10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

______________________________________________________________________

FORM 10-Q

_______________________________________________________________________

(Mark One)

x QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934.

For the quarterly period ended March 31, 2023

OR

o TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from ________ to ________

Commission file number 001-38156

____________________________________

TPG RE Finance Trust, Inc.

(Exact name of registrant as specified in its charter)

_______________________________________________________________________

Maryland	36-4796967
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)

888 Seventh Avenue, 35th Floor

New York, New York 10106

(Address of principal executive offices) (Zip Code)

(212) 601-4700

(Registrant’s telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:

Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Stock, par value $0.001 per share	TRTX	New York Stock Exchange
6.25% Series C Cumulative Redeemable Preferred Stock, par value $0.001 per share	TRTX PRC	New York Stock Exchange

_______________________________________________________________________

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes x No o

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes x No o

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Large Accelerated Filer	x	Accelerated Filer	o
Non-accelerated Filer	o	Smaller Reporting Company	o
Emerging Growth Company	o

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. o

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes o No x

As of April 28, 2023, there were 77,414,006 shares of the registrant’s common stock, $0.001 par value per share, outstanding.

CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS

This Form 10-Q contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), which reflect our current views with respect to, among other things, our operations and financial performance. You can identify these forward-looking statements by the use of words such as “outlook,” “believe,” “expect,” “potential,” “continue,” “may,” “should,” “seek,” “approximately,” “predict,” “intend,” “will,” “plan,” “estimate,” “anticipate,” the negative version of these words, other comparable words or other statements that do not relate strictly to historical or factual matters. By their nature, forward-looking statements speak only as of the date they are made, are not statements of historical fact or guarantees of future performance and are subject to risks, uncertainties, assumptions or changes in circumstances that are difficult to predict or quantify. Our expectations, beliefs and projections are expressed in good faith, and we believe there is a reasonable basis for them. However, there can be no assurance that management’s expectations, beliefs and projections will occur or be achieved, and actual results may vary materially from what is expressed in or indicated by the forward-looking statements.

There are a number of risks, uncertainties and other important factors that could cause our actual results to differ materially from the forward-looking statements contained in this Form 10-Q. Such risks, uncertainties and other important factors include, among others, the risks, uncertainties and factors set forth under the heading “Risk Factors” in our Form 10-K filed with the Securities and Exchange Commission (the “SEC”) on February 21, 2023, as such risk factors may be updated from time to time in our periodic filings with the SEC, which are accessible on the SEC’s website at www.sec.gov. Such risks, uncertainties and other factors include, but are not limited to, the following:

•the general political, economic, regulatory, competitive and other conditions in the markets in which we invest;

•the level and volatility of prevailing interest rates and credit spreads, including as a result of the planned discontinuance of LIBOR and the transition to alternative reference rates such as term or compounded Secured Overnight Financing Rate ("SOFR"); adverse changes in the real estate and real estate capital markets;

•general volatility of the securities markets in which we participate;

•changes in our business, investment strategies or target assets;

•difficulty in obtaining financing or raising capital;

•an inability to borrow incremental amounts or an obligation to repay amounts under our financing arrangements;

•reductions in the yield on our investments and increases in the cost of our financing;

•events giving rise to increases in our current expected credit loss reserve;

•adverse legislative or regulatory developments, including with respect to tax laws, securities laws and the laws governing financing and lending institutions;

•acts of God such as hurricanes, floods, earthquakes, wildfires, mudslides, volcanic eruptions, and other natural disasters, acts of war and/or terrorism and other events that may cause unanticipated and uninsured performance declines and/or losses to us or the owners and operators of the real estate securing our investments;

•global economic trends and economic conditions, including heightened inflation, slower growth or recession, changes to fiscal and monetary policy, higher interest rates, stress to the commercial banking systems of the U.S. and Western Europe, labor shortages, currency fluctuations and challenges in global supply chains;

•the failure of any banks with which we and/or our borrowers have a commercial relationship could adversely affect, among other things, our borrower's ability to access deposits or obtaining financing on favorable terms or at all;

•higher interest rates imposed by the Federal Reserve may lead to a decrease in prepayment speeds and an increase in the number of borrowers who exercise extension options, which could extend beyond the term of certain secured financing agreements we use to finance our loan investments;

•the ongoing impact of the COVID-19 pandemic on our business, U.S. and global economies, the real estate industry and our borrowers, and the performance of the properties securing our loans;

•reduced demand for office space, including as a result of the COVID-19 pandemic and/or hybrid work schedules which allow work from remote locations other than the employer's office premises;

•changes in the availability of attractive loan and other investment opportunities, whether they are due to competition, regulation or otherwise;

•deterioration in the performance of properties securing our investments that may cause deterioration in the performance of our investments, adversely impact certain of our financing arrangements and our liquidity, and potentially expose us to principal losses on our investments;

•defaults by borrowers in paying debt service or principal on outstanding indebtedness;

•the adequacy of collateral securing our investments and declines in the fair value of our investments;

•adverse developments in the availability of desirable investment opportunities, whether due to competition, regulation or otherwise;

•difficulty or delays in redeploying the proceeds from repayments of our existing investments;

•increased competition from entities engaged in mortgage lending and/or investing in our target assets;

•difficulty in successfully managing our growth, including integrating new assets into our existing systems;

•the cost of operating our platform, including, but not limited to, the cost of operating a real estate investment platform and the cost of operating as a publicly traded company;

•the availability of qualified personnel and our relationship with our Manager;

•the potential unavailability of the London Interbank Offered Rate (“LIBOR”) after June 30, 2023;

•conflicts with TPG and its affiliates, including our Manager, the personnel of TPG providing services to us, including our officers, and certain funds managed by TPG;

•our qualification as a real estate investment trust (“REIT”) for U.S. federal income tax purposes and our ability to maintain our exemption or exclusion from registration under the Investment Company Act of 1940, as amended (the “Investment Company Act”); and

•authoritative U.S. generally accepted accounting principles (or “GAAP”) or policy changes from standard-setting bodies such as the Financial Accounting Standards Board (“FASB”), the Securities and Exchange Commission (“SEC”), the Internal Revenue Service (“IRS”), the New York Stock Exchange (“NYSE”) and other authorities that we are subject to, as well as their counterparts in any foreign jurisdictions where we might do business.

There may be other risks, uncertainties or factors that may cause our actual results to differ materially from the forward-looking statements, including risks, uncertainties, and factors disclosed under the section entitled “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in this Form 10-Q. You should evaluate all forward-looking statements made in this Form 10-Q in the context of these risks, uncertainties and other factors.

Although we believe that the expectations reflected in the forward-looking statements are reasonable, we cannot guarantee future results, levels of activity, performance, or achievements. We caution you that the risks, uncertainties and other factors referenced above may not contain all of the risks, uncertainties and other factors that are important to you. In addition, we cannot assure you that we will realize the results, benefits or developments that we expect or anticipate or, even if substantially realized, that they will result in the consequences or affect us or our business in the way expected. All forward-looking statements in this Form 10-Q apply only as of the date made and are expressly qualified in their entirety by the cautionary statements included in this Form 10-Q and in other filings we make with the SEC. We undertake no obligation to publicly update or revise any forward-looking statements to reflect subsequent events or circumstances, except as required by law.

In this quarterly report, except where the context requires otherwise:

•“Company,” “we,” “us,” and “our” refer to TPG RE Finance Trust, Inc., a Maryland corporation and, where applicable, its subsidiaries.

•“Manager” refers to our external manager, TPG RE Finance Trust Management, L.P., a Delaware limited partnership.

•“TPG” refers to TPG Inc., a Delaware corporation (previously TPG Global, LLC, a Delaware limited liability company), and its affiliates.

•“TPG Fund” refers to any partnership or other pooled investment vehicle, separate account, fund-of-one or any similar arrangement or investment program sponsored, advised or managed (including on a subadvisory basis) by TPG, whether currently in existence or subsequently established (in each case, including any related alternative investment vehicle, parallel or feeder investment vehicle, co-investment vehicle and any entity formed in connection therewith, including any entity formed for investments by TPG and its affiliates in any such vehicle, whether invested as a limited partner or through general partner investments).

TABLE OF CONTENTS

Part I. Financial Information		1
Item 1.	Financial Statements	1
	Consolidated Balance Sheets as of March 31, 2023 (unaudited) and December 31, 2022	1
	Consolidated Statements of Income and Comprehensive Income (unaudited) for the Three Months ended March 31, 2023 and March 31, 2022	2
	Consolidated Statements of Changes in Equity (unaudited) for the Three Months ended March 31, 2023 and March 31, 2022	3
	Consolidated Statements of Cash Flows (unaudited) for the Three Months ended March 31, 2023 and March 31, 2022	4
	Notes to the Consolidated Financial Statements (unaudited)	5
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	43
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	73
Item 4.	Controls and Procedures	76
Part II. Other Information		77
Item 1.	Legal Proceedings	77
Item 1A.	Risk Factors	77
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	77
Item 3.	Defaults Upon Senior Securities	77
Item 4.	Mine Safety Disclosures	77
Item 5.	Other Information	77
Item 6.	Exhibits	78
Signatures		79

Part I. Financial Information

Item 1. Financial Statements

TPG RE Finance Trust, Inc.

Consolidated Balance Sheets (Unaudited)

(dollars in thousands, except share data)

	March 31, 2023		December 31, 2022
Assets(1)
Cash and cash equivalents	$	161,524	$	254,050
Restricted cash	642		265
Accounts receivable	12		666
Collateralized loan obligation proceeds held at trustee	367,715		297,168
Accounts receivable from servicer/trustee	96,245		163,648
Accrued interest and fees receivable	36,582		41,742
Loans held for investment	4,916,444		4,978,674
Allowance for credit losses	(201,508)		(197,272)
Loans held for investment, net (includes $1,731,500 and $1,538,859, respectively, pledged as collateral under secured financing agreements)	4,714,936		4,781,402
Real estate owned	—		—
Other assets	6,116		6,197
Total assets	$	5,383,772	$	5,545,138
Liabilities and stockholders’ equity(1)
Liabilities
Accrued interest payable	$	10,556	$	11,080
Accrued expenses and other liabilities(2)	26,948		25,132
Collateralized loan obligations, net	2,230,426		2,452,212
Secured financing agreements, net	1,238,234		1,147,288
Asset-specific financings, net	540,822		561,017
Payable to affiliates	6,019		5,984
Deferred revenue	2,736		1,459
Dividends payable	18,974		18,970
Total liabilities	4,074,715		4,223,142
Commitments and contingencies - see Note 14
Permanent equity
Series A preferred stock ($0.001 par value per share; 100,000,000 and 100,000,000 shares authorized; 125 and 125 shares issued and outstanding, respectively) ($125 aggregate liquidation preference)	—		—
Series C preferred stock ($0.001 par value per share; 8,050,000 shares authorized; 8,050,000 and 8,050,000 shares issued and outstanding, respectively) ($201,250 aggregate liquidation preference)	8		8
Common stock ($0.001 par value per share; 302,500,000 and 302,500,000 shares authorized, respectively; 77,414,006 and 77,410,282 shares issued and outstanding, respectively)	77		77
Additional paid-in-capital	1,718,742		1,716,938
Accumulated deficit	(409,770)		(395,027)
Total stockholders' equity	1,309,057		1,321,996
Total permanent equity	1,309,057		1,321,996
Total liabilities and stockholders' equity	$	5,383,772	$	5,545,138

________________________

(1)The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.

(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

See accompanying notes to the Consolidated Financial Statements

1

TPG RE Finance Trust, Inc.

Consolidated Statements of Income

and Comprehensive Income (Unaudited)

(dollars in thousands, except share and per share data)

	Three Months Ended March 31,
	2023		2022
Interest income and interest expense
Interest income	$	91,726	$	61,017
Interest expense	(69,990)		(22,501)
Net interest income	21,736		38,516
Other revenue
Other income, net	3,519		18
Total other revenue	3,519		18
Other expenses
Professional fees	1,330		1,146
General and administrative	896		1,169
Stock compensation expense	1,804		1,266
Servicing and asset management fees	(137)		494
Management fee	6,019		5,709
Total other expenses	9,912		9,784
Credit loss expense, net	(7,784)		(4,884)
Income before income taxes	7,559		23,866
Income tax expense, net	(184)		(85)
Net income	$	7,375	$	23,781
Preferred stock dividends and participating securities' share in earnings	(3,552)		(3,345)
Net income attributable to common stockholders - see Note 11	$	3,823	$	20,436
Earnings per common share, basic	$	0.05	$	0.26
Earnings per common share, diluted	$	0.05	$	0.25
Weighted average number of common shares outstanding
Basic:	77,410,406		77,183,957
Diluted:	78,089,651		81,788,723
Other comprehensive income
Net income	$	7,375	$	23,781
Comprehensive net income	$	7,375	$	23,781

See accompanying notes to the Consolidated Financial Statements

2

TPG RE Finance Trust, Inc.

Consolidated Statements of

Changes in Equity (Unaudited)

(dollars in thousands, except share and per share data)

	Permanent equity
	Series A Preferred Stock			Series C Preferred Stock			Common Stock
	Shares	Par value		Shares	Par value		Shares	Par value		Additional paid-in-capital		Accumulated deficit		Total stockholders' equity
January 1, 2023	125	$	—	8,050,000	$	8	77,410,282	$	77	$	1,716,938	$	(395,027)	$	1,321,996
Issuance of common stock	—	—		—	—		3,724	—		—		—		—
Amortization of stock compensation expense	—	—		—	—		—	—		1,804		—		1,804
Net income	—	—		—	—		—	—		—		7,375		7,375
Dividends on preferred stock	—	—		—	—		—	—		—		(3,148)		(3,148)
Dividends on common stock (dividends declared per share of $0.24)	—	—		—	—		—	—		—		(18,970)		(18,970)
March 31, 2023	125	$	—	8,050,000	$	8	77,414,006	$	77	$	1,718,742	$	(409,770)	$	1,309,057

	Permanent equity
	Series A Preferred Stock			Series C Preferred Stock			Common Stock
	Shares	Par value		Shares	Par value		Shares	Par value		Additional paid-in-capital		Accumulated deficit		Total stockholders' equity
January 1, 2022	125	$	—	8,050,000	$	8	77,183,892	$	77	$	1,711,886	$	(247,265)	$	1,464,706
Issuance of common stock	—	—		—	—		1,953	—		—		—		—
Amortization of stock compensation expense	—	—		—	—		—	—		1,266		—		1,266
Net income	—	—		—	—		—	—		—		23,781		23,781
Dividends on preferred stock	—	—		—	—		—	—		—		(3,148)		(3,148)
Dividends on common stock (dividends declared per share of $0.24)	—	—		—	—		—	—		—		(18,697)		(18,697)
March 31, 2022	125	$	—	8,050,000	$	8	77,185,845	$	77	$	1,713,152	$	(245,329)	$	1,467,908

See accompanying notes to the Consolidated Financial Statements

3

TPG RE Finance Trust, Inc.

Consolidated Statements of Cash Flows (Unaudited)

(dollars in thousands)

	Three Months Ended March 31,
	2023		2022
Cash flows from operating activities:
Net income	$	7,375	$	23,781
Adjustment to reconcile net income to net cash flows from operating activities:
Amortization and accretion of premiums, discounts and loan origination fees, net	(4,156)		(1,491)
Amortization of deferred financing costs	3,650		4,521
Decrease of accrued capitalized interest	542		313
Stock compensation expense	1,804		1,266
Increase of allowance for credit losses, net (see Note 3)	7,784		4,884
Cash flows due to changes in operating assets and liabilities:
Accounts receivable	954		35
Accrued interest and fees receivable	5,963		(3,310)
Accrued expenses and other liabilities	(1,312)		809
Accrued interest payable	(524)		546
Payable to affiliates	35		544
Deferred revenue	1,277		418
Other assets	81		301
Net cash provided by operating activities	23,473		32,617
Cash flows from investing activities:
Origination and acquisition of loans held for investment	(109,922)		(223,871)
Advances on loans held for investment	(51,524)		(29,235)
Principal repayments of loans held for investment	223,042		47,294
Net cash provided by (used in) investing activities	61,596		(205,812)
Cash flows from financing activities:
Payments on collateralized loan obligations	(223,042)		(637,906)
Proceeds from collateralized loan obligations	—		907,031
Payments on secured financing agreements	(190,604)		(567,993)
Proceeds from secured financing agreements	280,218		599,835
Payments on asset-specific financing arrangements	(28,218)		—
Proceeds from asset-specific financing arrangements	6,628		—
Payment of deferred financing costs	(86)		(9,092)
Dividends paid on common stock	(18,970)		(24,156)
Dividends paid on preferred stock	(3,144)		(3,144)
Net cash (used in) provided by financing activities	(177,218)		264,575
Net change in cash, cash equivalents, and restricted cash	(92,149)		91,380
Cash, cash equivalents and restricted cash at beginning of period	254,315		261,039
Cash, cash equivalents and restricted cash at end of period	$	162,166	$	352,419
Supplemental disclosure of cash flow information:
Interest paid	$	66,856	$	17,490
Taxes paid	$	784	$	20
Supplemental disclosure of non-cash investing and financing activities:
Collateralized loan obligation proceeds held at trustee	$	70,547	$	56
Dividends declared, not paid	$	18,974	$	18,701
Principal repayments of loans held for investment held by servicer/trustee, net	$	66,285	$	348
Accrued deferred financing costs	$	286	$	711

See accompanying notes to the Consolidated Financial Statements

4

TPG RE Finance Trust, Inc.

Notes to the Consolidated Financial Statements

(Unaudited)

(1) Business and Organization

TPG RE Finance Trust, Inc. (together with its consolidated subsidiaries, “we,” “us,” “our” or the “Company”) is organized as a holding company and conducts its operations primarily through TPG RE Finance Trust Holdco, LLC (“Holdco”), a Delaware limited liability company that is wholly owned by the Company, and Holdco’s direct and indirect subsidiaries. The Company conducts its operations as a real estate investment trust (“REIT”) for U.S. federal income tax purposes. The Company is generally not subject to U.S. federal income taxes on its REIT taxable income to the extent that it annually distributes all of its REIT taxable income to stockholders and maintains its qualification as a REIT. The Company also operates its business in a manner that permits it to maintain an exclusion from registration under the Investment Company Act of 1940, as amended.

The Company’s principal business activity is to directly originate and acquire a diversified portfolio of commercial real estate related credit investments, consisting primarily of first mortgage loans and senior participation interests in first mortgage loans secured by institutional-quality properties in primary and select secondary markets in the United States. The Company has in the past invested in commercial real estate debt securities (“CRE debt securities”), primarily investment-grade commercial real estate collateralized loan obligation securities (“CRE CLOs”).

(2) Summary of Significant Accounting Policies

Basis of Presentation

The interim consolidated financial statements of the Company have been prepared in accordance with accounting principles generally accepted in the United States (“GAAP”). The interim consolidated financial statements include the Company's accounts, consolidated variable interest entities for which the Company is the primary beneficiary, and its wholly-owned subsidiaries. All intercompany transactions and balances have been eliminated. The Company believes it has made all necessary adjustments, consisting of only normal recurring items, so that the consolidated financial statements are presented fairly and that estimates made in preparing the consolidated financial statements are reasonable and prudent. The operating results presented for interim periods are not necessarily indicative of the results that may be expected for any other interim period or for the entire year. These interim consolidated financial statements should be read in conjunction with the Company’s Form 10-K filed with the SEC on February 21, 2023.

Use of Estimates

The preparation of the consolidated financial statements in conformity with GAAP requires estimates of assets, liabilities, revenues, expenses and disclosure of contingent assets and liabilities at the date of the consolidated financial statements. Actual results could differ from management’s estimates, and such differences could be material. Significant estimates made in the consolidated financial statements include, but are not limited to, the adequacy of our allowance for credit losses and the valuation inputs related thereto and the valuation of financial instruments. Actual amounts and values as of the balance sheet dates may be materially different from the amounts and values reported due to the inherent uncertainty in the estimation process and the limited availability of observable pricing inputs due to the nature of transitional mortgage loans. Also, future amounts and values could differ materially from those estimates due to changes in values and circumstances after the balance sheet date and the limited availability of observable prices.

Principles of Consolidation

Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) Topic 810—Consolidation (“ASC 810”) provides guidance on the identification of a variable interest entity (“VIE”), for which control is achieved through means other than voting rights, and the determination of which business enterprise, if any, should consolidate the VIE. An entity is considered a VIE if any of the following applies: (1) the equity investors (if any) lack one or more of the essential characteristics of a controlling financial interest; (2) the equity investment at risk is insufficient to finance that entity’s activities without additional subordinated financial support; or (3) the equity investors have voting rights that are not proportionate to their economic interests and the activities of the entity involve or are conducted on behalf of an investor with a disproportionately small voting interest. The Company consolidates VIEs in which the Company is considered to be the primary beneficiary. The primary beneficiary is defined as the entity having both of the following characteristics: (1) the power to direct the activities that, when taken together, most significantly impact the VIE’s performance; and (2) the obligation to absorb losses and right to receive the returns from the VIE that would be significant to the VIE.

At each reporting date, the Company reconsiders its primary beneficiary conclusions for all its VIEs to determine if its obligation to absorb losses of, or its rights to receive benefits from, the VIE could potentially be more than insignificant, and will consolidate or not consolidate in accordance with GAAP. See Note 5 for details.

5

Revenue Recognition

Interest income on loans is accrued using the interest method based on the contractual terms of the loan, adjusted for expected or realized credit losses, if any. The objective of the interest method is to arrive at periodic interest income, including recognition of fees and costs, at a constant effective yield. Premiums, discounts, and origination fees are amortized or accreted into interest income over the lives of the loans using the interest method, or on a straight-line basis when it approximates the interest method. Extension and modification fees are accreted into interest income on a straight-line basis, when it approximates the interest method, over the related extension or modification period. Exit fees are accreted into interest income on a straight-line basis, when it approximates the interest method, over the lives of the loans to which they relate unless they can be waived by the Company or a co-lender in connection with a loan refinancing, or if timely collection of principal and interest is doubtful. Prepayment penalties from borrowers are recognized as interest income when received. Certain of the Company’s loan investments have in the past, and may in the future, provide for additional interest based on the borrower’s operating cash flow or appreciation in the value of the underlying collateral. Such amounts are considered contingent interest and are reflected as interest income only upon certainty of collection. Certain of the Company’s loan investments have in the past, and may in the future, provide for the accrual of interest (in part, or in whole) instead of its current payment in cash, with the accrued interest (“PIK interest”) added to the unpaid principal balance of the loan. Such PIK interest is recognized currently as interest income unless the Company concludes eventual collection is unlikely, in which case the PIK interest is written off.

All interest accrued but not received for loans placed on non-accrual status is subtracted from interest income at the time the loan is placed on non-accrual status. Based on the Company’s judgment as to the collectability of principal, a loan on non-accrual status is either accounted for on a cash basis, where interest income is recognized only upon receipt of cash for interest payments, or on a cost-recovery basis, where all cash receipts reduce the loan’s carrying value, and interest income is only recorded when such carrying value has been fully recovered.

Loans Held for Investment

Loans that the Company has the intent and ability to hold for the foreseeable future, or until maturity or repayment, are reported at their outstanding principal balances net of cumulative write-offs, interest applied to principal (for loans accounted for using the cost-recovery method), unamortized premiums, discounts, loan origination fees and costs. Loan origination fees and direct loan origination costs are deferred and recognized in interest income over the estimated life of the loans using the interest method, or on a straight-line basis when it approximates the interest method, adjusted for actual prepayments. Accrued but not yet collected interest is separately reported as accrued interest and fees receivable on the Company’s consolidated balance sheets.

Non-Accrual Loans

Loans are placed on non-accrual status when the full and timely collection of principal or interest is doubtful, generally when: management determines that the borrower is incapable of, or has ceased efforts toward, curing the cause of a default; the loan becomes 90 days or more past due for principal or interest; or the loan experiences a maturity default. The Company considers an account past due when an obligor fails to pay substantially all (defined as 90%) of the scheduled contractual payments by the due date. In each case, the period of delinquency is based on the number of days payments are contractually past due. A loan may be returned to accrual status if all delinquent principal and interest payments are brought current, and collectability of the remaining principal and interest payments in accordance with the loan agreement is reasonably assured. Loans that in the judgment of the Company’s external manager, TPG RE Finance Trust Management, L.P., a Delaware limited partnership (the “Manager”), are adequately secured and in the process of collection are maintained on accrual status, even if they are 90 days or more past due.

Loans Held for Sale

The Company may change its intent, or its assessment of its ability, to hold for the foreseeable future loans held for investment based on changes in the real estate market, capital markets, or when a shift occurs in the Company's approach to loan portfolio construction. Once a determination is made to sell a loan, or the Company determines it no longer has the intent and ability to hold a loan held for investment for the foreseeable future, the loan is transferred to loans held for sale. In accordance with GAAP, loans classified as held for sale are recorded at the lower of cost or fair value, net of estimated selling costs, and the loan is excluded from the determination of the current expected credit loss ("CECL") reserve.

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Credit Losses

Allowance for Credit Losses for Loans Held for Investment

The Company accounts for its allowance for credit losses on loans held for investment using the Current Expected Credit Loss model of ASC Topic 326, Financial Instruments-Credit Losses (“ASC 326”). Periodic changes to the CECL reserve are recognized through net income on the Company’s consolidated statements of income and comprehensive income. The allowance for credit losses measured under the CECL accounting framework represents an estimate of current expected losses for the Company’s existing portfolio of loans held for investment, and is presented as a valuation reserve on the Company’s consolidated balance sheets. Expected credit losses related to non-cancelable unfunded loan commitments are accounted for as separate liabilities included in accrued expenses and other liabilities on the consolidated balance sheets. The allowance for credit losses for loans held for investment, as reported in the Company’s consolidated balance sheets, is adjusted by a credit loss benefit (expense), which is reported in earnings in the consolidated statements of income and comprehensive income and reduced by the write-off of loan amounts, net of recoveries and additions related to purchased credit-deteriorated (“PCD”) assets, if relevant. The Company has elected to not measure an allowance for credit losses on accrued interest receivables related to all of its loans held for investment because it writes off uncollectible accrued interest receivable in a timely manner pursuant to its non-accrual policy, described above.

