Second Quarter 2020 Investor Presentation July 29, 2020
Important Notices This presentation is issued by Annaly Capital Management, Inc. ("Annaly"), an internally-managed, publicly traded company that has elected to be taxed as a real estate investment trust for federal income tax purposes and is being furnished in connection with Annaly’s Second Quarter 2020 quarterly report. This presentation is provided for investors in Annaly for informational purposes only and is not an offer to sell, or a solicitation of an offer to buy, any security or instrument. Forward-Looking Statements This presentation, other written or oral communications, and our public documents to which we refer contain or incorporate by reference certain forward-looking statements which are based on various assumptions (some of which are beyond our control) and may be identified by reference to a future period or periods or by the use of forward-looking terminology, such as “may,” “will,” “believe,” “expect,” “anticipate,” “continue,” or similar terms or variations on those terms or the negative of those terms. Such statements include those relating to the Company’s future performance, macro outlook, the interest rate and credit environments, tax reform and future opportunities. Actual results could differ materially from those set forth in forward-looking statements due to a variety of factors, including, but not limited to, risks and uncertainties related to the COVID-19 pandemic, including as related to adverse economic conditions on real estate-related assets and financing conditions; changes in interest rates; changes in the yield curve; changes in prepayment rates; the availability of mortgage-backed securities (“MBS”) and other securities for purchase; the availability of financing and, if available, the terms of any financing; changes in the market value of the Company’s assets; changes in business conditions and the general economy; the Company’s ability to grow our commercial real estate business; the Company’s ability to grow its residential credit business; the Company’s ability to grow its middle market lending business; credit risks related to the Company’s investments in credit risk transfer securities, residential mortgage-backed securities and related residential mortgage credit assets, commercial real estate assets and corporate debt; risks related to investments in mortgage servicing rights; the Company’s ability to consummate any contemplated investment opportunities; changes in government regulations or policy affecting the Company’s business; the Company’s ability to maintain its qualification as a REIT for U.S. federal income tax purposes; the Company’s ability to maintain its exemption from registration under the Investment Company Act of 1940, as amended; and the risk that the expected benefits, including long-term cost savings, of the Internalization are not achieved. For a discussion of the risks and uncertainties which could cause actual results to differ from those contained in the forward-looking statements, see “Risk Factors” in our most recent Annual Report on Form 10-K and any subsequent Quarterly Reports on Form 10-Q. The Company does not undertake, and specifically disclaims any obligation, to publicly release the result of any revisions which may be made to any forward-looking statements to reflect the occurrence of anticipated or unanticipated events or circumstances after the date of such statements, except as required by law. We routinely post important information for investors on our website, www.annaly.com. We intend to use this webpage as a means of disclosing material information, for complying with our disclosure obligations under Regulation FD and to post and update investor presentations and similar materials on a regular basis. Annaly encourages investors, analysts, the media and others interested in Annaly to monitor the Investors section of our website, in addition to following our press releases, SEC filings, public conference calls, presentations, webcasts and other information we post from time to time on our website. To sign-up for email-notifications, please visit the “Email Alerts” section of our website, www.annaly.com, under the “Investors” section and enter the required information to enable notifications. The information contained on, or that may be accessed through, our webpage is not incorporated by reference into, and is not a part of, this document. Past performance is no guarantee of future results. There is no guarantee that any investment strategy referenced herein will work under all market conditions. Prior to making any investment decision, you should evaluate your ability to invest for the long-term, especially during periods of downturns in the market. You alone assume the responsibility of evaluating the merits and risks associated with any potential investment or investment strategy referenced herein. To the extent that this material contains reference to any past specific investment recommendations or strategies which were or would have been profitable to any person, it should not be assumed that recommendations made in the future will be profitable or will equal the performance of such past investment recommendations or strategies. The information contained herein is not intended to provide, and should not be relied upon for accounting, legal or tax advice or investment recommendations for Annaly or any of its affiliates. Regardless of source, information is believed to be reliable for purposes used herein, but Annaly makes no representation or warranty as to the accuracy or completeness thereof and does not take any responsibility for information obtained from sources outside of Annaly. Certain information contained in the presentation discusses general market activity, industry or sector trends, or other broad-based economic, market or political conditions and should not be construed as research or investment advice. Non-GAAP Financial Measures This presentation includes certain non-GAAP financial measures, including core earnings excluding the premium amortization adjustment (“PAA”). We believe the non-GAAP financial measures are useful for management, investors, analysts, and other interested parties in evaluating our performance but should not be viewed in isolation and are not a substitute for financial measures computed in accordance with U.S. generally accepted accounting principles (“GAAP”). In addition, we may calculate our non-GAAP metrics, such as core earnings (excluding PAA), or the PAA, differently than our peers making comparative analysis difficult. Please see the section entitled “Non-GAAP Reconciliations” in the attached Appendix for a reconciliation to the most directly comparable GAAP financial measures. 