HomeStreet, Inc. Reports Record Full Year Net Income

HomeStreet, Inc. Reports Record Full Year Net Income

2012 Net Income of $82.1 Million Driven by Record Mortgage Banking Revenue

SEATTLE--(BUSINESS WIRE)-- HomeStreet, Inc. (NAS: HMST) (the "Company" or "HomeStreet"), the parent company of HomeStreet Bank (the "Bank"), today announced net income of $21.5 million, or $1.46 per diluted share, for the fourth quarter of 2012, compared to net income of $7.0 million, or $1.21 per share, for the fourth quarter of 2011. For the full year 2012, net income was $82.1 million, or $5.98 per share, compared to $16.1 million, or $2.80 per share, for 2011.

• Record financial performance:

  • Full year 2012:

    • Record net income of $82.1 million, up 409% from 2011.

    • Net interest margin of 2.89%, up from 2.36% in 2011.

    • Return on average equity of 39.18% and return on average assets of 3.43%.

  • Fourth quarter 2012:

    • Net income of $21.5 million, up 206% from fourth quarter 2011.

    • Net interest margin of 3.06%, up from 2.48% in 2011.

    • Return on average equity of 32.80% and return on average assets of 3.46%.

• Record mortgage banking results:

  • Full year 2012:

    • Record single family mortgage closed loan production of $4.67 billion, up 174% from 2011.

    • Record net gain on mortgage origination and sale activities of $210.2 million, up 334% from 2011.

  • Fourth quarter 2012:

    • Record single family mortgage closed loan production of $1.52 billion, up 143% from fourth quarter 2011.

    • Record net gain on mortgage origination and sale activities of $68.8 million, up 262% from fourth quarter 2011.

• Other highlights:

  • Loans held for investment were $1.31 billion at December 31, 2012, an increase of $40.3 million, or 3.2%, from the prior quarter with new loan originations in all of HomeStreet's primary lending lines of business: commercial and industrial, commercial real estate, residential construction and single family mortgage. This marks the second consecutive quarter of net increases in loans held for investment since early 2008.

  • Transaction and savings deposits grew to $1.05 billion, or 52.9% of total deposits, up from $774.6 million, or 38.5% of total deposits, at December 31, 2011.

  • Nonperforming assets declined to $53.8 million, or 2.05% of total assets, down 53.2% from December 31, 2011.

  • During the fourth quarter of 2012, HomeStreet remained the second largest residential lender by volume of single family mortgages in the five-county Puget Sound area of Washington State (King, Snohomish, Pierce, Kitsap, and Thurston counties), as well as in Spokane County, Washington, and the largest residential lender by volume of single family homes in Clark County, Washington.⁽¹⁾

  • During the quarter, HomeStreet opened two new retail deposit branches. In 2012, a total of 15 new mortgage loan origination offices were opened.

  • In recognition of the significant improvement in the Bank's financial condition, results of operations and risk profile, in December 2012 the Bank's regulators terminated their memorandum of understanding with the Bank, outstanding since March 26, 2012.

"HomeStreet's strong earnings in the fourth quarter concluded what has been a gratifying year for our company and our shareholders," said President and Chief Executive Officer Mark K. Mason. "Our many accomplishments over the last year included the successful completion of our initial public offering, record earnings and returns on equity and assets, significant growth in mortgage originations and market share, significant improvement in asset quality, the successful restart of portfolio lending in each of our traditional commercial lending lines, and expansion of our deposit and lending branch networks. While we have been, and expect to continue to be successful in growing our mortgage lending business, we are also focused on the long term goal of business diversification. Toward that goal, we have made and we expect to continue to make substantial investments in our commercial and consumer businesses through new branches, increased staffing, new products and services, and related infrastructure improvements, and we are already seeing the return on these investments."

⁽¹⁾ Combined results for HomeStreet and Windermere Mortgage Services Series LLC.

Mortgage Banking

Mortgage Production

Single family mortgage interest rate lock commitments in 2012, net of estimated fall out, totaled $4.79 billion, up from $1.77 billion in 2011. Rate lock commitments were $1.25 billion in the fourth quarter, up $711.8 million, or 131%, from the fourth quarter of 2011 and down $58.2 million, or 4.4%, from the third quarter of 2012. We believe that the decline in rate lock commitments in the fourth quarter of 2012 compared to the third quarter of 2012 was primarily the result of a decline in loan activity typical of the holiday season, which was partially offset by the continued expansion of our mortgage lending personnel and production capacity.