The Company considers key credit quality indicators in underwriting loans and estimating credit losses, including but not limited to: the capitalization of borrowers and sponsors; the expertise of the borrowers and sponsors in a particular real estate sector and geographic market; collateral type; geographic region; use and occupancy of the property; property market value; loan-to-value (“LTV”) ratio; loan amount and lien position; debt service coverage ratio; the Company’s risk rating for the same and similar loans; and prior experience with the borrower and sponsor. This information is used to assess the financial and operating capability, experience and profitability of the sponsor/borrower. Ultimate repayment of the Company’s loans is sensitive to interest rate changes, general economic conditions, liquidity, LTV ratio, existence of a liquid investment sales market for commercial properties, and availability of replacement short-term or long-term financing. The loans in the Company’s commercial mortgage loan portfolio are secured by collateral of the following property types: office; life science; multifamily; hotel; industrial; mixed-use; land for industrial and office use; and self storage.

The Company’s loans are typically collateralized by real estate, or in the case of mezzanine loans, by a partnership interest or similar equity interest in the entity that owns the real estate securing the Company's first mortgage loan. The Company regularly evaluates on a loan-by-loan basis, typically no less frequently than quarterly, the extent and impact of any credit deterioration associated with the performance and/or value of the underlying collateral property, and the financial and operating capability of the borrower/sponsor. The Company also evaluates the financial strength of loan guarantors, if any, and the borrower’s competency in managing and operating the property or properties. In addition, the Company considers the overall economic environment, real estate sector, and geographic sub-market in which the borrower operates. Such analyses are completed and reviewed by asset management personnel and evaluated by senior management, who utilize various data sources, including, to the extent available (i) periodic financial data such as property occupancy, tenant profile, rental rates, operating expenses, the borrower’s exit plan, and capitalization and discount rates, (ii) site inspections, (iii) sales and financing comparables, (iv) current credit spreads for refinancing and (v) other market data.

Quarterly, the Company evaluates the risk of all loans and assigns a risk rating based on a variety of factors, grouped as follows: (i) loan and credit structure, including the as-is LTV structural features; (ii) quality and stability of real estate value and operating cash flow, including debt yield, property type, dynamics of the geography, local market, physical condition, stability of cash flow, leasing velocity and quality and diversity of tenancy; (iii) performance against underwritten business plan; (iv) the frequency and materiality of loan modifications or waivers occasioned by unfavorable variances between the underwritten business plan and actual performance; (v) changes in the capital markets that may impact the repayment of the loan via a refinancing, or sale of the loan collateral; and (vi) quality, experience and financial condition of sponsor, borrower and guarantor(s). Based on a 5-point scale, the Company’s loans are rated “1” through “5,” from least risk to greatest risk, respectively:

1 -Very Low Risk

2 -Low Risk

3 -Medium Risk

4 -High Risk/Potential for Loss—A loan that has a high risk of realizing a principal loss; and

5 -Default/Loss Likely—A loan that has a very high risk of realizing a principal loss or has otherwise incurred a principal loss.

The Company generally assigns a risk rating of “3” to all loan investments upon origination or acquisition, except when specific circumstances warrant an exception. During the three months ended March 31, 2023, the Company simplified its risk rating definitions. The Company re-evaluated its risk ratings based on the simplified definitions and concluded that there was no impact to prior period risk ratings.

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The Company’s CECL reserve also reflects estimates of the current and future economic conditions that impact the performance of the commercial real estate assets securing the Company’s loans. These estimates include unemployment rates, inflation rates, interest rates, price indices for commercial property, current and expected future availability of liquidity in the commercial property debt and equity capital markets, and other macroeconomic factors that may influence the likelihood and magnitude of potential credit losses for the Company’s loans during their anticipated term. The Company licenses certain macroeconomic financial forecasts to inform its view of the potential future impact that broader economic conditions may have on its loan portfolio’s performance. Selection of the economic forecast or forecasts used, in conjunction with loan level inputs, to determine the CECL reserve requires significant judgment about future events that, while based on the information available to the Company as of the balance sheet date, are ultimately unknowable with certainty. The actual economic conditions impacting the Company’s portfolio could vary significantly from the estimates the Company made for the periods presented.

The key inputs to the Company's estimation of its allowance for credit losses as of March 31, 2023 were impacted by dislocations in the capital markets, increased interest rates, continuing inflationary trends, a heightened risk of recession, recent distress in the banking sector, and geopolitical conflicts. Inherent uncertainty in the estimation process and the limited availability of observable pricing inputs due to the nature of transitional mortgage loans also constrain the Company's ability to estimate key inputs utilized to calculate its allowance for credit losses. Key inputs to the estimate include, but are not limited to: LTV; debt service coverage ratio; current and future operating cash flow and performance of collateral properties; the financial strength and liquidity of borrowers and sponsors; capitalization rates and discount rates used to value commercial real estate properties; and market liquidity based on market indices or observable transactions involving the sale or financing of commercial properties. Estimates made by the Company are subject to change. Actual results could differ from management’s estimates, and such differences could be material.

Credit Loss Measurement

The amount of allowance for credit losses is influenced by the size of the Company’s loan portfolio, loan quality and duration, collateral operating performance, risk rating, delinquency status, historic loss experience and other characteristics influencing loss expectations, such as reasonable and supportable forecasts of economic conditions. The Company employs two methods to estimate credit losses in its loan portfolio: (1) a model-based approach; and (2) an individually-assessed approach for loans considered to be "collateral-dependent" since the repayment of the loan is expected to be provided substantially through the operation or sale of the underlying collateral, and the borrower is experiencing financial difficulty or foreclosure is probable.

Once the expected credit loss amount is determined, an allowance for credit losses is established. A loan will be written off through credit loss (expense) benefit, net in the consolidated statements of income and comprehensive income when it is deemed non-recoverable upon a realization event. This is generally at the time the loan is settled, transferred or exchanged. Non-recoverability may also be concluded by the Company if, in its determination, it is nearly certain that all amounts due will not be collected. This loss is equal to the difference between the cash received, or expected to be received, and the carrying value of the asset. Factors considered by the Company in determining whether the expected credit loss is not recoverable include whether the Company determines that the loan is uncollectible, which means repayment is deemed to be delayed beyond a reasonable time, a loss becomes evident due to a borrower’s lack of assets and liquidity, or a borrower’s sponsor is unwilling or unable to support the loan.

Allowance for Credit Losses for Loans Held for Investment – Model-Based Approach

The Company has implemented a model-based approach used to measure the expected lifetime allowance for credit losses related to loans which are not individually-assessed. The model-based approach considers the underlying loan level cash flows and relevant historical market loan loss data. The Company licenses from Trepp, LLC historical loss information, incorporating loan performance data for over 120,000 commercial real estate loans dating back to 1998, and an analytical model to compute statistical credit loss factors (i.e., probability-of-default, loss severity, and loss-given-default). These credit loss factors are utilized by the Company together with loan specific inputs such as property-level operating performance information, delinquency status, indicators of credit quality, and other credit trends and risk characteristics. Additionally, the Company considers relevant loan and borrower specific qualitative factors, incorporates its expectations about the impact of current macroeconomic and local market conditions and reasonable and supportable operating forecasts on expected future credit losses in deriving its estimate. For the period beyond which the Company is able to make reasonable and supportable forecasts, the Company reverts to unadjusted historical loan loss information.

The Company may use other acceptable alternative approaches depending on, among other factors, the type of loan, underlying collateral and availability of relevant historical market loan loss data.

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Allowance for Credit Losses for Loans Held for Investment – Individually-Assessed Approach

In instances where the Company concludes a loan repayment is entirely dependent on the operation or sale of the underlying collateral and the borrower is experiencing financial difficulty or foreclosure is probable, the Company individually assesses the allowance for credit loss for the underlying loan. The amount of expected credit loss is determined using broadly accepted and standard real estate valuation techniques (most commonly, a discounted cash flow model and real estate sales comparables), and considers substantially the same credit factors as utilized in the model-based method. In instances where the Company determines foreclosure of the underlying collateral is probable, the expected credit loss is measured as the difference between the amortized cost basis of the loan and the fair value of the underlying collateral as of the measurement date. The fair value of the underlying collateral is adjusted for the estimated cost to sell if repayment or satisfaction of a loan is dependent on the sale (rather than the operation) of the underlying collateral in instances where foreclosure is not probable.

Determining the appropriateness of the allowance is complex and requires judgment by management about the effect of matters that are inherently uncertain. Evaluations of the loan portfolio in future periods, given the prevailing forecasts and credit loss factors, may result in significant changes to the Company's allowance for credit losses and credit loss expense.

Unfunded Loan Commitments

The Company’s first mortgage loans often contain provisions for future funding of a pre-determined portion of capital and other costs incurred by the borrower in executing its business plan. These deferred fundings are conditioned upon the borrower’s execution of its business plan with respect to the underlying collateral property securing the loan. These deferred fundings are typically for base building work, tenant improvement costs and leasing commissions, interest reserves, and occasionally to fund forecasted operating deficits during lease-up. These deferred funding commitments may be for specific periods, often require satisfaction by the borrower of conditions precedent, and may contain termination clauses at the option of the borrower or, more rarely, at the Company’s option. The total amount of unfunded commitments does not necessarily represent actual amounts that may be funded in cash in the future, since commitments may expire without being drawn, may be cancelled if certain conditions are not satisfied by the borrower, or borrowers may elect not to borrow some or all of the unused commitment. The Company does not recognize these unfunded loan commitments in its consolidated financial statements.

The Company applies its expected credit loss estimates to all future funding commitments that cannot be contractually terminated at the Company’s option. The Company maintains a separate allowance for expected credit losses from unfunded loan commitments, which is included in accrued expenses and other liabilities on the consolidated balance sheets. The Company estimates the amount of expected losses by calculating a commitment usage factor over the contractual period for exposures that are not unconditionally cancellable by the Company and applies the loss factors used in the allowance for credit loss methodology described above to the results of the usage calculation to estimate the liability for credit losses related to unfunded commitments for each loan.

Real Estate Owned

Real estate acquired through a foreclosure or by deed-in-lieu of foreclosure is classified as real estate owned (“REO”) and held for investment on the Company’s consolidated balance sheet until a pending sales transaction meets the criteria of ASC 360-10-45-9 after which the real estate is considered to be held for sale, or is sold. The Company's cost basis in REO is equal to the estimated fair value of the collateral at the date of acquisition, less estimated selling costs. The estimated fair value of REO is determined using a discounted cash flow model and inputs that include the highest and best use for each asset, estimated future values based on extensive discussions with local brokers, investors and other market participants, the estimated holding period for the asset, and discount rates that reflect estimated investor return requirements for the risks associated with the expected use of each asset. If the estimated fair value of REO is lower than the carrying value of the related loan upon acquisition, the difference, along with any previously recorded specific CECL reserve, is recorded through Credit Loss (Benefit) Expense in the consolidated statements of income and comprehensive income.

REO is initially measured at fair value and is thereafter subject to an ongoing impairment analysis. Subsequent to a REO acquisition, events or circumstances may occur that result in a material and sustained decrease in the cash flows generated from the asset. REO is evaluated for recoverability when impairment indicators are identified. Any impairment loss, revenue and expenses from operations of the properties, and resulting gains or losses on sale are included in the consolidated statements of income and comprehensive income within Gain (loss) on sale of real estate owned, net and Other income, net.

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Investment Portfolio Financing Arrangements

The Company finances its portfolio of loans, or participation interests therein, and REO using secured financing agreements, including secured credit agreements, secured revolving credit facilities, asset-specific financing arrangements, mortgage loans payable, and collateralized loan obligations. The related borrowings are recorded as separate liabilities on the Company’s consolidated balance sheets. Interest income earned on the investments and interest expense incurred on the related borrowings are reported separately on the Company’s consolidated statements of income and comprehensive income.

In certain instances, the Company creates structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third party. For all such syndications the Company has completed through March 31, 2023, the Company transferred, on a non-recourse basis, 100% of the senior mortgage loan that the Company originated to a third-party lender, and retained as a loan investment a separate mezzanine loan investment secured by a pledge of the equity in the mortgage borrower. With respect to the senior mortgage loans transferred, the Company retains: no control over the mortgage loan; no economic interest in the mortgage loan; and no recourse to the purchaser or the borrower. Consequently, based on these circumstances and because the Company does not have any continuing involvement with the transferred senior mortgage loan, these syndications are accounted for as sales under GAAP and are removed from the Company’s consolidated financial statements at the time of transfer. The Company’s consolidated balance sheets only include the separate mezzanine loan remaining after the transfer.

For more information regarding the Company’s investment portfolio financing arrangements, see Note 6.

Fair Value Measurements

The Company follows ASC 820-10, Fair Value Measurements and Disclosures (“ASC 820-10”), for its holdings of financial instruments. ASC 820-10 defines fair value, establishes a framework for measuring fair value in accordance with GAAP and expands disclosure of fair value measurements. ASC 820-10 determines fair value to be the price that would be received for a financial instrument in a current sale, which assumes an orderly transaction between market participants on the measurement date. The Company determines the estimated fair value of financial assets and liabilities using the three-tier fair value hierarchy established by GAAP, which prioritizes the inputs used in measuring fair value. GAAP establishes market-based or observable inputs as the preferred source of values followed by valuation models using management assumptions in the absence of market inputs. The financial instruments recorded at fair value on a recurring basis in the Company’s consolidated financial statements are cash, cash equivalents, and restricted cash. The three levels of inputs that may be used to measure fair value are as follows:

Level I—Valuations based on quoted prices in active markets for identical assets or liabilities that the Company has the ability to access.

Level II—Valuations based on quoted prices in markets that are not active or for which all significant inputs are observable, either directly or indirectly.

Level III—Valuations based on inputs that are unobservable and significant to the overall fair value measurement.

For certain financial instruments, the inputs used by management to measure fair value may fall into different levels of the fair value hierarchy. In such cases, the determination of which category within the fair value hierarchy is appropriate for such financial instrument is based on the lowest level of input that is significant to the fair value measurement.

The assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers factors specific to the financial instrument. The Company may use valuation techniques consistent with the market and income approaches to measure the fair value of its assets and liabilities. The market approach uses third-party valuations and information obtained from market transactions involving identical or similar assets or liabilities. The income approach uses projections of the future economic benefits of an instrument to determine its fair value, such as in the discounted cash flow methodology. The inputs or methodology used for valuing financial instruments are not necessarily an indication of the risk associated with investing in these financial instruments. Transfers between levels of the fair value hierarchy are assumed to occur at the end of the reporting period.

The following methods and assumptions are used by our Manager to estimate the fair value of each class of financial instruments for which it is practicable to estimate that value:

•Cash and cash equivalents: the carrying amount of cash and cash equivalents approximates fair value.

•Loans held for investment, net: using a discounted cash flow methodology employing a discount rate for loans of comparable credit quality, structure, and LTV based upon appraisal information and current estimates of the value of collateral property performed by the Manager, and credit spreads for loans of comparable risk (as determined by the Manager based on the factors previously described) as corroborated by inquiry of other market participants.

•Loans held for sale: estimated fair market value based on sale comparables as corroborated by inquiry of other market participants or independent market data providers.

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•Secured revolving credit facilities, asset-specific financings, and mortgage loan payable (if any): based on the rate at which a similar secured revolving credit facility, asset-specific financing, or mortgage loan payable (if any) would currently be priced, as corroborated by inquiry of other market participants.

•CRE Collateralized Loan Obligations, net: indications of value from dealers active in trading similar or substantially similar securities, observable quotes from market data services, reported prices and spreads for recent new issues, and Manager estimates of the credit spread at which similar bonds would be issued, or traded, in the new issue and secondary markets.

•Other assets and liabilities subject to fair value measurement, including receivables, payables and accrued liabilities have carrying values that approximate fair value due to their short-term nature.

As discussed above, market-based or observable inputs are generally the preferred source of values for purposes of measuring the fair value of the Company’s assets under GAAP. The commercial property investment sales and commercial mortgage loan markets have experienced uneven liquidity due to global macroeconomic conditions, including heightened inflation, slower growth or recession, changes to fiscal and monetary policy, increased interest rates, currency fluctuations, labor shortages and the recent distress in the banking sector, which has made it more difficult to rely on market-based inputs in connection with the valuation of the Company’s assets under GAAP. Key valuation inputs include, but are not limited to, future operating cash flow and performance of collateral properties, the financial strength and liquidity of borrowers and sponsors, credit spreads for secured real estate borrowings, capitalization rates and discount rates used to value commercial real estate properties, and observable transactions involving the sale or financing of commercial properties.

Income Taxes

The Company qualifies and has elected to be taxed as a REIT for U.S. federal income tax purposes under the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”), commencing with its initial taxable year ended December 31, 2014. To the extent that it annually distributes at least 90% of its REIT taxable income to stockholders and complies with various other requirements as a REIT, the Company generally will not be subject to U.S. federal income taxes on its distributed REIT taxable income. In 2017, the Internal Revenue Service issued a revenue procedure permitting “publicly offered” REITs to make elective stock dividends (i.e., dividends paid in a mixture of stock and cash), with at least 20% of the total distribution being paid in cash, to satisfy their REIT distribution requirements. Pursuant to this revenue procedure, the Company may elect to make future distributions of its taxable income in a mixture of stock and cash. If the Company fails to continue to qualify as a REIT in any taxable year and does not qualify for certain statutory relief provisions, the Company will be subject to U.S. federal and state income taxes at regular corporate rates beginning with the year in which it fails to qualify and may be precluded from being able to elect to be treated as a REIT for the Company’s four subsequent taxable years. Even though the Company currently qualifies for taxation as a REIT, the Company may be subject to certain U.S. federal, state, local and foreign taxes on the Company’s income and property and to U.S. federal income and excise taxes on the Company’s undistributed REIT taxable income.

In certain instances, the Company may generate excess inclusion income (“EII”) within the Sub-REIT structure it established for the purpose of issuing collateralized loan obligations (“CRE CLOs”). EII has in the past occurred in certain of the Company’s CRE CLOs due to sharp declines in LIBOR or compounded SOFR since the issuance of a CRE CLO's liabilities, loans contributed to the CRE CLOs with interest rate floors materially higher than the current applicable benchmark rates, and liabilities whose benchmark rates are unfloored. EII, which is treated as unrelated business taxable income (“UBTI”), is an obligation of the Company and is allocated only to a taxable REIT subsidiary (“TRS”) and not to its common stockholders.

Deferred tax assets and liabilities are recognized for future tax consequences attributable to temporary differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax bases. Deferred tax assets and liabilities are measured using enacted tax rates expected to apply to taxable income in the periods in which those temporary differences are expected to be recovered or settled. The effect on deferred tax assets and liabilities of a change in tax rates is recognized in the period in which the enactment date occurs. Under ASC Topic 740, Income Taxes (“ASC 740”), a valuation allowance is established when management believes it is more likely than not that a deferred tax asset will not be realized. Currently, the Company has no temporary differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax basis.

The Company intends to continue to operate in a manner consistent with, and to continue to meet the requirements to be treated as, a REIT for tax purposes and to distribute all of its REIT taxable income.

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Earnings per Common Share

The Company calculates basic earnings per share using the two-class method. The two-class method is an allocation formula that determines earnings per share for each share of common stock and participating securities according to dividends declared and participation rights in undistributed earnings. Under this method, all earnings (distributed and undistributed) are allocated to common shares and participating securities based on their respective rights to receive dividends. Basic earnings per common share is calculated by dividing earnings allocated to common shareholders by the weighted-average number of common shares outstanding during the period.

Diluted earnings per share is computed under the more dilutive of the treasury stock method or the two-class method. The computation of diluted earnings per share is based on the weighted average number of participating securities outstanding plus the incremental shares that would be outstanding assuming exercise of warrants to purchase common stock (the “Warrants”, see Note 12) issued in connection with the Company’s no-longer-outstanding Series B Cumulative Redeemable Preferred Stock (the “Series B Preferred Stock”), which are exercisable on a net-share settlement basis. The number of incremental shares is calculated utilizing the treasury stock method.

The Company accounts for unvested stock-based compensation awards that contain non-forfeitable dividend rights or dividend equivalents (whether paid or unpaid) as participating securities, which are included in the computation of earnings per share pursuant to the two-class method. The Company excludes participating securities and Warrants from the calculation of diluted weighted average shares outstanding in periods of net losses since their effect would be anti-dilutive.

Stock-based Compensation

Stock-based compensation consists of awards issued by the Company to certain employees of affiliates of the Manager and certain members of the Company’s Board of Directors. The stock-based compensation awards to certain employees of affiliates of the Manager generally vest in installments over a fixed period. Deferred stock units granted to the Company’s Board of Directors prior to December 2021 fully vested on the grant date and accrued, and will continue to accrue, common stock dividends that are paid-in kind through additional deferred stock units on a quarterly basis. Deferred stock units granted in December 2021 and in future periods will fully vest on the grant date and will continue to accrue and be paid cash common stock dividends on a quarterly basis. Stock-based compensation expense is recognized in net income on a straight-line basis over the applicable award’s vesting period. Forfeitures of stock-based compensation awards are recognized as they occur.

Deferred Financing Costs

Deferred financing costs are reflected net of the liabilities to which they relate, currently collateralized loan obligations, secured financing agreements, which include secured credit agreements and a secured revolving credit facility, and asset-specific financing arrangements on the Company’s consolidated balance sheets. These costs are amortized in interest expense using the interest method, or on a straight-line basis when it approximates the interest method, as follows: (i) for secured financing agreements other than CRE CLOs, the initial term of the financing agreement, or in the case of costs directly associated with the loan, over the life of the financing agreement or the loan, whichever is shorter; and (ii) for CRE CLOs, over the estimated life of the liabilities issued based on the underlying loans’ initial maturity dates, considering the expected repayment behavior of the loans collateralizing the notes and the impact of any reinvestment periods, as of the closing date.

Cash and Cash Equivalents

Cash and cash equivalents include cash held in banks or invested in money market funds with original maturities of less than 90 days. The Company deposits its cash and cash equivalents with high credit quality institutions to minimize credit risk exposure. The Company maintains cash accounts at several financial institutions, which are insured up to a maximum of $250,000 per account as of March 31, 2023 and December 31, 2022. The balances in these accounts may exceed the insured limits.

Pursuant to financial covenants applicable to Holdco, which is the guarantor of the Company’s recourse indebtedness, the Company is required to maintain minimum cash equal to the greater of (i) $15 million or (ii) the product of 5% and the aggregate recourse indebtedness of the Company. As of March 31, 2023 and December 31, 2022, the Company held as part of its total cash balances $29.0 million and $22.4 million to comply with this covenant, respectively.

Restricted Cash

Restricted cash primarily represents deposits paid by potential borrowers to cover certain costs incurred by the Company in connection with loan originations. These deposits may be returned to borrowers, after deducting eligible transaction costs paid by the Company for the benefit of the borrowers, upon the closing of a loan transaction, or if a loan transaction does not close and deposit proceeds remain. As of March 31, 2023, $0.6 million of restricted cash was combined with cash and cash equivalents of $161.5 million in the consolidated statement of cash flows. As of December 31, 2022, $0.3 million of restricted cash was combined with cash and cash equivalents of $254.1 million in the consolidated statement of cash flows.

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Collateralized Loan Obligation Proceeds Held at Trustee

Collateralized Loan Obligation Proceeds Held at Trustee represent cash held by the Company’s collateralized loan obligations pending reinvestment in eligible collateral. See Note 5 for additional details.

Accounts Receivable from Servicer/Trustee

Accounts receivable from Servicer/Trustee represents cash proceeds from loan activities that have not been remitted to the Company based on established servicing and borrowing procedures. Such amounts are generally held by the Servicer/Trustee for less than 30 days before being remitted to the Company.

Stockholders’ Equity

Total Stockholders’ Equity may include preferred stock, common stock, and derivative instruments indexed to the Company's common stock such as warrants or other embedded options within financing arrangements that may be classified as temporary or permanent equity. Common shares generally represent a basic ownership interest in an entity and a residual corporate interest in liquidation, bearing the ultimate risk of loss and receiving the benefit of success. Common shares are usually perpetual in nature with voting rights and dividend rights. Preferred shares are usually characterized by the life of the instrument (i.e., perpetual or redeemable) and the ability of a holder to convert the equity instrument into cash, common shares, or a combination thereof. The terms of preferred shares can vary significantly, including but not limited to, an equity instrument’s dividend rate, term (e.g., existence of a stated redemption date), conversion features, voting rights, and liquidation preferences. Derivative instruments indexed to the Company's common stock such as warrants or other embedded options within financing arrangements are generally classified based on which party controls the contract settlement mechanism and the nature of the settlement terms that may require, or allow, the Company to make a cash payment, issue common shares, or a combination thereof to satisfy its obligation of the underlying contract.

Temporary Equity

Equity instruments that are redeemable for cash or other assets are classified as temporary equity if the instrument is redeemable, at the option of the holder, at a fixed or determinable price on a fixed or determinable date or upon the occurrence of an event that is not solely within the control of the issuer.

Redeemable equity instruments are initially carried at the relative fair value of the equity instrument at the issuance date, which is subsequently adjusted at each balance sheet date if the instrument is currently redeemable or probable of becoming redeemable. The Series B Preferred Stock issued in connection with the Investment Agreement described in Note 12 were classified as temporary equity in the accompanying financial statements.

