estate secured Pass $ 11 $ 6,982 $ 58,598 $ 82,272 $ 9,274 $ 69,601 $ — $ — $ 226,738 Special mention — — — — — 557 — — 557 Substandard — — 1,190 — — 9,217 — — 10,407 SBA non-real estate secured Pass 307 361 4,261 327 — 2,439 — — 7,695 Substandard — — 500 — 130 82 — — 712 Total commercial loans 38,518 48,513 205,616 223,098 43,803 307,051 691,743 4,284 1,562,626 Year-to-date gross charge-offs — 466 212 182 41 22 1,975 — 2,898 Retail loans Single family residential Pass — 11 — — 160 40,477 30,904 — 71,552 Consumer loans Pass 57 — — 2 2 391 909 — 1,361 Total retail loans 57 11 — 2 162 40,868 31,813 — 72,913 Year-to-date gross charge-offs 5 1 7 1 — 869 — — 883 Loans held for investment before basis adjustment (1) $ 170,441 $ 349,387 $ 2,696,868 $ 3,482,977 $ 1,155,508 $ 3,467,311 $ 724,474 $ 4,284 $ 12,051,250 Total Year-to-date gross charge-offs $ 5 $ 560 $ 3,564 $ 793 $ 12,732 $ 2,869 $ 1,975 $ — $ 22,498 ______________________________ (1) Excludes the basis adjustment of $16.2 million to the carrying amount of certain loans included in fair value hedging relationships. Refer to Note 11 – Derivative Instruments for additional information. The following table stratifies the loans held for investment portfolio by the Company’s internal risk grading, and by year of origination, as of December 31, 2023: Term Loans by Vintage (Dollars in thousands) 2023 2022 2021 2020 2019 Prior Revolving Revolving Converted to Term During the Period Total December 31, 2023 Investor loans secured by real estate CRE non-owner-occupied Pass $ 71,452 $ 482,045 $ 549,828 $ 192,399 $ 315,139 $ 795,856 $ — $ — $ 2,406,719 Special mention — 3,811 2,530 — — 625 — — 6,966 Substandard — 412 — — — 7,675 — — 8,087 Multifamily Pass 179,055 1,184,329 2,008,126 725,123 822,411 714,638 — — 5,633,682 Special mention — — — — — 11,628 — — 11,628 Construction and land Pass 59,993 309,677 94,845 2,223 2,368 3,438 — — 472,544 SBA secured by real estate Pass $ — $ 6,478 $ — $ 493 $ 4,804 $ 16,496 $ — $ — $ 28,271 Substandard — — 131 — 536 7,462 — — 8,129 Total investor loans secured by real estate 310,500 1,986,752 2,655,460 920,238 1,145,258 1,557,818 — — 8,576,026 Term Loans by Vintage (Dollars in thousands) 2023 2022 2021 2020 2019 Prior Revolving Revolving Converted to Term During the Period Total December 31, 2023 Year-to-date gross charge-offs $ — $ — $ 217 $ — $ 1,582 $ 3,653 $ — $ — $ 5,452 Business loans secured by real estate CRE owner-occupied Pass 19,014 543,413 660,967 224,333 211,283 458,975 — — 2,117,985 Special mention — 16,535 — 476 4,775 11,775 919 — 34,480 Substandard — 15,539 2,162 5,505 3,873 11,790 — — 38,869 Franchise real estate secured Pass 10,580 39,239 124,424 25,697 15,731 72,342 — — 288,013 Special mention 1,758 3,603 1,903 — 795 1,615 — — 9,674 Substandard — 3,964 — — 2,571 292 — — 6,827 SBA secured by real estate Pass 113 9,334 7,634 1,979 4,109 22,417 — — 45,586 Special mention — 536 — — — 83 — — 619 Substandard — — — — — 4,536 — — 4,536 Total loans secured by business real estate 31,465 632,163 797,090 257,990 243,137 583,825 919 — 2,546,589 Year-to-date gross charge-offs — — 318 191 — 1,861 — — 2,370 Commercial loans Commercial and industrial Pass 46,765 172,987 160,275 40,988 110,526 146,310 966,733 6,518 1,651,102 Special mention 239 23,242 12,270 367 16 2,139 42,570 407 81,250 Substandard 425 8,052 2,689 588 173 1,138 26,462 14,187 53,714 Doubtful and loss — — — — — — — 4,542 4,542 Franchise non-real estate secured Pass 6,801 74,441 112,112 16,355 34,770 53,957 — 753 299,189 Special mention 433 845 1,633 — 627 692 — — 4,230 Substandard — 1,646 322 2,324 10,451 1,559 — — 16,302 SBA non-real estate secured Pass 1,075 4,485 343 113 1,464 2,490 — — 9,970 Substandard — 527 — 141 53 235 — — 956 Total commercial loans 55,738 286,225 289,644 60,876 158,080 208,520 1,035,765 26,407 2,121,255 Year-to-date gross charge-offs 132 3,053 62 5 362 37 6,387 503 10,541 Retail loans Single family residential Pass 20 — — 167 — 44,104 28,461 — 72,752 Consumer loans Pass — — 3 9 5 788 1,144 — 1,949 Total retail loans 20 — 3 176 5 44,892 