New York Mortgage Trust Reports Second Quarter 2008 Results

NEW YORK, Aug. 4 /PRNewswire-FirstCall/ -- New York Mortgage Trust, Inc.
(the "Company" or "NYMT") (Nasdaq: NYMT), a self-advised real estate
investment trust (REIT) engaged in the investment in and management of Agency
mortgage-backed securities (MBS) and high credit quality residential
adjustable rate mortgage (ARM) loans, today reported results for its second
quarter ended June 30, 2008.
Summary of Second Quarter 2008
-- Consolidated net income of $1.3 million, or $0.14 per common share, for
the quarter ended June 30, 2008, as compared with a net loss of $14.2 million,
or $7.84 per share, for the quarter ended June 30, 2007.
-- Consolidated net income for the quarter ended June 30, 2008 was $0.18
per share, excluding $0.5 million of non-recurring expenses.
-- Declared second quarter dividend of $0.16 per common share that was
paid on July 25, 2008.
-- Portfolio margin increased to 143 basis points for the quarter ended
June 30, 2008, as compared with 85 basis points for the quarter ended March
31, 2008, and 46 basis points for the quarter ended December 31, 2007.
-- Delinquencies greater than 60 days on loans held in securitization
trusts decreased to 1.81% of the loan portfolio as of June 30, 2008, as
compared to 2.02% as of March 31, 2008 and 2.04% as of December 31, 2007.
-- Real Estate Owned related to loans held in securitization trusts
decreased to 3 properties or 0.99% of the loan portfolio as of June 30, 2008,
as compared to 6 properties or 1.21% as of March 31, 2008 and 4 properties or
0.96% as of December 31, 2007.
-- Leverage ratio at June 30, 2008 was 7 to 1. As of June 30, 2008, the
Company had $4.9 million in cash and $31.8 million in unencumbered securities,
including $25.0 million in Agency MBS.
Management Overview
Steven R. Mumma, Co-Chief Executive Officer, President and Chief Financial
Officer of the Company, commented on the Company's second quarter results.
"Market conditions in the 2008 second quarter improved from the prior quarter,
although they remain volatile, particularly given the recent concerns
regarding government sponsored agencies (GSE). With improved liquidity in the
credit markets, stable prepayment rates and mortgage spreads remaining wide,
net interest spread on the Company's investment portfolio improved to 143
basis points as compared to 85 basis points in the first quarter of 2008."
"In response to the rapidly changing conditions that resulted from the
disruption in the credit markets in March 2008, the Company elected to reduce
its leverage to 7 to 1 and improve its liquidity position by selling a portion
of its Agency MBS portfolio. We believe this decision has positioned the
Company to better navigate existing challenges and future disruptions in the
credit markets, while still providing for attractive returns on the Company's
portfolio. The Company maintained a 7 to 1 leverage throughout the second
quarter and will continue for the foreseeable future."
Results from Operations
For the quarter ended June 30, 2008, the Company reported consolidated net
income of $1.3 million, or $0.14 per common share, as compared to a net loss
of $14.2 million for the quarter ended June 30, 2007, or $7.84 per common
share. The $15.5 million increase in net income for the quarter ended June 30,
2008 as compared to the same period in 2007 was due primarily to a $2.4
million increase in net interest income, a $0.9 million decrease in loan loss
reserves, a $3.7 million decrease in loss on securities and related hedges
sales and a $9.8 million improvement in earnings from our discontinued
operations. Consolidated net income of $0.14 per common share for the 2008
second quarter was $0.01 below the low end of the Company's previously issued
earnings guidance for the 2008 second quarter primarily due to increased non-
interest expenses, including amortization expense related to the Company's
convertible preferred stock, D&O insurance expense adjustment and certain
legal costs related to loan loss mitigation.
For the six months ended June 30, 2008, the Company reported a net loss of
$20.0 million, or $2.77 per common share, as compared to a net loss of $18.9
million, or 10.46 per common share for the six months ended June 30, 2007.
The net loss of $20.0 million for the six months ended June 30, 2008 was due
to a consolidated net loss of $21.3 million during the quarter ended March 31,
2008, which was primarily the result of losses incurred on the Company's sale
of $592.8 million in Agency MBS and the termination of related interest rate
hedges in response to the March 2008 market disruptions.
Book value per common share as of June 30, 2008 was $4.50. Included in
book value was an unrealized mark-to-market loss of $12.4 million, or $1.33
per share, related to the MBS portfolio and derivative instruments.
Portfolio Results
The following table summarizes the Company's investment portfolio of
residential MBS and mortgage loans held in securitization trusts at June 30,
2008, classified by relevant categories:
(dollars in thousands)