Permanent Equity

The Company has preferred stock, common stock, and Warrants issued in connection with the Series B Preferred Stock transaction that are outstanding and classified as permanent equity. The Warrants are exercisable on a net-settlement basis and expire on May 28, 2025. None of the Warrants have been exercised as of March 31, 2023. The Company’s common stock is perpetual with voting rights and dividend rights. On June 14, 2021, the Company issued 8,050,000 shares of Series C Cumulative Redeemable Preferred Stock (the “Series C Preferred Stock”) that is classified as permanent equity. The outstanding shares of Series C Preferred Stock have a 6.25% dividend rate and may be redeemed by the Company at its option on and after June 14, 2026. The Series C Preferred Stock issuance and Warrants related to the Series B Preferred Stock are described in Note 12.

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Recently Issued Accounting Pronouncements

In March 2020, the FASB issued ASU 2020-04, Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform on Financial Reporting ("ASU 2020-04"). ASU 2020-04 provides optional expedients and exceptions to GAAP requirements for modifications to debt agreements, leases, derivatives, and other contracts, related to the market transition from LIBOR, and certain other floating rate benchmark indices, or collectively, IBORs, to alternative reference rates. ASU 2020-04 generally considers contract modifications related to reference rate reform to be an event that does not require contract remeasurement at the modification date nor a reassessment of a previous accounting determination. In January 2021, the FASB clarified the scope of that guidance with the issuance of ASU 2021-01, “Reference Rate Reform: Scope.” This ASU provides optional guidance for a limited period to ease the burden in accounting for (or recognizing the effects of) reference rate reform on financial reporting. This would apply to companies meeting certain criteria that have contracts, hedging relationships and other transactions that reference LIBOR or another reference rate expected to be discontinued because of reference rate reform. In December 2022, the FASB issued ASU 2022-06, “Reference Rate Reform (Topic 848) - Deferral of the Sunset Date of Topic 848”, which defers the expiration of ASC 848 from December 31, 2022, to December 31, 2024. This standard is effective for the Company immediately and generally may be elected over time through December 31, 2024.

The Company continues to evaluate the documentation and control processes associated with its assets and liabilities to manage the transition from LIBOR to an alternative rate endorsed by the Alternative Reference Rates Committee of the Federal Reserve System, and continues to utilize required resources to revise its control and risk management systems to ensure there is no disruption to our day-to-day operations from the transition as it occurs. The Company will continue to employ prudent risk management as it relates to the potential financial, operational and legal risks associated with the expected cessation of LIBOR, and to ensure that its assets and liabilities generally remain match-indexed following this event. The Company has not elected to apply the temporary optional expedients and exceptions through March 31, 2023, but will continue to reevaluate the application.

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(3) Loans Held for Investment and the Allowance for Credit Losses

The Company originates and acquires first mortgage and mezzanine loans secured by commercial properties. The Company considers these loans to comprise a single portfolio of mortgage loans, and the Company has developed its systematic methodology to determine the allowance for credit losses based on a single portfolio. For purposes of certain disclosures herein, the Company disaggregates this portfolio segment into the following classes of finance receivables: senior loans; and subordinated and mezzanine loans. These loans can potentially subject the Company to concentrations of credit risk, including, without limitation: property type collateralizing the loan; loan category; loan size; loans to a single sponsor; and loans in a single geographic area. The Company’s loans held for investment are accounted for at amortized cost. Interest accrued but not yet collected is separately reported within accrued interest and fees receivable on the Company’s consolidated balance sheets. Amounts within that caption relating to loans held for investment were $23.3 million and $26.4 million as of March 31, 2023 and December 31, 2022, respectively.

During the three months ended March 31, 2023, the Company originated two mortgage loans with a total commitment of $123.8 million, an initial unpaid principal balance of $111.2 million, and unfunded commitments at closing of $12.6 million. Additionally, the Company received three full loan repayments of $144.4 million, and partial principal payments including accrued PIK interest payments and cost-recovery proceeds of $83.5 million across six loans, for total loan repayments of $227.8 million during the three months ended March 31, 2023.

The following table details overall statistics for the Company’s loans held for investment portfolio (dollars in thousands):

	March 31, 2023						December 31, 2022
	Balance sheet portfolio			Total loan exposure(1)			Balance sheet portfolio			Total loan exposure(1)
Number of loans	69			69			70			70
Floating rate loans	100.0		%	100.0		%	100.0		%	100.0		%
Total loan commitment	$	5,294,242		$	5,294,242		$	5,429,146		$	5,429,146
Unpaid principal balance(2)	$	4,939,650		$	4,939,650		$	5,004,798		$	5,004,798
Unfunded loan commitments(3)	$	353,884		$	353,884		$	426,061		$	426,061
Amortized cost	$	4,916,444		$	4,916,444		$	4,978,674		$	4,978,674
Weighted average credit spread	3.5		%	3.5		%	3.4		%	3.4		%
Weighted average all-in yield(4)	8.5		%	8.5		%	8.1		%	8.1		%
Weighted average term to extended maturity (in years)(5)	2.7			2.7			2.8			2.8

_______________________

(1)In certain instances, the Company creates structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third-party. In either case, the senior mortgage loan (i.e., the non-consolidated senior interest) is not included on the Company’s balance sheet. When the Company creates structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third-party, the Company retains on its balance sheet a mezzanine loan. Total loan exposure encompasses the entire loan portfolio the Company originated, acquired and financed. The Company had no non-consolidated senior interests as of March 31, 2023 and December 31, 2022.

(2)Unpaid principal balance includes PIK interest of $1.2 million and $1.7 million as of March 31, 2023 and December 31, 2022, respectively.

(3)Unfunded loan commitments may be funded over the term of each loan, subject in certain cases to an expiration date or a force-funding date, primarily to finance property improvements or lease-related expenditures by the Company’s borrowers, to finance operating deficits during renovation and lease-up, and in limited instances to finance construction.

(4)As of March 31, 2023, all of the Company’s loans were floating rate. Loans originated by the Company before December 31, 2022 are indexed to LIBOR, while loans originated after January 1, 2022 are indexed to Term SOFR, with the exception of LIBOR loans which have been converted to Term SOFR. As of March 31, 2023, based on the total loan commitments of the Company’s loan portfolio, 28.4% (or $1.5 billion) of the Company’s loans were subject to Term SOFR and 71.6% (or $3.8 billion) were subject to LIBOR as the benchmark interest rate. In addition to credit spread, all-in yield includes the amortization of deferred origination fees, purchase price premium and discount if any, and accrual of both extension and exit fees. All-in yield for the total portfolio assumes the applicable floating benchmark interest rate as of March 31, 2023 for weighted average calculations.

(5)Extended maturity assumes all extension options are exercised by the borrower; provided, however, that the Company’s loans may be repaid prior to such date. As of March 31, 2023, based on the unpaid principal balance of the Company’s total loan exposure, 33.8% of the Company’s loans were subject to yield maintenance or other prepayment restrictions and 66.2% were open to repayment by the borrower without penalty.

15

The following tables present an overview of the Company’s loans held for investment portfolio by loan seniority (dollars in thousands):

	March 31, 2023
Loans held for investment, net	Outstanding principal		Unamortized premium (discount) and loan origination fees, net		Amortized cost
Senior loans(1)	$	4,939,650	$	(23,206)	$	4,916,444
Total	$	4,939,650	$	(23,206)	$	4,916,444
Allowance for credit losses					(201,508)
Loans held for investment, net					$	4,714,936

	December 31, 2022
Loans held for investment, net	Outstanding principal		Unamortized premium (discount) and loan origination fees, net		Amortized cost
Senior loans(1)	$	5,004,798	$	(26,124)	$	4,978,674
Total	$	5,004,798	$	(26,124)	$	4,978,674
Allowance for credit losses					(197,272)
Loans held for investment, net					$	4,781,402

________________________________

(1)Senior loans may include contiguous mezzanine loans and pari passu participations in senior mortgage loans.

The following table presents the Company’s loans held for investment portfolio activity (dollars in thousands):

	Carrying value
Balance as of January 1, 2023	$	4,781,402
Additions during the period:
Loans originated and acquired	109,922
Additional fundings	51,524
Amortization of origination fees and discounts	4,156
Deductions during the period:
Collection of principal	(225,410)
Collection of accrued PIK interest	(542)
Collection of cost-recovery proceeds	(1,880)
Increase of allowance for credit losses	(4,236)
Balance as of March 31, 2023	$	4,714,936

As of March 31, 2023 and December 31, 2022, there was $7.8 million and $7.9 million, respectively, of unamortized loan fees included in loans held for investment, net in the consolidated balance sheets. As of March 31, 2023 and December 31, 2022, there was $15.4 million and $18.2 million, respectively, of unamortized discounts included in loans held for investment at amortized cost on the consolidated balance sheets.

16

Loan Risk Ratings

The Company evaluates all of its loans to assign risk ratings on a quarterly basis on a 5-point scale. As described in Note 2, the Company’s loans are rated “1” through “5,” from least risk to greatest risk, respectively. The Company generally assigns a risk rating of “3” to all loan investments upon origination or acquisition, except when specific circumstances warrant an exception.

The following tables present the Company's loans held for investment portfolio on an amortized cost basis by origination year, grouped by risk rating (dollars in thousands):

	March 31, 2023
	Amortized cost by origination year
	2023		2022		2021		2020		2019		Prior		Total
Senior loans by internal risk ratings:
1	$	—	$	—	$	—	$	—	$	—	$	—	$	—
2	—		—		226,443		—		272,357		—		498,800
3	109,968		920,844		1,549,363		98,936		505,715		85,500		3,270,326
4	—		77,014		79,311		119,172		321,055		307,512		904,064
5	—		—		—		71,269		116,956		55,029		243,254
Total senior loans	$	109,968	$	997,858	$	1,855,117	$	289,377	$	1,216,083	$	448,041	$	4,916,444
Senior loans:
Current-period write-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Total current-period write-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Total	$	109,968	$	997,858	$	1,855,117	$	289,377	$	1,216,083	$	448,041	$	4,916,444

	December 31, 2022
	Amortized cost by origination year
	2022		2021		2020		2019		2018		Prior		Total
Senior loans by internal risk ratings:
1	$	—	$	—	$	—	$	—	$	—	$	—	$	—
2	22,732		216,960		—		272,185		—		—		511,877
3	907,161		1,609,556		98,874		505,377		110,356		—		3,231,324
4	76,938		79,023		119,172		320,793		342,869		51,542		990,337
5	—		—		71,269		118,135		55,732		—		245,136
Total senior loans	$	1,006,831	$	1,905,539	$	289,315	$	1,216,490	$	508,957	$	51,542	$	4,978,674
Senior loans:
Current-period write-offs	$	—	$	—	$	—	$	—	$	(4,400)	$	—	$	(4,400)
Total current-period write-offs	$	—	$	—	$	—	$	—	$	(4,400)	$	—	$	(4,400)
Total	$	1,006,831	$	1,905,539	$	289,315	$	1,216,490	$	508,957	$	51,542	$	4,978,674

Loans acquired are presented in the preceding table in the column corresponding to the year of origination, not acquisition.

17

The table below summarizes the Company’s portfolio of loans held for investment on an amortized cost basis, by the results of its internal risk rating review process performed (dollars in thousands):

Risk rating	March 31, 2023		December 31, 2022
1	$	—	$	—
2	498,800		511,878
3	3,270,327		3,231,324
4	904,062		990,337
5	243,255		245,135
Total	$	4,916,444	$	4,978,674
Allowance for credit losses	(201,508)		(197,272)
Carrying value	$	4,714,936	$	4,781,402
Weighted average risk rating(1)	3.2		3.2

________________________________

(1)Weighted average risk rating calculated based on the amortized cost balance at period end.

The weighted average risk rating of the Company’s loans held for investment portfolio was 3.2 as of March 31, 2023, unchanged from December 31, 2022.

Allowance for Credit Losses

The Company’s allowance for credit losses developed pursuant to ASC 326 reflects its current estimate of potential credit losses related to its loans held for investment portfolio as of March 31, 2023. As part of its allowance for credit losses, the Company maintains a separate allowance for credit losses related to unfunded loan commitments which is included in accrued expenses and other liabilities on the consolidated balance sheets. See Note 2 for additional details regarding the Company's accounting policies and estimation of its allowance for credit losses.

The following tables present activity in the allowance for credit losses for loans by finance receivable class (dollars in thousands):

	For the Three Months Ended March 31, 2023
	Senior loans		Subordinated and mezzanine loans		Total
Allowance for credit losses for loans held for investment:
Beginning balance at January 1, 2023	$	197,272	$	—	$	197,272
Allowance for (reversal of) credit losses, net	4,236		—		4,236
Subtotal	201,508		—		201,508
Allowance for credit losses on unfunded loan commitments:
Beginning balance at January 1, 2023	17,314		—		17,314
Allowance for (reversal of) credit losses, net	3,548		—		3,548
Subtotal	20,862		—		20,862
Total allowance for credit losses	$	222,370	$	—	$	222,370
	For the Three Months Ended March 31, 2022
	Senior loans		Subordinated and mezzanine loans		Total
Allowance for credit losses for loans held for investment:
Beginning balance at January 1, 2022	$	41,193	$	806	$	41,999
Allowance for (reversal of) credit losses, net	4,747		(439)		4,308
Subtotal	45,940		367		46,307
Allowance for credit losses on unfunded loan commitments:
Beginning balance at January 1, 2022	4,210		—		4,210
Allowance for (reversal of) credit losses, net	576		—		576
Subtotal	4,786		—		4,786
Total allowance for credit losses	$	50,726	$	367	$	51,093

18

The following table presents the allowance for credit losses for loans held for investment (dollars in thousands):

	March 31, 2023
	General reserve		Specific reserve		Total reserve
Allowance for credit losses:
Loans held for investment	$	144,117	$	57,391	$	201,508
Unfunded loan commitments	14,309		6,553		20,862
Total allowance for credit losses	$	158,426	$	63,944	$	222,370
Total unpaid principal balance	$	4,696,395	$	243,255	$	4,939,650
	December 31, 2022
	General reserve		Specific reserve		Total reserve
Allowance for credit losses:
Loans held for investment	$	119,190	$	78,082	$	197,272
Unfunded loan commitments	10,927		6,387		17,314
Total allowance for credit losses	$	130,117	$	84,469	$	214,586
Total unpaid principal balance	$	4,759,663	$	245,135	$	5,004,798

The Company’s allowance for credit losses is influenced by the size and maturity dates of its loans, loan quality, credit indicators including risk ratings, delinquency status, historical loss experience and other conditions influencing loss expectations, such as reasonable and supportable forecasts of economic conditions.

During the three months ended March 31, 2023, the Company recorded an increase of $7.8 million to its allowance for credit losses, increasing its CECL reserve to $222.4 million as of March 31, 2023. For the three months ended March 31, 2023, the increase to the Company's allowance for credit losses was primarily due to an increase in credit loss expense of (1) $29.1 million from recessionary and recovery macroeconomic assumptions employed in determining the general CECL reserve and the deterioration of local market fundamentals in the office sector and (2) $0.8 million resulting from the Company's loan origination activity during 2023, offset by (1) a decrease of $20.5 million related to individually assessed loans resulting from improved collateral specific fundamentals and (2) $1.5 million resulting from full loan repayments.

During the three months ended March 31, 2022, the Company increased its allowance for credit losses to $51.1 million, from $46.2 million as of December 31, 2021. The $4.9 million increase to the Company's allowance for credit losses was due to new loan originations offset by one loan repayment in-full, weakening credit indicators, and an uncertain macroeconomic outlook. The uncertain macroeconomic outlook was caused by surging inflationary pressures, rising short term interest rates, continuing supply chain disruptions, a slower-than-expected return-to-office by office workers, widening credit spreads in the fixed income markets, and Russia’s invasion of Ukraine. These factors, and slowing business plan execution for certain of the Company's office loans, contributed to the increase in the Company’s allowance for credit losses during the three months ended March 31, 2022.

As of March 31, 2023, four first mortgage loans satisfied the CECL framework's criteria for individual assessment. The total amortized cost of the individually assessed loans as of March 31, 2023 and December 31, 2022, was $243.3 million and $245.1 million, respectively. Accordingly, the Company utilized the estimated fair value of the loan collateral to estimate a total allowance for credit losses of $63.9 million as of March 31, 2023. The Company’s fair market value estimates were determined primarily using discounted cash flow models and Level 3 inputs, which include estimates of property-specific cash flows over a specific holding period, a discount rate range of 8.5% – 14.3%, and a terminal capitalization rate range of 6.5% – 9.0%. These inputs are based on the location, type and nature of the property, current sales and lease comparables, anticipated real estate and capital market conditions, and management’s knowledge, experience and judgment. Additionally, the Company may use broker-prepared estimates of fair values based on discounted cash flows and sales comparables to corroborate the estimated value of a loan's collateral. As of March 31, 2023, three of the four loans with an amortized cost of $189.3 million were on non-accrual status, of which two of the loans with an amortized cost of $118.0 million are on cost-recovery given there is a significant risk of principal loss. The fourth loan, which had an amortized cost of $54.0 million, was not on non-accrual status because the borrower was not in default of the loan agreement and all amounts of interest due were collected by the Company. The same four loans comprised the entirety of the Company's individually assessed loans as of March 31, 2023 and December 31, 2022.

19

As of March 31, 2023, the Company had six loans with an amortized cost of $550.1 million on non-accrual status. As of December 31, 2022, the Company had two loans with an amortized cost of $190.4 million on non-accrual status. In accordance with the Company’s revenue recognition and allowance for credit losses accounting policies, the Company suspended its accrual of interest income when each loan was placed on non-accrual status. As of March 31, 2023 and December 31, 2022, none of the Company's performing loans (full accrual status) had accrued interest income receivable 90 days or more past due.

The following table presents an aging analysis for the Company’s portfolio of loans held for investment, by class of loans on amortized cost basis (dollars in thousands):

			Days Outstanding as of March 31, 2023
	Current		Days: 30-59		Days: 60-89		Days: 90 or more		Total loans past due		Total loans
Loans receivable:
Senior loans	$	4,366,386	$	55,029	$	—	$	495,029	$	550,058	$	4,916,444
Total	$	4,366,386	$	55,029	$	—	$	495,029	$	550,058	$	4,916,444

			Days Outstanding as of December 31, 2022
	Current		Days: 30-59		Days: 60-89		Days: 90 or more		Total loans past due		Total loans
Loans receivable:
Senior loans	$	4,541,692	$	365,713	$	—	$	71,269	$	436,982	$	4,978,674
Total	$	4,541,692	$	365,713	$	—	$	71,269	$	436,982	$	4,978,674

See Note 2 of the consolidated financial statements for details of the Company's revenue recognition and allowance for credit losses accounting policies.

Loan Modifications

The Company may amend or modify a loan depending on the loan’s specific facts and circumstances. These loan modifications typically include additional time for the borrower to refinance or sell the collateral property, adjustment or waiver of performance tests that are prerequisite to the extension of a loan maturity, modification of terms of interest rate cap agreements, and/or deferral of scheduled principal payments. In exchange for a modification, the Company often receives a partial repayment of principal, a short-term accrual of PIK interest for a portion of interest due, a cash infusion to replenish interest or capital improvement reserves, termination of all or a portion of the remaining unfunded loan commitment, additional call protection, and/or an increase in the loan coupon. For the three months ended March 31, 2023, none of the Company’s loan modifications resulted in significant modifications.

As of March 31, 2023, the total amount of accrued PIK interest in the Company's loans held for investment portfolio was $1.2 million and related to one first mortgage loan. No accrued PIK interest was recorded and deferred during the three months ended March 31, 2023.

The following table presents the accrued PIK interest activity for the Company’s loans held for investment portfolio (dollars in thousands):

	March 31, 2023
Balance as of January 1, 2023	$	1,714
Repayments of accrued PIK interest	(542)
Balance as of March 31, 2023	$	1,172

20

(4) Real Estate Owned

In December 2020, the Company acquired two largely undeveloped commercially-zoned land parcels on the Las Vegas Strip comprising 27 acres (the “Las Vegas land”) pursuant to a negotiated deed-in-lieu of foreclosure. The Company's cost basis in the Las Vegas land was $99.2 million, equal to the estimated fair value of the collateral at the date of acquisition, net of estimated selling costs.

During the three months ended December 31, 2021, the Company sold a 17 acre parcel of the Las Vegas land and retained the remaining 10 acre parcel of Las Vegas land at its estimated fair value at the time of acquisition, net of estimated selling costs, of $60.6 million. On April 4, 2022, the Company sold the remaining 10 acre parcel of Las Vegas land. The Las Vegas land parcels were sold for gains during the years ended December 31, 2022 and 2021. For the three months ended March 31, 2022, operating revenues from Las Vegas land were sufficient to cover the operating expenses and were immaterial to the financial results of the Company.

As of March 31, 2023, the Company does not hold any REO.

21

(5) Variable Interest Entities and Collateralized Loan Obligations

Subsidiaries of the Company have financed certain pools of the Company’s loans held for investment portfolio through the issuance of collateralized loan obligations.

On February 16, 2022, TPG RE Finance Trust CLO Sub-REIT (“Sub-REIT”), a subsidiary of the Company, issued a collateralized loan obligation (“TRTX 2022-FL5” or “FL5”). TRTX 2022-FL5 permits the Company, during the 24 months after closing, to contribute eligible new loans or participation interests in loans to TRTX 2022-FL5 in exchange for cash, which provides additional liquidity to the Company to originate new loan investments as underlying loans repay. The Company utilized the reinvestment feature during the three months ended March 31, 2023. In connection with TRTX 2022-FL5, the Company incurred $6.5 million of deferred financing costs, including issuance, legal, and accounting related costs.

On March 31, 2021, Sub-REIT issued a collateralized loan obligation (“TRTX 2021-FL4” or “FL4”). TRTX 2021-FL4 permits the Company, during the 24 months after closing, to contribute eligible new loans or participation interests in loans to TRTX 2021-FL4 in exchange for cash, which provides additional liquidity to the Company to originate new loan investments as underlying loans repay. The reinvestment period for TRTX 2021-FL4 ended on March 11, 2023. In accordance with the TRTX 2021-FL4 indenture, prior to the end of the reinvestment period on March 11, 2023, the Company committed to contribute certain assets and expects to complete the contribution process by mid-May 2023. During the three months ended March 31, 2023, the Company utilized the reinvestment feature in TRTX 2021-FL4. During the three months ended March 31, 2022, the Company did not utilize the reinvestment feature in TRTX 2021-FL4. In connection with TRTX 2021-FL4, the Company incurred $8.3 million of deferred financing costs, including issuance, legal, and accounting related costs.

On October 25, 2019, Sub-REIT issued a collateralized loan obligation (“TRTX 2019-FL3” or “FL3”). TRTX 2019-FL3 permits the Company, during the 24 months after closing, to contribute eligible new loans or participation interests in loans to TRTX 2019-FL3 in exchange for cash, which provides additional liquidity to the Company to originate new loan investments as underlying loans repay. The reinvestment period for TRTX 2019-FL3 ended on October 11, 2021. In connection with TRTX 2019-FL3, the Company incurred $7.8 million of deferred financing costs, including issuance, legal, and accounting related costs.

On November 29, 2018, Sub-REIT issued a collateralized loan obligation (“TRTX 2018-FL2” or “FL2”). TRTX 2018-FL2 permitted the Company, during the 24 months after closing, to contribute eligible new loans or participation interests in loans to TRTX 2018-FL2 in exchange for cash, which provides additional liquidity to the Company to originate new loan investments as underlying loans repay. The reinvestment period for TRTX 2018-FL2 ended on December 11, 2020. In connection with TRTX 2018-FL2, the Company incurred $8.7 million of deferred financing costs, including issuance, legal, and accounting related costs.

On February 17, 2022, the Company redeemed TRTX 2018-FL2, which at its redemption had $600.0 million of investment-grade bonds outstanding. The 17 loans or participation interests therein with an aggregate unpaid principal balance of $805.7 million held by the trust were refinanced in part by the issuance of TRTX 2022-FL5 and in part with the expansion of an existing secured credit agreement. In connection with the redemption of TRTX 2018-FL2, the Company exercised an option under an existing secured credit agreement to increase the commitment amount by $250.0 million, pledge additional collateral with an aggregate unpaid principal balance of $463.8 million and borrow an additional $359.1 million.

The Company evaluated the key attributes of the issuers of the CRE CLOs ("CRE CLO Issuers"), which are wholly-owned subsidiaries of the Company, to determine if they were VIEs and, if so, whether the Company was the primary beneficiary of their operating activities and therefore consolidate the CRE CLOs. The Company concluded that the CRE CLO Issuers are VIEs and the Company is the primary beneficiary because it has the ability to control the most significant activities of the CRE CLO Issuers, the obligation to absorb losses to the extent of its equity investments, and the right to receive benefits that could potentially be significant to these entities. Accordingly, as of March 31, 2023 and December 31, 2022 the Company consolidated the CRE CLO Issuers.

22

The following table outlines the total assets and liabilities within the Sub-REIT (dollars in thousands):

	March 31, 2023		December 31, 2022
Assets
Cash and cash equivalents	$	32,041	$	28,011
Collateralized loan obligation proceeds held at trustee(1)	367,715		297,168
Accounts receivable from servicer/trustee(2)	91,218		156,633
Accrued interest receivable	5,214		5,584
Loans held for investment, net(3)	2,603,768		2,779,978
Total assets	$	3,099,956	$	3,267,374
Liabilities
Accrued interest payable	$	5,990	$	6,106
Accrued expenses	430		761
Collateralized loan obligations, net(4)	2,230,426		2,452,212
Payable to affiliates	8,397		8,175
Total liabilities	$	2,245,243	$	2,467,254

________________________________

(1)Includes $102.3 million and $265.4 million of cash available to acquire eligible assets related to TRTX 2022-FL5 and TRTX 2021-FL4, respectively, as of March 31, 2023. Includes $72.5 million and $224.7 million of cash available to acquire eligible assets related to TRTX 2022-FL5 and TRTX 2021-FL4, respectively, as of December 31, 2022.

