Starwood Property Trust Q3 2025 Earnings Report

Starwood Property Trust EPS Results

• Actual EPS: $0.40
• Consensus EPS: $0.44
• Beat/Miss: Missed by -$0.04
• One Year Ago EPS: $0.48

Starwood Property Trust Revenue Results

• Actual Revenue: $247.87 million
• Expected Revenue: $479.70 million
• Beat/Miss: Missed by -$231.83 million
• YoY Revenue Growth: +1.90%

Starwood Property Trust Announcement Details

• Quarter: Q3 2025
• Date: 11/10/2025
• Time: Before Market Opens
• Conference Call Date: Monday, November 10, 2025
• Conference Call Time: 10:00AM ET

Starwood Property Trust (NYSE:STWD) is a real estate investment trust focused primarily on commercial real estate finance. The company originates, acquires, finances and manages a range of commercial real estate debt investments, including first mortgage loans, mezzanine loans, subordinated debt and securities backed by commercial properties.

Its activities also include infrastructure lending, residential lending and the ownership or management of commercial real estate investments. Through these businesses, Starwood Property Trust provides financing to property owners, developers and investors across sectors such as office, multifamily, industrial, hospitality and other commercial real estate categories.

Founded in 2009, the company operates primarily in the United States and also pursues investment opportunities in international markets, including Europe. Starwood Property Trust is affiliated with Starwood Capital Group, the global investment firm founded by Barry Sternlicht, who serves as the company’s chairman.

Starwood Property Trust Q3 2025 Earnings Call Transcript

Key Takeaways

• Positive Sentiment: Starwood committed $4.6 billion of new investments in Q3 across net lease ($2.2B), commercial lending ($1.4B) and a record infrastructure lending quarter ($791M), bringing total assets to a record $29.9 billion and highlighting its diversified multi‑cylinder platform.
• Neutral Sentiment: The $2.2 billion acquisition of Fundamental Income Properties (475 triple‑net assets, 17.1‑year WALT, 100% occupancy) contributed a partial‑quarter $10M to DE but created elevated GAAP depreciation and a new straight‑line rent reconciling item; management expects the business to scale and become accretive over time.
• Negative Sentiment: Credit allowances total $642M (CECL $469M + prior REO impairments $173M, ~3.8% of lending/REO) and management disclosed several downgrades, foreclosures (~$1.1B) and a multi‑year plan to resolve remaining troubled assets through late 2027, which may continue to weigh on near‑term earnings.
• Positive Sentiment: Liquidity and funding improved via $2.2B of cash (temporarily elevated from capital raises), $3.9B of capital markets transactions in the quarter, a longer average corporate debt maturity (3.8 years), and over $9B of available credit, giving the company firepower to deploy capital and reduce funding costs.
• Neutral Sentiment: Distributable earnings were $1.49 per share (GAAP EPS $0.19); management expects one more quarter of subdued results as recent capital is deployed and forecasts the full earnings power of new investments to materialize in 2026.

Presentation

[Operator]

Greetings and welcome to the Starwood Property Trust Third Quarter 2025 Earnings Call. At this time, all participants are in a listen-only mode. A question-and-answer session will follow the formal presentation. If anyone should require operator assistance during the conference, please press star zero on your telephone keypad. As a reminder, this conference is being recorded. I would now like to turn the call over to your host, Zack Tanenbaum, Head of Investor Relations. Thank you. You may begin.

[Zack Tanenbaum, Head of Investor Relations at Starwood Property Trust]

Thank you, operator. Good morning and welcome to Starwood Property Trust Earnings Call. This morning, we filed our 10Q, and issued a press release with a presentation of our results, which are both available on our website and have been filed with the SEC. Before the call begins, I would like to remind everyone that certain statements made in the course of this call are forward-looking statements, which do not guarantee,, future events or performance. Please refer to our 10Q and press release, for cautionary factors related to these statements. Additionally, certain non-GAAP, financial measures will be discussed on this call. For reconciliations of these non-GAAP, financial measures to the most comparable measures prepared in accordance with GAAP, please refer to our press release filed this morning.

[Zack Tanenbaum, Head of Investor Relations at Starwood Property Trust]

Joining me on the call today are Barry Sternlicht, the company's Chairman and Chief Executive Officer, Jeff DiModica, the company's President, and Rina Paniry, the company's Chief Financial Officer. With that, I'm now going to turn the call over to Rina.

[Rina Paniry, CFO at Starwood Property Trust]

Thank you, Zack, and good morning, everyone. This quarter, we reported distributable earnings, or DE, of $1.49 per share. GAAP, net income was $0.19 per share. Our new net lease acquisition, which I will discuss further in my property segment remarks, contributed to lower GAAP earnings, due to $0.04, of depreciation and lower distributable earnings, due to $0.03, of dilution, in part because the new assets contributed to only a portion of the quarter, while dividends, were paid for the full quarter. We also experienced higher-than-normal cash drag given the $2.3 billion, of capital raises we completed in the quarter. We expect earnings to normalize once this cash, is deployed and our new acquisition increases its investment pace and completes the refinancing of its existing facilities.

