LOANS HELD FOR INVESTMENT | 4. LOANS HELD FOR INVESTMENT The composition of the Company’s loans held for investment loan portfolio follows: December 31, 2023 2022 (in thousands) Manufactured housing $ 330,358 $ 315,825 Commercial real estate 560,373 545,317 Commercial 46,255 59,070 SBA 1,753 3,482 HELOC 2,556 2,613 Single family real estate 10,350 8,709 Consumer 71 107 Gross loans held for investment 951,716 935,123 Deferred fees, net (867 ) (787 ) Discount on SBA loans (25 ) (27 ) Loans held for investment 950,824 934,309 Allowance for credit losses (12,451 ) (10,765 ) Loans held for investment, net $ 938,373 $ 923,544 The following tables present the contractual aging of the recorded investment in past due held for investment loans by class of loans: December 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 $ 329,636 $ 537 $ 142 $ 43 $ 722 $ 330,358 Commercial real estate: Commercial real estate 486,180 8,207 — 2,049 10,256 496,436 SBA 504 1st trust deed 12,199 — — — — 12,199 Land 6,021 — — — — 6,021 Construction 43,767 — — 1,950 1,950 45,717 Commercial 42,313 3,695 — 247 3,942 46,255 SBA 1,690 62 — 1 63 1,753 HELOC 2,556 — — — — 2,556 Single family real estate 10,350 — — — — 10,350 Consumer 71 — — — — 71 Total $ 934,783 $ 12,501 $ 142 $ 4,290 $ 16,933 $ 951,716 December 31, 2022 Current 30-59 Days Past Due 60-89 Days Past Due Over 90 Days Past Due Total Past Due Total (in thousands) Manufactured housing $ 315,058 $ 665 $ 102 $ — $ 767 $ 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 8,709 — — — — 8,709 Consumer 107 — — — — 107 Total $ 932,243 $ 2,778 $ 102 $ — $ 2,880 $ 935,123 The following table presents the composition of nonaccrual loans as of December 31, 2023 and 2022 December 31, 2023 December 31, 2022 With an ACL Without an ACL Total Nonaccrual With an ACL Without an ACL Total Nonaccrual (in thousands) Manufactured housing $ 77 $ 913 $ 990 $ — $ 61 $ 61 Commercial real estate: Commercial real estate — 800 800 — — — SBA 504 1st trust deed — 41 41 — — — Construction — 1,950 1,950 — — — Commercial — 87 87 — — — Single family real estate — 138 138 — 150 150 Total $ 77 $ 3,929 $ 4,006 $ — $ 211 $ 211 There were no loans past due by 90 days or more that were not on nonaccrual status at December 31, 2023 or 2022. 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 at that time. Thereafter, interest income is no longer recognized on the loan. 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 years ended December 31, 2023, 2022, and 2021, was $436 thousand, $38 thousand, and $154 thousand, respectively. Accrued interest receivable related to loans was $5.4 million and $5.1 million at December 31, 2023 and 2022, respectively. Accrued interest receivable is included in other assets Allowance for Credit Losses for Loans The Company adopted the CECL requirements of ASC 326 on January 1, 2023. As discussed further in Note 1 - Summary of Significant Accounting Policies, the Company uses the WARM method as the basis for the estimation of expected credit losses under CECL. The calculation of the ACL is adjusted using qualitative factors for current conditions and for reasonable and supportable forecast periods. Loans that do not share risk characteristics with other loans in the portfolio are individually evaluated for a required ACL and are not included in the collective evaluation. Expected credit losses for loans evaluated individually are measured based on the present value of expected future cash flows discounted at the loan’s effective interest rate or, when the Company determines that foreclosure is probable, the fair value of the collateral securing the loan, less estimated selling costs. During the year ended December 31, 2023, the allowance for credit losses on loans increased by $1.7 million to $12.5 million 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). The Company recorded a provision (credit) for credit losses