Single family closed loan volume designated for sale totaled $4.67 billion for 2012, up from $1.70 billion in 2011. The fourth quarter closed loan volume was $1.52 billion, increasing $894.9 million, or 143%, from the fourth quarter of 2011, and increasing $150.7 million, or 11.0%, from the third quarter of 2012. At December 31, 2012, the combined pipeline of rate lock commitments, net of estimated fallout, and mortgage loans held for sale was $1.18 billion, compared to a total pipeline of $1.25 billion at September 30, 2012, reflecting a reduction in rate lock commitments in the fourth quarter of 2012 which we believe reflects a seasonal decline in loan activity typical of the holiday season, partially offset by increased mortgage production capacity. The Company continues to grow its mortgage origination and production capacity, and increased its mortgage lending and support personnel by 10.8% in the fourth quarter and 146% during 2012.

Net gain on mortgage loan origination and sale activities in the fourth quarter of 2012 was $68.8 million, an increase of $49.8 million, or 262%, over the fourth quarter of 2011 and $210.2 million for the full year, up from $48.5 million in 2011. Increased mortgage loan origination and sale revenue reflects continued strong demand for both purchase and refinance mortgage loans in our markets, including refinances through the federal government's expanded Home Affordable Refinance Program ("HARP 2.0"), primarily driven by continuing low mortgage interest rates as well as strong secondary market profit margins that persisted the entirety of 2012. Due to differences in the timing of revenue recognition between components of the gain on loan origination and sales activities, the Company analyzes the profitability of these activities using a 'Composite Margin,' which is comprised of the ratios of the components to their respective populations of interest rate lock commitments, loans closed and loans sold. The Composite Margin for the fourth quarter was 494 basis points, up from 493 basis points in the prior quarter (see the Mortgage Banking Activity table for details). HARP 2.0 refinances represented approximately 19% of loans originated in the fourth quarter of 2012. Overall, single family mortgage production was comprised of 32% purchases and 68% refinances in the fourth quarter of 2012.

In the fourth quarter of 2012, we identified an error in the fair value measurement of single family loans held for sale that understated the recorded amount of the loans, thereby delaying the recognition of a portion of the secondary marketing gains until the time that the loans are sold, which generally occurs in the month following loan funding. The correction of this accounting error resulted in an increase to net gain on mortgage loan origination and sale activities and a related increase to loans held for sale in our consolidated statements of operations and consolidated statements of financial condition of $914 thousand, $1.3 million, $1.1 million and $1.3 million in the first, second, third and fourth quarters of this year, respectively. The fourth quarter amount represents a correction of the cumulative effect of the error for prior years, which was immaterial. Accordingly, we have recast the consolidated statements of operations and consolidated statements of financial condition for those periods for these immaterial amounts.

Mortgage Servicing

Mortgage servicing income of $651 thousand in the fourth quarter of 2012 decreased $5.3 million, or 89.1%, from the fourth quarter of 2011. For the full year, mortgage servicing income was $16.1 million, down from $38.1 million in 2011. The decrease from prior year periods for the quarter and year largely reflects a reduction in sensitivity to interest rates for the Company's mortgage servicing rights (MSRs), which has enabled the Company to reduce the notional amount of derivative instruments used to economically hedge MSRs. The lower notional amount of derivative instruments, along with a flatter yield curve, resulted in lower net gains from derivatives economically hedging MSRs, which negatively impacted mortgage servicing income. In addition, MSR risk management results for the quarter and for the full year reflect the impact in the fair value of MSRs due to changes in model inputs and assumptions related to factors other than interest rate changes, which are not within the scope of the Company's MSR hedging strategy. Such factors included changes to the Federal Housing Administration (FHA) streamlined refinance program and higher expected home values, both of which generally lead to higher projected prepayment speeds, and resulted in a net loss from MSR risk management activities in the fourth quarter of 2012. Mortgage servicing fees collected in the fourth quarter of 2012 increased $1.0 million, or 15.4%, over 2011 and increased $355 thousand, or 5.0%, as compared to the third quarter of 2012. The total loans serviced for others portfolio increased to $9.65 billion in 2012 compared to $7.70 billion at December 31, 2011.