[Rina Paniry, CFO at Starwood Property Trust]

In the quarter, we committed $4.6 billion, of new investments across our businesses, including $2.2 billion, in net lease, $1.4 billion, in commercial lending, and a record $791 million, in infrastructure lending, bringing total assets, to a record $29.9 billion, at quarter-end, and demonstrating the continued diversification and strength of our unique multi-cylinder platform. I will begin my segment discussion this morning with commercial and residential lending, which contributed $159 million, of DE, to the quarter, or $0.43 per share. In commercial lending, we originated $1.4 billion, of loans, of which nearly all was funded, along with another $219 million, of pre-existing loan commitments. After repayments of $1.3 billion, including a $58 million, office loan, this portfolio grew $271 million to $15.8 billion. On the topic of credit quality, we continue to resolve our higher-risk-rated loans and foreclosed assets, which Jeff, will discuss.

[Rina Paniry, CFO at Starwood Property Trust]

We have $642 million, of reserves, $469 million, in CECL, and $173 million, of previously taken REO, impairments. Together, these represent 3.8%, of our lending and REO, portfolios and translate to $1.73 per share, of book value, which is already reflected in today's undepreciated book value of $19.39. You will notice in our 10Q, that we classified a $33 million, 5-rated mezzanine loan, on a Dublin office, portfolio as credit deteriorated. The loan already maintained an adequate general reserve, but in light of a pending loan modification, the reserve was reclassified from general to specific. Turning to residential lending, our on-balance sheet loan portfolio ended the quarter, at $2.3 billion, consistent with last quarter, as $52 million, of repayments were largely offset by $41 million, of positive mark-to-market adjustments. Our retained RMBS, portfolio remained relatively steady at $409 million.

[Rina Paniry, CFO at Starwood Property Trust]

In our property segment, which now includes our newly acquired net lease platform, we reported DE, of $28 million, or $0.08 per share. On July 23, we completed the $2.2 billion, acquisition of Fundamental Income Properties, which contributed $10 million, of DE, in the partial quarter, from acquisition to quarter-end. The purchase was treated as an asset acquisition for GAAP, purposes, which means the purchase price was allocated to properties and lease intangibles. The portfolio consists of 475 properties, diversified across 61 industries, and 43 states, with a weighted average lease term of 17.1 years, and occupancy of 100%. Two comments I would like to make on the accounting ramifications, of this acquisition. First, from a GAAP, perspective, you will see elevated depreciation and amortization levels.

[Rina Paniry, CFO at Starwood Property Trust]

The impact was 4 cents, for the partial period, with this pace expected to accelerate as the business contributes fully to future quarters, and as we acquire new assets. Second, from a DE, perspective, we introduced a new GAAP-to-DE, reconciling item for straight-line rent, which is non-cash. In our Woodstar Affordable Multifamily portfolio, we refinanced 30%, of the portfolio's assets with $614 million, of new debt. Of this amount, $310 million, repaid maturing debt and $302 million, was received as incremental proceeds, evidencing the significant value growth in this book during our ownership period. The new debt carries a weighted average spread of SOFR, plus 176 basis points, and a 10-year term. $368 million, of this refinancing closed in the quarter, with the remaining closing in October. Our investing and servicing segment contributed $47 million of DE, or 12 cents per share, to the quarter.

[Rina Paniry, CFO at Starwood Property Trust]

Our special servicer continued to benefit from elevated transfer volumes, which were once again dominated by office loans. Our named servicing portfolio ended the quarter at $99 billion. Active servicing balances, rose to $10.6 billion, due to $300 million, of net transfers in, most of which were office, driving special servicing fees higher in the quarter. In our conduit Starwood Mortgage Capital, we completed five securitizations totaling $222 million, at profit margins consistent with historic levels. Our infrastructure lending segment contributed $32 million of DE, or $0.08 per share, to the quarter. We committed a record $791 million of loans, of which $678 million, was funded, and received $691 million, of repayments, leaving our portfolio balance steady at $3.1 billion.

[Rina Paniry, CFO at Starwood Property Trust]

Subsequent to quarter-end, we completed our sixth actively managed infrastructure CLO, a $500 million, transaction that priced at a record low coupon of SOFR, plus 172 basis points, further expanding our non-recourse capital base. Turning to liquidity and capitalization, we ended the quarter, with $2.2 billion, of total liquidity, elevated due to our recent capital raises and cash-out refinancing. Our debt-to-undepreciated equity ratio, remained stable at 2.5 times, and we continue to maintain over $9 billion, of available credit capacity, across our business lines.

[Rina Paniry, CFO at Starwood Property Trust]

During the quarter, we executed $3.9 billion, of capital markets transactions, including $1.6 billion, in term loan repricings at 175 basis points, and 200 basis points, over SOFR, two high-yield issuances, one for $550 million, and one for $500 million, at fixed rates, of 5.75% and 5.25%, a $700 million, seven-year term loan, B at $225 over SOFR, and a $534 million, equity, raise that was accretive to GAAP, book value. These actions increased our average corporate debt maturity to 3.8 years, with only $400 million, of corporate debt, maturing between now and 2027. With that, I will now turn the call over to Jeff.