for loans of $(339) thousand during the year ended December 31, 2023, primarily due to a reduction in the qualitative factor related to the percentage of the state of California that was experiencing a drought. This reduction was partially offset by growth in the loan portfolio and an increase in historical loss factors for certain loan segments. The following tables summarize the changes in the allowance for credit losses by portfolio type. Prior to the adoption of ASC 326 on January 1, 2023, the allowance for loan losses was determined in accordance with ASC 450 - “Contingencies” (“ASC 450”) and ASC 310 - “Receivables” (“ASC 310”). For the Year Ended December 31, Manufactured Housing Commercial Real Estate Commercial SBA HELOC Single Family Real Estate Consumer Total 2023 (in thousands) Beginning balance, prior to the 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 — (27 ) — — — — — (27 ) Recoveries 82 80 47 32 — — — 241 Net (charge-offs) recoveries 82 53 47 32 — — — 214 Provision (credit) for credit losses (254 ) 245 (310 ) (34 ) (3 ) 18 (1 ) (339 ) Ending balance $ 5,378 $ 6,309 $ 554 $ 4 $ 41 $ 164 $ 1 $ 12,451 2022 Beginning balance $ 2,606 $ 6,729 $ 923 $ 22 $ 18 $ 105 $ 1 $ 10,404 Charge-offs — — — (182 ) — — — (182 ) Recoveries 139 80 190 316 12 — 1 738 Net (charge-offs) recoveries 139 80 190 134 12 — 1 556 Provision (credit) for credit losses 1,134 (829 ) (366 ) (135 ) (3 ) 2 2 (195 ) Ending balance $ 3,879 $ 5,980 $ 747 $ 21 $ 27 $ 107 $ 4 $ 10,765 2021 Beginning balance $ 2,612 $ 5,950 $ 1,379 $ 118 $ 25 $ 108 $ 2 $ 10,194 Charge-offs — — — — — — (1 ) (1 ) Recoveries 218 80 40 47 6 1 — 392 Net (charge-offs) recoveries 218 80 40 47 6 1 (1 ) 391 Provision (credit) for credit losses (224 ) 699 (496 ) (143 ) (13 ) (4 ) — (181 ) Ending balance $ 2,606 $ 6,729 $ 923 $ 22 $ 18 $ 105 $ 1 $ 10,404 During the year ended December 31, 2023, the Company charged off one commercial estate loan in the amount of $27 thousand that was originated in 2021. As of December 31, 2023 and 2022, the Company had an ACL for off-balance sheet commitments of $458 thousand and $94 thousand, respectively, which was included in other liabilities on the consolidated balance sheets. The provision (credit) for credit losses associated with the allowance for off-balance sheet commitments was $(56) thousand, $0 thousand, and $2 for the years ended December 31, 2023, 2022, and 2021, respectively. Beginning on January 1, 2023, the Company evaluates loans collectively for purposes of determining the allowance for credit losses 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 as 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, 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 allowance for credit losses. The Company uses a discounted cash flow approach, using the loan’s effective interest rate, for determining the allowance for credit losses 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 selling costs). The Company may increase or decrease the allowance for credit losses for collateral dependent loans based on changes in the estimated fair value of the collateral. The following table presents the amortized cost basis and the associated allowance for credit losses by portfolio segment for loans that were individually evaluated as of December 31, 2023: Manufactured Housing Commercial Real Estate Commercial SBA HELOC Single Family Real Estate Consumer Total Loans (in thousand s) Amortized Cost Basis: Individually evaluated loans with an ACL recorded $ 432 $ — $ — $ — $ — $ — $ — $ 432 Individually evaluated loans with no ACL recorded 1,642 2,791 1,203 — — 138 — 5,774 Total individually evaluated loans 2,074 2,791 1,203 — — 138 — 6,206 Collectively evaluated loans 328,284 557,582 45,052 1,753 2,556 10,212 71 945,510 Total loans held for investment $ 330,358 $ 560,373 $ 46,255 $ 1,753 $ 2,556 $ 10,350 $ 71 $ 951,716 Allowance for Credit Losses: Individually