29,605 — 74,701 Year-to-date gross charge-offs $ — $ — $ — $ — $ — $ 983 $ 3 $ — $ 986 Loans held for investment before basis adjustment (1) $ 397,723 $ 2,905,140 $ 3,742,197 $ 1,239,280 $ 1,546,480 $ 2,395,055 $ 1,066,289 $ 26,407 $ 13,318,571 Total Year-to-date gross charge-offs $ 132 $ 3,053 $ 597 $ 196 $ 1,944 $ 6,534 $ 6,390 $ 503 $ 19,349 ______________________________ (1) Excludes the basis adjustment of $29.6 million to the carrying amount of certain loans included in fair value hedging relationships. Refer to Note 11 – Derivative Instruments for additional information. The following tables stratify the loans held for investment portfolio by delinquency as of the periods indicated: Days Past Due (2) (Dollars in thousands) Current 30-59 60-89 90+ Total September 30, 2024 Investor loans secured by real estate CRE non-owner-occupied $ 2,201,885 $ — $ — $ 383 $ 2,202,268 Multifamily 5,388,847 — — — 5,388,847 Construction and land 445,146 — — — 445,146 SBA secured by real estate 30,926 1,115 — 187 32,228 Total investor loans secured by real estate 8,066,804 1,115 — 570 8,068,489 Business loans secured by real estate CRE owner-occupied 2,034,009 — — 4,574 2,038,583 Franchise real estate secured 264,696 — — — 264,696 SBA secured by real estate 43,943 — — — 43,943 Total business loans secured by real estate 2,342,648 — — 4,574 2,347,222 Commercial loans Commercial and industrial 1,313,441 893 715 1,468 1,316,517 Franchise non-real estate secured 237,702 — — — 237,702 SBA not secured by real estate 7,876 — — 531 8,407 Total commercial loans 1,559,019 893 715 1,999 1,562,626 Retail loans Single family residential 71,552 — — — 71,552 Consumer loans 1,361 — — — 1,361 Total retail loans 72,913 — — — 72,913 Loans held for investment before basis adjustment (1) $ 12,041,384 $ 2,008 $ 715 $ 7,143 $ 12,051,250 December 31, 2023 Investor loans secured by real estate CRE non-owner-occupied $ 2,421,360 $ — $ — $ 412 $ 2,421,772 Multifamily 5,645,310 — — — 5,645,310 Construction and land 472,544 — — — 472,544 SBA secured by real estate 35,980 — — 420 36,400 Total investor loans secured by real estate 8,575,194 — — 832 8,576,026 Business loans secured by real estate CRE owner-occupied 2,186,679 — — 4,655 2,191,334 Franchise real estate secured 304,222 292 — — 304,514 SBA secured by real estate 50,604 137 — — 50,741 Total business loans secured by real estate 2,541,505 429 — 4,655 2,546,589 Commercial loans Commercial and industrial 1,788,855 228 1,294 231 1,790,608 Franchise non-real estate secured 318,162 1,559 — — 319,721 SBA not secured by real estate 10,119 249 — 558 10,926 Total commercial loans 2,117,136 2,036 1,294 789 2,121,255 Retail loans Single family residential 72,733 19 — — 72,752 Consumer loans 1,949 — — — 1,949 Total retail loans 74,682 19 — — 74,701 Loans held for investment before basis adjustment (1) $ 13,308,517 $ 2,484 $ 1,294 $ 6,276 $ 13,318,571 ______________________________ (1) Excludes the basis adjustment of $16.2 million and $29.6 million to the carrying amount of certain loans included in fair value hedging relationships as of September 30, 2024 and December 31, 2023, respectively. Refer to Note 11 – Derivative Instruments for additional information. (2) Nonaccrual loans are included in this aging analysis based on the loan’s past due status. Individually Evaluated Loans The Company evaluates loans collectively for purposes of determining the ACL in accordance with ASC 326. Collective evaluation is based on aggregating loans deemed to possess similar risk characteristics. In certain instances, the Company may identify loans that it believes no longer possess risk characteristics similar to other loans in the portfolio. These loans are typically identified from a substandard or worse internal risk grade, since the specific attributes and risks associated with such loans tend to become unique as the credit deteriorates. Such loans are typically nonperforming, can be modified loans made to borrowers experiencing financial difficulty, and/or are deemed collateral dependent, where the ultimate repayment