[Jeffrey DiModica, President at Starwood Property Trust]

Thanks, Rina, and good morning, everyone. This quarter, we continued to operate in an environment of improving stability in credit market performance. The forward SOFR curve now points to rates falling into the low 3% range by late 2026, about 100 basis points below where expectations stood a year ago, which is positive for our legacy credits. That shift, combined with steady credit spreads, has supported a more constructive real estate financing market in which we expect to maintain our elevated origination pace. In commercial real estate, we're seeing signs of increasing transaction velocity as buyers and sellers narrow valuation gaps and capital flows return to higher-quality assets. Banks remain selective and continue to favor growing their secured financing lines over competing with us for whole loans. This allows well-capitalized lenders like Starwood Property Trust to lend at today's tighter spreads while maintaining consistent risk-adjusted returns and strong structural protections.

[Jeffrey DiModica, President at Starwood Property Trust]

We built this company to perform in all environments, diversified across lending verticals, servicing, and owned properties, which creates a balance sheet that provides flexibility and durability. That diversification, combined with consistent access to capital, allows us to invest through cycles and position for growth as the markets normalize. Following the capital markets activity that Rina mentioned, our liquidity stood at $2.2 billion, leaving our balance sheet well-positioned to support continued investment across our debt and equity businesses, and our intent is to continue to grow. Our commercial lending originations through the first nine months of the year alone totaled $4.6 billion, on pace for our second-highest year in our 16-year history. Our total investing pace through the first nine months across all businesses was $10.2 billion, also putting us on pace for a record year.

[Jeffrey DiModica, President at Starwood Property Trust]

The full earnings power of these new investments will be felt in 2026 as we continue to fund our existing loans and add new ones. In commercial lending, we continue to lean in on our core investment themes: data centers, multifamily, industrial, and Europe, while maintaining a disciplined credit posture. Our U.S. office exposure remains low at 8% of our total assets, down from 9% last quarter. As always, we remain highly focused on credit. Our total CECL and REO reserves Rina mentioned reflect prudent additions on a small number of challenged assets, which were somewhat offset by the upgrade of a $139 million office loan in Brooklyn from a 4 to a 3 risk rating in the quarter. The improvement follows strong leasing progress that is expected to bring the property to full occupancy in the fourth quarter.

[Jeffrey DiModica, President at Starwood Property Trust]

This quarter, we downgraded two loans to a 5 risk rating: a $242 million mixed-use property in Dallas and a $91 million multifamily in Phoenix, both of which were previously 4-rated. We expect to foreclose on these loans in the coming months, and we use our internal asset management function and the expertise of our manager, Starwood Capital Group, to stabilize operations and reduce elevated expenses before we look to exit in the coming year. To date, we've resolved seven loans totaling $512 million. There are another $230 million of resolutions currently in progress, all of which are expected to recover our original basis. To clarify, we do not consider an asset to be resolved until it has legally exited our balance sheet, so these resolutions exclude foreclosures of $1.1 billion. Inclusive of foreclosures, our resolutions total would be 16 loans for an aggregate of $1.6 billion UPD.

[Jeffrey DiModica, President at Starwood Property Trust]

We also had three loans move from a 3 to a 4 rating in the quarter: a $107 million studio loan in Queens, a $267 million new-build industrial asset just outside the Midtown Tunnel, and a $33 million multifamily in Dallas, with the downgrades due to slower-than-expected leasing and sponsor liquidity challenges. Our infrastructure lending platform again delivered strong results, with origination volume of $2.2 billion in the first nine months of the year, exceeding every full year since we acquired this platform from GE in 2018. As Rina mentioned, we completed our sixth infrastructure CLO subsequent to quarter-end, with non-recourse, non-mark-to-market CLOs now financing two-thirds of this portfolio. In residential lending, we continue to evaluate strategic opportunities to re-enter the residential origination space as credit spreads tighten, treasury yields are stable, and market dynamics improve.

[Jeffrey DiModica, President at Starwood Property Trust]

Our REIF business continues to be a stable and countercyclical contributor, with LNR Partners continuing to be ranked the number one special servicer in the U.S., and we expect above-trend revenues to continue in the coming quarters and years. Our CMBS conduit lending business continues to be a strong performer, and our CMBS portfolio continues to benefit from significant demand for credit assets and the resulting spread compression. Turning to our property segment and our new net lease platform, the team has already begun originating new transactions, and after they were out of the market for a number of months during the marketing process, we are building a very strong pipeline. The triple-net assets we acquired have strengthened our portfolio diversification by increasing recurring cash flow from long-term triple-net leases financed with long-term fixed-rate debt. We remain focused on scaling this business through its established ABS Master Trust securitization program.

[Jeffrey DiModica, President at Starwood Property Trust]

Post quarter-end, we completed the first issuance under our ownership for $391 million at a record-tight spread of 145 basis points over the seven-year amid strong investor demand. We expect subsequent securitizations to continue to tighten given the Master Trust grows and becomes more diversified with more securitizations. Rina mentioned the significant depreciation the portfolio creates, which will lower our book value over time, and thus we will once again be encouraging investors to look at our undepreciated book value. We underwrote and expected this business to create near-term earnings solutions through integration as it did this quarter, but we expect it to contribute positively to distributable earnings as we scale. This quarter's results highlight the strength of our diversified franchise and our unrivaled access to multiple sources of capital. We remain proud to be the only commercial mortgage REIT that has never cut its dividend.