Asset Quality

Classified assets of $86.3 million, or 3.28% of total assets at December 31, 2012, declined by $101.9 million, or 54.2%, from $188.2 million, or 8.31% of total assets, at December 31, 2011. Nonperforming assets (NPAs) of $53.8 million, or 2.05% of total assets at December 31, 2012, declined $61.2 million, or 53.2%, from $115.1 million, or 5.08% of total assets at December 31, 2011. Nonaccrual loans of $29.9 million, or 2.23% of total loans at December 31, 2012, declined $46.6 million, or 60.9%, from $76.5 million, or 5.69% of total loans at December 31, 2011. Other real estate owned (OREO) balances of $23.9 million at December 31, 2012 declined $14.6 million, or 37.9%, from $38.6 million at December 31, 2011. The improvement in NPAs primarily resulted from the resolution and reduction of nonperforming commercial construction assets which declined $63.7 million, or 81.3%, year-over-year. Loan delinquencies of $88.2 million, or 6.6% of total loans at December 31, 2012, declined $51.6 million, or 36.9%, from $139.9 million, or 10.4% of total loans at December 31, 2011. Excluding single family mortgage loans insured or guaranteed by the FHA or the Department of Veterans' Affairs (VA), loan delinquencies were $37.0 million, or 2.8% of total loans at December 31, 2012, down from $94.6 million, or 7.0% of total loans, at December 31, 2011.

NPAs declined $1.4 million, or 2.6%, from $55.3 million at September 30, 2012, primarily as a result of a $5.1 million, or 13.1%, reduction in nonperforming commercial assets, partially offset by a $3.6 million, or 21.7%, increase in nonperforming consumer assets.

The allowance for credit losses of $27.8 million, or 2.07% of total loans at December 31, 2012, decreased by $15.0 million from $42.8 million, or 3.18% of total loans, at December 31, 2011. The decrease in the allowance for credit losses is the result of the successful resolution of problem assets during the year as demonstrated in the significant improvements in classified asset balances, which declined 54.2%, and nonaccrual loan balances, which declined 60.9% during 2012. A provision for credit losses of $4.0 million was recorded for the fourth quarter of 2012, compared to $5.5 million recorded in the third quarter of 2012. Net charge-offs in the fourth quarter of 2012 were $3.9 million, down from $5.0 million in the third quarter of 2012.

Branch Banking

Deposit balances were $1.98 billion at December 31, 2012, down from $2.01 billion at December 31, 2011. Certificates of deposit decreased $378.3 million, or 36.6%, from a year ago as a result of the managed reduction of these higher-cost deposits and replacement with transaction and savings deposits, which increased $271.5 million, or 35.1%, from a year ago. The improvement in the composition of deposits reflects our successful efforts to attract transaction and savings deposit balances through our branch network and convert customers with maturing certificates of deposit to transaction and savings deposits.

Toward our goal of growing our consumer and commercial customer base, we opened two new deposit branches in the Seattle metropolitan area during the fourth quarter of 2012.

Results of Operations

Net Interest Income

Net interest income in the fourth quarter of 2012 was $16.6 million, up $3.8 million, or 29.8%, from the fourth quarter of 2011. Full year net interest income was $60.7 million in 2012, up from $48.5 million in 2011. The fourth quarter net interest margin increased to 3.06% from 2.48% in the fourth quarter of 2011, and decreased from 3.12% in the third quarter 2012. Total average interest earning assets increased from the prior year periods as higher mortgage production volumes in 2012 resulted in a higher average balance of loans held for sale, partially offset by a decrease in cash and cash equivalents which was used to fund loans held for sale production. Total average interest bearing deposit balances declined from the prior year periods mostly as a result of declines in higher-cost certificates of deposit, partially offset by an increase in transaction and savings deposits. The decline in the net interest margin from the prior quarter is primarily due to the recognition in the third quarter of accumulated interest collected on nonaccrual loans.

Noninterest Income

Noninterest income in the fourth quarter of 2012 was $71.7 million, up $44.2 million, or 160%, from $27.5 million in the fourth quarter of 2011. Full year noninterest income was $237.5 million in 2012, up from $97.2 million in 2011, primarily driven by increased mortgage loan origination and sale revenue. The increase in net gain on mortgage loan origination and sale activities in 2012 from prior year periods reflects increased single family loan production volume and continued strength in secondary market profit margins. Partially offsetting this increase to noninterest income is a decrease in mortgage servicing income, reflecting a reduction in income recognized from MSR risk management activities.

Noninterest Expense

Noninterest expense in the fourth quarter of 2012 was $55.8 million, up $21.9 million, or 64.5%, from $33.9 million in the fourth quarter of 2011. Full year noninterest expense was $183.1 million in 2012, up 44.8% from $126.5 million in 2011. The increase in noninterest expense during 2012 was primarily due to an increase in incentive compensation, including commissions to lending personnel, driven by growth in closed mortgage loan volume.