Current Par Carrying
Value Value Coupon Yield
Agency Hybrid ARMs MBS $270,553 $272,948 5.16% 4.70%
Agency Backed CMO Floaters 208,214 199,349 3.27% 3.93%
Non-Agency CMO Floaters 28,530 24,552 3.21% 6.00%
NYMT Retained Securities - AAA-BBB 2,169 2,158 6.76% 5.67%
NYMT Retained Securities - Below BBB 2,750 397 5.68% 11.69%
Loans Held in Securitization Trusts 377,336 376,984 5.68% 5.19%
Total/Weighted Average $889,552 $876,388 4.96% 4.67%

As of June 30, 2008, the Company had $499 million of MBS securities, 95%
of which were Agency MBS, while 5% were AAA rated non-Agency MBS. The MBS
portfolio was financed with $417.9 million of repurchase agreements with an
average haircut of 9% as of June 30, 2008.
As of June 30, 2008 the Company had $377.0 million of loans held in
securitization trusts permanently financed with $365.2 million of
collateralized debt obligation, resulting in a net equity investment of $11.8
million by the Company. As of June 30, 2008, delinquencies greater than 60
days on loans held in securitization trusts represented 1.81% of the loan
portfolio. As of June 30, 2008, the Company had reserves totaling $2.7
million for loan losses on these loans. In addition, as of June 30, 2008, the
Company's balance sheet included three real estate owned properties related to
loans held in securitization trusts totaling approximately $3.7 million.
As of June 30, 2008, the Company had approximately $1.5 million of loan
repurchase requests related to the Company's discontinued operations, as
compared to $4.4 million at December 31, 2007. As of June 30, 2008, the
Company had reserves totaling approximately $0.5 million for losses that may
be incurred as a result of the loan repurchase requests.
Corporate Office Relocation
On July 3, 2008, the Company relocated its corporate offices to 52
Vanderbilt Avenue, Suite 403, New York, New York 10017, telephone (212) 792-
0107.
Conference Call
On Tuesday, August 5, 2008, at 9:00 a.m. Eastern Time, New York Mortgage
Trust's executive management is scheduled to host a conference call and audio
webcast to discuss the Company's financial results for the second quarter
ended June 30, 2008. The conference call dial-in number is 303-262-2143. A
live audio webcast of the conference call can be accessed via the Internet, on
a listen-only basis, at http://www.earnings.com or at the Investor Relations
section of the Company's website at http://www.nymtrust.com. Please allow
extra time, prior to the call, to visit the site and download the necessary
software to listen to the Internet broadcast. The online archive of the
webcast will be available for approximately 90 days.
Second quarter 2008 financial and operating data can be viewed on Form 10-
Q, which is expected to be filed on or before August 14, 2008.
About New York Mortgage Trust
New York Mortgage Trust, Inc. is a self-advised real estate investment
trust (REIT) in the business of investing in and managing a portfolio of
Agency mortgage-backed securities (MBS), prime credit quality residential
adjustable rate mortgage (ARM) loans and non-agency mortgage-backed
securities. As a REIT, the Company is not subject to federal income tax,
provided that it distributes at least 90% of its REIT income to stockholders.
Certain statements contained in this press release may be deemed to be
forward-looking statements that predict or describe future events or trends.
The matters described in these forward-looking statements are subject to known
and unknown risks, uncertainties and other unpredictable factors, many of
which are beyond the Company's control. The Company faces many risks that
could cause its actual performance to differ materially from the results
predicted by its forward-looking statements, including, without limitation,
changes in business conditions and the general economy, a rise in interest
rates or an unfavorable change in prepayment rates may cause a decline in the
market value of the Company's assets, borrowings to finance the purchase of
assets may not be available on favorable terms, the Company may not be able to
maintain its qualification as a REIT for federal tax purposes, the Company may
be exposed to the risks associated with investing in mortgage loans, including
changes in loan delinquencies, and the Company's hedging strategies may not be
effective. The reports that the Company files with the Securities and Exchange
Commission contain a more detailed description of these and many other risks
to which the Company is subject. Because of those risks, the Company's actual
results, performance or achievements may differ materially from the results,
performance or achievements contemplated by its forward- looking statements.
The information set forth in this news release represents management's current
expectations and intentions. The Company assumes no responsibility to issue
updates to the forward-looking matters discussed in this press release.
FINANCIAL TABLES FOLLOW