[Jeffrey DiModica, President at Starwood Property Trust]

With strong liquidity and our opportunities set increasing, we are positioned to grow and thrive as markets evolve, with a balance sheet built to withstand volatility and capitalize on opportunity. We continue to invest in technology and artificial intelligence to enhance efficiency and decision-making across our lending and servicing platforms. These efforts are already yielding better analytics and faster response times, and we expect them to support long-term margin expansions as they scale. In fact, I used AI to write the bones of my comments today. With that, I'll turn the call to Barry.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Thank you, Jeff, and thank you, Rina and Zack, and good morning, everyone. Just some quick fill-in comments, I guess, since Chad wrote the bones of Jeff's comments. You can use his agent, and he does not have to talk anymore. We can just have his AI agent speak for himself. Moving back to and filling in some comments, I think it was an interesting quarter. Obviously, only half our book today is still large loan lending. It is about half our assets, about $15.5 billion on almost $30 billion of assets. I think we created a near-term trough for ourselves with the Fundamental acquisition. It was a strategic move. While it was dilutive of at least $0.04 in the quarter, it is very leveraged to its overhead. We bought an entire business, including the management team.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

As you scale the book, the results of the accretion of the book become rather dramatic. Two things we see. One, our cost of financing has dropped, as Jeff mentioned in his final comments at 145 over. That is materially better than we underwrote when we bought the business. Two, the opportunities that we did not realize that they had been out of the market for as long as they were during the sale process. We did not produce enough net lease in the quarter. By stretching the duration of the book, 17 years average lease and the inherent bumps in the rent, which average between 2% and 3%, we have actually stretched the duration of our book.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Now we have a business inside of us that, and if you look at triple-net lease REITs in the marketplace, they're trading between, well, as low as 2, but normally on 5 or 6, 6% dividend yields. You have a business that's worth inherently more in us with a parent paying close to 10.5% at the moment. We will grow this rapidly. We'll have to spin it off and realize the value of the extraordinary business we bought. It will get better and better over time, but near-term, we are definitely suffering from dilution and probably didn't communicate that well enough to the analyst community, though we remain very optimistic about the pipeline and the future growth. I'm going to step back for a second and talk about the whole company and then the economy, starting with the economy.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

I mean, the economy is a bit bifurcated, as you know, with the lower end of the market not doing very well and the low-key market doing extremely well. One thing as it affects real estate is you'll see we see tremendous volume in transactions in Europe. As the rate complex comes down, as the shorting comes down, and we all know it will come down, certainly by May of 2023 when Powell is replaced, but likely before then, and it's only a question of the pacing between now and then, transaction volume in the United States should pick up dramatically too. What you're seeing is a lot of people thought rates would be lower. They're not through the woods yet. Rents have not yet responded in the growth phase in most asset classes and real estate.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

I think if you're looking backwards, you're looking the wrong way. I mean, what we saw was a 500 basis point nearly vertical increase in rates happen very suddenly. Companies' assets, portfolios had to adjust to that. Their caps burned off over time. In front of you, you have a declining interest rate curve. More importantly, you have a very, at least in the U.S., a very meaningful drop in supply. Fundamentals should improve unless we get something of a serious recession, which isn't likely to happen in many quarters of the country because net worths are up and people are doing okay. Energy prices are calm. Inflation, while higher than people would like, is probably one time with the tariffs. It will bleed through in the fourth quarter and the first quarter, but the labor market should continue to weaken.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

I think that sets up for a pretty benign period for real estate. Pretty sound fundamentals coming out in 2026 and as we emerge from this still increase in supply in the multifamily, the market rate multifamily. One of the other interesting things when you look at our company and you talk about the dilution, which is, we hope, temporary from fundamentals, we're sitting on a $1.5 billion gain in our affordable book. There, we mentioned last quarter, but not this quarter, rents in the portfolio will rise 6.7%. We know already. That's the carryover from 2025 to 2026. There will be an additional increase most likely in April of next year that might put the increase closer to 8% or even higher. 10% will only probably be able to take a carryover to the following year.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

That inherent growth in our book, that gain is available if we wanted it ever to cover the dividend. We choose to enjoy the fruits of that portfolio. Jeff mentioned we did a $300 million cash-out refi on just 30% of the book this quarter. I will say that is one of the most important things about this year for our company: the complete fortress balance sheet that we have been building at ever lower spreads to SOFR and stretching duration and moving to less secured debt and repaying repos. It is a fundamental change in the balance sheet, which is probably for sure the best in the industry.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

will continue to do that and continue to diversify and continue to strengthen our balance sheet in an effort to continue to bring down our costs, which will allow us to, in the case of Fundamental, we can do a deal at a 7, 7 and a quarter. And instead of a 7, 3 quarters, because our cost of funds has dropped dramatically and is a competitive advantage for the franchise. I think I do not really have much more I want to say. I think that we are very productive. The firm is producing lots of new paper across all its platforms. The business is picking the residential business now with lower rates. Perhaps we can recapture some of that capital that is there. Also, we look to resolve our REO and non-accrual assets. We can see the future in our book as the capital is laid out.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

We know we can grow our earnings and get back to a place that we want to be, which is earning well north of our dividend. From regular way of business, we can always get there if we want. Thanks. With that, we'll take questions.