evaluated loans $ 11 $ — $ — $ — $ — $ — $ — $ 11 Collectively evaluated loans 5,367 6,309 554 4 41 164 1 12,440 Total allowance for credit losses $ 5,378 $ 6,309 $ 554 $ 4 $ 41 $ 164 $ 1 $ 12,451 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 table presents impairment method information related to loans and allowance for loan losses by loan portfolio segment as of December 31, 2022 : 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 $ 209 $ 67 $ 41 $ — $ 208 $ — $ 3,443 Impaired loans with no allowance recorded 1,166 — 1,297 — — 151 — 2,614 Total impaired loans 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 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 the 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 following table presents the amortized cost basis of collateral dependent loans by class of loans and by collateral type as of the dates indicated Manufactured Homes Single Family Residence Machinery & Equipment Total December 31, 2023: (in thousands) Manufactured housing $ 1,196 $ — $ — $ 1,196 Commercial real estate 2,791 — — 2,791 Commercial — — 1,203 1,203 HELOC — 138 — 138 Total $ 3,987 $ 138 $ 1,203 $ 5,328 December 31, 2022: Manufactured housing $ 574 $ — $ — $ 574 Commercial — — 1,297 1,297 Single family real estate — 150 — 150 Total $ 574 $ 150 $ 1,297 $ 2,021 There was no associated allowance for cre dit losses (or allowance for l The Company utilizes an internal asset classification system as a means of reporting problem and potential problem loans. Under the Company’s risk rating system, the Company classifies problem and potential problem loans as “Special Mention,” “Substandard,” “Doubtful,” or “Loss.” Risk ratings are updated as part of the normal loan monitoring process (at a minimum, annually). 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 the 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, 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 recording them 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 the 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 the dates indicated Term Loans - Amortized Cost Basis by Origination Year 2023 2022 2021 2020 2019 Prior Revolving Total (in thousands) December 31, 2023: Manufactured housing: Pass $ 49,826 $ 56,337 $ 48,412 $ 45,199 $ 24,488 $ 103,999 $ — $ 328,261 Substandard — — 99 217 — 1,781 — 2,097 Total 49,826 56,337 48,511 45,416 24,488 105,780 — 330,358 Commercial real estate: Pass 50,612 142,382 117,260 58,874 49,967 116,518 — 535,613 Special mention — — 8,669 207 4,124 3,572 — 16,572 Substandard — — 473 1,950 — 5,765 — 8,188 Total 50,612 142,382 126,402 61,031 54,091 125,855 — 560,373 Commercial: Pass 3,587 3,400 2,434 791 620 13,758 13,552 38,142 Special mention — 1,825 1,893 401 — — — 4,119 Substandard — — — — 38 3,956 — 3,994 Total 3,587 5,225 4,327 1,192 658 17,714 13,552 46,255 SBA: Pass — — — 160 — 1,429 — 1,589 Special mention — — — — — 163 — 163 Doubtful — — — — — 1 — 1 Total — — — 160 — 1,593 — 1,753 HELOC: Pass — — — — — 2,556 — 2,556 Total — — — — — 2,556 — 2,556 Single family real estate: Pass 2,109 821 1,969 1,974 744 2,595 — 10,212 Substandard — — — — — 138 — 138 Total 2,109 821 1,969 1,974 744 2,733 — 10,350 Consumer: Pass 71 — — — — — — 71 Total 71 — — — — — — 71 Total loans $ 106,205 $ 204,765 $ 181,209 $ 109,773 $ 79,981 $ 256,231 $ 13,552 $ 951,716 Term Loans - Amortized Cost Basis by Origination Year 2022 2021 2020 2019 2018 Prior Revolving Total (in thousands) December 31, 2022: Manufactured housing: Pass $ 62,591 $ 54,403 $ 51,158 $ 26,745 $ 25,768 $ 94,106 $ — $ 314,771 Substandard — — — — 121 933 — 1,054 Total 62,591 54,403 51,158 26,745 25,889 95,039 — 315,825 Commercial real estate: Pass 161,023 125,074 57,441 50,134 32,662 95,174 — 521,508 Special mention — — 10,092 4,206 1,033 — — 15,331 Substandard — — 1,056 — — 7,422 — 8,478 Total 161,023 125,074 68,589 54,340 33,695 102,596 — 545,317 Commercial: Pass 8,804 2,924 1,505 1,107 6,956 10,889 20,699 52,884 Special mention — 2,723 — — — — — 2,723 Substandard — — — — — 3,463 — 3,463 Total 8,804 5,647 1,505 1,107 6,956 14,352 20,699 59,070 SBA: Pass — 690 1,083 — — 1,709 — 3,482 Total — 690 1,083 — — 1,709 — 3,482 HELOC: Pass — — — — — — 2,613 2,613 Total — — — — — — 2,613 2,613 Single family real estate: Pass 817 2,187 2,028 761 364 2,398 — 8,555 Substandard — — — — 150 4 — 154 Total 817 2,187 2,028 761 514 2,402 — 8,709 Consumer: Pass 13 — — — — 94 — 107 Total 13 — — — — 94 — 107 Total loans $ 233,248 $ 188,001 $ 124,363 $ 82,953 $ 67,054 $ 216,192 $ 23,312 $ 935,123 There were no loans classified as “Loss” at December 31, 2023 or 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 tables presents the amortized cost basis of loans at December 31, 2023, that were modified during the year ended December 31, 2023, in response to financial difficulties experienced by the borrowers, by loan class and by type of modification. December 31, 2023 Term Extension Amortized Cost % of Total Class of Loans Weighted Average Months (Dollars in thousands) Commercial real estate $ 473 0.08 % 5.0 Commercial 1,373 2.97 % 60.0 Total $ 1,846 0.19 % 45.9 December 31, 2023 Payment Deferral Amortized Cost % of Total Class of Loans Weighted Average Months (Dollars in thousands) SBA $ 160 9.13 % 3.0 Total $ 160 0.02 % 3.0 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 December 31, 2023, except for one commercial real estate loan whose term was extended and had an amortized cost of $473 thousand that was delinquent and in foreclosure The ACL for a loan to a borrower that was experiencing financial difficulty and was granted a modification (and included in the table 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 ACL for such a loan is determined through individual evaluation Troubled Debt Restructured Loan (“TDR”) 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 was a loan on which the Company, for reasons related to a borrower’s financial difficulties, granted a concession to the borrower that the Company would not have otherwise considered. The loan terms that were modified or restructured due to a borrower’s financial situation included, but were 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, or a reduction in the face amount of the loan or accrued interest balance. The majority of the Company’s modifications were extensions in terms or deferral of payments (which resulted in no lost principal or interest), followed by reductions in interest rates or accrued interes The total carrying amount of loans that were classified as TDRs at December 31, 2022, was $6.0 million; of these, $5.8 million were performing according to their modified terms Related Parties Principal stockholders, directors, and executive officers of the Company, together with companies they control and family members, are considered to be related parties. In the ordinary course of business, the Company has extended credit to these related parties. Federal banking regulations require that any such extensions of credit not be offered on terms more favorable than would be offered to non-related party borrowers of similar creditworthiness. The following table summarizes the aggregate activity in such loans: Year Ended December 31, 2023 2022 (in thousands) Balance, beginning $ 2,622 $ 2,919 New loans — — Repayments and other (190 ) (297 ) Balance, ending $ 2,432 $ 2,622 None of these loans are past due, are on nonaccrual status, or have been restructured to provide a reduction or deferral of interest or principal because of deterioration in the financial position of the borrower. There were no loans to a related party that were considered classified loans at December 31, 2023 or 2022. Unfunded loan commitments outstanding with related parties totaled $0.4 million and $0.3 million at December 31, 2023 and 2022, respectively. |