(2)Includes $89.5 million of cash proceeds related to loan repayments related to TRTX 2022-FL5 held by the Company's loan servicer as of March 31, 2023, which are remitted to the Company during the subsequent remittance cycle. Includes $155.2 million of cash proceeds related to loan repayments related to TRTX 2019-FL3 held by the Company's loan servicer as of December 31, 2022, which are remitted to the Company during the subsequent remittance cycle.

(3)Includes two loans held for investment with an unpaid principal balance of $1.0 million and $2.9 million as of March 31, 2023 and December 31, 2022, respectively.

(4)Net of $7.7 million and $9.0 million of unamortized deferred financing costs as of March 31, 2023 and December 31, 2022, respectively.

As of March 31, 2023 and December 31, 2022, assets held by these VIEs are restricted and are only available to settle obligations of the related VIE. The liabilities of these VIEs are non-recourse to the Company and can only be satisfied from the then-current assets of the related VIE.

23

The following tables detail the loan collateral and borrowings under the Company's CRE CLOs (dollars in thousands):

	March 31, 2023
CRE CLOs	Count	Benchmark interest rate	Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. maturity(3)
TRTX 2019-FL3
Collateral loan investments	9	LIBOR	$	484,298	$	427,638	3.29	%	1.4
Financing provided	1	Term SOFR(4)	293,597		293,597		2.04	%	11.5
TRTX 2021-FL4
Collateral loan investments	20	LIBOR(5)	1,250,000		1,204,722		3.22	%	2.8
Financing provided	1	LIBOR	1,037,500		1,034,003		1.60	%	14.9
TRTX 2022-FL5
Collateral loan investments	16	LIBOR(6)	1,075,000		970,417		3.43	%	3.3
Financing provided	1	Compounded SOFR	907,031		902,826		2.02	%	15.9
Total
Collateral loan investments(7)	45	LIBOR	$	2,809,298	$	2,602,777	3.31	%	2.7 years
Financing provided(8)	3	Term SOFR/LIBOR/Compounded SOFR	$	2,238,128	$	2,230,426	1.83	%	14.9 years

________________________________

(1)Includes loan amounts held in the Company's CRE CLOs and excludes other loans held for investment, net of $1.0 million held within the Sub-REIT.

(2)Weighted average spread excludes the amortization of loan fees and deferred financing costs.

(3)Loan term represents weighted-average final maturity, assuming extension options are exercised by the borrower. Repayments of CRE CLO notes are dependent on timing of related loan repayments post-reinvestment period. The term of the CRE CLO notes represents the rated final distribution date.

(4)On October 1, 2021, the benchmark index interest rate for borrowings under TRTX 2019-FL3 was converted from Compounded SOFR to Term SOFR by the designated transaction representative under the FL3 indenture. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(5)As of March 31, 2023, the TRTX 2021-FL4 mortgage assets are indexed to LIBOR, with the exception of seven participation interests totaling $288.1 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(6)As of March 31, 2023, the TRTX 2022-FL5 mortgage assets are indexed to LIBOR, with the exception of four participation interests totaling $237.0 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets benchmark interest rate from LIBOR to Term SOFR. This conversion will initiate the transition of the liabilities to Term SOFR once 50% of the underlying mortgage loans are converted to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(7)Collateral loan investment assets of FL3, FL4 and FL5 represent 9.8%, 25.3% and 21.8% of the aggregate unpaid principal balance of the Company's loans held for investment portfolio as of March 31, 2023.

(8)During the three months ended March 31, 2023, the Company recognized interest expense of $37.6 million, which includes $1.2 million of deferred financing cost amortization and is reflected within the Company's consolidated statements of income and comprehensive income.

24

	December 31, 2022
CRE CLOs	Count	Benchmark interest rate	Outstanding principal balance		Carrying value		Wtd. avg. spread(1)		Wtd. avg. maturity(2)
TRTX 2019-FL3
Collateral loan investments	10	LIBOR	$	707,456	$	508,507	3.16	%	1.4
Financing provided	1	Term SOFR(4)	516,639		516,639		1.72	%	11.8
TRTX 2021-FL4
Collateral loan investments	23	LIBOR(5)	1,250,000		1,210,550		3.08	%	2.7
Financing provided	1	LIBOR	1,037,500		1,033,264		1.60	%	15.2
TRTX 2022-FL5
Collateral loan investments	18	LIBOR(6)	1,075,000		1,058,004		3.31	%	3.4
Financing provided	1	Compounded SOFR	907,031		902,309		2.02	%	16.1
Total
Collateral loan investments(7)	51	LIBOR	$	3,032,456	$	2,777,061	3.19	%	2.7 years
Financing provided(8)	3	Term SOFR/LIBOR/Compounded SOFR	$	2,461,170	$	2,452,212	1.78	%	14.8 years

________________________________

(1)Includes loan amounts held in the Company's CRE CLOs and excludes other loans held for investment, net of $2.9 million held within the Sub-REIT.

(2)Weighted average spread excludes the amortization of loan fees and deferred financing costs.

(3)Loan term represents weighted-average final maturity, assuming extension options are exercised by the borrower. Repayments of CRE CLO notes are dependent on timing of related loan repayments post-reinvestment period. The term of the CRE CLO notes represents the rated final distribution date.

(4)On October 1, 2021, the benchmark index interest rate for borrowings under TRTX 2019-FL3 was converted from Compounded SOFR to Term SOFR by the designated transaction representative under the FL3 indenture. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(5)As of December 31, 2022, the TRTX 2021-FL4 mortgage assets are indexed to LIBOR, with the exception of four participation interests totaling $118.9 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(6)As of December 31, 2022, the TRTX 2022-FL5 mortgage assets are indexed to LIBOR, with the exception of two participation interests totaling $178.5 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets benchmark interest rate from LIBOR to Term SOFR. This conversion will initiate the transition of the liabilities to Term SOFR once 50% of the underlying mortgage loans are converted to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(7)Collateral loan investment assets of FL3, FL4, and FL5 represent 14.1%, 25.0%, and 21.5% of the aggregate unpaid principal balance of the Company's loans held for investment portfolio as of December 31, 2022.

(8)During the three months ended March 31, 2022, the Company recognized interest expense of $14.3 million, which includes $2.2 million of deferred financing cost amortization and is reflected within the Company's consolidated statements of income and comprehensive income.

25

(6) Investment Portfolio Financing

The Company finances its portfolio of loans, or participation interests therein, and REO using secured financing agreements, including secured credit agreements, secured revolving credit facilities, asset-specific financing arrangements, and collateralized loan obligations.

The following table summarizes the Company's investment portfolio financing (dollars in thousands):

	Outstanding principal balance
	March 31, 2023		December 31, 2022
Collateralized loan obligations(1)	$	2,238,128	$	2,461,170
Secured credit agreements	1,043,178		1,108,386
Asset-specific financing arrangements	543,786		565,376
Secured revolving credit facility	199,100		44,279
Total	$	4,024,192	$	4,179,211

________________________________

(1)See Note 5 for additional information regarding the Company's collateralized loan obligations.

Secured Credit Agreements

As of March 31, 2023 and December 31, 2022, the Company had secured credit agreements used to finance certain of the Company’s loan investments. These financing arrangements bear interest at rates equal to LIBOR or Term SOFR plus a credit spread negotiated between the Company and each lender, often a separate credit spread for each pledge of collateral, which is primarily based on property type and advance rate against the unpaid principal balance of the pledged loan. These borrowing arrangements contain defined mark-to-market provisions that permit our lenders to issue margin calls to the Company only in the event that the collateral properties underlying the Company’s loans pledged to the Company’s lenders experience a non-temporary decline in value (“credit marks”) due to reasons other than capital markets events that result in changing credit spreads for similar borrowing obligations. In connection with one of these borrowing arrangements, the lender is also permitted to issue margin calls to the Company in the event the lender determines capital markets events have caused credit spreads to change for similar borrowing obligations (“spread marks”). Furthermore, in connection with one of these borrowing arrangements, the lender has the right to re-margin the secured credit agreement based solely on appraised loan-to-values.

The following table presents certain information regarding the Company’s secured credit agreements. Except as otherwise noted, all agreements are on a partial (25%) recourse basis (dollars in thousands):

	March 31, 2023
Secured credit agreements(1)	Initial maturity date	Extended maturity date	Index rate	Weighted average credit spread		Interest rate		Commitment amount		Maximum current availability		Balance outstanding		Principal balance of collateral		Amortized cost of collateral
Goldman Sachs	08/19/23	08/19/24	1 Month BR	2.2	%	7.1	%	$	500,000	$	161,335	$	338,665	$	569,719	$	569,325
Wells Fargo	04/18/25	04/18/25	1 Month BR	1.6	%	6.4	%	500,000		93,778		406,222		545,192		542,276
Barclays	08/13/25	08/13/26	1 Month BR	1.6	%	6.4	%	500,000		403,074		96,926		129,023		128,523
Morgan Stanley(2)	05/04/23	05/04/23	1 Month BR	2.3	%	7.1	%	500,000		444,421		55,579		80,840		80,840
JP Morgan	10/30/23	10/30/25	1 Month BR	1.6	%	6.4	%	400,000		290,079		109,921		155,324		155,324
Bank of America(3)	05/30/23	05/30/23	1 Month BR	1.8	%	6.6	%	200,000		164,135		35,865		48,609		48,609
Institutional Lender 1(4)	10/30/23	10/30/25	1 Month BR	—	%	—	%	249,546		249,546		—		—		—
Totals								$	2,849,546	$	1,806,368	$	1,043,178	$	1,528,707	$	1,524,897

________________________________

(1)Borrowings under secured credit agreements with a 25% recourse guarantee from Holdco. Each secured credit agreement contains defined mark-to-market provisions that permit the lenders to issue margin calls based on credit marks. Under the JP Morgan secured credit agreement, the Company is also subject to spread marks. Index rate is the underlying benchmark interest rate ("BR"), currently LIBOR or Term SOFR, for the Company's borrowings on each secured credit agreement.

(2)On March 17, 2023 the Company executed an extension of the secured credit agreement's maturity that is effective May 4, 2023 with a one year term maturing on May 4, 2024.

(3)On March 20, 2023, the Company executed a short term extension of the secured credit agreement's maturity to May 30, 2023. The Company intends to secure a long term extension of this secured credit agreement. There can be no assurance that this longer term extension will be secured, and the extension is subject to customary counterparty approvals.

(4)Under this arrangement, the lender has the right to re-margin the secured credit agreement based solely on appraised loan-to-values.

26

	December 31, 2022
Secured credit agreements(1)	Initial maturity date	Extended maturity date	Index rate	Weighted average credit spread		Interest rate		Commitment amount		Maximum current availability		Balance outstanding		Principal balance of collateral		Amortized cost of collateral
Goldman Sachs(2)	08/19/23	08/19/24	1 Month BR	2.2	%	6.6	%	$	500,000	$	114,662	$	385,338	$	595,576	$	595,136
Wells Fargo(3)	04/18/25	04/18/25	1 Month BR	1.6	%	6.0	%	500,000		77,998		422,002		544,557		541,134
Barclays(4)	08/13/25	08/13/26	1 Month BR	1.6	%	5.9	%	500,000		403,074		96,926		129,049		128,489
Morgan Stanley(5)	05/04/23	05/04/23	1 Month BR	2.3	%	6.7	%	500,000		444,421		55,579		79,103		79,103
JP Morgan	10/30/23	10/30/25	1 Month BR	1.6	%	6.0	%	400,000		287,324		112,676		159,601		159,596
Bank of America(6)	03/31/23	03/31/23	1 Month BR	1.8	%	6.1	%	200,000		164,135		35,865		47,820		47,820
Institutional Lender 1(7)	10/30/23	10/30/25	1 Month BR	—	%	—	%	249,546		249,546		—		1,542		1,542
Totals								$	2,849,546	$	1,741,160	$	1,108,386	$	1,557,248	$	1,552,820

________________________________

(1)Borrowings under secured credit agreements with a 25% recourse guarantee from Holdco. Each secured credit agreement contains defined mark-to-market provisions that permit the lenders to issue margin calls based on credit marks. Under the JP Morgan secured credit agreement, the Company is also subject to spread marks. Index rate is the underlying benchmark interest rate ("BR"), currently LIBOR or Term SOFR, for the Company's borrowings on each secured credit agreement.

(2)On August 19, 2022 the secured credit agreement's initial maturity was extended to August 19, 2023.

(3)On February 9, 2022 the secured credit agreement's initial maturity was extended to April 18, 2025.

(4)On April 11, 2022 the secured credit agreement's initial maturity was extended to August 13, 2025 and the Company reduced the total commitment to $500.0 million from $750.0 million. The secured credit agreement includes a $250.0 million accordion feature subject to the lender's approval.

(5)On April 29, 2022 the secured credit agreement's maturity was extended to May 4, 2023.

(6)On September 14, 2022, the secured credit agreement's initial and extended maturity was extended to March 31, 2023.

(7)Under this arrangement, the lender has the right to re-margin the secured credit agreement based solely on appraised loan-to-values.

Secured Credit Agreement Terms

As of March 31, 2023 and December 31, 2022, the Company had six secured credit agreements, to finance its loan investing activities. Credit spreads vary depending upon the collateral type, advance rate and other factors. Assets pledged as of March 31, 2023 and December 31, 2022 consisted of 49 and 45 mortgage loans, or participation interests therein, respectively. Under five of the six secured credit agreements, the Company transfers all of its rights, title and interest in the loans to the secured credit agreement counterparty in exchange for cash, and simultaneously agrees to reacquire the asset at a future date for an amount equal to the cash exchanged plus an interest factor. The secured credit agreement lender collects all principal and interest on related loans and remits to the Company the net amount after the lender collects its interest and other fees. For the sixth secured credit agreement, which is a mortgage warehouse facility, the lender receives a security interest (pledge) in the loans financed under the arrangement. The secured credit agreements used to finance loan investments are 25% recourse to Holdco.

Under each of the Company’s secured credit agreements, including the mortgage warehouse facility, the Company is required to post margin for changes in conditions to specific loans that serve as collateral for those secured credit agreements. The lender’s margin amount is in all but one instance limited to collateral-specific credit marks based on non-temporary declines in the value of the properties securing the underlying loan collateral. Market value determinations and redeterminations may be made by the repurchase lender in its sole discretion subject to certain specified parameters. These considerations only include credit-based factors unrelated to the capital markets. In only one instance do the considerations include changes in observable credit spreads for such liabilities.

27

The following table summarizes certain characteristics of the Company’s secured credit agreements secured by mortgage loan investments, including counterparty concentration risks (dollars in thousands):

	March 31, 2023
Secured credit agreements	Commitment amount		UPB of collateral		Amortized cost of collateral(1)		Amount payable(2)		Net counterparty exposure(3)		Percent of stockholders' equity		Days to extended maturity
Goldman Sachs Bank	$	500,000	$	569,719	$	570,857	$	339,298	$	231,559	17.7	%	507
Wells Fargo	500,000		545,192		545,693		407,037		138,656		10.6	%	749
Barclays	500,000		129,023		129,114		97,224		31,890		2.4	%	1231
Morgan Stanley Bank	500,000		80,840		81,858		55,804		26,054		2.0	%	34
JP Morgan Chase Bank	649,546		155,324		156,380		110,466		45,914		3.5	%	944
Bank of America	200,000		48,609		48,695		35,882		12,813		1.0	%	60
Total / weighted average	$	2,849,546	$	1,528,707	$	1,532,597	$	1,045,711	$	486,886			674

_______________________

(1)Loan amounts include interest receivable of $7.7 million and are net of premium, discount and origination fees of $3.8 million.

(2)Loan amounts include interest payable of $2.5 million and do not reflect unamortized deferred financing fees of $2.4 million.

(3)Loan amounts represent the net carrying value of the commercial real estate loans sold under agreements to repurchase, including accrued interest plus any cash or assets on deposit to secure the repurchase obligation, less the amount of the repurchase liability, including accrued interest.

The following table summarizes certain characteristics of the Company’s secured credit agreements secured by mortgage loan investments, including counterparty concentration risks (dollars in thousands):

	December 31, 2022
Secured credit agreements	Commitment amount		UPB of collateral		Amortized cost of collateral(1)		Amount payable(2)		Net counterparty exposure(3)		Percent of stockholders' equity		Days to extended maturity
Goldman Sachs Bank	$	500,000	$	595,576	$	596,838	$	386,124	$	210,714	15.9	%	597
Wells Fargo	500,000		544,557		544,824		422,870		121,954		9.2	%	839
Barclays	500,000		129,049		128,900		97,215		31,685		2.4	%	1321
Morgan Stanley Bank	500,000		79,103		79,935		55,798		24,137		1.8	%	124
JP Morgan Chase Bank	649,546		161,143		162,328		113,197		49,131		3.7	%	1034
Bank of America	200,000		47,820		48,272		35,882		12,390		0.9	%	90
Total / weighted average	$	2,849,546	$	1,557,248	$	1,561,097	$	1,111,086	$	450,011			757

_______________________

(1)Loan amounts include interest receivable of $8.3 million and are net of premium, discount and origination fees of $4.4 million.

(2)Loan amounts include interest payable of $2.7 million and do not reflect unamortized deferred financing fees of $2.8 million.

(3)Loan amounts represent the net carrying value of the commercial real estate loans sold under agreements to repurchase, including accrued interest plus any cash or assets on deposit to secure the repurchase obligation, less the amount of the repurchase liability, including accrued interest.

Secured Revolving Credit Facility

On February 22, 2022, the Company closed a $250.0 million secured revolving credit facility with a syndicate of 5 lenders. During the fourth quarter of 2022, an additional lender was added to the facility, increasing the borrowing capacity to $290.0 million. This facility has an initial term of 3 years, an interest rate of Term SOFR plus 2.00% that is payable monthly in arrears, and an unused fee of 15 or 20 basis points, depending upon whether utilization exceeds 50.0%. During the three months ended March 31, 2023 and 2022, the weighted average unused fee was 19 and 20 basis points, respectively. The facility generally provides the Company with interim financing of eligible loans for up to 180 days at an initial advance rate of 75.0%, which declines to 65.0%, 45.0%, and 0.0% after 90, 135, and 180 days from initial borrowing, respectively, depending on the likely source of refinancing. This facility is 100% recourse to Holdco. As of March 31, 2023, the Company pledged six loan investments with an aggregate collateral principal balance of $265.5 million and outstanding Term SOFR-based borrowings of $199.1 million. As of December 31, 2022, the Company pledged one loan investment with an aggregate collateral principal balance of $59.8 million and outstanding Term SOFR-based borrowings of $44.3 million.

28

Asset-Specific Financing Arrangements

As of March 31, 2023, the Company had two asset-specific financing arrangements with Axos Bank each secured by a mortgage loan. The separate arrangements provide non-mark-to-market financing, a term of up to 2 years, and are 15% recourse to Holdco.

On June 30, 2022, the Company closed a $200.0 million loan financing facility with BMO Harris Bank ("BMO Facility"). The facility provides asset-specific financing on a non-mark-to-market, matched term basis. This facility is 25% recourse to Holdco. The advance rate and borrowing rate are determined separately for each loan financed under the facility.

On September 1, 2022, the Company closed a $397.9 million asset-specific financing arrangement with an Institutional Lender ("Institutional Lender 2"). The arrangement is non-mark-to-market, matched term, and non-recourse. The advance rate and borrowing rate are uniform for all loans financed under the arrangement.

On November 17, 2022, the Company closed a $23.3 million asset-specific financing arrangement with Customers Bank. The arrangement is non-mark-to-market, matched term, and non-recourse.

The following table details the Company's asset-specific financing arrangements (dollars in thousands):

	March 31, 2023
	Financing										Collateral
Asset-specific financing	Count	Commitment amount		Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. term(3)	Count	Outstanding principal balance		Amortized Cost		Wtd. avg. term
Axos Bank	2	$	105,152	$	105,152	$	104,631	4.4	%	1.1	2	$	193,603	$	193,307	1.0
BMO Facility	1	200,000		29,110		28,737		2.0	%	4.4	1	36,525		36,160		4.4
Institutional Lender 2	1	388,145		388,145		386,550		3.5	%	2.2	5	520,848		505,434		2.2
Customers Bank	1	23,250		21,379		20,904		2.5	%	2.2	1	28,505		28,257		2.2
Total / weighted average		$	716,547	$	543,786	$	540,822	3.6	%	2.1 years		$	779,481	$	763,158	2.0 years

_______________________

(1)Net of $3.0 million unamortized deferred financing costs.

(2)Collateral loan assets are indexed to either LIBOR or Term SOFR and related financings are indexed to Term SOFR under Axos Bank, the BMO Facility and Customers Bank. Under the Institutional Lender 2 arrangement, collateral loan assets are indexed to LIBOR and the financing provided is indexed to Term SOFR.

(3)Term under Axos Bank is based on the extended maturity date for the specific arrangement. Borrowings under the BMO Facility, the Institutional Lender 2 arrangement and Customers Bank are term-matched to the corresponding collateral loan asset. The weighted-average term assumes all extension options of the collateral loan assets are exercised by the borrower.

The following table details the Company's asset-specific financing arrangements (dollars in thousands):

	December 31, 2022
	Financing										Collateral
Asset-specific financing	Count	Commitment amount		Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. term(3)	Count	Outstanding principal balance		Amortized Cost		Wtd. avg. term
Axos Bank	2	$	105,152	$	105,152	$	104,504	4.4	%	1.3	2	$	198,603	$	198,246	1.2
BMO Facility	1	200,000		47,545		46,985		1.8	%	4.5	2	59,431		58,717		4.5
Institutional Lender 2	1	397,928		392,070		389,442		3.5	%	2.4	5	513,181		494,965		2.4
Customers Bank	1	23,250		20,609		20,086		2.5	%	2.4	1	28,505		28,232		2.4
Total / weighted average		$	726,330	$	565,376	$	561,017	3.5	%	2.4 years		$	799,720	$	780,160	2.3 years

_______________________

(1)Net of $4.4 million unamortized deferred financing costs.

(2)Collateral loan assets are indexed to either LIBOR or Term SOFR and related financings are indexed to Term SOFR under Axos Bank, the BMO Facility and Customers Bank. Under the Institutional Lender 2 arrangement, collateral loan assets are indexed to LIBOR and the financing provided is indexed to Term SOFR.

(3)Term under Axos Bank is based on the extended maturity date for the specific arrangement. Borrowings under the BMO Facility, the Institutional Lender 2 arrangement and Customers Bank are term-matched to the corresponding collateral loan asset. The weighted-average term assumes all extension options of the collateral loan assets are exercised by the borrower.

29

Financial Covenant Compliance

The financial covenants and guarantees for outstanding borrowings related to the Company’s secured credit agreements and secured revolving credit facility require Holdco to maintain compliance with certain financial covenants. The uncertain long-term impact of global macroeconomic conditions, including heightened inflation, slower growth or recession, changes to fiscal and monetary policy, increased interest rates, currency fluctuations, labor shortages and recent distress in the banking sector, on the commercial real estate markets and global capital markets may make it more difficult to meet or satisfy these covenants, and there can be no assurance that the Company will remain in compliance with these covenants in the future.

Financial Covenant Compliance

The Company was in compliance with all financial covenants for its secured credit agreements and secured revolving credit facility to the extent of outstanding balances as of March 31, 2023 and December 31, 2022.

(7) Schedule of Maturities

As of March 31, 2023 future principal payments for the following five years and thereafter are as follows (dollars in thousands):

	Total indebtedness		Collateralized loan obligations(1)		Secured credit agreements(2)		Secured revolving credit facility(2)		Asset-specific financing arrangements(3)
2023	$	905,997	$	516,586	$	301,365	$	—	$	88,046
2024	961,289		531,293		238,665		—		191,331
2025	1,137,487		413,860		503,148		199,100		21,379
2026	296,451		82,531		—		—		213,920
2027	29,110		—		—		—		29,110
Thereafter	693,858		693,858		—		—		—
Total	$	4,024,192	$	2,238,128	$	1,043,178	$	199,100	$	543,786

(1)The scheduled maturities for the investment grade bonds issued by the Company's CRE CLOs are based upon the fully-extended maturity of the underlying mortgage loan collateral, considering the reinvestment window of each CRE CLO.

(2)The scheduled maturities of the Company's secured credit agreement liabilities are based on the extended maturity date for the specific credit agreement where extension options are at its option, subject to standard default provisions, or the current maturity date of those credit agreements where extension options are subject to counterparty approval.

(3)The scheduled maturities of the Company's asset-specific financing arrangements are based on the extended maturity date for the specific arrangement, or in the case of the BMO Facility and the Institutional Lender 2 arrangement, the fully-extended maturity date of the underlying mortgage loan collateral.

30

(8) Fair Value Measurements

The Company’s consolidated balance sheet includes Level I fair value measurements related to cash equivalents, restricted cash, accounts receivable, and accrued liabilities. As of March 31, 2023 and December 31, 2022, the Company had $95.6 million and $145.1 million, respectively, invested in money market funds with original maturities of less than 90 days. The carrying values of these financial assets and liabilities are reasonable estimates of fair value because of the short-term maturities of these instruments. The consolidated balance sheet also includes loans held for investment, the assets and liabilities of its CLOs, secured credit agreements, and asset-specific financing arrangements that are considered Level III fair value measurements. Level III items are not measured at fair value on a recurring basis, but are subject to fair value adjustments utilizing the fair value of the underlying collateral when there is evidence of impairment and when the loan is dependent solely on the collateral for payment of principal and interest.