[Operator]

Thank you. If you'd like to ask a question, please press star one on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press star two if you'd like to remove your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys. Our first question comes from the line of Don Fandetti with Wells Fargo. Please proceed with your question.

[Donald Fandetti, Managing Director at Wells Fargo]

Hi, good morning. Can you talk a little bit more about your near-term DE expectations? I mean, you're running below the dividend. Obviously, the net lease will ramp up and some other factors. Can you just sort of give us a framework there on the timing of covering the dividend?

[Jeffrey DiModica, President at Starwood Property Trust]

Barry, do you want to take that?

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

We can lay out our book and we can see the earnings. In an individual quarter like this one, if you put the money out in the last month of the quarter, you do not get the full benefit of the capital deployment. It will ramp going up, hopefully steadily each quarter. We are looking at other assets that we think can become productive earnings assets again that are turning the corner. I do not know, Rina, you want to fill that in a little bit more? I think in general, we are probably having one more quarter of, I would say, rougher, but not the real earnings power of the company. I think it is pretty clear sailing.

[Jeffrey DiModica, President at Starwood Property Trust]

Yeah. We expected Barry over a year ago when we modeled sort of this trough in this period that goes into early next year. Those earnings start to pick up as we get future funding, as the funding on a lot of these portfolios increase, as Fundamental starts to grow. We have a few other good news things that we hope will happen in early 2026. We believe that we are on a path to getting back to where we have historically been in the not too distant future.

[Donald Fandetti, Managing Director at Wells Fargo]

Got it. Can you talk a little bit about where we are on the credit migration front and building reserves? I mean, do you think are we looking at two, three more quarters of just uncertainty on the credit migration and risk of building reserves?

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Yeah, it's a great question. We obviously did move a couple of things to four. We moved one back down, an office building that people probably would have thought would have been terrible in Brooklyn. We've now got three very large leases that will fill that entire building. We will decide whether we're going to hold it or move on from that. We are back at our basis. That was a great outcome on an office. On the other side, it's been a few undercapitalized sponsors who just haven't leased up as quickly. That's moving some loans to four. I think we tend to know the flavor of what these look like. It's a few of the apartments that we did in 2021 against four caps that we expected a 5.25%-5.5% exit debt yield. We probably got there.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Given the rate rise, it's probably not quite enough to get out. Those would be very small losses if we did take losses in the multis. For the most part, we've already worked out of three, and we have another two coming at our basis on the multi side. In general, I think we don't expect to have larger losses there. On the office side, it's known problems. Whether they get slightly better or slightly worse from here is what's going to create any movement within four and five. I think we know what the subset is today. Three years after the rate rise began, it takes a while to figure it out. In general, our sponsors have continued to put in equity across these assets. Even the ones that we've moved from three to four all had new equity coming in from the sponsors.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

You get a little bit surprised sometimes if a sponsor decides not to defend a significant amount of equity. For the most part, I think we see the playing field now. I would not expect a significant build from here, Doug, if that is the direction of your question.

[Donald Fandetti, Managing Director at Wells Fargo]

Thank you.

[Operator]

Thank you. Our next question comes from the line of Jade Rahmani with KBW. Please proceed with your question.

[Jade Rahmani, Managing Director at KBW]

Thank you very much. Regarding the REO and non-accruals, are you expecting sort of a steady cadence of dispositions and ultimate resolution and over what time frame?

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Yeah, I think we said we've got about $500 million that we've resolved and $1.1 billion that we've foreclosed on. Some people would say that's $1.6 billion. That's not how we look at it, though. We have a three-year plan with our board, and it's about a third per year is how we're looking at it. We hope to have this pig mostly through the python at some point in 2027, late 2027. Along with that, with our larger lending book picking up and offsetting it, the loss of that drag at the same time that we have a much larger book contributing, we really look forward to getting through next year and looking at a much brighter horizon beyond. I don't have a perfect timeline, but it's about a three-year.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

I will.

[Jade Rahmani, Managing Director at KBW]

Go ahead.

[Jeff DiModica, President at Starwood Property Trust]

I was just going to say that we do have too much liquidity. $2.2 billion is probably a billion higher than we normally carry. So that's additional earnings power. It's just a question of how fast we can deploy it. And we just do models. Now you're seeing also repayments. People are paying us back again, which is good news. We can lay it out, capital with fresh lenses. It will pick up. I think you'll see additional repayments in the U.S. as rates fall. It's not so much rates as spreads. I mean, spreads are crashing across the corporate and real estate credit markets. Fortunately, our lines are going with it, but keeping our net spreads attractive and consistent with prior years. It is leading to lots and refinancings. I think the parent company will do something like $30 billion of refinancing this year.

[Jeff DiModica, President at Starwood Property Trust]

We're like everyone else. We're refinancing anything that's not nailed to the ground because of the attractiveness of spreads.

[Jeff DiModica, President at Starwood Property Trust]

Yeah. That $2.2 billion is a really big headline number. The low point this month will be probably closer to $1.4 billion after we pay down the secured debt that we expected to pay down on these high-yield issuances. We have a bunch of expected fundings. As Barry said, we did have significant repayments. We had $1.3 billion in CRE and $700 million in SIF. That is $2 billion of repayments. It is over $500 million of equity that came in at the same time as these high-yield deals that we accretively did and the term loan that we accretively did, with the expectation that we are paying down secured repos and a bunch of fundings on this larger pipeline happening in the near future.