2 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Recent Achievements and Performance Highlights Annaly delivered strong financial results amidst a challenging operating environment . Core earnings (ex. PAA)* up 28.6% from the prior quarter Financial Performance . Book value up 11.9% from the prior quarter . Economic return of 14.8% for the second quarter Further enhanced the strength of our balance sheet by reducing leverage, increasing liquidity and diversifying financing . Economic leverage* modestly reduced to 6.4x from 6.8x in the prior quarter Financing & . $7.9 billion of unencumbered assets, including cash and unencumbered Agency MBS of $5.3 billion Liquidity . Priced $489 million residential whole loan securitization in July 2020; ~$4.5 billion aggregate issuance since 2018(1) . Annaly Residential Credit Group added $1.125 billion of capacity across two new credit facilities since the beginning of the second quarter(2) Portfolio continues to be well-positioned to generate attractive returns . $96 billion in high-quality, liquid Agency MBS representing 93% of total assets(3) Portfolio . Credit portfolio conservatively positioned with low leverage and limited exposure to industries most affected by Performance COVID-19 . Increased allowances under CECL model largely the result of revised economic assumptions, while applying a conservative bias due to uncertainties surrounding COVID-19 (please see page 22 for details) Annaly continues to enhance corporate governance practices and focus on driving shareholder value Shareholder . Completed management internalization, better aligning management with shareholders Value . Repurchased $175 million of common stock since the beginning of Q2(4) Source: Company filings. Financial data as of June 30, 2020, unless otherwise noted. * Represents a non-GAAP financial measure; see Appendix. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 3 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Second Quarter 2020 Financial Highlights Earnings (Loss) per Share Dividend per Share Net Interest Margin (ex. PAA)* Core 1.88% GAAP (ex. PAA)* $0.22 $0.58 | $0.27 Earnings & 1.18% Book Value Book Value per Share Dividend Yield(1) $8.39 13.4% Q1 2020 Q2 2020 Total Portfolio(2) Capital Allocation(3) Average Yield on Interest Earning Assets (ex. PAA)* $103.6bn AMML 3.01% 10% 2.91% Investment Agency Credit Portfolio Total Stockholders’ Equity 75% 25% ARC 9% ACREG $13.8bn 6% Q1 2020 Q2 2020 Liquidity Position Total Hedge Portfolio(4) Economic Leverage* Hedge Ratio(5) Average Economic Cost of Funds*(6) $5.3bn 1.91% $35bn 6.8x 40% Financing, of cash and 6.4x unencumbered Hedge portfolio, 1.29% Liquidity & Agency MBS increased from $17bn Hedging in Q1’20, as assets 19% $7.9bn were added through of total unencumbered the quarter assets Q1 2020 Q2 2020 Q1 2020 Q2 2020 Q1 2020 Q2 2020 Source: Company filings. Financial data as of June 30, 2020, unless otherwise noted. * Represents a non-GAAP financial measure; see Appendix. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 4 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Market Environment
The Macroeconomic State of Affairs The U.S. economy is undergoing a sharp downturn, with recovery dependent on COVID-19 developments Wall Street economists expect sharp Q2 output losses to have recovered The economic impact of COVID-19 by 2022(2) . COVID-19 case growth requires continued social U.S. Real GDP Level, $ trillion distancing, which has created a service-sector led $20 economic downturn $19 . GDP growth is expected to contract by as much $18 as 35% annualized in Q2 before recovering in $17 next several quarters(1) $16 . Government stimulus has supported consumer Forecast(3) incomes amidst meaningful labor market $15 disruption $14 2005 2007 2009 2011 2013 2015 2017 2019 2021 . Second order effects of COVID-related distancing are likely to have lasting implications, Recession GDP Level such as secular shifts in real estate usage, Second round of case growth coincided with relaxed social distancing, changing labor demand and others highlighting the uncertain path of recovery . The housing market remains sound, in large part U.S. COVID-19 Cases, '000 (lhs) vs. Social Distancing, Index(4) (rhs) given a meaningful imbalance between supply 70 120 and demand for homes 60 100 50 – Forbearance rates are declining and lenders 80 40 continue to work with borrowers to avoid 60 30 defaults 20 40 . The 2020 Presidential Election and recent rise in 10 20 geopolitical tensions present other medium-term 0 0 risk factors 02/01/20 04/01/20 06/01/20 Cases, 7-day MA (lhs) Social Distancing (rhs) Note: Data as of July 22, 2020. For source information, please refer to the endnotes included at the end of this presentation. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 6 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
The Federal Reserve’s Response The Fed’s measures have helped reduce the economic impact of the downturn and stabilized asset markets The Federal Reserve’s three-fold response The Fed balance sheet has grown significantly Federal Reserve Balance Sheet by Category(1), $ trillion . Fed added liquidity to help domestic and $8.5 Forecast Liquidity foreign access to U.S. dollars $7.5 Provisions . Conditions have improved so provisions are $6.5 not currently needed $5.5 $4.5 Asset $3.5 . Asset purchases of $80bn net Treasuries and Purchases $2.5 Treasuries $40bn net MBS/month expected to continue for foreseeable future $1.5 & MBS 1/31/2019 7/31/2019 1/31/2020 7/31/2020 Treasuries MBS Loans Liquidity Other Assets . Credit facility usage has been below Which has helped stabilize asset spreads Credit expectations; however, improvement in Facilities financial conditions has allowed private Bloomberg Barclays MBS Index OAS & Corporate Credit Spreads, bps actors to provide necessary lending 160 140 120 Measures have led Fed balance sheet to grow by $3tn to $7tn in 100 1H 2020; we expect balance sheet to reach $8tn by year end 80 60 40 . Fed to shift to outcome-based forward 20 Remaining guidance in near future 0 . Fed could implement “yield curve control” Tools 06/01/19 10/01/19 02/01/20 06/01/20 . Negative interest rates remain unlikely MBS CDX IG Spread Source: Bloomberg, the Federal Reserve. Data as of July 11, 2020. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 7 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Business Update
Annaly Investment Strategies The Annaly Agency Group invests in Agency MBS The Annaly Residential Credit Group invests in Non- collateralized by residential mortgages which are Agency residential mortgage assets within the guaranteed by Fannie Mae, Freddie Mac or Ginnie Mae securitized product and whole loan markets Assets(1) $96.3bn Assets(1) $2.6bn Capital(2) $10.2bn Capital(2) $1.2bn Sector Rank(3) #1/8 Sector Rank(3) #6/14 Strategy Countercyclical / Defensive Strategy Cyclical / Growth Assets: $103.6bn(1) Stockholders’ Equity: $13.8bn Assets(1) $2.5bn Assets $2.2bn Capital(2) $0.8bn Capital(2) $1.3bn Sector Rank(3) #9/17 Sector Rank(3) #9/39 Strategy Cyclical / Growth Strategy Non-Cyclical / Defensive The Annaly Commercial Real Estate Group originates and The Annaly Middle Market Lending Group provides invests in commercial mortgage loans, securities and other financing to private equity backed middle market commercial real estate debt and equity investments businesses across the capital structure Source: Bloomberg and Company filings. Financial data as of June 30, 2020. Market data as of July 15, 2020. Represents credit business Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 9 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Agency | Business Update Agency MBS sector benefits from strong technical factors given macro environment Strategic