The following tables provide information about the fair value of the Company’s financial assets and liabilities on the Company’s consolidated balance sheets (dollars in thousands):

	March 31, 2023
			Fair value
	Carrying value		Level I		Level II		Level III
Financial assets
Loans held for investment	$	4,714,936	$	—	$	—	$	4,850,472
Financial liabilities
Collateralized loan obligations	2,230,426		—		—		2,112,241
Secured credit agreements	1,040,805		—		—		1,031,119
Asset-specific financing arrangements	540,822		—		—		541,933
Secured revolving credit facility	197,429		—		—		198,267

	December 31, 2022
			Fair value
	Carrying value		Level I		Level II		Level III
Financial assets
Loans held for investment	$	4,781,402	$	—	$	—	$	4,922,290
Financial liabilities
Collateralized loan obligations	2,452,212		—		—		2,498,853
Secured credit agreements	1,105,151		—		—		1,128,847
Asset-specific financing arrangements	561,017		—		—		571,097
Secured revolving credit facility	42,137		—		—		42,137

As of March 31, 2023 and December 31, 2022, the estimated fair value of the Company’s loans held for investment portfolio was $4.9 billion and $4.9 billion, respectively, which approximated carrying value. The weighted average gross credit spread for the Company’s loans held for investment portfolio as of March 31, 2023 and December 31, 2022 was 3.51% and 3.44%, respectively. The weighted average years to maturity as of March 31, 2023 and December 31, 2022 was 2.7 years and 2.8 years, respectively, assuming full extension of all loans held for investment.

As of March 31, 2023 and December 31, 2022, the estimated fair value of the collateralized loan obligation liabilities and secured credit agreements approximated fair value since current borrowing spreads reflect current market terms.

Level III fair values are determined based on standardized valuation models and significant unobservable market inputs, including holding period, discount rates based on LTV, property type and loan pricing expectations developed by the Manager that were corroborated with other institutional lenders to determine market spreads that are added to the forward curve of the underlying benchmark interest rate. There were no transfers of financial assets or liabilities within the levels of the fair value hierarchy during the three months ended March 31, 2023.

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(9) Income Taxes

The Company indirectly owns 100% of the equity of TRSs. TRSs are subject to applicable U.S. federal, state, local and foreign income tax on their taxable income. In addition, as a REIT, the Company also may be subject to a 100% excise tax on certain transactions between it and its TRSs that are not conducted on an arm’s-length basis. The Company files income tax returns in the United States federal jurisdiction as well as various state and local jurisdictions. The filings are subject to normal reviews by tax authorities until the related statute of limitations expires. The years open to examination generally range from 2019 to present.

ASC 740 also prescribes a recognition threshold and measurement attribute for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return. ASC 740 also provides guidance on derecognition, classification, interest and penalties, accounting in interim periods, disclosure and transition. The Company has analyzed its various federal and state filing positions and believes that its income tax filing positions and deductions are well documented and supported. As of March 31, 2023 and December 31, 2022, based on the Company’s evaluation, the Company did not have any material uncertain income tax positions.

The Company’s policy is to classify interest and penalties associated with underpayment of U.S. federal and state income taxes, if any, as a component of general and administrative expense on its consolidated statements of income and comprehensive income. For the three months ended March 31, 2023 and 2022, the Company did not have interest or penalties associated with the underpayment of any income taxes.

The Company owns, through an entity classified as a partnership for U.S. federal tax purposes (“Parent LLC”), 100% of the common equity in Sub-REIT, which qualifies as a REIT for U.S. federal income tax purposes and is a separate taxpayer from both the Company and Parent LLC. Parent LLC is owned by the Company both directly and indirectly through a TRS. The Company, through Sub-REIT, issues CRE CLOs to finance on a non-recourse, non-mark-to-market basis a large proportion of its loan investment portfolio. Due to unusually low LIBOR rates between March 2020 and September 2022, coupled with high interest rate floors relating to many loans and participation interests pledged to Sub-REIT’s CLOs, certain of Sub-REIT’s CRE CLOs have in the past generated EII, which may be treated as UBTI. Published IRS guidance requires that Sub-REIT allocate its EII among its shareholders in proportion to its dividends paid. Accordingly, EII generated by Sub-REIT’s CRE CLOs is allocated to Parent LLC. Pursuant to the Parent LLC operating agreement, any EII allocated from Sub-REIT to Parent LLC is allocated further to the TRS. Consequently, no EII is allocated to the Company and, as a result, the Company’s shareholders will not be allocated any EII (or UBTI attributable to such EII) by the Company. The tax liability borne by the TRS on the EII is 21%. This tax liability is included in the consolidated statements of income and comprehensive income and balance sheets of the Company.

For the three months ended March 31, 2023 and 2022, the Company recognized $0.2 million and $0.1 million, respectively, of federal, state, and local tax expense. As of March 31, 2023 and 2022, the Company’s effective tax rate was 1.2% and 0.4%, respectively.

As of March 31, 2023, the Company had no income tax assets and a $0.1 million income tax liability recorded for the operating activities of the Company’s TRSs. As of December 31, 2022, the Company had no income tax assets and a $0.1 million income tax liability recorded for the operating activities of the Company’s TRSs.

As of December 31, 2021, the Company had $187.6 million of remaining capital losses that it can carryforward into future years. During the year ended December 31, 2022, the Company utilized $13.3 million of the $187.6 million of available remaining capital loss carryforwards to offset the capital gain generated from the partial sale of a REO in April 2022. The Company has $174.3 million of capital losses that it can carryforward into future years as of March 31, 2023.

The Company does not expect these losses to reduce the amount that the Company will be required to distribute in accordance with the requirement that the Company distribute to its stockholders at least 90% of the Company’s REIT taxable income (computed without regard to the deduction for dividends paid and excluding net capital gain) each year to continue to qualify as a REIT.

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(10) Related Party Transactions

Management Agreement

The Company is externally managed and advised by the Manager pursuant to the terms of a management agreement between the Company and the Manager (as amended, the “Management Agreement”). Pursuant to the Management Agreement, the Company pays the Manager a base management fee equal to the greater of $250,000 per annum ($62,500 per quarter) or 1.50% per annum (0.375% per quarter) of the Company’s “Equity” as defined in the Management Agreement. Net proceeds from the issuance of Series B and Series C Preferred Stock are included in the Company’s Equity for purposes of determining the base management fee using the same daily weighted average method as is utilized for common equity. The base management fee is payable in cash, quarterly in arrears. The Manager is also entitled to incentive compensation which is calculated and payable in cash with respect to each calendar quarter in arrears in an amount, not less than zero, equal to the difference between: (1) the product of (a) 20% and (b) the difference between (i) the Company’s Core Earnings for the most recent 12-month period, including the calendar quarter (or part thereof) for which the calculation of incentive compensation is being made (the “applicable period”), and (ii) the product of (A) the Company’s Equity in the most recent 12-month period, including the applicable period, and (B) 7% per annum; and (2) the sum of any incentive compensation paid to the Manager with respect to the first three calendar quarters of the most recent 12-month period. No incentive compensation is payable to the Manager with respect to any calendar quarter unless Core Earnings for the 12 most recently completed calendar quarters is greater than zero. For purposes of calculating the Manager’s incentive compensation, the Management Agreement specifies that equity securities of the Company or any of the Company’s subsidiaries that are entitled to a specified periodic distribution or have other debt characteristics will not constitute equity securities and will not be included in “Equity” for the purpose of calculating incentive compensation. Instead, the aggregate distribution amount that accrues to such equity securities during the calendar quarter of such calculation will be subtracted from Core Earnings, before incentive compensation for purposes of calculating incentive compensation, unless such distribution is otherwise excluded from Core Earnings.

Core Earnings, as defined in the Management Agreement, means the net income (loss) attributable to the holders of the Company’s common stock and Class A common stock (in those periods in which such Class A shares were outstanding) and, without duplication, the holders of the Company’s subsidiaries’ equity securities (other than the Company or any of the Company’s subsidiaries), computed in accordance with GAAP, including realized gains and losses not otherwise included in net income (loss), and excluding (i) non-cash equity compensation expense, (ii) the incentive compensation, (iii) depreciation and amortization, (iv) any unrealized gains or losses, including an allowance for credit losses, or other similar non-cash items that are included in net income for the applicable period, regardless of whether such items are included in other comprehensive income or loss or in net income and (v) one-time events pursuant to changes in GAAP and certain material non-cash income or expense items, in each case after discussions between the Manager and the Company’s independent directors and approved by a majority of the Company’s independent directors.

For so long as any shares of Series B Preferred Stock remain issued and outstanding, the Manager agreed to reduce by 50% the base management fee attributable to the Series B Preferred Stock net proceeds included in the Company’s Equity, such that the base management fee rate will equal 0.75% per annum instead of 1.50% per annum as provided in the Management Agreement. On June 16, 2021, the Company redeemed all 9,000,000 outstanding shares of the Series B Preferred Stock, incorporating the impact of the redemption into its calculation of Company Equity. The reduced base management fee rate will apply until the Series B Preferred Stock issuance and redemption no longer impact the Company’s Equity used to calculate the base management fee payable to its Manager.

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Management Fees and Incentive Management Fees Incurred and Paid

The following table details the management fees and incentive management fees incurred and paid pursuant to the Management Agreement (dollars in thousands):

	Three Months Ended March 31,
	2023		2022
Incurred
Management fees	$	6,019	$	5,709
Incentive management fee	—		—
Total management and incentive fees incurred	$	6,019	$	5,709
Paid
Management fees	$	5,984	$	5,609
Incentive management fee	—		—
Total management and incentive fees paid	$	5,984	$	5,609

Management fees and incentive management fees included in payable to affiliates on the consolidated balance sheets as of March 31, 2023 and December 31, 2022 are $6.0 million and $6.0 million, respectively. No incentive management fee was earned during the three months ended March 31, 2023 and March 31, 2022.

Termination Fee

A termination fee would be due to the Manager upon termination of the Management Agreement by the Company absent a cause event. The termination fee would also be payable to the Manager upon termination of the Management Agreement by the Manager if the Company materially breaches the Management Agreement. The termination fee is equal to three times the sum of (x) the average annual base management fee and (y) the average annual incentive compensation earned by the Manager, in each case during the 24-month period immediately preceding the most recently completed calendar quarter prior to the date of termination.

Other Related Party Transactions

The Manager or its affiliates is responsible for the expenses related to the personnel of the Manager and its affiliates who provide services to the Company. However, the Company does reimburse the Manager for agreed-upon amounts based upon the Company’s allocable share of the compensation (including, without limitation, annual base salary, bonus, any related withholding taxes and employee benefits) paid to (1) the Manager’s personnel serving as the Company’s chief financial officer based on the percentage of his or her time spent managing the Company’s affairs and (2) other corporate finance, tax, accounting, internal audit, legal risk management, operations, compliance and other non-investment personnel of the Manager or its affiliates who spend all or a portion of their time managing the Company’s affairs, based on the percentage of time devoted by such personnel to the Company’s and the Company’s subsidiaries’ affairs. For the three months ended March 31, 2023 and 2022, the Company reimbursed to the Manager $0.3 million and $0.3 million, respectively, of expenses for services rendered on its behalf by the Manager and its affiliates.

For as long as any shares of Series B Preferred Stock remained issued and outstanding, the Manager agreed that it would not seek reimbursement for reimbursable expenses in excess of the greater of (x) $1.0 million per fiscal year and (y) twenty percent (20%) of the Company’s allocable share of such reimbursable expenses pursuant to the Management Agreement per fiscal year. On June 16, 2021, the Company redeemed all 9,000,000 outstanding shares of the Series B Preferred Stock and no shares of Series B Preferred Stock remained outstanding. As a result of the Series B Preferred Stock redemption, this agreement was terminated and there can be no assurance that the Manager will not seek reimbursement of such expenses in future quarters.

The Company is required to pay the Manager or its affiliates for documented costs and expenses incurred with third parties by the Manager or its affiliates on behalf of the Company, subject to the Company’s review and approval of such costs and expenses. The Company’s obligation to pay for costs and expenses incurred on its behalf is not subject to a dollar limitation.

As of March 31, 2023 and December 31, 2022, no amounts remained outstanding and payable to the Manager or its affiliates for third party expenses that were incurred on behalf of the Company. All expenses due and payable to the Manager are reflected in the respective expense category of the consolidated statements of income and comprehensive income or consolidated balance sheets based on the nature of the item.

In connection with the Series C Preferred Stock issuance as described in Note 12, the Company paid TPG Capital BD, LLC a $0.7 million underwriting discount and commission for its services as joint bookrunner during the three months ended June 30, 2021. The underwriting discount and commission was settled net of the preferred stock issuance proceeds and recorded as a reduction to additional paid-in-capital in the Company’s consolidated statement of changes in equity at closing.

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(11) Earnings per Share

The Company calculates its basic and diluted earnings (loss) per share using the two-class method for all periods presented, which defines unvested stock-based compensation awards that contain nonforfeitable rights to dividends as participating securities. The two-class method is an allocation formula that determines earnings per share for each share of common stock and participating securities according to dividends declared and participation rights in undistributed earnings. Under this method, all earnings (distributed and undistributed) are allocated to common shares and participating securities based on their respective rights to receive dividends. The unvested restricted shares of its common stock granted to certain current and former employees and affiliates of the Manager qualify as participating securities. These restricted shares have the same rights as the Company’s other shares of common stock, including participating in any dividends, and therefore are included in the Company’s basic and diluted earnings per share calculation. For the three months ended March 31, 2023 and 2022, $0.4 million and $0.2 million, respectively, of common stock dividends declared and undistributed net income attributable to common stockholders were allocated to unvested shares of our common stock pursuant to stock grants made under the Company’s Incentive Plan. See Note 12 for details.

The computation of diluted earnings per common share is based on the weighted average number of participating securities outstanding plus the incremental shares that would be outstanding assuming exercise of the Warrants. The number of incremental common shares is calculated utilizing the treasury stock method. For the three months ended March 31, 2023 and March 31, 2022, the Warrants are included in the calculation of diluted earnings per common share because the Company generated earnings on a per common share basis, and the average market price of the Company’s common stock was $7.95 and $12.17, respectively, which exceeds the strike price of $7.50 per common share for Warrants currently outstanding.

The following table sets forth the calculation of basic and diluted earnings per common share based on the weighted-average number of shares of common stock outstanding (dollars in thousands, except share and per share data):

	Three Months Ended March 31,
	2023		2022
Net income	$	7,375	$	23,781
Preferred stock dividends(1)	(3,148)		(3,148)
Participating securities' share in (loss) earnings	(404)		(197)
Net income attributable to common stockholders	$	3,823	$	20,436
Weighted average common shares outstanding, basic	77,410,406		77,183,957
Incremental shares of common stock issued from the assumed exercise of the Warrants	679,245		4,604,766
Weighted average common shares outstanding, diluted	78,089,651		81,788,723
Earnings per common share, basic(2)	$	0.05	$	0.26
Earnings per common share, diluted(2)	$	0.05	$	0.25

_______________________

(1)Includes preferred stock dividends declared and paid for Series A preferred stock and Series C Preferred Stock shares outstanding for the three months ended March 31, 2023 and 2022.

(2)Basic and diluted earnings per common share are computed independently based on the weighted-average shares of common stock outstanding. Diluted earnings per common share also includes the impact of participating securities outstanding plus any incremental shares that would be outstanding assuming the exercise of the Warrants.

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(12) Stockholders' Equity

Series C Cumulative Redeemable Preferred Stock

On June 14, 2021, the Company received net proceeds of $194.4 million from the sale of the 8,050,000 shares of Series C Preferred Stock after deducting the underwriting discount and commissions of $6.3 million and issuance costs of $0.6 million. The Company used the net proceeds from the offering to partially fund the redemption of all of the outstanding shares of the Company’s Series B Preferred Stock. The Series C Preferred Stock is currently listed on the NYSE under the symbol “TRTX PRC.” In connection with the Series C Preferred Stock issuance the Company paid TPG Capital BD, LLC a $0.7 million underwriting discount and commission for its services as joint bookrunner. The underwriting discount and commission was settled net of the preferred stock issuance proceeds and recorded as a reduction to additional paid-in-capital in the Company’s consolidated statement of changes in equity at closing.

The Company’s Series C Preferred Stock has a liquidation preference of $25.00 per share. When, as, and if authorized by the Company’s board of directors and declared by the Company, dividends on Series C Preferred Stock will be payable quarterly in arrears on or about March 30, June 30, September 30, and December 30 of each year at a rate per annum equal to 6.25% per annum of the $25.00 per share liquidation preference ($1.5624 per share annually or $0.3906 per share quarterly). Dividends on the Series C Preferred Stock are cumulative. The first dividend on the Series C Preferred Stock was payable on September 30, 2021, and covered the period from, and including, June 14, 2021 to, but not including, September 30, 2021 and was in the amount of $0.4601 per share.

On and after June 14, 2026, the Company, at its option, upon not fewer than 30 days’ nor more than 60 days’ written notice, may redeem the Series C Preferred Stock, in whole, at any time, or in part, from time to time, for cash, at a redemption price of $25.00 per share, plus any accrued and unpaid dividends (whether or not declared) on such shares of Series C Preferred Stock to, but not including, the redemption date (other than any dividend with a record date before the applicable redemption date and a payment date after the applicable redemption date, which shall be paid on the payment date notwithstanding prior redemption of such shares).

Upon the occurrence of a Change of Control event, the holders of Series C Preferred Stock have the right to convert their shares solely into common stock at their request and do not have the right to request that their shares convert into cash or a combination of cash and common stock. The Company, upon the occurrence of a Change of Control event, at its option, upon not fewer than 30 days’ nor more than 60 days’ written notice, may redeem the shares of Series C Preferred Stock, in whole or in part, within 120 days after the first date on which such Change of Control occurred, for cash at a redemption price equal to $25.00 per share, plus any accrued and unpaid dividends (whether or not declared) to, but not including, the redemption date (other than any dividend with a record date before the applicable redemption date and a payment date after the applicable redemption date, which will be paid on the payment date notwithstanding prior redemption of such shares).

Holders of Series C Preferred Stock have no voting rights except as set forth in the Articles Supplementary for the Series C Preferred Stock.

Series B Cumulative Redeemable Preferred Stock and Warrants to Purchase Shares of Common Stock

On May 28, 2020, the Company entered into an Investment Agreement (the “Investment Agreement”) with PE Holder L.L.C., a Delaware limited liability company (the “Purchaser”), an affiliate of Starwood Capital Group Global II, L.P., under which the Company agreed to issue and sell to the Purchaser up to 13,000,000 shares of 11.0% Series B Preferred Stock, par value $0.001 per share (plus any additional such shares paid as dividends pursuant to the Articles Supplementary for the Series B Preferred Stock), and Warrants to purchase, in the aggregate, up to 15,000,000 shares (subject to adjustment) of the Company’s Common Stock, for an aggregate cash purchase price of up to $325,000,000. Such purchases could occur in up to three tranches prior to December 31, 2020. The Investment Agreement contains market standard provisions regarding board representation, voting agreements, rights to information, and a standstill agreement and registration rights agreement regarding common stock acquired via exercise of Warrants. At closing, the Purchaser acquired the initial tranche consisting of 9,000,000 shares of Series B Preferred Stock and Warrants to purchase up to 12,000,000 shares of Common Stock, for an aggregate price of $225.0 million. The Company elected to allow its option to issue additional shares of Series B Preferred Stock to expire unused.

Series B Preferred Stock

The Company’s Series B Preferred Stock had a liquidation preference of $25.00 per share over all other classes of the Company’s equity other than Series A preferred stock, which had liquidation preference over the Series B Preferred Stock.

Series B Preferred Stock bore a dividend at 11% per annum, accrued daily and compounded semi-annually, which was payable quarterly in cash; provided that up to 2.0% per annum of the liquidation preference could be paid, at the option of the Company, in the form of additional shares of Series B Preferred Stock.

On June 16, 2021, the Company redeemed all 9,000,000 outstanding shares of the Series B Preferred Stock at an aggregate redemption price of approximately $247.5 million. Dividends on all shares of Series B Preferred Stock were paid in full as of the redemption date and no shares of Series B Preferred Stock remained outstanding.

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Warrants to Purchase Common Stock

The Warrants have an initial exercise price of $7.50 per share. The exercise price of the Warrants and shares of Common Stock issuable upon exercise of the Warrants are subject to customary adjustments. The Warrants are exercisable on a net-settlement basis and expire on May 28, 2025. The Warrants are classified as equity and were initially recorded at their estimated fair value of $14.4 million with no subsequent remeasurement. None of the Warrants have been exercised as of March 31, 2023.

On the issuance date, the Company retained third party valuation experts to assist with estimating the fair value of the Series B Preferred Stock and the Warrants using a binomial lattice model. Based on the Warrants’ relative fair value to the fair value of the Series B Preferred Stock, $14.4 million of the $225.0 million proceeds was allocated to the Warrants, creating a corresponding preferred stock discount in the same amount. The Company elected the accreted redemption value method whereby this discount was accreted over four years using the effective interest method, resulting in an increase in the carrying value of the Series B Preferred Stock. Additionally, $14.2 million of costs directly related to the issuance was accreted using the effective interest method. Such adjustments were included in Accretion of Discount on Series B Cumulative Redeemable Preferred Stock on the Company’s consolidated statements of changes in equity and treated similarly to a dividend on preferred stock for GAAP purposes, but only the accretion of the Warrant allocated fair value was treated as a dividend for income tax purposes.

Dividends

Upon the approval of the Company’s Board of Directors, the Company accrues dividends. Dividends are paid first to the holders of the Company’s Series A preferred stock at the rate of 12.5% of the total $0.001 million liquidation preference per annum plus all accumulated and unpaid dividends thereon, then to the holder of the Company’s Series B Preferred Stock (which was redeemed in-full on June 16, 2021) at the rate of 11.0% per annum of the $25.00 per share liquidation preference, then to the holders of the Company’s Series C Preferred Stock at the rate of 6.25% per annum of the $25.00 per share liquidation preference, and then to the holders of the Company’s common stock, in each case, to the extent outstanding. The Company intends to distribute each year not less than 90% of its taxable income to its stockholders to comply with the REIT provisions of the Internal Revenue Code. The Board of Directors will determine whether to pay future dividends, entirely in cash, or in a combination of stock and cash based on facts and circumstances at the time such decisions are made.

On March 13, 2023, the Company’s Board of Directors declared and approved a cash dividend of $0.24 per share of common stock, or $19.0 million in the aggregate, for the first quarter of 2023. The common stock dividend was paid on April 25, 2023 to the holders of record of the Company’s common stock as of March 29, 2023.

On March 9, 2023, the Company’s Board of Directors declared a cash dividend of $0.3906 per share of Series C Preferred Stock, or $3.1 million in the aggregate, for the first quarter of 2023. The Series C Preferred Stock dividend was paid on March 30, 2023 to the preferred stockholders of record as of March 20, 2023.

On March 14, 2022, the Company’s Board of Directors declared and approved a cash dividend of $0.24 per share of common stock, or $18.7 million in the aggregate, for the first quarter of 2022. The common stock dividend was paid on April 25, 2022 to the holders of record of the Company’s common stock as of March 29, 2022.

On March 8, 2022, the Company’s Board of Directors declared a cash dividend of $0.3906 per share of Series C Preferred Stock, or $3.1 million in the aggregate, for the first quarter of 2022. The Series C Preferred Stock dividend was paid on March 30, 2022 to the preferred stockholders of record as of March 18, 2022.

For the three months ended March 31, 2023 and 2022, common stock dividends in the amount of $19.0 million and $18.7 million, respectively, were declared and approved.

For the three months ended March 31, 2023 and 2022, Series C Preferred Stock dividends in the amount of $3.1 million and $3.1 million, respectively, were declared and approved.

As of March 31, 2023 and December 31, 2022, common stock dividends of $19.0 million and $19.0 million, respectively, were unpaid and are reflected in dividends payable on the Company’s consolidated balance sheets.

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(13) Stock-based Compensation

The Company does not have any employees. As of March 31, 2023, certain individuals employed by an affiliate of the Manager and certain members of the Company’s Board of Directors were compensated, in part, through the issuance of stock-based instruments.

The Company’s Board of Directors has adopted, and the Company’s stockholders have approved, the TPG RE Finance Trust, Inc. 2017 Equity Incentive Plan (the “Incentive Plan”). The Incentive Plan provides for the grant of equity-based compensation awards to the Company’s, and its affiliates’, directors, officers, employees (if any) and consultants, and the members, officers, directors, employees and consultants of our Manager or its affiliates, as well as to our Manager and other entities that provide services to us and our affiliates and the employees of such entities. The total number of shares of common stock or long-term incentive plan (“LTIP”) units that may be awarded under the Incentive Plan is 4,600,463. The Incentive Plan will automatically expire on the tenth anniversary of its effective date, unless terminated earlier by the Company’s Board of Directors.

The following table details the outstanding common stock awards and includes the numbers of shares granted and weighted-average grant date fair value per share under the Incentive Plan:

	Common Stock	Weighted-Average Grant Date Fair Value per Share
Balance as of December 31, 2022	1,683,440	$	9.44
Granted	—	—
Vested	—	—
Forfeited	—	—
Balance as of March 31, 2023	1,683,440	$	9.44

Generally, common shares vest over a four-year period pursuant to the terms of the award and the Incentive Plan with the exception of deferred stock units granted to certain members of the Company's Board of Directors that are vested upon issuance.

The following table presents the number of shares associated with outstanding awards that will vest over the next four years:

Share Grant Vesting Year	Shares of Common Stock
2023	529,467
2024	476,184
2025	392,285
2026	285,504
Total	1,683,440

During the three months ended March 31, 2023, the Company accrued 3,724 shares of common stock for dividends that are paid-in kind to non-management members of its Board of Directors related to the dividend payable to holders of record of our common stock as of March 29, 2023. Dividends payable to holders of such grants made on December 17, 2021 and thereafter are paid in cash.

