TPG Mortgage Investment Trust (MITT) investor relations material

Executive summary

• Book value per share declined from $10.48 to $9.97 in Q1 2026, with a net loss of $(0.27) per share, but EAD was $0.26 per share, exceeding the $0.24 dividend, which was raised for the fourth time in six quarters.

• Focused on generating attractive risk-adjusted returns as a pure-play residential mortgage REIT through disciplined securitization, leverage strategies, and capital rotation into higher-returning residential investments.

• Continued emphasis on scaling profitability at Arc Home, with investment valued at $52.3 million and ownership interest increased to 66%.

• Maintained a high-quality, diversified portfolio with a credit-first mindset and access to diverse investment opportunities.

• Extended maturity of financing arrangement for Legacy WMC Commercial Loans to September 2026.

Financial highlights

• Book value per share decreased 4.9% to $9.97, with a GAAP net loss of $8.7 million ($0.27 per share) driven by unrealized portfolio losses.

• EAD was $8.1 million ($0.26 per share), up from $6.0 million ($0.20 per share) in Q1 2025, and fully covered the dividend.

• Net interest income was $21.1 million in Q1 2026, with a net interest margin of 0.6–0.7%.

• Dividend per share increased 4.3% to $0.24 from Q4 2025.

• Investment portfolio totaled $8.1 billion with a 6.0% yield.

Outlook and guidance

• Management expects continued recovery in book value if macro conditions stabilize, with a focus on growing the residential investment portfolio and opportunistic capital rotation.

• Plans to prudently exit or let legacy commercial investments mature, while maintaining sufficient liquidity and leverage.

• Dividend increases are expected to continue as earnings power grows, supported by capital rotation and profitability initiatives.

• Forward-looking statements highlight expectations for continued dividend support and earnings growth, but caution about macroeconomic and regulatory risks.