Approach Market Trends . Annaly’s Agency Portfolio is made up of high quality and relatively . Agency MBS outlook has improved given strong nominal carry and liquid securities, including specified pools, TBA, ARMs and derivatives improved supply/demand dynamic on the back of extensive intervention by the Federal Reserve and strong bank demand; MBS . Portfolio benefits from in-house proprietary analytics that identify spreads have tightened back to pre-crisis averages emerging prepayment trends and aid in estimating cash flows . MBS repo markets have been stable amid added liquidity from the . Diversified portfolio construct enhances total return profile while Federal Reserve; we have begun to see activity in term markets duration and convexity risks are hedged to protect book value across various interest rate and spread environments . While speeds remain elevated given the record low rate environment, our specified pool strategy combined with a shift to new production . Annaly’s Agency team has access to traditional wholesale repo and coupons should help insulate our portfolio in the near term proprietary broker-dealer repo Agency Portfolio Detail Assets Hedges(1) Funding(2) Agency Specified Pools and TBA Holdings, % Agency Hedging Composition, % Agency Funding Composition, % 100% 100% 100% 75% 75% 75% 50% 50% 50% 25% 25% 25% 0% 0% 0% 2017 2018 2019 2020 2017 2018 2019 2020 2017 2018 2019 2020 Pools TBA Swaps Swaptions Futures Within 30 30-120 days Over 120 Source: Company filings. Financial data as of June 30, 2020. Note: Portfolio data as of quarter end for each respective period. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 10 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Agency | Portfolio Summary . Annaly Agency Portfolio: $96.3 billion in assets at the end of Q2 2020, a modest increase of ~5% from Q1 2020 . The portfolio mix continues to be predominantly concentrated in 30-year fixed rate securities . Continuation of portfolio shift down in coupon over the course of the quarter, with a reduction in 30-year 3% through 4.5% and additions of 30-year 2.5% and 2.0% . Asset reduction in Q2 2020 was primarily in pools, while additions were made in the TBA sector – Sold across higher coupon stories, given the outperformance of specified pools with interest rates at historic lows – Lower coupon TBA additions have compelling financing characteristics, augmenting carry . ARM position reduction came primarily through paydowns Total Dedicated Capital: $10.2 billion(1) Asset Type(1) Pass Through Coupon Type(2) Portfolio Quality(3) DUS IO/IIO/CMO/MSR <=2.5% 3.0% Generic ARM/HECM 3.5% 1% 1% 15yr 15 & 20Yr: 4% 2% 4% 1% 1% >=4.0% 4% 8% 1% 20yr 3% 40+ 3.5% WALA 21% 14% <=2.5% 18% High Quality Spec 43% 3.0% 8% 4.0% 24% 30yr >=4.5% Med Quality Spec 90% 21% 39% 30Yr+: 92% Note: Data as of June 30, 2020. Percentages based on fair market value and may not sum to 100% due to rounding. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 11 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Conservative Approach to Credit Businesses Reduces Impact of Volatility Annaly's credit businesses are relatively lower levered, with high-quality portfolios that has helped mitigate pandemic-related disruption and position them well for the recovery Key Credit Characteristics Commentary Annaly Securitizations, FICO & LTV(2) . Lower levered than the peer average, 68% 67% 67% 67% 66% 65% 65% 66% 67% which provided some protection through 1000 900 70% 800 42% the volatility in March and April Residential 700 50% 600 . 63% of Annaly’s Residential economic 500 30% Credit 400 portfolio consists of whole loans or 300 749 751 753 758 753 765 752 758 764 756 200 10% retained OBX securities(3) 100 0 (1) -10%. Credit box remains conservative, as seen 9% of Capital Mar Aug Oct Jan April Jun July Oct Jan Feb by the consistent profile of borrowers 2018 2019 2020 across all deals Investor Expanded Prime Seasoned ARMs LTV 2018-2020 Originations, Weighted Average LTV & Debt Yield(4) 71% 72% 72% 71% . Focus is on credit with achievable 67% 70% 61% 64% 64% business plans and strong sponsorship Commercial . Disciplined approach to underwriting Real Estate with cash flows and appropriate deal level leverage 9.1% 8.1% 7.3% 8.8% 7.1% 5.0% 6.9% 4.5% 3.4% . 6% of Capital(1) Optimize financing with various Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 financing sources to achieve durable 2018 2019 2020 levered yields LTV Debt Yield Average Borrower EBITDA, $ millions Average Borrower Fixed Charge Coverage Ratio . AMML lends to borrowers that we believe $101 show predictable prospective EBITDA Middle 1.8x within select industries showing less 1.7x macro correlation Market . Stable free cash flows enable our Lending $88 borrowers to meaningfully de-lever typically within a year of closing 10% of Capital(1) . These borrowers are also sponsored by high quality private equity firms with (5) (6) At Close LTM At Close LTM equity contributions of 38% on average Source: Company filings. Financial data as of June 30, 2020, unless otherwise noted. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 12 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Residential Credit | Business Update Annaly’s Residential Credit business is well positioned to capitalize on current market Strategic Approach Market Trends . Programmatic securitization sponsor of new origination, residential . Residential Credit assets have retraced the majority of the widening whole loans with eleven deals comprising ~$4.5bn of issuance since experienced during March/April but remain wide to pre-COVID 2018 levels . Securitization program gives Annaly the ability to create proprietary . Non-Agency lending halted during the pandemic as secondary investments tailored to desired credit preferences with control over market liquidity evaporated but have slowly rebounded over the last diligence, origination partners, servicers and loss mitigation few months . Nimble platform that can deploy capital across both the residential . Non-Agency gross issuance stands at $57bn year to date. The whole loan and the Non-Agency security market depending on slowdown in issuance will lead to negative net issuance for 2020, relative value buoying long-term technicals . Modest use of financial leverage with most positions already term financed through securitization . Market will be focused on forbearance resolution/default transitions Portfolio Evolution(1) Annaly Securitization History Residential Credit Portfolio Evolution, % Annaly Securitizations, $mm 100% $500 75% $400 $300 50% $463 $465 $468 $489 $200 $383 $384 $394 $388 $384 $327 $375 25% $100 0% $0 Q4 Q4 Q4 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Mar Aug Oct Jan Apr Jun July Oct Jan Feb July 2015 2016 2017 2018 2019 2020 2018 2019 2020 Whole Loans Prime/Alt-A/Subprime Prime Jumbo NPL/RPL CRT Investor Expanded Prime Seasoned ARMs Source: Company filings. Financial data as of June 30, 2020, unless otherwise noted. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 13 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Residential Credit | Portfolio Summary . Annaly Residential Credit Portfolio: $2.6 billion in assets at the end of Q2 2020, relatively flat from Q1 2020 and comprised of a $1.5 billion securities portfolio and a $1.2 billion whole loan portfolio . OBX 2020-EXP2 priced post quarter-end, a $489 million Expanded Prime transaction, representing the eleventh securitization since the beginning of 2018 . The loan portfolio is conservatively positioned as it consists of 100% 1st lien, new origination collateral with strong credit characteristics(1) – Original 762 FICO, 67% LTV, 37% DTI Total Dedicated Capital: $1.2 billion Sector Type(2)(3) Coupon Type(2) Effective Duration(2) IO 3% Agency CRT Private Label CRT ARM >5 yrs 13% 1% 14% 23% <2 yrs 35% WL 42% Floating Prime Fixed 20% 4-5 yrs 27% 57% 12% 2-3 yrs 3-4 yrs 12% Alt A Fixed Duration 18% 3% Prime Jumbo IO <2yrs <1% Subprime 6% Prime Jumbo RPL 5% 2% 7% Note: Data as of June 30, 2020, unless otherwise noted. Portfolio statistics and percentages are based on fair market value and reflect economic interest in securitizations. Prime Jumbo and Prime classifications include the economic interest of certain positions that are classified as Residential Mortgage Loans within our Consolidated Financial Statements. Percentages may not sum to 100% due to rounding. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 14 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Commercial Real Estate | Business Update Institutional commercial real estate platform with thoughtful and sustained exposure to investment options that span the capital structure Strategic Approach Market Trends . Cautious approach to new investments; premium on cash flow and . Commercial property investment remains muted as sellers and buyers downside protection differ on price expectations given the change in economic environment . Dedicated senior investment professionals with broad direct sourcing . CRE financing market has begun to slowly open back up with more capabilities across investment and property types, and spanning the activity at lower leverage levels and focused on core product and capital structure higher credit sponsorship outside of the sectors most impacted by social distancing and travel restrictions . Utilize credit intensive investment process and long-established relationships with top sponsors, major banks, leading national . Private equity, insurance, and money managers have shown strong commercial brokerage firms and best-in-class operating partners demand for CMBS, in particular non-hotel/non-retail SASB credit. As a result of the recovery in spreads, towards the end of Q2 there was an . Maintain a diversity of funding sources for optimal execution increase in borrower requests, with dealers slowly refilling the pipeline with a small number of SASB and conduit loans Portfolio Evolution(1) 100% 10% 22% 27% 23% 27% 27% 26% 35% 26% 32% 75% 31% 18% 17% 20% 28% 32% 34% 50% 30% 39% 35% 30% 32% 32% 28% 16% 25% 42% 25% 16% 14% 14% 29% 31% 25% 25% 3% 16% 23% 19% 21% 19% 0% Q4 Q4 Q4 Q4 Q1 Q2 Q3 Q4 Q1 Q2 2015 2016 2017 2018 2019 2020 Whole Loan Mezzanine Equity CMBS Source: Company filings. Financial data as of quarter end for each respective period. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 15 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Commercial Real Estate | Portfolio Summary . Annaly Commercial Real Estate Portfolio: $2.5 billion(1) in assets at the end of Q2 2020, reflecting a decrease of 5% from Q1 2020 . Inclusive of loans contributed to the managed CRE CLO, assets under management at the end of Q2 2020 totaled $3.1 billion, relatively flat from Q1 2020 . Navigated the market environment through prudent new investment screening and capital preservation through asset sales and borrower payoffs . $53 million of payoffs/sales . Evaluating new opportunities very selectively given market disruption Total Dedicated Capital: $0.8 billion Asset Type(2) Sector Type(2) Geographic Concentration(2)(6) Other(3) 6% ESG(4) Healthcare Hotel 10% 3% 8% TX 15% Industrial Credit Retail 1% Other CMBS 31% 36% 32% CA Equity 14% 32% Multifamily 14% NY Mezzanine 11% 8% Other FL Whole Office 10% 6% DC VA Loan(5) 26% 7% 11% 19% Note: Data as of June 30, 2020. Portfolio statistics and percentages are based on fair market value and reflect economic interest in securitizations. Percentages may not sum to 100% due to rounding. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 16 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Middle Market Lending | Business Update AMML’s recent portfolio activity comes primarily from existing borrowers within our portfolio as opposed to the rapid addition of new borrowers Strategic Approach AMML by the Numbers . Execute on a disciplined credit focused investment strategy Current Portfolio comprised predominantly of 1st and 2nd lien loans . Maintain strong relationships with top quartile U.S. based private equity firms to generate repeat deal flow 32 50 $45mm Private Equity Portfolio Avg. Investment . Experienced investment team with a history of allocating capital Sponsors Borrowers Size(1) through multiple economic cycles . Utilize a credit intensive investment process and long-established relationships to build a defensive portfolio with a stringent focus on 5.2% / 8.3% non-discretionary, niche industries $88mm 0.7x Weighted Avg. Avg. EBITDA at Leverage on . Deal types include leveraged buyouts, acquisition financing, 1st/2nd Lien LIBOR Underwriting Portfolio(2) refinancings and recapitalizations Spread Portfolio Evolution Assets ($mm) $2,500 $2,145 $2,185 $1,887 $2,000 $1,500 $1,011 $1,000 $773 $489 $500 $118 $166 – 2013 2014 2015 2016 2017 2018 2019 Q2 2020(3) 1st Lien 2nd Lien Bonds/Sub Debt Source: Company filings. Financial data as of year end for each respective period, unless otherwise noted. Current portfolio data as of June 30, 2020. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 17 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Middle Market Lending | Portfolio Summary . Annaly Middle Market Lending Portfolio: $2.2 billion(1) in assets at the end of Q2 2020, relatively flat compared to Q1 2020 . AMML’s long-standing relationships and legacy portfolio have provided access to continued deal flow through the pandemic . The current portfolio consists of 87% new financings alongside average sponsor cash equity contributions of 38% at close, with the remaining portfolio comprised of 8% recapitalizations and 5% refinancings(2) . AMML’s concentrated, non-discretionary, and defensive industry specific approach has differentiated our performance in comparison to peers with broader AUM gathering investment strategies . Internal risk ratings remain steady amidst COVID with 91% of the portfolio performing, 8% substandard and 1% doubtful(3) Total Dedicated Capital: $1.3 billion Lien Position(4) Industry(5) Loan Size(6) $0mm - $20mm 19% 10% 2nd Lien $20mm - $40mm 38% 41% 20% 13% $60mm+ 1st Lien 55% 62% 7% $40mm - $60mm 6% 15% 5% 5% 5% Computer Programming & Data Processing Management & Public Relations Services Chemicals & Chemical Preparations Miscellaneous Business Services Public Warehousing & Storage Engineering, Architectural, & Surveying Metal Cans & Shipping Containers Other Note: Data as of June 30, 2020. Percentages based on amortized cost and may not sum to 100% due to rounding. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 18 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Financial Highlights and Trends
