LOANS HELD FOR INVESTMENT | 4. LOANS HELD FOR INVESTMENT The composition of the Company’s loans held for investment loan portfolio follows: March 31, December 31, 2023 2022 (in thousands) Manufactured housing $ 315,326 $ 315,825 Commercial real estate 555,339 545,317 Commercial 46,278 59,070 SBA 2,283 3,482 HELOC 2,557 2,613 Single family real estate 9,610 8,709 Consumer 10 107 Gross loans held for investment 931,403 935,123 Deferred fees, net (928 ) (787 ) Discount on SBA loans (27 ) (27 ) Loans held for investment 930,448 934,309 Allowance for credit losses (12,065 ) (10,765 ) Loans held for investment, net $ 918,383 $ 923,544 The following table presents the contractual aging of the recorded investment in past due held for investment loans by class of loans as of March 31, 2023: March 31, 2023 Current 30-59 Days Past Due 60-89 Days Past Due Over 90 Days Past Due Total Past Due Total (in thousands) Manufactured housing $ 313,385 $ 1,499 $ — $ 442 $ 1,941 $ 315,326 Commercial real estate: Commercial real estate 487,132 1,147 — — 1,147 488,279 SBA 504 1st trust deed 12,812 — — — — 12,812 Land 10,405 — — — — 10,405 Construction 43,843 — — — — 43,843 Commercial 45,291 170 — 817 987 46,278 SBA 2,282 — — 1 1 2,283 HELOC 2,557 — — — — 2,557 Single family real estate 9,610 — — — — 9,610 Consumer 10 — — — — 10 Total $ 927,327 $ 2,816 $ — $ 1,260 $ 4,076 $ 931,403 The following table presents the composition of nonaccrual loans as of March 31, 2023: March 31, 2023 With an Allowance Without an Allowance Total (in thousands) Manufactured housing $ — $ 628 $ 628 Commercial — 817 817 Single family real estate — 148 148 Total $ — $ 1,593 $ 1,593 There were no loans past due by 90 days or more that were not on nonaccrual status at March 31, 2023. The following table presents the contractual aging of the recorded investment in past due and nonaccrual held for investment loans by class of loans as of December 31, 2022: December 31, 2022 Current 30-59 Days Past Due 60-89 Days Past Due Over 90 Days Past Due Total Past Due Nonaccrual Total Recorded Investment Over 90 Days and Accruing (in thousands) Manufactured housing $ 314,997 $ 665 $ 102 $ — $ 767 $ 61 $ 315,825 $ — Commercial real estate: Commercial real estate 481,599 1,160 — — 1,160 — 482,759 — SBA 504 1st trust deed 12,947 — — — — — 12,947 — Land 11,237 — — — — — 11,237 — Construction 38,374 — — — — — 38,374 — Commercial 59,070 — — — — — 59,070 — SBA 2,529 953 — — 953 — 3,482 — HELOC 2,613 — — — — — 2,613 — Single family real estate 8,559 — — — — 150 8,709 — Consumer 107 — — — — — 107 — Total $ 932,032 $ 2,778 $ 102 $ — $ 2,880 $ 211 $ 935,123 $ — The accrual of interest is discontinued when substantial doubt exists as to collectability of the loan; generally, at the time the loan is 90 days delinquent. Any unpaid but accrued interest is reversed from interest income at that time. Thereafter, interest income is no longer recognized on the loan. Interest income may be recognized on impaired loans to the extent they are not past due by 90 days. Interest on nonaccrual loans is accounted for on the cash-basis or cost-recovery method, until qualifying for return to accrual. Loans are returned to accrual status when all of the principal and interest amounts contractually due are brought current and future payments are reasonably assured. Foregone interest on nonaccrual loans for the three months ended March 31, 2023 and 2022, was $140 thousand and $13 thousand, respectively. Accrued interest receivable related to loans was $5.1 million and $5.1 million at March 31, 2023 and December 31, 2022, respectively. Accrued interest receivable is included in other assets on the consolidated balance sheets. Allowance for Credit Losses for Loans (“ACL”) The Company adopted CECL on January 1, 2023. As discussed further in Note 1 - Summary of Significant Accounting Policies, The calculation of the ACL is adjusted using qualitative factors for current conditions and for reasonable and supportable forecast periods. During the quarter ended March 31, 2023, the ACL on loans increased by $1.3 million to $12.1 million at March 31, 2023 from $10.8 million at December 31, 2022. When the Company adopted the provisions of ASC 326 on January 1, 2023, it recorded the required $1.8 million increase directly to retained earnings (net of tax). During the first quarter, the Company recorded a provision (credit) for credit losses of $(607) thousand. This reduction in the required ACL during the quarter was primarily due to a $390 thousand decline in qualitative factors. During the quarter, the Company reduced its qualitative factor related to drought conditions in California as the percentage of the state of California that