Income Taxes

The Company's income tax expense was $7.1 million for the quarter. The Company's 2012 year-to-date income tax expense of $21.5 million is based on the Company's annual effective income tax rate plus discrete benefits recognized during the year. The Company's effective tax rate for the year of 21% differs from the Federal statutory tax rate of 35% primarily due to a $14.4 million tax benefit related to the reversal of the Company's beginning of year valuation allowance against deferred tax assets, tax exempt income and state income taxes in Oregon, Hawaii and Idaho.

Capital

Regulatory capital ratios for the Bank are as follows:

The Bank continues to meet the capital requirements of a "well-capitalized" institution.

Stock Split

On October 24, 2012, the Board of Directors approved a two-for-one forward split of the Company's common stock that was effective on November 5, 2012. Shares outstanding and per share information have been adjusted to reflect the stock split.

Conference Call

HomeStreet, Inc. will conduct a quarterly earnings conference call on Monday, February 4, 2013 at 10:00 a.m. PST (1:00 p.m. EST). The Company will discuss fourth quarter and year-end 2012 results and provide an update on recent activities. A question and answer session will follow the presentation. Shareholders, analysts and other interested parties may join the call by dialing 1-888-317-6016 shortly before 10:00 a.m. PST. A rebroadcast will be available approximately one hour after the conference call by dialing 1-877-344-7529 and entering passcode 10023354.

About HomeStreet, Inc.

HomeStreet, Inc. (NAS: HMST) is a diversified financial services company headquartered in Seattle, Washington, and the bank holding company for HomeStreet Bank, a state-chartered, FDIC-insured savings bank. HomeStreet Bank offers consumer and commercial banking, investment and insurance products and services in Washington, Oregon and Hawaii. HomeStreet Bank conducts lending activities in Washington, Oregon, Hawaii, Idaho, California, Arizona and Alaska. For more information, visit http://ir.homestreet.com.

Forward-Looking Statements

This report to shareholders contains forward-looking statements concerning HomeStreet, Inc. and the Bank and their operations, performance, financial conditions and likelihood of success. All statements other than statements of historical fact are forward-looking statements. Forward-looking statements are based on many beliefs, assumptions, estimates and expectations of our future performance, taking into account information currently available to us, and include statements about the competitiveness of the banking industry. When used in this press release, the words "anticipate," "believe," "could," "estimate," "expect," "intend," "may," "plan," "potential," "should," "will" and "would" and similar expressions (including the negative of these terms) may help identify forward-looking statements. Such statements involve inherent risks and uncertainties, many of which are difficult to predict and are generally beyond the control of the Company. Forward-looking statements speak only as of the date made, and we do not undertake to update them to reflect changes or events that occur after that date.

We caution readers that a number of important factors could cause actual results to differ materially from those expressed in, implied or projected by, such forward-looking statements. For instance, our ability to expand our banking operations geographically and across market sectors, grow our franchise and capitalize on market opportunities may be limited due to future risks and uncertainties including, but not limited to, changes in general economic conditions that impact our markets and our business, regulatory and legislative actions that may constrain our ability to do business, significant increases in the competition we face in our industry and market and the extent of our success in problem asset resolution efforts. In addition, we may not recognize all or a substantial portion of the value of our rate-lock loan activity due to challenges our customers may face in meeting current underwriting standards, a decrease in interest rates, an increase in competition for such loans, unfavorable changes in general economic conditions, including housing prices, the job market, consumer confidence and spending habits either nationally or in the regional and local market areas in which the Company does business and legislative or regulatory actions or reform (including, without limitation, the Dodd-Frank Wall Street Reform and Consumer Protection Act). A discussion of the factors that we know to pose risk to the achievement of our business goals and our operational and financial objectives is contained in our Annual Report on Form 10-K for the fiscal year ended December 31, 2011 and Quarterly Report on Form 10-Q for the quarter ended September 30, 2012. These factors are updated from time to time in our filings with the Securities and Exchange Commission, and readers of this release are cautioned to review those disclosures in conjunction with the discussions herein.

Information contained herein, other than information at December 31, 2011, and for the twelve months then ended, is unaudited. All financial data should be read in conjunction with the notes to the consolidated financial statements of HomeStreet, Inc., and subsidiaries as of and for the fiscal year ended December 31, 2011, as contained in the Company's Annual Report on Form 10-K for such fiscal year.