Financial Highlights and Trends Unaudited For the quarters ended 6/30/2020 3/31/2020 12/31/2019 9/30/2019 6/30/2019 (1) GAAP net income (loss) per average common share $0.58 ($2.57) $0.82 ($0.54) ($1.24) (1) Core earnings (excluding PAA) per average common share* $0.27 $0.21 $0.26 $0.21 $0.25 Dividends declared per common share $0.22 $0.25 $0.25 $0.25 $0.25 Book value per common share $8.39 $7.50 $9.66 $9.21 $9.33 Annualized GAAP return (loss) on average equity 25.84% (102.17%) 31.20% (19.32%) (45.13%) Annualized core return on average equity (excluding PAA)* 12.82% 9.27% 10.56% 8.85% 9.94% (2) Net interest margin 1.89% 0.18% 1.49% 0.48% 0.58% (3) Average yield on interest earning assets 2.77% 1.91% 3.53% 2.89% 3.03% (4) Average GAAP cost of interest bearing liabilities 0.96% 1.86% 2.17% 2.58% 2.71% (2) Net interest margin (excluding PAA) * 1.88% 1.18% 1.41% 1.10% 1.28% (3) Average yield on interest earning assets (excluding PAA) * 3.01% 2.91% 3.25% 3.26% 3.48% (4) Average economic cost of interest bearing liabilities * 1.29% 1.91% 2.01% 2.28% 2.41% (5) Leverage, at period-end 5.5x 6.4x 7.1x 7.3x 7.2x (6) Economic leverage, at period-end * 6.4x 6.8x 7.2x 7.7x 7.6x (7) Credit portfolio as a percentage of stockholders' equity 25% 25% 26% 23% 22% * Represents a non-GAAP financial measure; see Appendix. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 20 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Financial Highlights and Trends (cont’d) Unaudited, dollars in thousands For the quarters ended 6/30/2020 3/31/2020 12/31/2019 9/30/2019 6/30/2019 Agency mortgage-backed securities $76,761,800 $78,456,846 $112,893,367 $114,462,524 $118,202,040 Credit risk transfer securities 362,901 222,871 531,322 474,765 491,969 Non-Agency mortgage-backed securities 619,840 585,954 1,135,868 1,015,921 1,097,752 Commercial mortgage-backed securities 61,202 91,925 273,023 140,851 135,108 Total securities $77,805,743 $79,357,596 $114,833,580 $116,094,061 $119,926,869 Residential mortgage loans $1,168,521 $1,268,083 $1,647,787 $1,219,402 $1,061,124 Commercial real estate debt and preferred equity 618,886 649,843 669,713 611,429 623,705 Corporate debt 2,185,264 2,150,263 2,144,850 2,115,783 1,792,837 Loans held for sale - - - - 68,802 Total loans, net $3,972,671 $4,068,189 $4,462,350 $3,946,614 $3,546,468 Mortgage servicing rights $227,400 $280,558 $378,078 $386,051 $425,328 Agency mortgage-backed securities transferred or pledged to securitization vehicles $1,832,708 $1,803,608 $1,122,588 $0 $0 Residential mortgage loans transferred or pledged to securitization vehicles 2,832,502 3,027,188 2,598,374 2,376,731 2,106,981 Commercial real estate debt investments transferred or pledged to securitization vehicles 2,150,623 1,927,575 2,345,120 2,311,413 2,104,601 Commercial real estate debt and preferred equity transferred or pledged to securitization vehicles 874,618 913,291 936,378 - - Assets transferred or pledged to securitization vehicles $7,690,451 $7,671,662 $7,002,460 $4,688,144 $4,211,582 Real estate, net $746,067 $751,738 $725,638 $725,508 $733,196 Total residential and commercial investments $90,442,332 $92,129,743 $127,402,106 $125,840,378 $128,843,443 21 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Credit Reserves Driven by CECL Accounting Standard Q2 2020 allowance increased primarily due to assumptions related to the impact of COVID 19 Credit Reserves on Funded Loan Portfolio Commentary 3/31/20 6/30/20 6/30/20 . CECL accounting standard: Ending Q2 2020 Ending Loan Carrying – Estimation of lifetime expected ($mm) Allowance(1) Allowance Allowance Value credit losses ACREG $88.8 $61.1 $149.9 $1,493.5 – Based upon an economic forecast AMML 49.1 7.7 56.8 2,185.3 that may result in increases or Total $137.9 $68.8 $206.7 $3,678.8 decreases in reserves based on changes in outlook – Results in reserves recognized % of Loan Balance(2) 3.58% 1.77% 5.32% earlier than under the prior accounting standards (3) Economic Forecast Summary . Total loans in scope of CECL (ACREG and AMML) represent 4% of total Forecast Period assets. All other credit assets are Q3 2020 Q4 2020 Q1 2021 Q2 2021 recorded at fair value Unemployment Rate . Q2 2020 economic forecasts reflect Q2 2020 Forecast 10.5% 9.4% 8.7% 7.8% weaker assumptions versus Q1 2020 Q1 2020 Forecast 8.5% 8.8% 7.7% 6.6% . Reserves conservatively recorded Real GDP Growth (annualized) based upon a worse case scenario Q2 2020 Forecast (6.7%) (5.1%) (2.2%) 9.8% versus our base case given continued economic uncertainties Q1 2020 Forecast 5.6% 5.6% 4.1% 3.7% . In addition to the $68.8mm allowance CRE Values (cumulative % change) on funded loans, the Company Q2 2020 Forecast (20.8%) (18.1%) (15.4%) (11.9%) recorded an allowance of $3.8mm on Q1 2020 Forecast (13.2%) (15.6%) (15.0%) (11.6%) unfunded commitments Source: Company filings, Bloomberg, IHS Markit and Trepp. Financial data as of June 30, 2020, unless otherwise noted. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 22 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Appendix: Non-GAAP Reconciliations
Non-GAAP Reconciliations Core earnings (excluding PAA), a non-GAAP measure, is defined as the sum of (a) economic net interest income, (b) TBA dollar roll income and CMBX coupon income, (c) realized amortization of MSRs, (d) other income (loss) (excluding depreciation expense related to commercial real estate and amortization of intangibles, non-core income allocated to equity method investments and other non-core components of other income (loss)), (e) general and administrative expenses (excluding transaction expenses and non-recurring items) and (f) income taxes (excluding the income tax effect of non-core income (loss) items) and excludes (g) the premium amortization adjustment ("PAA") representing the cumulative impact on prior periods, but not the current period, of quarter-over-quarter changes in estimated long-term prepayment speeds related to the Company’s Agency mortgage-backed securities. 24 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Non-GAAP Reconciliations (cont’d) Unaudited, dollars in thousands except per share amounts To supplement its consolidated financial statements, which are prepared and presented in accordance with GAAP, the Company provides non-GAAP financial measures. These measures should not be considered a substitute for, or superior to, financial measures computed in accordance with GAAP. These non-GAAP measures provide additional detail to enhance investor understanding of the Company’s period-over-period operating performance and business trends, as well as for assessing the Company’s performance versus that of industry peers. Reconciliations of these non-GAAP financial measures to their most directly comparable GAAP results are provided below and on the next page. For the quarters ended 6/30/2020 3/31/2020 12/31/2019 9/30/2019 6/30/2019 GAAP to Core Reconciliation GAAP net income (loss) $856,234 ($3,640,189) $1,209,742 ($747,169) ($1,776,413) Net income (loss) attributable to non-controlling interests 32 66 68 (110) (83) Net income (loss) attributable to Annaly 856,202 (3,640,255) 1,209,674 (747,059) (1,776,330) Adjustments to excluded reported realized and unrealized (gains) losses: Realized (gains) losses on termination of interest rate swaps 1,521,732 397,561 4,615 682,602 167,491 Unrealized (gains) losses on interest rate swaps (1,494,628) 2,827,723 (782,608) 326,309 1,276,019 Net (gains) losses on disposal of investments (246,679) (206,583) (17,783) (66,522) 38,333 Net (gains) losses on other derivatives (170,916) (206,426) 42,312 16,888 506,411 Net unrealized (gains) losses on instruments measured at fair value through earnings (254,772) 730,160 5,636 1,091 4,881 Loan loss provision(1) 72,544 99,993 7,362 3,504 - Other adjustments: Depreciation expense related to commercial real estate and amortization of intangibles(2) 8,714 7,934 9,823 9,974 10,147 (3) Non-core (income) loss allocated to equity method investments 4,218 19,398 (3,979) 4,541 11,327 Transaction expenses and non-recurring items(4) 1,075 7,245 3,634 2,622 3,046 Income tax effect on non-core income (loss) items 3,353 (23,862) (418) (2,762) (3,507) TBA dollar roll income and CMBX coupon income(5) 97,524 44,904 36,901 15,554 33,229 MSR amortization(6) (25,529) (18,296) (22,120) (21,963) (19,657) Plus: Premium amortization adjustment (PAA) cost (benefit) 51,742 290,722 (83,892) 117,152 139,763 Core Earnings (excluding PAA)* 424,580 330,218 409,157 341,931 391,153 Dividends on preferred stock(7) 35,509 35,509 35,509 36,151 32,422 Core Earnings (excluding PAA) attributable to common shareholders * $389,071 $294,709 $373,648 $305,780 $358,731 GAAP net income (loss) per average common share(8) $0.58 ($2.57) $0.82 ($0.54) ($1.24) (8) Core earnings (excluding PAA) per average common share * $0.27 $0.21 $0.26 $0.21 $0.25 Annualized GAAP return (loss) on average equity 25.84% (102.17%) 31.20% (19.32%) (45.13%) Annualized core return on average equity (excluding PAA)* 12.82% 9.27% 10.56% 8.85% 9.94% * Represents a non-GAAP financial measure. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 25 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Non-GAAP Reconciliations (cont’d) Unaudited, dollars in thousands For the quarters ended 6/30/2020 3/31/2020 12/31/2019 9/30/2019 6/30/2019 Premium Amortization Reconciliation Premium amortization expense $270,688 $616,937 $171,447 $376,306 $318,587 Less: PAA cost (benefit) 51,742 290,722 (83,892) 117,152 139,763 Premium amortization expense (excluding PAA) $218,946 $326,215 $255,339 $259,154 $178,824 Interest Income (excluding PAA) Reconciliation GAAP interest income $584,812 $555,026 $1,074,214 $919,299 $927,598 PAA cost (benefit) 51,742 290,722 (83,892) 117,152 139,763 Interest income (excluding PAA)* $636,554 $845,748 $990,322 $1,036,451 $1,067,361 Economic Interest Expense Reconciliation GAAP interest expense $186,032 $503,473 $620,058 $766,905 $750,217 Add: Net interest component of interest rate swaps 64,561 13,980 (45,221) (88,466) (83,653) Economic interest expense* $250,593 $517,453 $574,837 $678,439 $666,564 Economic Net Interest Income (excluding PAA) Reconciliation Interest income (excluding PAA) $636,554 $845,748 $990,322 $1,036,451 $1,067,361 Less: Economic interest expense* 250,593 517,453 574,837 678,439 666,564 Economic net interest income (excluding PAA)* $385,961 $328,295 $415,485 $358,012 $400,797 Economic Metrics (excluding PAA) Average interest earning assets $84,471,839 $116,063,895 $121,801,951 $127,207,668 $122,601,881 Interest income (excluding PAA)* 636,554 845,748 990,322 1,036,451 1,067,361 Average yield on interest earning assets (excluding PAA)*(1) 3.01% 2.91% 3.25% 3.26% 3.48% Average interest bearing liabilities $76,712,894 $107,029,466 $111,873,379 $116,391,094 $109,628,007 Economic interest expense* 250,593 517,453 574,837 678,439 666,564 Average economic cost of interest bearing liabilities(2) 1.29% 1.91% 2.01% 2.28% 2.41% Interest income (excluding PAA)* $636,554 $845,748 $990,322 $1,036,451 $1,067,361 TBA dollar roll income and CMBX coupon income(3) 97,524 44,904 36,901 15,554 33,229 Interest expense (186,032) (503,473) (620,058) (766,905) (750,217) Net interest component of interest rate swaps (64,561) (13,980) 45,221 88,466 83,653 Subtotal $483,485 $373,199 $452,386 $373,566 $434,026 Average interest earning assets $84,471,839 $116,063,895 $121,801,951 $127,207,668 $122,601,881 Average TBA contract and CMBX balances 18,628,343 9,965,142 6,878,502 9,248,502 12,757,975 Subtotal $103,100,182 $126,029,037 $128,680,453 $136,456,170 $135,359,856 Net interest margin (excluding PAA)* 1.88% 1.18% 1.41% 1.10% 1.28% * Represents a non-GAAP financial measure. Detailed endnotes and a glossary of defined terms are included at the end of this presentation. 26 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Glossary and Endnotes
Glossary ACREG: Refers to Annaly Commercial Real Estate Group Middle Market Lending Peers: Represents companies comprising the S&P BDC Index* Agency Peers: Represents companies comprising the Agency sector within the BBREMTG Index*(1) mREITs or mREIT Peers: Represents constituents of the BBREMTG Index*, excluding Annaly AMML: Refers to Annaly Middle Market Lending Group NIM: Refers to Net Interest Margin ARC: Refers to Annaly Residential Credit Group Non-QM: Refers to a Non-Qualified Mortgage BBREMTG: Represents the Bloomberg Mortgage REIT Index*, including Annaly OBX Securities: Refers to Onslow Bay Securities CECL: Refers to Current Expected Credit Losses SASB: Refers to Single Asset Single Borrower Commercial Peers: Represents companies comprising the commercial TBA Securities: To-Be-Announced securities sector within the BBREMTG Index*(2) Unencumbered Assets: Represents Annaly’s excess liquidity and CRE CLO: Refers to Commercial Real Estate Collateralized Loan defined as assets that have not been pledged or securitized (generally Obligation including cash and cash equivalents, Agency MBS, CRT, Non-Agency MBS, residential mortgage loans, MSRs, reverse repurchase agreements, CRT: Refers to Credit Risk Transfer Securities CRE debt and preferred equity, corporate debt, other unencumbered financial assets and capital stock) ESG: Refers to Environmental, Social and Governance Ginnie Mae: Refers to the Government National Mortgage Association GSE: Refers to Government Sponsored Enterprise Hybrid Peers: Represents companies comprising the hybrid sector within the BBREMTG Index*(3) Legacy: Refers to residential credit securities whose underlying collateral was securitized prior to 2009 * Represents constituents as of July 15, 2020. 1. Consists of AGNC, AI, ANH, ARR, CMO, EARN and ORC. 2. Consists of ABR, ACRE, ARI, BRMK, BXMT, CLNC, GPMT, HCFT, KREF, LADR, LOAN, RC, SACH, STWD, TRTX and XAN. 28 3. Consists of AJX, CHMI, CIM, DX, IVR, MFA, MITT, NRZ, NYMT, PMT, RWT, TWO and WMC. © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Endnotes Page 3 Page 9 (cont’d) 1. Includes three residential whole loan securitizations totaling $1.1bn in 2018, five residential whole loan 2. Represents the capital allocation for each of the four investment strategies and is calculated as the securitizations totaling $2.1bn in 2019 and three residential whole loan securitizations totaling difference between each investment strategies’ assets and related financing. This calculation includes approximately $1.3bn in 2020 (with the July 2020 securitization expected to close on July 30, 2020). TBA purchase contracts and excludes non-portfolio related activity and will vary from total 2. Represents an $875mm credit facility closed during the second quarter and a $250mm credit facility stockholders’ equity. 