was experiencing a drought decreased from 80.6% on January 1, 2023, to 8.5% at March 31, 2023. In addition to these factors, the required ACL also declined after adoption of ASC 326 due to a reduction in the portion of the allowance derived from historical losses. The following table summarizes the changes in the ACL for the period indicated: For the Three Months Ended March 31, 2023 (in thousands) Manufactured Housing Commercial Real Estate Commercial SBA HELOC Single Family Real Estate Consumer Total Beginning balance, prior to adoption of ASC 326 $ 3,879 $ 5,980 $ 747 $ 21 $ 27 $ 107 $ 4 $ 10,765 Impact of adoption of ASC 326 1,671 31 70 (15 ) 17 39 (2 ) 1,811 Charge-offs — — — — — — — — Recoveries 59 19 14 4 — — — 96 Net recoveries 59 19 14 4 — — — 96 Provision (credit) for credit losses (127 ) (213 ) (269 ) (5 ) (2 ) 9 — (607 ) Ending balance $ 5,482 $ 5,817 $ 562 $ 5 $ 42 $ 155 $ 2 $ 12,065 The following table summarizes the changes in the allowance for loan losses for the period indicated, as determined in accordance with ASC 450 and ASC 310 (prior to the adoption of ASC 326): For the Three Months Ended March 31, 2022 (in thousands) Manufactured Housing Commercial Real Estate Commercial SBA HELOC Single Family Real Estate Consumer Total Beginning balance $ 2,606 $ 6,729 $ 923 $ 22 $ 18 $ 105 $ 1 $ 10,404 Charge-offs — — — — — — — — Recoveries 7 20 167 231 2 — — 427 Net recoveries 7 20 167 231 2 — — 427 Provision (credit) for loan losses 1,145 (703 ) (510 ) (231 ) 15 — — (284 ) Ending balance $ 3,758 $ 6,046 $ 580 $ 22 $ 35 $ 105 $ 1 $ 10,547 As of March 31, 2023 and December 31, 2022, the Company had an ACL for off-balance sheet commitments of $400 thousand and $94 thousand, respectively, which were included in other liabilities on the consolidated balance sheet. The provision (credit) for credit losses associated with the allowance for off-balance sheet commitments was $(115) thousand and $(5) thousand for the three months ended March 31, 2023 and 2022, respectively. Beginning on January 1, 2023, 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 loan portfolio. These loans are typically identified from those that have exhibited deterioration in credit quality, since the specific attributes and risks associated with such loans tend to become unique as the credit deteriorates. Such loans are typically nonperforming, have undergone a significant modification, have been downgraded to substandard or worse, 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, or that have been identified as collateral dependent, 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 loans based on changes in the estimated fair value of the collateral. Changes in the ACL for all other individually evaluated loans are based substantially on the Company’s evaluation of cash flows expected to be received from such loans. As of March 31, 2023, $3.8 million of loans were individually evaluated, and the ACL attributed to such loans was $9 thousand. At March 31, 2023, $3.2 million of individually evaluated loans were evaluated based on the underlying value of the collateral, with no required ACL based on management’s analysis of the value of the collateral. As of the same date, $0.5 million of individually evaluated loans were evaluated using a discounted cash flow approach, with an associated reserve of $9 thousand. The following table presents the amortized cost basis of collateral dependent loans by class of loans and by collateral type as of March 31, 2023: Manufactured Homes Single Family Residence Land Machinery & Equipment Total (in thousands) Manufactured housing $ 1,027 $ — $ — $ — $ 1,027 Commercial — — 817 1,247 2,064 Single family real estate — 148 — — 148 Total, $ 1,027 $ 148 $ 817 $ 1,247 $ 3,239 Prior to the adoption of ASC 326 on January 1, 2023, the Company classified loans as impaired when, based on current information and events, it was probable that the Company would be unable to collect all amounts due according to the contractual terms of the loan agreement or it was determined that the likelihood of the Company receiving all scheduled payments, including interest, when due was remote. Credit losses on impaired loans were determined separately based on the guidance in ASC 310. Beginning January 1, 2023, the Company accounts for credit losses on all loans in accordance with ASC 326, which eliminates the concept of an impaired loan within the context of determining credit losses. The following tables present impairment method information related to loans and ACL by loan portfolio segment as of December 31, 2022 (prior to the adoption of ASC 326) Manufactured Housing Commercial Real Estate Commercial SBA HELOC Single Family