of the loan is expected to come from the operation of or eventual sale of the collateral. Loans that are deemed by management to no longer possess risk characteristics similar to other loans in the portfolio are evaluated individually for purposes of determining an appropriate lifetime ACL. The Company uses a discounted cash flow approach, using the loan’s effective interest rate, for determining the ACL on individually evaluated loans, unless the loan is deemed collateral dependent, which requires evaluation based on the estimated fair value of the underlying collateral, less estimated costs to sell. The Company may increase or decrease the ACL for collateral dependent individually evaluated loans based on changes in the estimated expected fair value of the collateral. Changes in the ACL for all other individually evaluated loans is based substantially on the Company’s evaluation of cash flows expected to be received from such loans. As of September 30, 2024, $39.1 million of loans were individually evaluated with a $752,000 ACL attributed to such loans. At September 30, 2024, $28.1 million of individually evaluated loans were evaluated based on the underlying value of the collateral, and $10.9 million were evaluated using a discounted cash flow approach. All individually evaluated loans were on nonaccrual status at September 30, 2024. As of December 31, 2023, $24.8 million of loans were individually evaluated with no ACL attributed to such loans. At December 31, 2023, $12.2 million of individually evaluated loans were evaluated based on the underlying value of the collateral, and $12.6 million were evaluated using a discounted cash flow approach. All individually evaluated loans were on nonaccrual status at December 31, 2023. The increase in individually evaluated loans during the nine months ended September 30, 2024 was primarily driven by a single, diversified commercial banking relationship with CRE non-owner-occupied loans totaling $18.0 million as of September 30, 2024. Purchased Credit Deteriorated Loans The Company analyzed acquired loans for more-than-insignificant deterioration in credit quality since their origination. Such loans are classified as purchased credit deteriorated (“PCD”) loans. Please see Note 1 - Description of Business and Summary of Significant Accounting Policies of our audited consolidated financial statements included in our 2023 Form 10-K for more information concerning the accounting for PCD loans. The Company had PCD loans of $296.1 million and $359.3 million at September 30, 2024 and December 31, 2023, respectively. Acquired loans classified as PCD are recorded at an initial amortized cost, which is comprised of the purchase price of the loans (or initial fair value) and the initial ACL determined for the loans, which is added to the purchase price, as well as any resulting discount or premium related to factors other than credit. The Company accounts for interest income on PCD loans using the interest method, whereby any purchase discounts or premiums are accreted or amortized into interest income as an adjustment of the loan’s yield. Subsequent to acquisition, the ACL for PCD loans is measured in accordance with the Company’s ACL methodology. Please also see Note 6 – Allowance for Credit Losses for more information concerning the Company’s ACL methodology. Nonaccrual Loans When loans are placed on nonaccrual status, previously accrued but unpaid interest is reversed from current period earnings. Payments received on nonaccrual loans are generally applied as a reduction to the loan principal balance. If the likelihood of further loss is remote, the Company may recognize interest on a cash basis. Loans may be returned to accruing status if the Company believes that all remaining principal and interest is fully collectible and there has been at least three months of sustained repayment performance since the loan was placed on nonaccrual. The Company typically does not accrue interest on loans 90 days or more past due or when, in the opinion of management, there is reasonable