3. Sector rank compares Annaly dedicated capital in each of Agency, Commercial Real Estate, Residential closed subsequent to quarter end. Credit and Middle Market Lending as of June 30, 2020 (adjusted for P/B as of July 15, 2020) to the 3. Assets represent Annaly’s investments that are on balance sheet, net of securitized debt of consolidated market capitalization of the companies that comprise Agency Peers, Commercial Peers, Hybrid Peers VIEs, as well as investments that are off-balance sheet in which the Company has economic exposure. and Middle Market Lending Peers, respectively, as of July 15, 2020. Assets include TBA purchase contracts (market value) of $19.1bn and CMBX derivatives (market value) Page 10 of $460.3mm and are shown net of securitized debt of consolidated VIEs of $6.5bn. 1. Represents Agency's hedging profile and does not reflect Annaly's full hedging activity. 4. Share repurchases are under Annaly’s current authorized share repurchase program that expires in 2. Represents Agency’s funding profile and does not reflect Annaly's full funding activity. December 2020. Amount excludes fees and commissions and includes $31mm of repurchases that Page 11 settled subsequent to quarter end. 1. Includes TBA purchase contracts and MSRs. Page 4 2. Includes TBA purchase contracts and fixed-rate pass-through certificates 1. Dividend yield is based on annualized Q2 2020 dividend of $0.22 and a closing price of $6.56 on June 3. Includes fixed-rate pass-through certificates only. “High Quality Spec” protection is defined as pools 30, 2020. backed by original loan balances of up to $125k, highest LTV pools (CR>125% LTV), geographic concentrations (NY/PR). “Med Quality Spec” includes $200k loan balance, $175k loan balance, $150k 2. Total portfolio represents Annaly’s investments that are on balance sheet, net of securitized debt of loan balance, high LTV (CQ 105-125% LTV), and 40-year pools. “40+ WALA” is defined as weighted consolidated VIEs, as well as investments that are off-balance sheet in which Annaly has economic average loan age greater than 40 months and treated as seasoned collateral. exposure. Assets include TBA purchase contracts (market value) of $19.1bn and CMBX derivatives Page 12 (market value) of $460.3mm and are shown net of securitized debt of consolidated VIEs of $6.5bn. 1. Represents the capital allocation for each of the four investment strategies and is calculated as the 3. Capital allocation for each of the four investment strategies is calculated as the difference between each difference between each investment strategies’ assets and related financing. This calculation includes investment strategies’ assets and related financing. This calculation includes TBA purchase contracts TBA purchase contracts and excludes non-portfolio related activity and will vary from total and excludes non-portfolio related activity and will vary from total stockholders’ equity. stockholders’ equity. 4. Hedge portfolio excludes receiver swaptions. 2. Represents LTV and FICO at time of securitization. 5. Hedge ratio measures total notional balances of interest rate swaps, interest rate swaptions (excluding 3. Shown exclusive of securitized residential mortgage loans of a consolidated VIE and loans held by a master servicer in an MSR silo that is consolidated by the Company. receiver swaptions) and futures relative to repurchase agreements, other secured financing and cost 4. Represents LTV and debt yield at time of initial funding. basis of TBA derivatives outstanding; excludes MSR and the effects of term financing, both of which 5. LTM EBITDA represents average as of Q2 2020 Portfolio Review. serve to reduce interest rate risk. Additionally, the hedge ratio does not take into consideration 6. LTM Fixed Charge Coverage Ratio represents weighted average as of Q2 2020 Portfolio Review. differences in duration between assets and liabilities. Page 13 6. Average economic cost of funds includes GAAP interest expense and the net interest component of 1. Shown exclusive of securitized residential mortgage loans of a consolidated VIE and loans held by a interest rate swaps. master servicer in an MSR silo that is consolidated by the Company. Page 6 Page 14 1. Based on Bloomberg median dealer expectations as of July 22, 2020. 1. Aggregate loan statistics excludes loans acquired from the execution of call rights on legacy 2. Based on data from Bloomberg, the Bureau of Economic Analysis and Annaly calculations. securitizations. 3. The forecast is derived by extrapolating current level of real GDP using the quarterly seasonally- 2. Shown exclusive of securitized residential mortgage loans of a consolidated VIE and loans held by a master servicer in an MSR silo that is consolidated by the Company. adjusted annualized growth rates expected according to the Bloomberg median economist forecasts. 3. Prime classification includes $68.2mm of Prime IO. Forecasts retrieved on July 22, 2020. Page 15 4. Based on data from covidtracking.com and the Federal Reserve Bank of Dallas. Dallas Fed Mobility & 1. Percentages are based on economic interest and exclude the effects of consolidated VIEs. The Engagement Index is composed of seven different variables of anonymized data to gauge spatial Company’s limited and general partnership interests in a commercial loan investment fund are behavior of mobile devices. The index sets average daily values in January and February 2020 to included within mezzanine investments. represent 0, the maximum (week of April 11, 2020) to read 100. Page 16 Page 7 1. Includes $70.1mm of general reserves under CECL at June 30, 2020. 1. Forecast derived based on Annaly internal expectations of growth in Federal Reserve assets. Actual 2. Pie charts exclude CMBX derivatives. growth might be meaningfully different. Data retrieved on July 17, 2020. 3. Reflects limited and general partnership interests in a commercial loan investment fund that is Page 9 accounted for under the equity method for GAAP. 1. Assets represent Annaly’s investments that are on balance sheet, net of securitized debt of consolidated 4. Reflects joint venture interests in a social impact loan investment fund that is accounted for under the VIEs, as well as investments that are off-balance sheet in which the Company has economic exposure. equity method for GAAP. Agency assets include TBA purchase contracts (market value) of $19.1bn and are shown net of 5. Includes mezzanine loans for which Annaly Commercial Real Estate is also the corresponding first securitized debt of consolidated VIEs of $1.7bn. Residential Credit assets are shown net of securitized mortgage lender. debt of consolidated VIEs of $2.4bn. Commercial Real Estate assets include CMBX derivatives (market 6. Other includes 45 states, none of which represents more than 5% of total portfolio economic interest. value) of $460.3mm and are shown net of securitized debt of consolidated VIEs of $2.4bn. The Company looked through to the collateral characteristics of securitizations and equity method investments. 29 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.