Real Estate Consumer Total Loans (in thousands) Recorded Investment: Impaired loans with an allowance recorded $ 2,918 $ — $ — $ 41 $ — $ 209 $ — $ 3,168 Impaired loans with no allowance recorded 1,166 209 1,364 — — 150 — 2,889 Total loans individually evaluated for impairment 4,084 209 1,364 41 — 359 — 6,057 Loans collectively evaluated for impairment 311,741 545,108 57,706 3,441 2,613 8,350 107 929,066 Total loans held for investment $ 315,825 $ 545,317 $ 59,070 $ 3,482 $ 2,613 $ 8,709 $ 107 $ 935,123 Related Allowance for Loan Losses Loans individually evaluated for impairment 157 18 — 1 — 8 — 184 Loans collectively evaluated for impairment 3,722 5,962 747 20 27 99 4 10,581 Total allowance for loan losses $ 3,879 $ 5,980 $ 747 $ 21 $ 27 $ 107 $ 4 $ 10,765 The recorded investment in impaired loans approximated the unpaid balance of the loans as of December 31, 2022. Prior to adoption of ASC 326, a valuation allowance was established for an impaired loan when the fair value of the loan was less than the recorded investment. In certain cases, portions of impaired loans were charged-off to realizable value instead of establishing a valuation allowance and were included, when applicable, in the table above as “Impaired loans without specific valuation allowance.” The valuation allowance disclosed above is included in the allowance for loan losses reported in the consolidated balance sheets as of December 31, 2022. The Company utilizes an internal asset classification system as a means of reporting problem and potential problem loans. Loan ratings are reviewed as part of the Company’s normal loan monitoring process, but, at a minimum, updated on an annual basis. Under the Company’s risk rating system, the Company rates loans with potential problems as “Special Mention,” “Substandard,” “Doubtful,” and “Loss”. The following is a description of the characteristics of loan ratings. Special Mention - A Special Mention loan has potential weaknesses that require management’s close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the loan or in the Company’s credit position at some future date. Special mention assets are not adversely classified and do not expose the Company to sufficient risk to warrant adverse classification. Substandard - A Substandard loan is inadequately protected by the current sound net worth and paying capacity of the obligor or of the collateral pledged, if any. These loans have a well-defined weakness or weaknesses that jeopardize full collection of amounts due. They are characterized by the distinct possibility that the Company will sustain some loss if the borrower’s deficiencies are not corrected. Doubtful - A loan classified Doubtful has all the weaknesses inherent in one classified as Substandard 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. The possibility of loss is extremely high, but because of certain important and reasonably specific pending factors, which may work to the advantage and strengthening of the loan, its classification as an estimated loss is deferred until its more exact status may be determined. Pending factors include proposed merger, acquisition or liquidation procedures, capital injection, perfecting liens on additional collateral and refinancing plans. Loss - Loans classified Loss are considered uncollectible and of such little value that their continuance as bankable loans is not warranted. This classification does not mean that the asset has absolutely no recovery or salvage value, but rather it is not practical or desirable to defer writing off this loan even though partial recovery may be realized in the future. Losses are taken in the period in which they are considered uncollectible. Loans not meeting the criteria above are considered to be pass-rated loans. The following tables present the risk categories for gross loans by class of loans and by year of origination as of March 31, 2023: Term Loans Amortized Cost Basis by Origination Year 2023 2022 2021 2020 2019 Prior Revolving Total (in thousands) (Manufactured housing: Pass $ 9,219 $ 60,208 $ 52,919 $ 50,027 $ 25,939 $ 115,518 $ — $ 313,830 Substandard — — — — — 1,496 — 1,496 Total 9,219 60,208 52,919 50,027 25,939 117,014 — 315,326 Commercial real estate: Pass 14,032 152,327 123,166 64,535 48,535 120,146 16,321 539,062 Special mention — — — 2,167 4,185 1,026 — 7,378 Substandard — — — 1,053 — 7,346 500 8,899 Total 14,032 152,327 123,166 67,755 52,720 128,518 16,821 555,339 Commercial: Pass 123 7,681 3,131 1,361 1,034 16,421 10,983 40,734 Special mention — — 2,146 — — — — 2,146 Substandard — — — — — 3,398 — 3,398 Total 123 7,681 5,277 1,361 1,034 19,819 10,983 46,278 SBA: Pass — — 416 268 — 1,598 — 2,282 Doubtful — — — — — 1 — 1 Total — — 416 268 — 1,599 — 2,283 HELOC: Pass — — — — — — 2,557 2,557 Total — — — — — — 2,557 2,557 Single family real estate: Pass 705 1,133 2,119 2,015 758 2,728 — 9,458 Substandard — — — — — 152 — 152 Total 705 1,133 2,119 2,015 758 2,880 — 9,610 Consumer: Pass — — — — — 10 — 10 Total — — — — — 10 — 10 Total loans $ 24,079 $ 221,349 $ 183,897 $ 121,426 $ 80,451 $ 269,840 $ 30,361 $ 931,403 The following tables present gross loans by risk rating as of December 31, 2022 December 31, 2022 Pass Special Mention Substandard Doubtful Total (in thousands) Manufactured housing $ 314,771 $ — $ 1,054 $ — $ 315,825 Commercial real estate: Commercial real estate 460,110 13,381 8,008 — 481,499 SBA 504 1st trust deed 12,477 — 470 — 12,947 Land 11,237 — — — 11,237 Construction 38,374 — — — 38,374 Commercial 52,384 2,723 2,728 — 57,835 SBA 1,644 — — — 1,644 HELOC 2,613 — — — 2,613 Single family real estate 8,554 — 155 — 8,709 Consumer 107 — — — 107 Total, net 902,271 16,104 12,415 $ — 930,790 Government guaranteed loans 4,333 — — — 4,333 Total $ 906,604 $ 16,104 $ 12,415 $ — $ 935,123 There were no loans classified as “Loss” at March 31, 2023 or December 31, 2022. Loan Modifications In certain instances, the Company may make modifications to the terms of loans to borrowers that are experiencing financial distress by providing a term extension, a payment deferral, a reduction of the contractual interest rate on the loan, or a partial forgiveness of principal (or a combination of these modifications). When principal forgiveness is provided to a borrower, the amount of forgiveness is charged off against the ACL . The following table presents the amortized cost basis of loans at March 31, 2023 that were both experiencing financial difficulty and were modified during the three months ended March 31, 2023, by loan class and by type of modification; the only type of modification that was granted to borrowers that were experiencing financial difficulty during the three months ended March 31, 2023 was a term extension. The percentage of the amortized cost basis of loans that were modified to borrowers in financial distress as compared to the total amortized cost basis of the loan class, as well as the financial effects of the modifications, is presented below. For the Three Months Ended March 31, 2023 Amortized Cost of Modified Loans % of Total Class of Loans Term Extension (Weighted Average years) (dollars in thousands) Commercial real estate $ 2,445 0.45 % 5.00 Commercial 1,244 2.11 % 0.55 Total $ 3,689 0.39 % 2.05 The Company does not have any commitments to lend any additional amounts to the borrowers included in the previous table. All of the loans listed in the previous table were considered to be current as of March 31, 2023 The ACL for a loan to a borrower that was experiencing financial difficulty and was granted a modification (and included in the able above) is measured on a collective basis, as with other loans in the loan portfolio, unless management determines that such loans no longer possess risk characteristics similar to others in the loan portfolio. In those instances, the for such a loan is determined through individual evaluation. There were no defaults on loans to borrowers that were experiencing financial difficulty that had been modified since January 1, 2023. Troubled Debt Restructurings TDRs Prior to the adoption of ASU 2022-02 on January 1, 2023, the Company, in infrequent situations would modify or restructure loans as a TDR. A TDR is a loan on which the Company, for reasons related to a borrower’s financial difficulties, grants a concession to the borrower that the bank would not otherwise consider. The loan terms that have been modified or restructured due to a borrower’s financial situation include, but are not limited to, a reduction in the stated interest rate, an extension of the maturity or renewal of the loan at an interest rate below current market, a reduction in the face amount of the debt, a reduction in the accrued interest, extensions, deferrals, renewals, and rewrites. The majority of the Company’s modifications were extensions in terms or deferral of payments which result in no lost principal or interest followed by reductions in interest rates or accrued interes T he total carrying amount of loans that were classified as TDRs at December 31, 2022 was $ million; of these, $5.8 million were performing according to their modified terms ASU 2022-02 eliminated the concept of TDRs in current GAAP, and therefore, beginning January 1, 2023, the Company no longer reports loans modified as TDRs except for those loans modified and reported as TDRs in prior financial information under previous GAAP |