As of March 31, 2023, total unrecognized compensation costs relating to unvested stock-based compensation arrangements was $12.1 million. These compensation costs are expected to be recognized over a weighted average period of 1.4 years from March 31, 2023. For the three months ended March 31, 2023 and 2022, the Company recognized $1.8 million and $1.3 million, respectively, of stock-based compensation expense.

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(14) Commitments and Contingencies

Impact of Global Macroeconomic Conditions

Global economic trends and economic conditions, including heightened inflation, slower growth or recession, changes to fiscal and monetary policy, increased interest rates, currency fluctuations and challenges in the supply chain, the war in Ukraine, stress to the commercial banking systems of the U.S. and Western Europe, and the lingering aftereffects of the COVID-19 pandemic have had, and may in the future have, an adverse impact on the Company's business, the U.S. and global economies, the real estate industry and the Company's borrowers, and the performance of the properties securing the Company's loans. As of March 31, 2023, no contingencies have been recorded on the Company's consolidated balance sheet as a result of such trends and conditions; however, if market conditions worsen or extend, it may have long-term impacts on the Company's financial condition, results of operations, and cash flows.

Unfunded Commitments

As part of its lending activities, the Company commits to certain funding obligations which are not advanced at loan closing and that have not been recognized in the Company’s consolidated financial statements. These commitments to extend credit are made as part of the Company’s loans held for investment portfolio and are generally utilized for base building work, tenant improvement costs and leasing commissions, and interest reserves. The aggregate amount of unrecognized unfunded loan commitments existing as of March 31, 2023 and December 31, 2022 was $353.9 million and $426.1 million, respectively.

The Company recorded an allowance for credit losses on loan commitments that are not unconditionally cancellable by the Company of $20.9 million and $17.3 million as of March 31, 2023 and December 31, 2022 which is included in accrued expenses and other liabilities on the Company’s consolidated balance sheets.

Litigation

From time to time, the Company may be involved in various claims and legal actions arising in the ordinary course of business. The Company establishes an accrued liability for loss contingencies when a settlement arising from a legal proceeding is both probable and reasonably estimable. If a legal matter is not probable and reasonably estimable, no such liability is recorded. Examples of this include (i) early stages of a legal proceeding, (ii) damages that are unspecified or cannot be determined, (iii) discovery has not started or is incomplete or (iv) there is uncertainty as to the outcome of pending appeals or motions. If these items exist, an estimated range of potential loss cannot be determined and as such the Company does not record an accrued liability.

As of March 31, 2023 and December 31, 2022, the Company was not involved in any material legal proceedings and has not recorded an accrued liability for loss contingencies.

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(15) Concentration of Credit Risk

Impact of COVID-19 on Concentration of Credit Risk

The potential long-run negative impacts on the Company’s business caused by COVID-19 may be heightened because the Company is not required to observe specific diversification criteria, which means that the Company’s investments may be concentrated in certain property types, geographical areas or loan categories that are more adversely affected by COVID-19 than other property types, geographical areas or loan categories. For example, certain of the loans in the Company’s loan portfolio are secured by office buildings, hotels and retail properties. At the onset of the COVID-19 pandemic, hotels were disproportionately affected. As the pandemic evolved, and the ways people use real estate have changed, much of the Company's focus has shifted to its office exposure. For example, office buildings have been adversely impacted by a slowdown in return-to-office, a reversal in the pre-COVID trend toward increased densification of office space, and a preference by office users for vintage office buildings and for suburban properties less reliant on public transportation to safely deliver their employees to and from the workplace. Additionally, entrenched work-from-home behavior by employees appears to have caused a slow return to office, which may translate into a permanent reduction in demand for office space.

Property Type

A summary of the Company’s portfolio of loans held for investment by property type based on total loan commitment and current unpaid principal balance (“UPB”) follows (dollars in thousands):

	March 31, 2023
Property type	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Multifamily	$	2,399,291	$	100,613	45.4	%	$	2,298,678	46.4	%
Office	1,409,868		121,093		26.5		1,286,895		26.2
Hotel	570,543		11,740		10.8		559,975		11.3
Life Science	404,600		72,334		7.6		332,266		6.7
Mixed-Use	283,340		14,799		5.4		268,541		5.4
Industrial	107,000		9,705		2.0		97,295		2.0
Self Storage	69,000		2,000		1.3		67,000		1.4
Other	50,600		21,600		1.0		29,000		0.6
Total	$	5,294,242	$	353,884	100.0	%	$	4,939,650	100.0	%

	December 31, 2022
Property type	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Multifamily	$	2,491,441	$	110,769	46.0	%	$	2,380,672	47.5	%
Office	1,553,378		155,986		28.5		1,397,392		28.0
Hotel	483,743		11,666		8.9		473,790		9.5
Life Science	404,600		93,092		7.5		311,508		6.2
Mixed-Use	283,340		15,061		5.2		268,279		5.4
Industrial	93,044		5,987		1.7		87,057		1.7
Self Storage	69,000		11,900		1.3		57,100		1.1
Other	50,600		21,600		0.9		29,000		0.6
Total	$	5,429,146	$	426,061	100.0	%	$	5,004,798	100.0	%

Loan commitments exclude capitalized interest resulting from previously modified loans of $1.2 million and $1.7 million as of March 31, 2023 and December 31, 2022, respectively.

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Geography

All of the Company’s loans held for investment are secured by properties within the United States. The geographic composition of loans held for investment based on total loan commitment and current UPB follows (dollars in thousands):

	March 31, 2023
Geographic region	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
East	$	1,821,043	$	76,979	34.5	%	$	1,745,238	35.3	%
West	1,594,349		151,616		30.1		1,441,554		29.2
South	1,419,900		103,100		26.8		1,316,097		26.6
Midwest	319,950		15,384		6.0		304,566		6.2
Various	139,000		6,805		2.6		132,195		2.7
Total	$	5,294,242	$	353,884	100.0	%	$	4,939,650	100.0	%
	December 31, 2022
Geographic region	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
East	$	1,844,087	$	73,104	33.9	%	$	1,772,155	35.4	%
West	1,629,727		179,104		30.0		1,450,623		29.0
South	1,496,382		138,836		27.6		1,358,087		27.1
Midwest	319,950		17,130		5.9		302,820		6.1
Various	139,000		17,887		2.6		121,113		2.4
Total	$	5,429,146	$	426,061	100.0	%	$	5,004,798	100.0	%

Loan commitments exclude capitalized interest resulting from previously modified loans of $1.2 million and $1.7 million as of March 31, 2023 and December 31, 2022, respectively.

Category

A summary of the Company’s portfolio of loans held for investment by loan category based on total loan commitment and current UPB follows (dollars in thousands):

	March 31, 2023
Loan category	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Bridge	$	2,313,199	$	54,192	43.7	%	$	2,259,007	45.7	%
Moderate Transitional	1,524,283		199,983		28.7		1,324,294		26.8
Light Transitional	1,406,160		78,109		26.6		1,327,349		26.9
Construction	50,600		21,600		1.0		29,000		0.6
Total	$	5,294,242	$	353,884	100.0	%	$	4,939,650	100.0	%
	December 31, 2022
Loan category	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Bridge	$	2,249,442	$	52,588	41.4	%	$	2,197,397	43.9	%
Light Transitional	1,604,820		125,959		29.6		1,478,860		29.5
Moderate Transitional	1,524,284		225,914		28.1		1,299,541		26.0
Construction	50,600		21,600		0.9		29,000		0.6
Total	$	5,429,146	$	426,061	100.0	%	$	5,004,798	100.0	%

Loan commitments exclude capitalized interest resulting from previously modified loans of $1.2 million and $1.7 million as of March 31, 2023 and December 31, 2022, respectively.

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(16) Subsequent Events

The following events occurred subsequent to March 31, 2023:

•The Company received a full loan repayment related to one of its first mortgage loans with an aggregate loan commitment and unpaid principal balance of $45.9 million and $44.3 million, respectively. The first mortgage loan was secured by an office property.

•The Company acquired via negotiated deed in lieu of foreclosure 100% ownership in a 375,440 square foot office property in Houston, TX. The loan had a "5" risk rating as of March 31, 2023.

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

The following discussion and analysis should be read in conjunction with the unaudited and audited consolidated financial statements and the accompanying notes included elsewhere in this Form 10-Q and in our Form 10-K filed with the SEC on February 21, 2023. In addition to historical data, this discussion contains forward-looking statements about our business, results of operations, cash flows, and financial condition based on current expectations that involve risks, uncertainties and assumptions. See “Cautionary Note Regarding Forward-Looking Statements.” Our actual results may differ materially from any results expressed or implied by these forward-looking statements as a result of various factors, including but not limited to those discussed under the heading “Risk Factors” in our Form 10-K filed with the SEC on February 21, 2023.

Overview

We are a commercial real estate finance company externally managed by TPG RE Finance Trust Management, L.P., an affiliate of our sponsor TPG. We directly originate, acquire and manage commercial mortgage loans and other commercial real estate-related debt instruments in North America for our balance sheet. Our objective is to provide attractive risk-adjusted returns to our stockholders over time through cash distributions and capital appreciation. To meet our objective, we focus primarily on directly originating and selectively acquiring floating rate first mortgage loans that are secured by high quality commercial real estate properties undergoing some form of transition and value creation, such as retenanting, refurbishment or other form of repositioning. The collateral underlying our loans is located in primary and select secondary markets in the U.S. that we believe have attractive economic conditions and commercial real estate fundamentals. We operate our business as one segment.

We have made an election to be taxed as a REIT for U.S. federal income tax purposes, commencing with our initial taxable year ended December 31, 2014. We believe we have been organized and have operated in conformity with the requirements for qualification and taxation as a REIT under the Internal Revenue Code and we believe that our organization and current and intended manner of operation will enable us to continue to meet the requirements for qualification and taxation as a REIT. As a REIT, we generally are not subject to U.S. federal income tax on our REIT taxable income that we distribute currently to our stockholders. We operate our business in a manner that permits us to maintain an exclusion or exemption from registration under the Investment Company Act.

We continue to evaluate the effects of macroeconomic concerns, including, without limitation, a rising interest rate environment, inflation, stress to the commercial banking systems of the U.S. and Western Europe, geopolitical tensions, growing concerns of an economic recession in the near term, and changes to the way commercial tenants use real estate. Rising interest rates, stress to the commercial banking systems of the U.S. and Western Europe, increased volatility in debt and equity markets, and elevated geopolitical risk led us to moderate our loan origination volume and increase our liquidity during the first quarter of 2023. From January 1, 2023 through March 31, 2023, we originated two first mortgage transitional loans, with total commitments of $123.8 million, an initial unpaid principal balance of $111.2 million, and unfunded commitments at closing of $12.6 million.

For more information regarding the impact that current macroeconomic concerns have had and may have on our business, see the risk factors set forth in our Form 10-K filed with the SEC on February 21, 2023.

Our Manager

We are externally managed by our Manager, TPG RE Finance Trust Management, L.P., an affiliate of TPG. TPG is a global, diversified alternative asset management firm consisting of five multi-product private equity investment platforms, including capital, growth, impact, real estate, and market solutions. Our Manager manages our investments and our day-to-day business and affairs in conformity with our investment guidelines and other policies that are approved and monitored by our board of directors. Our Manager is responsible for, among other matters, the selection, origination or purchase and sale of our portfolio investments, our financing activities and providing us with investment advisory services. Our Manager is also responsible for our day-to-day operations and performs (or causes to be performed) such services and activities relating to our investments and business and affairs as may be appropriate. Our investment decisions are approved by an investment committee of our Manager that is comprised of senior investment professionals of TPG, including senior investment professionals of TPG's real estate investment group and TPG’s executive committee.

For a summary of certain terms of the management agreement between us and our Manager (the “Management Agreement”), see Note 10 to our Consolidated Financial Statements included in this Form 10-Q.

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First Quarter 2023 Activity

Operating Results:

•Recognized Net income attributable to common stockholders of $3.8 million, compared to $32.6 million for the three months ended December 31, 2022, a decrease of $28.8 million.

•Produced Net interest income of $21.7 million, resulting from interest income of $91.7 million and interest expense of $70.0 million. Net interest income decreased $13.4 million compared to the three months ended December 31, 2022. All interest income and interest expense resulted from our loan portfolio.

•Generated Distributable Earnings of $13.4 million, a decrease of $9.9 million compared to the three months ended December 31, 2022.

•Recorded an increase to our allowance for credit losses on our loan portfolio of $7.8 million, for a total allowance for credit losses of $222.4 million, or 420 basis points of total loan commitments of $5.3 billion.

•Declared a common stock dividend of $0.24 per common share for the three months ended March 31, 2023.

Investment Portfolio Activity:

•Originated two first mortgage loans with total loan commitments of $123.8 million, an aggregate initial unpaid principal balance of $111.2 million, unfunded loan commitments of $12.6 million, a weighted average interest rate of Term SOFR plus 4.62%, and a weighted average interest rate floor of 3.75%.

•Funded $51.5 million in future funding obligations associated with existing loans.

•Received three full loan repayments of $144.4 million, and partial principal payments including accrued PIK interest payments and cost-recovery proceeds of $83.5 million across six loans, for total loan repayments of $227.8 million.

Investment Portfolio Financing Activity:

•Utilized the reinvestment feature in TRTX 2021-FL4 eight times, recycling loan repayments of $119.4 million and in TRTX 2022-FL5 two times, recycling loan repayments of $31.8 million.

Liquidity:

Available liquidity as of March 31, 2023 of $662.6 million was comprised of:

•$161.5 million of cash-on-hand, of which $132.5 million was available for investment, net of $29.0 million held to satisfy liquidity covenants under our secured financing agreements.

•$457.2 million of cash in our CRE CLOs available for investment in eligible collateral, including $89.5 million held at the trustee for future reinvestment.

•Undrawn capacity (liquidity available to us without the need to pledge additional collateral to our lenders) of $43.7 million under secured credit agreements with six lenders, and $0.1 million under asset-specific financing arrangements.

We have financed our loan investments as of March 31, 2023 utilizing three CRE CLOs totaling $2.2 billion, one of which is open for reinvestment of eligible loan collateral at quarter end, $1.0 billion under secured credit agreements with total commitments of $2.8 billion provided by six lenders, $543.8 million under asset-specific financing arrangements, and $199.1 million under our $290.0 million secured revolving credit facility. As of March 31, 2023, 55.6% of our borrowings were pursuant to our CRE CLO vehicles, 30.9% were pursuant to our secured credit agreements and secured revolving credit facility and 13.5% were pursuant to our asset-specific financing arrangements. Non-mark-to-market financing comprised 74.1% of total loan portfolio borrowings as of March 31, 2023.

Our ability to draw on our secured credit agreements and secured revolving credit facility is dependent upon our lenders’ willingness to accept as collateral loan investments we pledge to them to secure additional borrowings. These financing arrangements have credit spreads based upon the LTV and other risk characteristics of collateral pledged, and provide financing with mark-to-market provisions generally limited to collateral-specific events (i.e., "credit" marks) and, in only one instance, to capital markets-driven events (i.e., "spread" marks). Borrowings under our secured revolving credit agreement are permitted with respect to collateral that satisfies pre-determined eligibility standards, and have a pre-determined advance rate (generally, 75% of the unpaid principal balance pledged) and credit spread (Term SOFR plus 2.00%). As of March 31, 2023, borrowings under these secured credit agreements and secured revolving credit facility had a weighted average credit spread of 1.88% (1.86% for arrangements with mark-to-market provisions and 2.00% for one arrangement with no mark-to-market provisions), and a weighted average term to extended maturity assuming exercise of all extension options and term-out provisions of 1.9 years. These financing arrangements are generally 25% recourse to Holdco, with the exception of the secured revolving credit facility that is 100% recourse to Holdco.

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Key Financial Measures and Indicators

As a commercial real estate finance company, we believe the key financial measures and indicators for our business are earnings per share, dividends declared per common share, Distributable Earnings, and book value per common share. As further described below, Distributable Earnings is a measure that is not prepared in accordance with GAAP. We use Distributable Earnings to evaluate our performance excluding the effects of certain transactions and GAAP adjustments that we believe are not necessarily indicative of our current loan activity and operations.

For the three months ended March 31, 2023, we recorded net income attributable to common stockholders of $0.05 per diluted common share, a decrease of $0.37 per diluted common share from the three months ended December 31, 2022, of which $0.24 per diluted common share relates primarily to an increase in our credit loss expense during the first quarter of 2023 as compared to a benefit recorded during the fourth quarter of 2022.

Distributable Earnings per diluted common share was $0.17 for three months ended March 31, 2023, a decrease of $0.13 per diluted common share from the three months ended December 31, 2022. The decrease in Distributable Earnings per diluted common share was primarily due to a decrease in net interest income of $0.17 per diluted common share related to an increase in loans on non-accrual status.

For the three months ended March 31, 2023, we declared a cash dividend of $0.24 per common share which was paid on April 25, 2023.

Our book value per common share as of March 31, 2023 was $14.31, a decrease of $0.17 per common share from our book value per common share as of December 31, 2022 of $14.48, primarily due to an increase in our allowance for credit losses during the three months ended March 31, 2023 of $7.8 million, or $0.10 per common share.

Earnings Per Common Share and Dividends Declared Per Common Share

The following table sets forth the calculation of basic and diluted net income attributable to common stockholders per share and dividends declared per share (dollars in thousands, except share and per share data):

	Three Months Ended,
	March 31, 2023		December 31, 2022
Net income	$	7,375	$	36,194
Preferred stock dividends(1)	(3,148)		(3,148)
Participating securities' share in earnings	(404)		(404)
Net income attributable to common stockholders - see Note 11	$	3,823	$	32,642
Weighted average common shares outstanding, basic	77,410,406		77,406,739
Incremental shares of common stock issued from the assumed exercise of warrants	679,245		—
Weighted average common shares outstanding, diluted - see Note 11	78,089,651		77,406,739
Earnings per common share, basic(2)	$	0.05	$	0.42
Earnings per common share, diluted(2)	$	0.05	$	0.42
Dividends declared per common share	$	0.24	$	0.24

____________________________

(1)Includes preferred stock dividends declared and paid for Series A Preferred Stock and Series C Preferred Stock shares outstanding for the three months ended March 31, 2023 and December 31, 2022.

(2)Basic and diluted earnings per common share are computed independently based on the weighted-average shares of common stock outstanding. Diluted earnings per common share also includes the impact of participating securities outstanding plus any incremental shares that would be outstanding assuming the exercise of the Warrants.

Distributable Earnings

Distributable Earnings is a non-GAAP measure, which we define as GAAP net income (loss) attributable to our common stockholders, including realized gains and losses, regardless of whether such items are included in other comprehensive income or loss, or in GAAP net income (loss), and excluding (i) non-cash stock compensation expense, (ii) depreciation and amortization expense, (iii) unrealized gains (losses) (including credit loss expense (benefit), net), and (iv) certain non-cash or income and expense items. The exclusion of depreciation and amortization expense from the calculation of Distributable Earnings only applies to debt investments related to real estate to the extent we foreclose upon the property or properties underlying such debt investments.

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We believe that Distributable Earnings provides meaningful information to consider in addition to our net income (loss) and cash flow from operating activities determined in accordance with GAAP. We generally must distribute at least 90% of our net taxable income annually, subject to certain adjustments and excluding any net capital gains, for us to continue to qualify as a REIT for U.S. federal income tax purposes. We believe that one of the primary reasons investors purchase our common stock is to receive our dividends. Because of our investors’ continued focus on our ability to pay dividends, Distributable Earnings is an important measure for us to consider when determining our distribution policy and dividends per common share. Further, Distributable Earnings helps us to evaluate our performance excluding the effects of certain transactions and GAAP adjustments that we believe are not necessarily indicative of our current loan investment and operating activities.

Distributable Earnings excludes the impact of our credit loss provision or reversals of our credit loss provision, but only to the extent that our credit loss provision exceeds any realized credit losses during the applicable reporting period.

A loan will be written off as a realized loss when it is deemed non-recoverable or upon a realization event. Such a realized loss would generally be recognized at the time the loan receivable is settled, transferred or exchanged, or in the case of foreclosure, when the underlying property is foreclosed upon or sold. Non-recoverability may also be concluded by us if, in our determination, it is nearly certain that all amounts due will not be collected. A realized loss may equal the difference between the cash or consideration received or expected to be received, and the net book value of the loan, reflecting our economics as it relates to the ultimate realization of the asset.

Distributable Earnings does not represent net income (loss) or cash generated from operating activities and should not be considered as an alternative to GAAP net income (loss), an indication of our GAAP cash flows from operations, a measure of our liquidity, or an indication of funds available for our cash needs. In addition, our methodology for calculating Distributable Earnings may differ from the methodologies employed by other companies to calculate the same or similar supplemental performance measures, and accordingly, our reported Distributable Earnings may not be comparable to the Distributable Earnings reported by other companies.

The following table provides a reconciliation of GAAP net income attributable to common stockholders to Distributable Earnings (dollars in thousands, except share and per share data):

	Three Months Ended,
	March 31, 2023		December 31, 2022
Net income attributable to common stockholders - see Note 11	$	3,823	$	32,642
Non-cash stock compensation expense	1,804		1,526
Credit loss expense, net	7,784		(10,858)
Distributable earnings	$	13,411	$	23,310
Weighted average common shares outstanding, basic	77,410,406		77,406,739
Incremental shares of common stock issued from the assumed exercise of warrants	679,245		—
Weighted average common shares outstanding, diluted - see Note 11	78,089,651		77,406,739
Distributable earnings per common share, basic	$	0.17	$	0.30
Distributable earnings per common share, diluted	$	0.17	$	0.30

Book Value Per Common Share

The following table sets forth the calculation of our book value per common share (dollars in thousands, except share and per share data):

	March 31, 2023		December 31, 2022
Total stockholders’ equity	$	1,309,057	$	1,321,996
Series C Preferred Stock ($201,250 aggregate liquidation preference)	(201,250)		(201,250)
Series A preferred stock ($125 aggregate liquidation preference)	(125)		(125)
Total stockholders’ equity, net of preferred stock	$	1,107,682	$	1,120,621
Number of common shares outstanding at period end	77,414,006		77,410,282
Book value per common share	$	14.31	$	14.48

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Investment Portfolio Overview

Our interest-earning assets are comprised entirely of a portfolio of floating rate, first mortgage loans, or in limited instances, mezzanine loans. As of March 31, 2023, our loans held for investment portfolio consisted of 69 first mortgage loans (or interests therein) totaling $5.3 billion of commitments with an unpaid principal balance of $4.9 billion. As of March 31, 2023, 100% of the loan commitments in our portfolio consisted of floating rate loans, of which 100.0% were first mortgage loans or, in two instances, a first mortgage loan and contiguous mezzanine loan both owned by us. As of March 31, 2023, we had $353.9 million of unfunded loan commitments, our funding of which is subject to borrower satisfaction of certain milestones.

In addition to our loan portfolio, we may hold REO as a result of taking title to a loan's collateral. As of March 31, 2023, we do not hold any REO.

Loan Portfolio

During the three months ended March 31, 2023, we originated two mortgage loans with total commitments of $123.8 million, an initial unpaid principal balance of $111.2 million, and unfunded commitments at closing of $12.6 million. Loan fundings included $51.5 million of deferred future fundings related to previously originated loans. We received proceeds from three loan repayments in-full of $144.4 million, and principal amortization and accrued PIK interest payments of $83.5 million across four loans, for total loan repayments of $226.0 million during the period. We also received cost-recovery proceeds from two non-accrual loans of $1.9 million.

The following table details our loans held for investment portfolio activity by unpaid principal balance (dollars in thousands):

	Three Months Ended,
	March 31, 2023		December 31, 2022
Loan originations and acquisitions — initial funding	$	111,160	$	59,038
Other loan fundings(1)	51,524		39,294
Loan repayments	(225,409)		(335,783)
Accrued PIK interest repayments	(542)		(701)
Cost-recovery cash repayments	(1,880)		—
Loan extinguishment on conversion to REO(2)	—		(89,234)
Total loan activity, net	$	(65,147)	$	(327,386)

_______________________________

(1)Additional fundings made under existing loan commitments.

(2)Extinguishment of a first mortgage loan with an unpaid principal balance of $89.2 million. In October 2022, we took title to the office property pursuant to a negotiated deed-in-lieu of foreclosure. The REO was sold during the three months ended December 31, 2022.

For the three months ended March 31, 2023, we generated interest income of $91.7 million and incurred interest expense of $70.0 million, which resulted in net interest income of $21.7 million. All interest income and interest expense resulted from our loan portfolio.

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The following table details overall statistics for our loans held for investment portfolio as of March 31, 2023 (dollars in thousands):

	Balance sheet portfolio			Total loan exposure(1)
Number of loans(1)	69			69
Floating rate loans (by unpaid principal balance)	100.0		%	100.0		%
Total loan commitments	$	5,294,242		$	5,294,242
Unpaid principal balance(2)	$	4,939,650		$	4,939,650
Unfunded loan commitments(3)	$	353,884		$	353,884
Amortized cost	$	4,916,444		$	4,916,444
Weighted average credit spread	3.5		%	3.5		%
Weighted average all-in yield(4)	8.5		%	8.5		%
Weighted average term to extended maturity (in years)(5)	2.7			2.7
Weighted average LTV(6)	67.1		%	67.1		%

_________________________________

(1)In certain instances, we create structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third-party. In either case, the senior mortgage loan (i.e., the non-consolidated senior interest) is not included on our balance sheet. When we create structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third-party, we retain on our balance sheet a mezzanine loan. Total loan exposure encompasses the entire loan portfolio we originated, acquired and financed. We did not have any non-consolidated senior interests as of March 31, 2023.

(2)Unpaid principal balance includes PIK interest of $1.2 million as of March 31, 2023.

(3)Unfunded loan commitments may be funded over the term of each loan, subject in certain cases to an expiration date or a force-funding date, primarily to finance property improvements or lease-related expenditures by our borrowers, to finance operating deficits during renovation and lease-up, and in limited instances to finance construction.