Endnotes (cont’d) Page 17 Page 22 1. Average Investment Size based on AMML principal balance outstanding as of June 30, 2020. 1. Represents the ending allowance at March 31, 2020 which is net of $18.9mm of charge-offs recognized 2. Represents leverage rather than economic leverage and includes non-recourse debt. during the quarter ended March 31, 2020. Before charge-offs, cumulative reserves as a % of the March 3. Does not include minority equity, which represented 0.2% of the portfolio as of June 30, 2020. Includes 31, 2020 loan amortized cost balance was 4.07%. $51.4mm of general reserves under CECL at June 30, 2020. 2. Percentage of loan balance utilizes the loan portfolio’s amortized cost before reserves as of the Page 18 applicable date. 1. Includes $51.4mm of general reserves under CECL at June 30, 2020. 3. Based on data from Bloomberg, IHS Markit and Trepp. Market data and/or forecasts (“Information’”) 2. New financing is inclusive of change of control transactions, or add-ons with an existing borrower. A obtained from Trepp LLC (“Trepp”) included in this report are based on public information, and have refinancing transaction represents amended terms under an existing or new credit agreement with a not been expertized by Trepp. Neither Trepp nor any of its information providers represents or borrower, whereby our initial involvement is part of a facility exchanging the newly issued debt from warrants the accuracy or adequacy of, nor shall any of them be liable for, Information. that facility for a like amount of debt being refunded. Recapitalizations involve no new change in ownership or new cash equity, constituting a change of control as defined in a credit agreement, with Non-GAAP Reconciliations proceeds from any debt facility in which we originate involving use of debt proceeds that return money to ownership of the borrower. Page 25 3. Internal risk ratings are based on AMML’s Credit Rating Policy, which assigns ratings of 1-9 based on 1. Includes $3.8mm and $0.7mm loss provision on the Company’s unfunded loan commitments as of June leverage and fixed charge coverage ratios. Performing indicates a rating of 1-6. Substandard indicates 30, 2020 and March 31, 2020, respectively, which is reported in Other income (loss) in the Company’s a rating of 7. Doubtful indicates a rating of 8. Consolidated Statement of Comprehensive Income (Loss). 4. Does not include minority equity, which represented 0.2% of the portfolio as of June 30, 2020. 2. Amount includes depreciation and amortization expense related to equity method investments. 5. Based on Standard Industrial Classification industry categories. Other represents industries with less 3. The Company excludes non-core (income) loss allocated to equity method investments, which than 5% exposure in the current portfolio. represents the unrealized (gains) losses allocated to equity interests in a portfolio of MSR, which is a 6. Breakdown based on aggregate dollar amount of individual investments made within the respective component of Other income (loss). loan size categories. Multiple investment positions with a single obligor shown as one individual 4. The quarter ended June 30, 2020 includes costs incurred in connection with the Internalization and investment. costs incurred in connection with the CEO transition. The quarter ended March 31, 2020 includes costs Page 20 incurred in connection with securitizations of Agency mortgage-backed securities and residential 1. Net of dividends on preferred stock. The quarter ended September 30, 2019 excludes, and the quarter whole loans as well as costs incurred in connection with the expected Internalization and costs incurred ended June 30, 2019 includes, cumulative and undeclared dividends of $0.3mm on the Company's in connection with the CEO transition. The quarter ended December 31, 2019 includes costs incurred in Series I Preferred Stock as of June 30, 2019. connection with securitizations of Agency mortgage-backed securities and residential whole loans. The 2. Net interest margin represents interest income less interest expense divided by average interest earning quarters ended September 30, 2019 and June 30, 2019 include costs incurred in connection with assets. Net interest margin (excluding PAA) represents the sum of the Company's interest income securitizations of residential whole loans. (excluding PAA) plus TBA dollar roll income and CMBX coupon income less interest expense and the 5. TBA dollar roll income and CMBX coupon income each represent a component of Net gains (losses) on net interest component of interest rate swaps divided by the sum of average interest earning assets plus other derivatives. CMBX coupon income totaled $1.6mm, $1.2mm, $1.3mm, $1.5mm and $0.8mm for average TBA contract and CMBX balances. the quarters ended June 30, 2020, March 31, 2020, December 31, 2019, September 30, 2019 and June 30, 3. Average yield on interest earning assets represents annualized interest income divided by average 2019, respectively. interest earning assets. Average interest earning assets reflects the average amortized cost of our 6. MSR amortization represents the portion of changes in fair value that is attributable to the realization of investments during the period. Average yield on interest earning assets (excluding PAA) is calculated estimated cash flows on the Company’s MSR portfolio and is reported as a component of Net using annualized interest income (excluding PAA). unrealized gains (losses) on instruments measured at fair value. 4. Average GAAP cost of interest bearing liabilities represents annualized interest income divided by 7. The quarter ended September 30, 2019 excludes, and the quarter ended June 30, 2019 includes, average interest bearing liabilities. Average interest bearing liabilities reflects the average balances cumulative and undeclared dividends of $0.3mm on the Company's Series I Preferred Stock as of June during the period. Average economic cost of interest bearing liabilities represents annualized economic 30, 2019. interest expense divided by average interest bearing liabilities. Economic interest expense is comprised 8. Net of dividends on preferred stock. of GAAP interest expense and the net interest component of interest rate swaps. Page 26 5. Debt consists of repurchase agreements, other secured financing, securitized debt and mortgages 1. Average yield on interest earning assets (excluding PAA) represents annualized interest income payable. Certain credit facilities (included within other secured financing), securitized debt and (excluding PAA) divided by average interest earning assets. Average interest earning assets reflects the mortgages payable are non-recourse to the Company. average amortized cost of our investments during the period. 6. Computed as the sum of recourse debt, cost basis of TBA and CMBX derivatives outstanding and net 2. Average economic cost of interest bearing liabilities represents annualized economic interest expense forward purchases (sales) of investments divided by total equity. Recourse debt consists of repurchase divided by average interest bearing liabilities. Average interest bearing liabilities reflects the average agreements and other secured financing (excluding certain non-recourse credit facilities). Securitized balances during the period. Economic interest expense is comprised of GAAP interest expense and the debt, certain credit facilities (included within other secured financing) and mortgages payable are non- net interest component of interest rate swaps. recourse to the Company and are excluded from this measure. 3. TBA dollar roll income and CMBX coupon income each represent a component of Net gains (losses) on 7. Represents CRT securities, non-Agency mortgage-backed securities, residential mortgage loans, other derivatives. CMBX coupon income totaled $1.6mm, $1.2mm, $1.3mm, $1.5mm and $0.8mm for commercial real estate debt investments and preferred equity investments, loans held for sale, the quarters ended June 30, 2020, March 31, 2020, December 31, 2019, September 30, 2019 and June 30, investments in commercial real estate and corporate debt, net of financing. 2019, respectively. 30 © Copyright 2020 Annaly Capital Management, Inc. All rights reserved.