[Jeff DiModica, President at Starwood Property Trust]

If you add in $150 million or so of equity per month that we expect generically to put out in our run rate businesses should they maintain today's pace, we're right back to a very normal liquidity position in a few months with a lot of firepower to continue to grow.

[Jade Rahmani, Managing Director at KBW]

Thanks. I wanted to ask about the multifamily market. I think it's been somewhat disappointing the second half of this year where everyone expected turning the corner on the supply overhang and rents troughing and starting to perhaps grow. That seems to be pushed out. Generally speaking, aside from the Florida affordable housing portfolio, what are your views on the multifamily sector? Are you more bullish about the outlook in 2026?

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Look, it's Barry. Supply will drop 60-65% or more in some of the markets. And we own 110,000 apartments, of which 53,000 are affordable in the balanced market rate. It is city by city rent increases. I think one of the, I think Willy Walker's firm just put out a note, 3.5% rent growth next year. I think you'll see it in the back half of the year. I think the supply is definitely going down, but it's still here. Everyone finishing a deal right now, everyone in lease-up is offering fairly significant concessions a month or two months to lease-up so they can pay their debt service and they can try to sell these assets. What's interesting is the depth of the purchase market. I mean, people are selling in our other opportunity funds, a dozen or so projects.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Cap rates range from 4.3-5.5%, depending on the market. I'd say around 5%, 4.75%, 5% is clearing. And why are people buying this? First of all, the negative ARB is going away as the short end comes down. Second of all, you're buying this asset at a huge discount to replacement cost. So unless the country goes into negative population growth, you're going to see continued demand. And demand, as you know, we're 95% occupied in most every market. And rents are affordable. The affordability of rents, since incomes went up and rents didn't go anywhere for two or three years now, your affordability has dropped. In our own portfolio from like 25, 26, warning is 30 down to 22, 21.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Again, it's really we're all watching what's happening to the 18-24-year-olds that I think the unemployment rate has more than doubled in 18 months. Whether that's chat or people just wanting to do different things in their careers or mismatch of education versus the job opportunities, I think that isn't your typical renter. They're usually a little older than that. They may be if you're 18, you're in college. So 18-22 is a college-aged child. I do think we're all watching and we're all sort of scratching our heads. In reality, you still have this wave of apartments finishing in all these markets. Some of them are better than others. You're seeing green shoots in some of the Florida markets. We expect that to accelerate next year. It really depends on where your footprint is.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Cities, some of the other towns, I mean, Austin is a very difficult market. It is the worst in the country. It ran the furthest, quickest, and now it's giving a lot of it back. Rents are falling double-digit in that town. If you go to, as you know, Mark's cities with no supply, you're seeing 4% or 5% rent growth in California. San Francisco is like positive 7%, positive 8%. There's no supply. There's job growth as companies return to the valley for their AI ventures. It is a national stat, but it's a very local thing that we have to watch. Certain streamings is tough. Interestingly, you'd worry about homes competing against apartments, but they still remain unaffordable. Mortgage spreads are historically high. You can see the more abundant housing market.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

I think people will still be in the renter community. It would help, by the way, if we had some legal immigration, which has always grown the population in the U.S. I think it's the first time in 250 years the U.S. population will fall year over year because of net immigration and a 1.7 times birth rate, which is quite low. We have the same birth rate as France. Maybe too much Netflix. Anyway, thanks.

[Jeffrey DiModica, President at Starwood Property Trust]

Jade, you also mentioned the Florida multi as part of that. Barry said a billion and a half dollar gain. It could be higher than that. We would see. This cash-out refinancing is the first time that we've shown you guys something that could look somewhat like a market if you were to extrapolate. We had $309 million of agency debt previously from our purchase with $75 million of original equity. We took new debt of $614 million, so over $300 million more. That is a $225 million gain, or it is four times our original equity of $75 million on that portfolio, which is plus minus 30% of our portfolio. That is a gain just on the debt. The equity also has a gain, obviously.

[Jeffrey DiModica, President at Starwood Property Trust]

I think that Barry giving you the $1.5 billion plus gain on that portfolio, I think this should make people feel very comfortable that that is, in fact, the number, given this is agency debt to agency debt. We have that large of a gain just on the debt side without even including the gain on our equity. I just wanted to touch on that, given you brought it up.

[Jade Rahmani, Managing Director at KBW]

Thanks a lot.

[Operator]

Thank you. Our next question comes from the line of Rick Shane with JPMorgan. Please proceed with your question.

[Rick Shane, Financial Consultant at JPMorgan]

Hey, guys. Thanks for taking my questions this morning. Look, one of the things that we're hearing anecdotally is that companies start to deploy capital again. The market is competitive. Spreads are fairly tight. I guess in some ways, it seems to us like the window, the opportunity window opened or closed very quickly. I'm not even sure which direction to describe it as. Is that what you guys are seeing too? What do you attribute that to? Is it competition from your traditional peers? Is it private capital? Is it just that funding costs are so tight, as you've noted on your own side? What's driving this?