(4)As of March 31, 2023, all of our loans were floating rate. Loans originated before December 31, 2021 are indexed to LIBOR, while loans originated after January 1, 2022 are indexed to Term SOFR, with the exception of LIBOR loans which have been converted to Term SOFR. As of March 31, 2023, based on the total loan commitments of our loan portfolio, 28.4% (or $1.5 billion) of our loans were subject to Term SOFR and 71.6% (or $3.8 billion) were subject to LIBOR as the benchmark interest rate. In addition to credit spread, all-in yield includes the amortization of deferred origination fees, purchase price premium and discount, and accrual of both extension and exit fees. All-in yield for the total portfolio assumes the applicable floating benchmark interest rate as of March 31, 2023 for weighted average calculations.

(5)Extended maturity assumes all extension options are exercised by the borrower; provided, however, that our loans may be repaid prior to such date. As of March 31, 2023, based on the unpaid principal balance of our total loan exposure, 33.8% of our loans were subject to yield maintenance or other prepayment restrictions and 66.2% were open to repayment without penalty.

(6)Except for construction loans, LTV is calculated for loan originations and existing loans as the total outstanding principal balance of the loan or participation interest in a loan (plus any financing that is pari passu with or senior to such loan or participation interest) as of March 31, 2023, divided by the as-is appraised value of our collateral at the time of origination or acquisition of such loan or participation interest. For construction loans only, LTV is calculated as the total commitment amount of the loan divided by the as-stabilized value of the real estate securing the loan. The as-is or as-stabilized (as applicable) value reflects our Manager’s estimates, at the time of origination or acquisition of the loan or participation interest in a loan, of the real estate value underlying such loan or participation interest determined in accordance with our Manager’s underwriting standards and consistent with third-party appraisals obtained by our Manager.

The following table details the interest rate floors for our loans held for investment portfolio as of March 31, 2023 (dollars in thousands):

Interest Rate Floors	Total Commitment(1)		Unpaid Principal Balance		Weighted Average Interest Rate Floor
0.50% or less	$	2,712,816	$	2,517,059	0.17	%
0.51% to 1.00%	555,731		537,696		0.90
1.01% to 1.50%	694,995		661,524		1.48
1.51% to 2.00%	858,697		817,998		1.90
2.01% or greater	472,003		405,373		2.94
Total	$	5,294,242	$	4,939,650	0.94	%

_________________________________

(1)Excludes capitalized interest of $1.2 million relating to previously modified loans.

For information regarding the financing of our loans held for investment portfolio, see the section entitled “Investment Portfolio Financing.”

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Asset Management

We actively manage the assets in our portfolio from closing to final repayment. We are party to an agreement with Situs Asset Management, LLC (“SitusAMC”), one of the largest commercial mortgage loan servicers, pursuant to which SitusAMC provides us with dedicated asset management employees to provide asset management services pursuant to our proprietary guidelines. Following the closing of an investment, this dedicated asset management team rigorously monitors the investment under our Manager’s oversight, with an emphasis on ongoing financial, legal and quantitative analyses. Through the final repayment of an investment, the asset management team maintains regular contact with borrowers, servicers and local market experts monitoring performance of the collateral, anticipating borrower, property and market issues, and enforcing our rights and remedies when appropriate.

Loan Portfolio Review

Our Manager reviews our entire loan portfolio quarterly, undertakes an assessment of the performance of each loan, and assigns it a risk rating between “1” and “5,” from least risk to greatest risk, respectively. See Note 2 to our Consolidated Financial Statements included in this Form 10-Q for a discussion regarding the risk rating system that we use in connection with our loan portfolio.

The following table allocates the amortized cost basis of our loans held for investment portfolio based on our internal risk ratings (dollars in thousands):

	March 31, 2023			December 31, 2022
Risk rating	Number of loans	Amortized cost		Number of loans	Amortized cost
1	—	$	—	—	$	—
2	7	498,800		8	511,878
3	48	3,270,327		46	3,231,324
4	10	904,062		12	990,337
5	4	243,255		4	245,135
Totals	69	$	4,916,444	70	$	4,978,674

The following table allocates the amortized cost basis of our loans held for investment portfolio based on our property type classification (dollars in thousands):

	March 31, 2023				December 31, 2022
Property type	Number of loans	Amortized cost		Weighted average risk rating	Number of loans	Amortized cost		Weighted average risk rating
Multifamily	34	$	2,284,549	3.0	35	$	2,365,481	3.0
Office	16	1,285,659		3.7	17	1,396,005		3.6
Hotel	8	554,044		2.6	7	466,311		2.7
Life Science	4	331,432		3.0	4	310,577		3.0
Mixed-Use	3	268,397		3.7	3	268,107		3.7
Industrial	2	96,927		3.0	2	86,746		2.7
Self Storage	1	66,732		3.0	1	56,804		3.0
Other	1	28,704		3.0	1	28,643		3.0
Totals	69	$	4,916,444	3.2	70	$	4,978,674	3.2

The weighted average risk rating of our loan portfolio was 3.2 as of March 31, 2023, unchanged from December 31, 2022.

During the three months ended March 31, 2023, as part of our quarterly risk rating process, we upgraded one loan and did not downgrade any of our loans. We upgraded one hotel loan from risk category "4" to "3" due to continued improvement in property-level operating performance. During the three months ended March 31, 2023, we received repayment in full of three loans with a total unpaid principal balance of $144.4 million and a weighted average risk rating of 3.1 as of December 31, 2022. The three loan repayments were included within our office, multifamily, and industrial property categories and had risk ratings of 4, 3, and 2, respectively, as of December 31, 2022. The two new loan investments made during the three months ended March 31, 2023 were assigned an initial risk rating of "3".

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Loan Modification Activity

Loan modifications and amendments are commonplace in the transitional lending business. We may amend or modify a loan depending on the loan’s specific facts and circumstances. These loan modifications typically include additional time for the borrower to refinance or sell the collateral property, adjustment or waiver of performance tests that are prerequisite to the extension of a loan maturity, modification of terms of interest rate cap agreements, and/or deferral of scheduled principal payments. In exchange for a modification, we often receive a partial repayment of principal, a short-term accrual of PIK interest for a portion of interest due, a cash infusion to replenish interest or capital improvement reserves, termination of all or a portion of the remaining unfunded loan commitment, additional call protection, and/or an increase in the loan coupon or additional loan fees. None of our loan modifications resulted in a significant modification.

We continue to work with our borrowers to address issues as they arise, while seeking to protect the credit attributes of our loans. However, we cannot assure you that these efforts will be successful, and we may experience payment delinquencies, defaults, foreclosures, or losses.

Allowance for Credit Losses

Our allowance for credit losses is influenced by the size and weighted average maturity date of our loans, loan quality, risk rating, delinquency status, loan-to-value ratio, historical loss experience and other conditions influencing loss expectations, such as reasonable and supportable forecasts of economic conditions. During the three months ended March 31, 2023, we recorded an increase of $7.8 million in our allowance for credit losses resulting in an aggregate CECL reserve of $222.4 million at quarter-end. The increase in our allowance for credit losses reflects ongoing concerns about growing geopolitical tensions, the potential impact of market volatility, the increasing probability of an economic recession, limited liquidity in the capital markets, the recent distress in the banking sector and a slowdown in investment sales, and loan specific property-level performance trends such as shifting office market fundamentals and inflationary pressures that may cause operating margins to narrow.

While the ultimate impact of the macroeconomic outlook and property performance trends remain uncertain, we selected our macroeconomic outlook to address this uncertainty, and made specific forward-looking adjustments to the inputs of our loan-level calculations to reflect collateral operating performance, credit structure features of loan agreements, variability in an economic climate marked by rising rates, and other impacts to the broader economy.

The following table presents the allowance for credit losses for loans held for investment (dollars in thousands):

	March 31, 2023
	Allowance for credit losses: loans held for investment		Unpaid principal balance		Allowance for credit losses: unfunded commitments		Unfunded commitments		Total commitments		Total basis points
General reserve	$	144,117	$	4,696,395	$	14,309	$	331,888	$	5,027,110	315	bps
Specific reserve	57,391		243,255		6,553		21,996		267,132		2,394	bps
Total	$	201,508	$	4,939,650	$	20,862	$	353,884	$	5,294,242	420	bps

50

Investment Portfolio Financing

We finance our investment portfolio using secured financing agreements, including secured credit agreements, secured revolving credit facilities, mortgage loans payable, asset-specific financing arrangements, and collateralized loan obligations. In certain instances, we may create structural leverage and obtain matched-term financing through the co-origination or non-recourse syndication of a senior loan interest to a third party (a “non-consolidated senior interest”). We generally seek to match-fund and match-index our investments by minimizing the differences between the durations and indices of our investments and those of our liabilities, while minimizing our exposure to mark-to-market risk involving either credit or spread (capital markets) considerations.

As of March 31, 2023, non-mark-to-market financing sources accounted for 74.1% of our total loan portfolio borrowings. The remaining 25.9% of our loan portfolio borrowings, comprised primarily of our six secured credit agreements, are subject to credit marks, and in only one instance to credit and spread marks. As of March 31, 2023, we did not have any non-consolidated senior interests.

The following table summarizes our investment portfolio financing arrangements (dollars in thousands):

				Outstanding principal balance
				March 31, 2023						December 31, 2022
Loan portfolio financing arrangements	Basis of margin calls	Recourse percentage		Non-mark-to-market		Mark-to-market		Total		Non-mark-to-market		Mark-to-market		Total
Secured credit agreements
Goldman Sachs	Credit	25.0	%	$	—	$	338,665	$	338,665	$	—	$	385,338	$	385,338
Wells Fargo	Credit	25.0	%	—		406,222		406,222		—		422,002		422,002
Barclays	Credit	25.0	%	—		96,926		96,926		—		96,926		96,926
Morgan Stanley	Credit	25.0	%	—		55,579		55,579		—		55,579		55,579
JP Morgan	Credit and Spread	25.0	%	—		109,921		109,921		—		112,676		112,676
Bank of America	Credit	25.0	%	—		35,865		35,865		—		35,865		35,865
Institutional Lender 1	Credit	25.0	%	—		—		—		—		—		—
				—		1,043,178		1,043,178		—		1,108,386		1,108,386
Secured revolving credit facility
Syndicate lenders	None	100.0	%	199,100		—		199,100		44,279		—		44,279
Asset-specific financing
Axos Bank	None	15.0	%	105,152		—		105,152		105,152		—		105,152
BMO Facility	None	25.0	%	29,110		—		29,110		47,545		—		47,545
Institutional Lender 2	None	n.a		388,145		—		388,145		392,070		—		392,070
Customers Bank	None	n.a		21,379		—		21,379		20,609		—		20,609
				543,786		—		543,786		565,376		—		565,376
Collateralized loan obligations
TRTX 2019-FL3	None	n.a		293,597		—		293,597		516,639		—		516,639
TRTX 2021-FL4	None	n.a		1,037,500		—		1,037,500		1,037,500		—		1,037,500
TRTX 2022-FL5	None	n.a		907,031		—		907,031		907,031		—		907,031
				2,238,128		—		2,238,128		2,461,170		—		2,461,170
Total indebtedness				$	2,981,014	$	1,043,178	$	4,024,192	$	3,070,825	$	1,108,386	$	4,179,211
Percentage of total indebtedness				74.1%		25.9%		100.0%		73.5%		26.5%		100.0%

51

Secured Credit Agreements

As of March 31, 2023, aggregate borrowings outstanding under our secured credit agreements totaled $1.0 billion. As of March 31, 2023, the overall weighted average interest rate was the benchmark interest rate plus 1.86% per annum and the overall weighted average advance rate was 77.6%. As of March 31, 2023, outstanding borrowings under these arrangements had a weighted average term to extended maturity of 1.8 years assuming the exercise of all extension options and term out provisions. These secured credit agreements are generally 25.0% recourse to Holdco.

The following table details our secured credit agreements as of March 31, 2023 (dollars in thousands):

Lender	Commitment amount(1)		UPB of collateral		Advance rate		Approved borrowings		Outstanding balance		Undrawn capacity(2)		Available capacity(3)		Wtd. avg. credit spread(4)		Extended maturity(5)
Goldman Sachs	$	500,000	$	569,719	79.7	%	$	344,829	$	338,665	$	6,164	$	155,171	2.25	%	08/19/24
Wells Fargo	500,000		545,192		77.9		432,015		406,222		25,793		67,985		1.62		04/18/25
Barclays	500,000		129,023		77.3		98,040		96,926		1,114		401,960		1.58		08/13/26
Morgan Stanley(6)	500,000		80,840		73.6		59,422		55,579		3,843		440,578		2.29		05/04/23
JP Morgan	400,000		155,324		72.9		116,108		109,921		6,187		283,892		1.60		10/30/25
Bank of America(7)	200,000		48,609		75.0		36,457		35,865		592		163,543		1.75		05/30/23
Institutional Lender 1	249,546		—		—		—		—		—		249,546		—		10/30/25
Totals / weighted average	$	2,849,546	$	1,528,707	77.6	%	$	1,086,871	$	1,043,178	$	43,693	$	1,762,675	1.86	%

________________________________

(1)Commitment amount represents the maximum amount of borrowings available under a given agreement once sufficient collateral assets have been approved by the lender and pledged by us.

(2)Undrawn capacity represents the positive difference between the borrowing amount approved by the lender against collateral assets pledged by us and the amount actually drawn against those collateral assets. The funding of such amounts is generally subject to the sole and absolute discretion of each lender.

(3)Represents the commitment amount less the approved borrowings, which amount is available to be borrowed provided we pledge, and the lender approves, additional collateral assets.

(4)Each secured credit agreement interest rate is subject to LIBOR or Term SOFR as its benchmark interest rate, depending upon the LIBOR transition provisions of the specific secured credit agreement and underlying transaction confirmations. The credit spread for each arrangement is added to the applicable benchmark interest rate to calculate the interest rate charged for each borrowing.

(5)Our ability to extend our secured credit agreements to the dates shown above is subject to satisfaction of certain conditions. Even if extended, our lenders retain sole discretion to determine whether to accept pledged collateral, and the advance rate and credit spread applicable to each borrowing thereunder.

(6)On March 17, 2023 we executed an extension of the secured credit agreement's maturity that is effective May 4, 2023 with a one year term maturing on May 4, 2024.

(7)On March 20, 2023, we executed a short term extension of the secured credit agreement's maturity to May 30, 2023. We intend to secure a long term extension of this secured credit agreement. There can be no assurances that this longer term extension will be secured and the extension is subject to customary counterparty approvals.

Once we identify an asset and the asset is approved by the secured credit agreement lender to serve as collateral (which lender’s approval is in its sole discretion), we and the lender may enter into a transaction whereby the lender advances to us a percentage of the value of the loan asset, which is referred to as the “advance rate.” In the case of borrowings under our secured credit agreements that are repurchase arrangements, this advance serves as the purchase price at which the lender acquires the loan asset from us with an obligation of ours to repurchase the asset from the lender for an amount equal to the purchase price for the transaction plus a price differential, which is calculated based on an interest rate. Advance rates are subject to negotiation between us and our secured credit agreement lenders.

For each transaction, we and the lender agree to a trade confirmation which sets forth, among other things, the asset purchase price, the maximum advance rate, the interest rate and the market value of the asset. A trade confirmation will also include benchmark interest rate and any applicable transition language that complies with the current standards as set forth by the ARRC in its 2021 recommendations. For transactions under our secured credit agreements, the trade confirmation may also set forth any future funding obligations which are contemplated with respect to the specific transaction and/or the underlying loan asset and loan-specific margin maintenance provisions, described below.

52

Generally, our secured credit agreements allow for revolving balances, which allow us to voluntarily repay balances and draw again on existing available credit. The primary obligor on each secured credit agreement is a separate special purpose subsidiary of ours which is restricted from conducting activity other than activity related to the utilization of its secured credit agreement and the loans or loan interests that are originated or acquired by such subsidiary. As additional credit support, our holding company subsidiary, Holdco, provides certain guarantees of the obligations of its subsidiaries. Holdco’s liability is generally capped at 25% of the outstanding obligations of the special purpose subsidiary which is the primary obligor under the related agreement. However, this liability cap does not apply in the event of certain “bad boy” defaults which can trigger recourse to Holdco for losses or the entire outstanding obligations of the borrower depending on the nature of the “bad boy” default in question. Examples of such “bad boy” defaults include, without limitation, fraud, intentional misrepresentation, willful misconduct, incurrence of additional debt in violation of financing documents, and the filing of a voluntary or collusive involuntary bankruptcy or insolvency proceeding of the special purpose entity subsidiary or the guarantor entity.

Each of the secured credit agreements has “margin maintenance” provisions, which are designed to allow the lender to maintain a certain margin of credit enhancement against the assets which serve as collateral. The lender’s margin amount is typically based on a percentage of the market value of the asset and/or mortgaged property collateral; however, certain secured credit agreements may also involve margin maintenance based on maintenance of a minimum debt yield with respect to the cash flow from the underlying real estate collateral. In certain cases, margin maintenance provisions can relate to minimum debt yields for pledged collateral considered as a whole, or limits on concentration of loan exposure measured by property type or loan type.

Our secured credit agreements contain defined mark-to-market provisions that permit the lenders to issue margin calls to us in the event that the collateral properties underlying our loans pledged to our lenders experience a non-temporary decline in value or net cash flow (“credit marks”). In connection with one of these borrowing arrangements, the lender is also permitted to issue margin calls to us in the event the lender determines capital markets events have caused credit spreads to change for similar borrowing obligations (“spread marks”). Furthermore, in connection with one of these borrowing arrangements, the lender has the right to re-margin the secured credit agreement based solely on appraised loan-to-values in the third year of the facility. In the event that we experience market turbulence, we may be exposed to margin calls in connection with our secured credit agreements.

The maturity dates for each of our secured credit agreements are set forth in tables that appear earlier in this section. Our secured credit agreements generally have terms of between one and three years, but may be extended if we satisfy certain performance-based conditions. In the normal course of business, we maintain discussions with our lenders to extend, amend or otherwise optimize any financing agreements related to our loans.

As of March 31, 2023, the weighted average haircut (which is equal to one minus the advance rate percentage against collateral for our secured credit agreements taken as a whole) was 22.4% compared to 21.9% as of December 31, 2022.

The secured credit agreements also include cash management features which generally require that income from collateral loan assets be deposited in a lender-controlled account for distribution in accordance with a specified waterfall of payments designed to keep facility-related obligations current before such income is disbursed for our own account. The cash management features generally require the trapping of cash in such controlled account if an uncured default under our borrowing arrangement remains outstanding. Furthermore, some secured credit agreements may require an accelerated principal amortization schedule if the secured credit agreement is in its final extended term.

Notwithstanding that a loan asset may be subject to a financing arrangement and serve as collateral under a secured credit agreement, we retain the right to administer and service the loan and interact directly with the underlying obligors and sponsors of our loan assets so long as there is no default under the secured credit agreement, and so long as we do not engage in certain material modifications (including amendments, waivers, exercises of remedies, or releases of obligors and collateral, among other things) of the loan assets without the lender’s prior consent.

53

Secured Revolving Credit Facility

On February 22, 2022, we closed a $250.0 million, secured revolving credit facility with a syndicate of 5 banks to provide interim funding of up to 180 days for newly-originated and existing loans. During the fourth quarter of 2022, an additional lender was added to the facility, increasing the borrowing capacity to $290.0 million. This facility has an initial term of 3 years, an interest rate of Term SOFR plus 2.00% that is payable monthly in arrears, and an unused fee of 15 or 20 basis points, depending upon whether utilization exceeds 50.0%. During the three months ended March 31, 2023, the weighted average unused fee was 19 basis points. This facility is 100% recourse to Holdco. As of March 31, 2023, we pledged six loan investments with an aggregate collateral principal balance of $265.5 million and had outstanding Term SOFR-based borrowings of $199.1 million.

Asset-Specific Financing Arrangements

As of March 31, 2023, we had five separate asset-specific financing arrangements with four third-party lenders. On November 17, 2022, we closed a $23.3 million asset-specific financing arrangement with Customers Bank. The arrangement provides non-mark-to-market matched term, non-recourse financing. On September 1, 2022, we closed a $397.9 million asset-specific financing arrangement with an Institutional Lender ("Institutional Lender 2"). The arrangement provides non-mark-to-market matched term, non-recourse financing. On April 25, 2022 and July 5, 2022, we closed two asset-specific financing arrangements with Axos Bank secured by two mortgage loans. The separate arrangements provide non-mark-to-market financing, a term of up to 2 years, and are 15% recourse to Holdco. On June 30, 2022, we closed a $200.0 million loan financing facility (the "BMO Facility"). The BMO Facility provides asset-specific financing on a non-mark-to-market basis with matched term. This facility is 25% recourse to Holdco.    

The following table details our asset-specific financing arrangements (dollars in thousands):

	March 31, 2023
	Financing										Collateral
Asset-specific financing	Count	Commitment amount		Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. term(3)	Count	Outstanding principal balance		Amortized Cost		Wtd. avg. term
Axos Bank	2	$	105,152	$	105,152	$	104,631	4.4	%	1.1	2	$	193,603	$	193,307	1.0
BMO Facility	1	200,000		29,110		28,737		2.0	%	4.4	1	36,525		36,160		4.4
Institutional Lender 2	1	388,145		388,145		386,550		3.5	%	2.2	5	520,848		505,434		2.2
Customers Bank	1	23,250		21,379		20,904		2.5	%	2.2	1	28,505		28,257		2.2
Total / weighted average		$	716,547	$	543,786	$	540,822	3.6	%	2.1 years		$	779,481	$	763,158	2.0 years

_______________________

(1)Net of $3.0 million unamortized deferred financing costs.

(2)Collateral loan assets are indexed to either LIBOR or Term SOFR and related financings are indexed to Term SOFR under Axos Bank, the BMO Facility and Customers Bank. Under the Institutional Lender 2 arrangement, collateral loan assets are indexed to LIBOR and the financing provided is indexed to Term SOFR.

(3)Term under Axos Bank is based on the extended maturity date for the specific arrangement. Borrowings under the BMO Facility, the Institutional Lender 2 arrangement and Customers Bank are term-matched to the corresponding collateral loan asset. The weighted-average term assumes all extension options of the collateral loan asset are exercised by the borrower.

54

Collateralized Loan Obligations

As of March 31, 2023, we had three collateralized loan obligations, TRTX 2022-FL5, TRTX 2021-FL4, and TRTX 2019-FL3, totaling $2.2 billion, financing $2.8 billion, or 56.9%, of our loans held for investment portfolio, and holding $367.7 million of cash for investment in eligible loan collateral. As of March 31, 2023, our CRE CLOs provide low cost, non-mark-to-market, non-recourse financing for 55.6% of our loan portfolio borrowings. The collateralized loan obligations bear a weighted average interest rate of Term SOFR, LIBOR, or Compounded SOFR plus 1.83%, have a weighted average advance rate of 80.6%, and include a reinvestment feature that allows us to contribute existing or new loan investments in exchange for proceeds from loan repayments held by the CRE CLOs.

The following table details the loan collateral and borrowings under our CRE CLOs (dollars in thousands):

	March 31, 2023
CRE CLOs	Count	Benchmark interest rate	Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. maturity(3)
TRTX 2019-FL3
Collateral loan investments	9	LIBOR	$	484,298	$	427,638	3.29	%	1.4
Financing provided	1	Term SOFR(4)	293,597		293,597		2.04	%	11.5
TRTX 2021-FL4
Collateral loan investments	20	LIBOR(5)	1,250,000		1,204,722		3.22	%	2.8
Financing provided	1	LIBOR	1,037,500		1,034,003		1.60	%	14.9
TRTX 2022-FL5
Collateral loan investments	16	LIBOR(6)	1,075,000		970,417		3.43	%	3.3
Financing provided	1	Compounded SOFR	907,031		902,826		2.02	%	15.9
Total
Collateral loan investments(7)	45	LIBOR	$	2,809,298	$	2,602,777	3.31	%	2.7 years
Financing provided(8)	3	Term SOFR/LIBOR/Compounded SOFR	$	2,238,128	$	2,230,426	1.83	%	14.9 years

________________________________

(1)Includes loan amounts held in our CRE CLO investment structures and does not include other loans held for investment, net of $1.0 million held within the Sub-REIT structure.

(2)Weighted average spread excludes the amortization of loan fees and deferred financing costs.

(3)Loan term represents weighted-average final maturity, assuming extension options are exercised by the borrower. Repayments of CRE CLO notes are dependent on timing of related loan repayments post-reinvestment period. The term of the CRE CLO notes represents the rated final distribution date.

(4)On October 1, 2021, the benchmark index interest rate for borrowings under TRTX 2019-FL3 was converted from Compounded SOFR to Term SOFR by the designated transaction representative under the FL3 indenture. We have the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(5)As of March 31, 2023, the TRTX 2021-FL4 mortgage assets are indexed to LIBOR, with the exception of seven participation interests totaling $288.1 million which are indexed to Term SOFR. We have the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(6)As of March 31, 2023, the TRTX 2022-FL5 mortgage assets are indexed to LIBOR, with the exception of four participation interests totaling $237.0 million which are indexed to Term SOFR. We have the right to convert the mortgage assets benchmark interest rate from LIBOR to Term SOFR. This conversion will initiate the transition of the liabilities to Term SOFR once 50% of the underlying mortgage loans are converted to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(7)Collateral loan investment assets of FL3, FL4 and FL5 represent 9.8%, 25.3% and 21.8% of the aggregate unpaid principal balance of our loans held for investment portfolio as of March 31, 2023.

(8)During the three months ended March 31, 2023, we recognized interest expense of $37.6 million, which includes $1.2 million of deferred financing cost amortization.