NEW YORK MORTGAGE TRUST, INC. AND SUBSIDIARIES
CONDENSED CONSOLIDATED STATEMENT OF OPERATIONS
(dollar amounts in thousands, except per share data)
(unaudited)

For the Three Months For the Six Months
Ended June 30, Ended June 30,
2008 2007 2008 2007

REVENUE:
Interest income-investment securities
and loans held in securitization
trusts $10,755 12,898 $24,008 $26,611
Interest expense-investment
securities and loans held in
securitization trusts 6,791 11,892 17,305 24,976
Net interest income from investment
securities and loans held in
securitization trusts 3,964 1,006 6,703 1,635

Interest expense -
subordinated debentures 896 894 1,855 1,776
Interest expense -
convertible preferred debentures 569 - 1,075 -

Net interest income (expense) 2,499 112 3,773 (141)

OTHER EXPENSE:

Loan losses (22) (940) (1,455) (940)
Loss on securities and related hedges (83) (3,821) (19,931) (3,821)
Total other expense (105) (4,761) (21,386) (4,761)

EXPENSES:

Salaries and benefits 417 151 730 496
Marketing and promotion 53 39 92 62
Data processing and communications 75 56 138 93
Professional fees 346 105 698 205
Depreciation and amortization 74 81 149 149
Other 995 97 1,584 171
Total expenses 1,960 529 3,391 1,176
INCOME (LOSS) FROM CONTINUING
OPERATIONS 434 (5,178) (21,004) (6,078)
Income (Loss) from discontinued
operation - net of tax 829 (9,018) 1,009 (12,859)
NET INCOME (LOSS) 1,263 (14,196) $(19,995) (18,937)
Basic income (loss) per share 0.14 (7.84) $(2.77) (10.46)
Diluted income (loss) per share 0.14 (7.84) $ (2.77) (10.46)
Weighted average shares outstanding -
basic 9,320 1,811 7,218 1,810

Weighted average shares outstanding -
diluted 9,320 1,811 7,218 1,810

NEW YORK MORTGAGE TRUST, INC. AND SUBSIDIARIES
CONDENSED CONSOLIDATED BALANCE SHEETS
(dollar amounts in thousands, except per share data)
(unaudited)

June 30, December 31,
2008 2007

ASSETS

Cash and cash equivalents $4,938 $5,508
Restricted cash 1,229 7,515
Investment securities - available for sale 499,404 350,484
Accounts and accrued interest receivable 3,278 3,485
Mortgage loans held in securitization trusts 376,984 430,715
Derivative assets 2,440 416
Prepaid and other assets 2,336 2,262
Assets related to discontinued operation 6,702 8,876

Total Assets $897,311 $809,261

LIABILITIES AND STOCKHOLDERS' EQUITY

Liabilities:
Financing arrangements, portfolio investments $417,949 $315,714
Collateralized debt obligations 365,200 417,027
Derivative liabilities - 3,517
Accounts payable and accrued expenses 4,689 3,752
Subordinated debentures 45,000 45,000
Convertible preferred debentures 19,627 -
Liabilities related to discontinued operation 2,925 5,833
Total liabilities 855,390 790,843

Commitments and Contingencies
Stockholders' Equity:
Common stock, $0.01 par value, 400,000,000
shares authorized, 9,320,104 shares issued
and outstanding at June 30, 2008 and 1,817,927
shares issued and outstanding at
December 31, 2007 93 18
Additional paid-in capital 153,251 99,357
Accumulated other comprehensive loss (12,421) (1,950)
Accumulated deficit (99,002) (79,007)
Total stockholders' equity 41,921 18,418
Total Liabilities and Stockholders' Equity $897,311 $809,261

SOURCE New York Mortgage Trust, Inc.

Steven R. Mumma, Co-CEO, President, Chief Financial Officer, +1-212-792-0107,
smumma@nymtrust.com; or Joe Calabrese, General, +1-212-827- 3772, or Scott
Eckstein, Analysts, +1-212-827-3776, both of Financial Relations Board