[Jeffrey DiModica, President at Starwood Property Trust]

Sorry, you want me to start, and then you can go.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Sure. Dennis can also talk about the markets. I think he's on the call, isn't he?

[Jeffrey DiModica, President at Starwood Property Trust]

Yeah, Dennis, why don't you go ahead?

[Dennis Schuh, Chief Originations Officer at Starwood Property Trust]

Sure. Rick, obviously, we had a pretty big quarter in Q3. It was primarily multifamily and industrial. I think we earned above trend versus the last handful of quarters. Despite spreads sort of contracting, our financing has also contracted sort of with it. We are still earning a number that is above trend despite that.

[Jeffrey DiModica, President at Starwood Property Trust]

Yeah. I'd add to that. Yes, Rick, to your supposition, more money has been raised in private credit and in the debt space. There is less transaction volume, so more people are going after similar loans. Ultimately, as Dennis just said, we're earning trend returns. Multifamily loans generically went from, at the beginning of the year, probably 300 over to 240 over or so today for a transitional multifamily floater. You would think that would hurt our ROEs, but we've been able to move our repos lower at the same time. I mentioned in my earlier that the banks are really leaning in to lend to us. It's a much higher ROE business. They have a 10% capital charge on making a whole loan on real estate. They only have 20% of that 10% if they make a loan to us.

[Jeffrey DiModica, President at Starwood Property Trust]

You go from 10 times leverage to 50 times leverage as a bank, and that creates a great ROE story for the bank. The banks have really leaned into giving us tighter and tighter financing. They have room to continue to tighten. I'd say if we tighten a bit more, we expect to still earn a similar return to what we're earning. At some point, I think everybody taps out if you start getting significantly tighter than that. We are certainly not worried about it in the near future. As Dennis said, we have a large pipeline coming, and we expect to maintain this pace. This will be our second largest origination year ever. My expectation for next year, with the market sparring a bit, is that we hopefully do more again next year than this year.

[Jeffrey DiModica, President at Starwood Property Trust]

Things are definitely opening up, but they are on the tight end, as you suppose. Barry, anything to add?

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Yeah. I mean, if you look at our production as near records, and the yield on equity, the return on equity is actually consistent with past. I think there's one other new kid on the block, which you should not ignore, which is data center financing. As you can see, there's massive paper being written. Hundreds of billions of dollars will hit the market. The market will figure out where to price it, but many people buying it are doing back leverage. Whether it's Apollo, Ares, Starwood, Blackstone, or any of the KKR, I mean, everyone's participating in some of this, and it's virtually endless. It's really, from a portfolio construction, we're really careful about credit quality. Others may not be short-term. We are constructive. We're paying a lot of attention to not only the tenant, but the underlying tenant as we build a book.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

We did participate in the large financing late in the quarter, like most of our peers said. That pricing works for us at the moment. Spreads have tightened dramatically even in that space, but we still can earn the ROEs that we would like to earn. We have been through like six or seven, "Oh my God, the market's too crowded." We have a pretty long relationship in the marketplace now, having originated over $100 billion of loans. People know that I think one thing people have grown to favor is knowing that their counterpart is going to own their loan, and they are dealing with one person. I think that has become a really important notion for borrowers who previously had a bank originally loan, and then they syndicated it to someone offshore, and then they try to restructure it in some possible.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

I think that's helping players like us across the marketplace because we are a holder. We're going to resolve it, and we'll throw it with them. I think that's been a significant shift in the borrower community. They really want to come to a one-stop shop and know that we'll be there holding the paper. They can talk to us. I think that's quite helpful.

[Rick Shane, Financial Consultant at JPMorgan]

Got it. Okay. I appreciate the thoughtful answer. I know it's taking a lot of time, but I would like to do one follow-up. Barry, you had talked about data center financing. I think one of the potential risks associated with that is we're talking about long-lived assets, but those buildings are really going to be filled with rapidly. The multiple of the technology versus the property is pretty significant, with potentially very quickly depreciating assets inside. How do you guys think about that as you measure risk? I suspect a lot of it has to do with counterparty, but I'm curious how different data center financing is versus your traditional businesses.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

It depends actually what you're financing. Sometimes you are financing the building, and sometimes you're financing the building and the equipment. As you know, the equipment can be 60% of the cost of the building, and that includes everything. I guess there are certain credits we favor and certain credits we wouldn't favor. I mean, you can just look on the credit soft swap market and see how the market thinks about the different credits so far. I will say that I'm actually on the West Coast, and I had a technology event. I think the numbers that are chatting are going to astonish people in terms of their revenue growth, which will be significantly higher than the market thinks. Same is true in Anthropic. I think these companies do have, in the aggregate, a trillion dollars of free cash flow.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Other than one of them, they do not carry much net debt. These are really good credits, and I think we are going to rely on the credits. I think if you look at we are going to sign a deal with another hyperscale. You know we are in the data center business. We have about a $20 billion book we are building for Amazon, for ByteDance, for hopefully Google, Oracle, Microsoft. I would say that they are not investing like they are walking. They are investing like they are going to continue to upgrade their equipment to stay competitive. The burden will not fall on the landlords. I mean, if the markets are correct, the need for data center space and what you see in the consumption of I do not know about you, but my chat has gotten slower. I mean, it is definitely slower than it was three months ago. I think they are at capacity.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

If you listen to them, I mean, believe them and believe the productivity gains that will come through corporate P&Ls, I mean, I think we're pretty sanguine on most of the credits. I think there are a few of them that were yes. There will be a correction, as there inevitably is. We just have to be, we have great debt yields, great lease coverage, and the best credits in the world as your guarantor with steps. It's not awful. It's not awful. It's pretty good. It's a pure cash flow. There's no CapEx. There's no CapEx for us. We've got to balance it. I mean, we got to balance it.