doubt as to the timely collection of principal or interest regardless of the length of past due status. However, when such loans are well-secured and in the process of collection, the Company may continue with the accrual of interest. The Company had loans on nonaccrual status of $39.1 million at September 30, 2024 and $24.8 million at December 31, 2023. The increase in nonaccrual loans at September 30, 2024 was primarily the result of a single, diversified commercial banking relationship with CRE non-owner occupied loans totaling $18.0 million, which were current as of September 30, 2024. The Company did not record income from the receipt of cash payments related to nonaccruing loans during the three and nine months ended September 30, 2024 and 2023. The Company had no loans 90 days or more past due and still accruing at September 30, 2024 and December 31, 2023. The following tables provide a summary of nonaccrual loans as of the dates indicated: Nonaccrual Loans (1) Collateral Dependent Loans Non-Collateral Dependent Loans Total Nonaccrual Loans Nonaccrual Loans with No ACL (Dollars in thousands) Balance ACL Balance ACL September 30, 2024 Investor loans secured by real estate CRE non-owner-occupied $ 19,042 $ — $ — $ — $ 19,042 $ 19,042 SBA secured by real estate 1,725 559 — — 1,725 610 Total investor loans secured by real estate 20,767 559 — — 20,767 19,652 Business loans secured by real estate CRE owner-occupied 4,574 — — — 4,574 4,574 Total business loans secured by real estate 4,574 — — — 4,574 4,574 Commercial loans Commercial and industrial 2,274 193 10,938 — 13,212 13,019 SBA non-real estate secured 531 — — — 531 531 Total commercial loans 2,805 193 10,938 — 13,743 13,550 Total nonaccrual loans $ 28,146 $ 752 $ 10,938 $ — $ 39,084 $ 37,776 Nonaccrual Loans (1) (Dollars in thousands) Collateral Dependent Loans ACL Non-Collateral Dependent Loans ACL Total Nonaccrual Loans Nonaccrual Loans with No ACL December 31, 2023 Investor loans secured by real estate CRE non-owner-occupied $ 412 $ — $ — $ — $ 412 $ 412 SBA secured by real estate 1,205 — — — 1,205 1,205 Total investor loans secured by real estate 1,617 — — — 1,617 1,617 Business loans secured by real estate CRE owner-occupied 8,666 — — — 8,666 8,666 Total business loans secured by real estate 8,666 — — — 8,666 8,666 Commercial loans Commercial and industrial 1,381 — 12,595 — 13,976 13,976 SBA non-real estate secured 558 — — — 558 558 Total commercial loans 1,939 — 12,595 — 14,534 14,534 Total nonaccrual loans $ 12,222 $ — $ 12,595 $ — $ 24,817 $ 24,817 ______________________________ (1) The ACL for nonaccrual loans is determined based on a discounted cash flow methodology unless the loan is considered collateral dependent; otherwise, the ACL for collateral dependent nonaccrual loans is determined based on the estimated fair value of the underlying collateral. Residential Real Estate Loans In Process of Foreclosure The Company had no consumer mortgage loans collateralized by residential real estate property for which formal foreclosure proceedings were in process as of September 30, 2024 and December 31, 2023. Modified Loans to Troubled Borrowers On January 1, 2023, the Company adopted ASU 2022-02, Financial Instruments - Credit Losses (Topic 326) Troubled Debt Restructurings and Vintage Disclosures, which introduces new reporting requirements for modifications of loans to borrowers experiencing financial difficulty. The Company also refers to these loans as modified loans to troubled borrowers (“MLTB”). An MLTB arises from a modification made to a loan in order to alleviate temporary difficulties in the borrower’s financial condition and/or constraints on the borrower’s ability to repay the loan, and to minimize potential losses to the Company. GAAP requires that certain types of modifications be reported, which consist of the following: (i) principal forgiveness, (ii) interest rate reduction, (iii) other-than-insignificant payment delay, (iv) term extension, or any combination of the foregoing. The ACL for an MLTB is measured on a collectiv |