[Jeffrey DiModica, President at Starwood Property Trust]

Rick, you framed it as counterparty risk and talked about depreciation, but the lease does not depreciate. Our loans fully amortize. We have done probably four large ones. Our loans fully amortize over the lease term. There is no reliance on residual value in our underwriting. It comes back to counterparty risk, as Barry talked about. These are pretty good risks to take when you talk about the companies that we are talking about.

[Rick Shane, Financial Consultant at JPMorgan]

Okay. Appreciate it, guys. Thank you.

[Operator]

Thank you. As a reminder, if you'd like to ask a question, please press star one on your telephone keypad. Our next question comes from the line of Doug Harter with UBS. Please proceed with your question.

[Douglas Harter, Equity Research Analyst at UBS]

Thanks. As we look at the new triple-net lease business, it looks like kind of the cap rate that you show on that slide is kind of in the 5% range, which seems below peers. Is there anything that's affecting that in the short term? As that business scales, kind of where do you think cap rates can get to?

[Jeffrey DiModica, President at Starwood Property Trust]

Yeah. We only had two quarters in there. This quarter, it will look funky. It's a 7%.

[Rick Shane, Financial Consultant at JPMorgan]

Two months.

[Jeffrey DiModica, President at Starwood Property Trust]

Two months. Excuse me. Two months.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

Two months.

[Jeffrey DiModica, President at Starwood Property Trust]

Two months. It is a 6.9% or 7% implied cap rate with no goodwill on this portfolio was the purchase price. So much higher. There is a normalization that it will scare people if they see that five-handle number. That is not a correct number.

[Douglas Harter, Equity Research Analyst at UBS]

Great. Appreciate that clarity. Jeff, you briefly touched on it, but just hoping you could talk a little bit more about kind of the value and how the lenders were valuing Woodstar kind of as you went through that refinance process.

[Jeffrey DiModica, President at Starwood Property Trust]

Yeah. Thanks, Doug. I did briefly, but we had $75 million of original equity that, with this cash out refinancing, we took $300 million out. Obviously, it's a four times our equity return. The portfolio has done really, really well. If you gross that up on our entire portfolio of $500 million and change purchase price, and that's just on the debt, the equity piece also has a gain. I think you'd get very easily to where Barry came in at a $1.5 billion gain pretty quickly. I think the market should feel pretty good about that being something that is available to us should we choose to take some of it. That will be up to Barry and the board as to the timing and when.

[Douglas Harter, Equity Research Analyst at UBS]

Great. Appreciate it. Thank you.

[Jeffrey DiModica, President at Starwood Property Trust]

Thanks. Bye.

[Operator]

Thank you. That concludes our question and answer session. I'll turn the floor back to Mr. Sternlicht for any final comments.

[Jeffrey DiModica, President at Starwood Property Trust]

Hey, Barry, before you go, we have something sort of new that just came in because it just priced. We have priced our fourth CLO in the CRE side, just priced a few minutes ago, so I could not really say anything previously. 165 basis points over SOFR, 87% advance rate, that is a very strong deal for us. We had three large billion dollar CLOs previous to that in the CRE side. We have actually bought out a decent amount of paper over those. The bondholders have done very well on those. CRE CLOs will never be a business for us. It is a trade when it makes sense, and it has made some sense today. It has made a lot of sense in the energy infrastructure business as well, where we just priced our sixth CLO.

[Jeffrey DiModica, President at Starwood Property Trust]

I think two-thirds or almost three-quarters of our debt is now financed in CLOs on the energy side. We are very happy to have priced a CLO really tight with a great advance rate five minutes ago. Good news also there. Barry, I'll turn it to you now for final comments.

[Barry Sternlicht, Chairman and CEO at Starwood Property Trust]

No, I'd say this is because of primarily Fundamental. This has been a transitionary quarter for us, but the underlying businesses are super strong. The curve is favorable. The team has proven originators across our entire platform. We'll get through. I think we made the right long-term decision by buying Fundamental. This is a quarter where you wouldn't recognize that decision, but I think you'll be super happy as we scale the business. We're betting stuff, so we own a lot of our stock. Thanks for being with us today, and enjoy your week.

[Operator]

Thank you. This concludes today's conference. You may disconnect your lines at this time. Thank you for your participation.

Participants

Executives

• Dennis Schuh, Chief Originations Officer
• Jeff DiModica, President
• Rina Paniry, CFO
• Zack Tanenbaum, Head of Investor Relations
• Jeffrey DiModica, President
• Barry Sternlicht, Chairman and CEO

Analysts

• Donald Fandetti, Managing Director at Wells Fargo
• Jade Rahmani, Managing Director at KBW
• Rick Shane, Financial Consultant at JPMorgan
• Douglas Harter, Equity Research Analyst at UBS