During the three months ended March 31, 2023, we utilized our eligible reinvestment feature related to TRTX 2021-FL4 eight times, recycling repayment of loan principal received of $119.4 million. During the three months ended March 31, 2023, we utilized our eligible reinvestment feature related to TRTX 2022-FL5 two times, recycling $31.8 million of principal repayments received. The reinvestment period for TRTX 2019-FL3 ended on October 11, 2021. The reinvestment period for TRTX 2021-FL4 ended on March 11, 2023. In accordance with the TRTX 2021-FL4 indenture, prior to the end of the reinvestment period on March 11, 2023, we committed to contribute certain assets and expect to complete the contribution process by mid-May 2023.

See Note 5 to our Consolidated Financial Statements included in this Form 10-Q for details about our CRE CLO reinvestment feature.

55

Non-Consolidated Senior Interests and Retained Mezzanine Loans

In certain instances, we create structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third party. In either case, the senior mortgage loan (i.e., the non-consolidated senior interest) is not included on our balance sheet. When we create structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third party, we retain on our balance sheet a mezzanine loan.

As of March 31, 2023, there are no non-consolidated senior interests or retained mezzanine loans outstanding.

Financial Covenants for Outstanding Borrowings

Our financial covenants and guarantees for outstanding borrowings related to our secured financing agreements require Holdco to maintain compliance with the following financial covenants (among others):

Financial Covenant	Current
Cash Liquidity	Minimum cash liquidity of no less than the greater of: $15.0 million; and 5.0% of Holdco’s recourse indebtedness
Tangible Net Worth	$1.0 billion, plus 75% of all subsequent equity issuances (net of discounts, commissions, expense), minus 75% of the redeemed or repurchased preferred or redeemable equity or stock
Debt-to-Equity	Debt-to-Equity ratio not to exceed 4.25 to 1.0
Interest Coverage	Minimum interest coverage ratio of no less than 1.5 to 1.0

We were in compliance with all financial covenants for our secured credit agreements and secured revolving credit facility to the extent of outstanding balances as of March 31, 2023 and December 31, 2022.

If we fail to satisfy any of the covenants in our financing arrangements and are unable to obtain a waiver or other suitable relief from the lenders, we would be in default under these agreements, which could result in a cross-default or cross-acceleration under other financing arrangements, and our lenders could elect to declare outstanding amounts due and payable (or such amounts may automatically become due and payable), terminate their commitments, require the posting of additional collateral and enforce their respective interests against existing collateral. A default also could significantly limit our financing alternatives, which could cause us to curtail our investment activities or dispose of assets when we otherwise would not choose to do so. Further, this could make it difficult for us to satisfy the requirements necessary to maintain our qualification as a REIT for U.S. federal income tax purposes.

56

Floating Rate Portfolio

Our business model seeks to minimize our exposure to changing interest rates by match-indexing our assets using the same, or similar, benchmark indices. Prior to December 31, 2021, LIBOR was the prevailing benchmark; thereafter Term or Compounded SOFR apply. Accordingly, rising interest rates will generally increase our net interest income, while declining interest rates will generally decrease our net interest income, subject to the impact of interest rate floors in our mortgage loan investment portfolio. As of March 31, 2023, 100.0% of our loan investments by unpaid principal balance earned a floating rate of interest and were financed with liabilities that require interest payments based on floating rates, which resulted in $0.9 billion of net floating rate exposure, subject to the impact of interest rate floors on all our floating rate loans and less than 3.6% of our liabilities. Subject to the specific footnote disclosures in the preceding tables describing our revolving credit facilities, secured financing arrangements, asset-specific financing arrangements and CRE CLOs, and the table that follows, our liabilities are generally index-matched to each loan investment asset, resulting in a net exposure to movements in floating benchmark interest rates that varies based on the relative proportion of floating rate assets and liabilities.

The following table details the net floating rate exposure of our loan portfolio as of March 31, 2023 (dollars in thousands):

	Net exposure
Floating rate mortgage loan assets(1)	$	4,939,650
Floating rate mortgage loan liabilities(1)(2)	(4,024,192)
Total floating rate mortgage loan exposure, net	$	915,458

__________________________________

(1)Prior to December 31, 2021, substantially all of our floating rate mortgage loan assets and liabilities were subject to LIBOR as the benchmark interest rate. As of March 31, 2023, $1.4 billion of $4.9 billion of our floating rate mortgage loan assets and $2.8 billion of $4.0 billion of our outstanding floating rate mortgage loan liabilities were subject to Compounded SOFR or Term SOFR as the benchmark interest rate.

(2)Floating rate liabilities include secured credit agreements, a secured revolving credit facility, asset-specific financing arrangements and collateralized loan obligations.

With the cessation of LIBOR expected to occur effective June 30, 2023, we continue to work to transition our assets and liabilities away from LIBOR to Term SOFR, the alternative rate endorsed by the Alternative Reference Rates Committee of the Federal Reserve System. Although recent statements from regulators indicate the possibility of a longer period of transition, perhaps extending through the final cessation of LIBOR in June 2023, we continue to utilize resources to revise our control and risk management systems to ensure there is no disruption to our day-to-day operations from the transition, when it is completed. We will continue to employ prudent risk management as it relates to the potential financial, operational, and legal risks associated with the expected cessation of LIBOR. While we generally seek to match index our assets and liabilities, there is an ongoing transition period as different underlying assets and sources of financing transition from LIBOR to an alternative index (generally, Term SOFR or Compounded SOFR) at different times. We expect substantially all of our loan investments and liabilities will transition by June 30, 2023.

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Interest-Earning Assets and Interest-Bearing Liabilities

The following table presents the average balance of interest-earning assets and related interest-bearing liabilities, associated interest income and interest expense, and financing costs and the corresponding weighted average yields for our loan portfolio (dollars in thousands):

	Three Months Ended
	March 31, 2023						December 31, 2022
	Average amortized cost(1)		Interest income / expense		Wtd. avg. yield / financing cost(2)		Average amortized cost(1)		Interest income / expense		Wtd. avg. yield / financing cost(2)
Core Interest-earning assets:
First mortgage loans	$	4,982,602	$	91,726	7.4	%	$	5,187,304	$	100,325	7.7	%
Core interest-earning assets	$	4,982,602	$	91,726	7.4	%	$	5,187,304	$	100,325	7.7	%
Interest-bearing liabilities:
Collateralized loan obligations	2,318,932		37,568		6.5	%	$	2,465,513	$	34,653	5.6	%
Secured credit agreements	1,088,467		18,550		6.8	%	1,126,097		16,983		6.0	%
Secured revolving credit facility	75,962		1,405		7.4	%	116,770		1,845		6.3	%
Asset-specific financing arrangements	547,127		12,467		9.1	%	555,944		11,693		8.4	%
Total interest-bearing liabilities	$	4,030,488	$	69,990	6.9	%	$	4,264,324	$	65,174	6.1	%
Net interest income(3)			$	21,736					$	35,151
Other Interest-earning assets:
Cash equivalents	$	199,435	$	1,287	2.6	%	$	216,858	$	870	1.6	%
Accounts receivable from servicer/trustee	360,853		2,125		2.4	%	334,245		1,163		1.4	%
Total interest-earning assets	$	5,542,890	$	95,138	6.9	%	$	5,738,407	$	102,358	7.1	%

___________________________________

(1)Based on amortized cost for loans held for investment and interest-bearing liabilities as of March 31, 2023. Calculated balances as the month-end averages.

(2)Weighted average yield or financing cost calculated based on annualized interest income or expense divided by calculated month-end average outstanding balance.

(3)Represents interest income on core interest-earning assets less interest expense on total interest-bearing liabilities. Interest income on Other Interest-earning assets is included in Other Income, net on the consolidated statements of income and comprehensive income.

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The following table presents the average balance of interest-earning assets and related interest-bearing liabilities, associated interest income and interest expense, and financing costs and the corresponding weighted average yields for our loan portfolio (dollars in thousands):

	Three Months Ended
	March 31, 2023						March 31, 2022
	Average amortized cost(1)		Interest income / expense		Wtd. avg. yield / financing cost(2)		Average amortized cost(1)		Interest income / expense		Wtd. avg. yield / financing cost(2)
Core Interest-earning assets:
First mortgage loans	$	4,982,602	$	91,726	7.4	%	$	4,995,594	$	59,881	4.8	%
Retained mezzanine loans	—		—		—	%	34,980		1,136		13.0	%
Core interest-earning assets	$	4,982,602	$	91,726	7.4	%	$	5,030,574	$	61,017	4.9	%
Interest-bearing liabilities:
Collateralized loan obligations	2,318,932		37,568		6.5	%	$	2,735,377	$	14,299	2.1	%
Secured credit agreements	1,088,467		18,550		6.8	%	1,153,607		8,043		2.8	%
Secured revolving credit facility	75,962		1,405		7.4	%	10,750		159		5.9	%
Asset-specific financing arrangements	547,127		12,467		9.1	%	—		—		—
Total interest-bearing liabilities	$	4,030,488	$	69,990	6.9	%	$	3,899,734	$	22,501	2.3	%
Net interest income(3)			$	21,736					$	38,516
Other Interest-earning assets:
Cash equivalents	$	199,435	$	1,287	2.6	%	$	46,046	$	3	0.0	%
Accounts receivable from servicer/trustee	360,853		2,125		2.4	%	54,061		—		0.0	%
Total interest-earning assets	$	5,542,890	$	95,138	6.9	%	$	5,130,681	$	61,020	4.8	%

____________________________________

(1)Based on amortized cost for loans held for investment and interest-bearing liabilities as of March 31, 2023. Calculated balances as the month-end averages.

(2)Weighted average yield or financing cost calculated based on annualized interest income or expense divided by calculated month-end average outstanding balance.

(3)Represents interest income on core interest-earning assets less interest expense on total interest-bearing liabilities. Interest income on Other Interest-earning assets is included in Other Income, net on the consolidated statements of income and comprehensive income.

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Our Results of Operations

Operating Results

Comparison of the Three Months Ended March 31, 2023 and December 31, 2022

The following table sets forth information regarding our consolidated results of operations (dollars in thousands, except per share data):

	Three Months Ended
	March 31, 2023		December 31, 20222		Variance
Interest income and interest expense
Interest income	$	91,726	$	100,325	$	(8,599)
Interest expense	(69,990)		(65,174)		(4,816)
Net interest income	21,736		35,151		(13,415)
Other revenue
Other income, net	3,519		840		2,679
Total other revenue	3,519		840		2,679
Other expenses
Professional fees	1,330		1,365		(35)
General and administrative	896		1,084		(188)
Stock compensation expense	1,804		1,526		278
Servicing and asset management fees	(137)		494		(631)
Management fee	6,019		5,984		35
Total other expenses	9,912		10,453		(541)
Credit loss expense, net	(7,784)		10,858		(18,642)
Income before income taxes	7,559		36,396		(28,837)
Income tax expense, net	(184)		(202)		18
Net income	$	7,375	$	36,194	$	(28,819)
Preferred stock dividends and participating securities' share in earnings	(3,552)		(3,552)		—
Net income attributable to common stockholders - see Note 11	$	3,823	$	32,642	$	(28,819)
Other comprehensive income
Net income	$	7,375	$	36,194	$	(28,819)
Comprehensive net income	$	7,375	$	36,194	$	(28,819)
Earnings per common share, basic(1)	$	0.05	$	0.42	$	(0.37)
Earnings per common share, diluted(1)	$	0.05	$	0.42	$	(0.37)
Dividends declared per common share	$	0.24	$	0.24	$	—

___________________________________

(1)Basic and diluted earnings per common share are computed independently based on the weighted-average shares of common stock outstanding. Diluted earnings per common share also includes the impact of participating securities outstanding plus any incremental shares that would be outstanding assuming the exercise of the Warrants.

(2)Additional information regarding our consolidated results of operations and financial performance for the three months ended December 31, 2022 can be found in our Annual Report on Form 10-K for the year ended December 31, 2022 filed with the SEC on February 21, 2023.

Net Interest Income

Net interest income decreased by $13.4 million to $21.7 million during the three months ended March 31, 2023 compared to $35.2 million for the three months ended December 31, 2022. The decrease was primarily due to an increase in the number of loans placed on non-accrual, including those on cost-recovery, during the three months ended March 31, 2023. The weighted average interest rate of our interest rate floors increased to 0.94% as of March 31, 2023, compared to 0.85% as of December 31, 2022.

Other Revenue

Other revenue increased $2.7 million for the three months ended March 31, 2023 compared to the three months ended December 31, 2022 primarily due to an increase in interest rates earned on higher cash balances during the period, partially offset by operating expenses incurred at our real estate owned office property during our brief period of ownership in the fourth quarter of 2023.

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Other Expenses

Other expenses decreased $0.5 million for the three months ended March 31, 2023 compared to the three months ended December 31, 2022, primarily due to an over accrual of servicing and asset management fees during the fourth quarter of 2022, partially offset by an increase in stock compensation expense of $0.3 million resulting from restricted stock grants made during the fourth quarter as part of the Company's year-end compensation cycle.

Credit Loss Expense

Credit loss (expense) benefit increased by $18.6 million for the three months ended March 31, 2023 compared to the three months ended December 31, 2022. The increase to our credit loss expense was due to weakening credit indicators, rising interest rates, inflationary expectations, recent distress in the banking sector, an uncertain macroeconomic outlook that informed a conservative macroeconomic forecast used to estimate our potential future credit losses, weakening conditions in the capital markets and a decline in investment sales, and new loan investments offset by loan repayments in-full. See Notes 3 and 15 to our Consolidated Financial Statements included in this Form 10-Q for additional details regarding our allowance for credit losses, risk ratings, and property type concentration risk.

Preferred Stock Dividends and Participating Securities Share in Earnings

During the three months ended March 31, 2023 and December 31, 2022, we declared and paid a cash dividend of $3.1 million related to our Series C Preferred Stock.

Dividends Declared Per Common Share

During the three months ended March 31, 2023, we declared cash dividends of $0.24 per common share, or $19.0 million. During the three months ended December 31, 2022, we declared cash dividends of $0.24 per common share, or $19.0 million.

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Comparison of the Three Months Ended March 31, 2023 and March 31, 2022

The following table sets forth information regarding our consolidated results of operations (dollars in thousands, except per share data):

	Three Months Ended
	March 31, 2023		March 31, 2022		Variance
Interest income and interest expense
Interest income	$	91,726	$	61,017	$	30,709
Interest expense	(69,990)		(22,501)		(47,489)
Net interest income	21,736		38,516		(16,780)
Other revenue
Other income, net	3,519		18		3,501
Total other revenue	3,519		18		3,501
Other expenses
Professional fees	1,330		1,146		184
General and administrative	896		1,169		(273)
Stock compensation expense	1,804		1,266		538
Servicing and asset management fees	(137)		494		(631)
Management fee	6,019		5,709		310
Total other expenses	9,912		9,784		128
Credit loss expense, net	(7,784)		(4,884)		(2,900)
Income before income taxes	7,559		23,866		(16,307)
Income tax expense, net	(184)		(85)		(99)
Net income	$	7,375	$	23,781	$	(16,406)
Preferred stock dividends and participating securities' share in earnings	(3,552)		(3,345)		(207)
Net income attributable to common stockholders - see Note 11	$	3,823	$	20,436	$	(16,613)
Other comprehensive income
Net income	$	7,375	$	23,781	$	(16,406)
Comprehensive net income	$	7,375	$	23,781	$	(16,406)
Earnings per common share, basic(1)	$	0.05	$	0.26	$	(0.21)
Earnings per common share, diluted(1)	$	0.05	$	0.25	$	(0.20)
Dividends declared per common share	$	0.24	$	0.24	$	—

___________________________________

(1)Basic and diluted earnings per common share are computed independently based on the weighted-average shares of common stock outstanding. Diluted earnings per common share also includes the impact of participating securities outstanding plus any incremental shares that would be outstanding assuming the exercise of the Warrants.

Net Interest Income

Net interest income decreased $16.8 million to $21.7 million during the three months ended March 31, 2023 compared to $38.5 million for the three months ended March 31, 2022. The decrease was primarily due to an increase in the number of loans placed on non-accrual, including those on cost-recovery, which totaled six during the three months ended March 31, 2023 compared to none during the comparable period. Our weighted average interest rate floors decreased from 1.05% as of March 31, 2022 to 0.94% as of March 31, 2023.

Other Revenue

Other revenue increased $3.5 million for the three months ended March 31, 2023 compared to the three months ended March 31, 2022 primarily due to an increase in interest rates earned on our cash balances.

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Other Expenses

Other expenses increased $0.1 million for the three months ended March 31, 2023 compared to the three months ended March 31, 2022, primarily due to an increase in stock compensation and management fee expense of $0.5 million and $0.3 million, respectively, for the three months ended March 31, 2023 compared to the same period in 2022. This increase was partially offset by a decrease of $0.6 million in servicing and asset management fees for the three months ended March 31, 2023 compared the same period in 2022 due to an over accrual during the fourth quarter of 2022.

Credit Loss Expense

Credit loss expense increased by $2.9 million for the three months ended March 31, 2023 compared to the three months ended March 31, 2022, primarily due to a $7.8 million increase to our allowance for credit losses during the three months ended March 31, 2023 compared to a $4.9 million increase recognized during the comparable period. The increase to the Company's allowance for credit losses was due to weakening credit indicators, rising interest rates, inflationary expectations, an uncertain macroeconomic outlook that informed a more conservative macroeconomic forecast used to estimate our potential future credit losses, weakening conditions in the capital markets and a decline in investment sales, and new loan investments offset by loan repayments in-full. See Notes 3 and 15 to our Consolidated Financial Statements included in this Form 10-Q for additional details regarding our allowance for credit losses, risk ratings, and property type concentration risk.

Income Tax Expense

Income tax expense increased $0.1 million for the three months ended March 31, 2023 compared to the three months ended March 31, 2022 primarily due to franchise tax filing fees and payments made during the three months ended March 31, 2023.

Preferred Stock Dividends and Participating Securities Share in Earnings

During the three months ended March 31, 2023, we declared and paid a cash dividend of $3.1 million related to our Series C Preferred Stock. During the three months ended March 31, 2022, we declared and paid a cash dividend of $3.1 million related to our Series C Preferred Stock.

Dividends Declared Per Common Share

During the three months ended March 31, 2023, we declared cash dividends of $0.24 per common share, or $19.0 million. During the three months ended March 31, 2022, we declared cash dividends of $0.24 per common share, or $18.7 million.

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Liquidity and Capital Resources

Capitalization

We have capitalized our business to-date through, among other things, the issuance and sale of shares of our common stock, issuance of Series C Preferred Stock classified as permanent equity, issuance of Series B Preferred Stock treated as temporary equity, borrowings under secured credit agreements, secured revolving credit facilities, collateralized loan obligations, mortgage loan payable, asset-specific financings, and non-consolidated senior interests. As of March 31, 2023, we had outstanding 77.4 million shares of our common stock representing $1.1 billion of stockholders’ equity, $194.4 million of Series C Preferred Stock, and $4.0 billion of outstanding borrowings used to finance our investments and operations.

See Notes 5 and 6 to our Consolidated Financial Statements included in this Form 10-Q for details regarding our borrowings under secured credit agreements, a secured revolving credit facility, asset-specific financings and collateralized loan obligations.

Debt-to-Equity Ratio and Total Leverage Ratio

The following table presents our Debt-to-Equity ratio and Total Leverage ratio:

	March 31, 2023	December 31, 2022
Debt-to-equity ratio(1)	2.95x	2.97x
Total leverage ratio(2)	2.95x	2.97x

__________________________________

(1)Represents (i) total outstanding borrowings under secured financing arrangements, including collateralized loan obligations, secured credit agreements, asset-specific financing arrangements, a secured revolving credit facility, and mortgage loans payable (if any), less cash, to (ii) total stockholders’ equity, at period end.

(2)Represents (i) total outstanding borrowings under secured financing arrangements, including collateralized loan obligations, secured credit agreements, asset-specific financing arrangements, a secured revolving credit facility, and mortgage loans payable (if any), plus non-consolidated senior interests sold or co-originated (if any), less cash, to (ii) total stockholders’ equity, at period end.

Sources of Liquidity

Our primary sources of liquidity include cash and cash equivalents, available borrowings under secured credit agreements, available borrowings under our asset-specific financing arrangements, capacity in our collateralized loan obligations available for reinvestment, and a secured revolving credit facility.

Our current sources of near-term liquidity are set forth in the following table (dollars in thousands):

	March 31, 2023		December 31, 2022
Cash and cash equivalents	$	161,524	$	254,050
Secured credit agreements	43,693		38,380
Secured revolving credit facility	—		556
Asset-specific financing arrangements	110		770
Collateralized loan obligation proceeds held at trustee(1)	457,229		297,168
Total	$	662,556	$	590,924

__________________________________

(1)Includes $89.5 million held at the trustee for future reinvestment.

Our existing loan portfolio provides us with liquidity as loans are repaid or sold, in whole or in part, of which some proceeds may be included in accounts receivable from our servicers until released and the proceeds from such repayments become available for us to reinvest. For the three months ended March 31, 2023, loan repayments (including $0.5 million of accrued PIK interest) totaled $226.0 million. Additionally, we held unencumbered loan investments with an aggregate unpaid principal balance of $12.6 million that are eligible to pledge under our existing financing arrangements.

Uses of Liquidity

In addition to our ongoing loan activity, our primary liquidity needs include interest and principal payments under our $4.0 billion of outstanding borrowings under secured credit agreements, a secured revolving credit facility, asset-specific financing arrangements, and collateralized loan obligations, $353.9 million of unfunded loan commitments on our loans held for investment, dividend distributions to our preferred and common stockholders, and operating expenses.

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Consolidated Cash Flows

Our primary cash flow activities involve actively managing our investment portfolio, originating floating rate, first mortgage loan investments, and raising capital through public offerings of our equity and debt securities.

The following table provides a breakdown of the net change in our cash, cash equivalents, and restricted cash balances (dollars in thousands):

	Three Months Ended March 31,
	2023		2022
Cash flows provided by operating activities	$	23,473	$	32,617
Cash flows provided by (used in) investing activities	61,596		(205,812)
Cash flows (used in) provided by financing activities	(177,218)		264,575
Net change in cash, cash equivalents, and restricted cash	$	(92,149)	$	91,380

Operating Activities

During the three months ended March 31, 2023 and 2022, cash flows provided by operating activities totaled $23.5 million and $32.6 million, respectively, primarily related to net interest income, offset by operating expenses.

Investing Activities

During the three months ended March 31, 2023, cash flows provided by investing activities totaled $61.6 million primarily due to new loan originations and acquisitions of $109.9 million, advances on loans of $51.5 million, offset by loan repayments of $223.0 million. During the three months ended March 31, 2022 cash flows used in investing activities totaled $205.8 million primarily due to new loan originations of $223.9 million and advances on loans of $29.2 million, offset by loan repayments of $47.3 million.

Financing Activities

During the three months ended March 31, 2023, cash flows used in financing activities totaled $177.2 million primarily due to repayments of CRE CLO liabilities of $223.0 million as a result of the repayment of underlying loans, payments on secured financing agreements of $190.6 million, payments on asset-specific financing arrangements of $28.2 million and payment of dividends on our common stock and Series C Preferred Stock of $22.1 million, offset by borrowings on our secured financing agreements of $280.2 million and borrowings on our asset-specific financing arrangements of $6.6 million. During the three months ended March 31, 2022, cash flows provided by financing activities totaled $264.6 million primarily due to proceeds from the issuance of TRTX 2021-FL4 of $907.0 million and borrowings on our secured financing agreements of $599.8 million, offset by payments on CRE CLOs of $637.9 million (of which $600.8 million related to the redemption of TRTX 2018-FL2) and payments on secured financing agreements of $568.0 million.

See Note 5 to our Consolidated Financial Statements included in this Form 10-Q for additional details related to our CRE CLO financing activities.

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Contractual Obligations and Commitments

Our contractual obligations and commitments as of March 31, 2023 were as follows (dollars in thousands):

	Total obligation		Payment timing
			Less than 1 Year		1 to 3 Years		3 to 5 Years		More than 5 Years
Unfunded loan commitments(1)	$	353,884	$	104,205	$	244,778	$	4,901	$	—
Collateralized loan obligations—principal(2)	2,238,128		689,588		854,683		693,857		—
Secured credit agreements—principal(3)	1,043,178		301,365		741,813		—		—
Secured revolving credit facility—principal(3)	199,100		—		199,100		—		—
Asset-specific financing arrangements—principal(4)	543,786		88,046		212,710		243,030		—
Collateralized loan obligations—interest(5)	368,225		24,092		109,767		234,366		—
Secured credit agreements—interest(5)	117,095		10,655		106,440		—		—
Secured revolving credit facility—interest(3)	25,953		—		25,953		—		—
Asset-specific financing arrangements—interest(5)	96,401		4,650		24,500		67,251		—
Total	$	4,985,750	$	1,222,601	$	2,519,744	$	1,243,405	$	—

________________________________________

(1)The allocation of our unfunded loan commitments for our loans held for investment portfolio is based on the earlier of the commitment expiration date and the loan maturity date.

(2)Collateralized loan obligation liabilities are based on the fully extended maturity of mortgage loan collateral, considering the reinvestment window of our collateralized loan obligation.

(3)The allocation of secured credit agreements and secured revolving credit facility is based on the extended maturity date for those secured financing agreements where extensions are at our option, subject to no default, or the current maturity date of those facilities where extension options are subject to counterparty approval.

(4)The allocation of asset-specific financing arrangements are based on the extended maturity date for the specific arrangement or, in the case of the BMO Facility and the Institutional Lender 2 arrangement, the fully extended maturity date of the underlying mortgage loan collateral.

(5)Amounts include the related future interest payment obligations, which are estimated by assuming the amounts outstanding under our secured debt agreements, asset-specific financing arrangements and collateralized loan obligations and the interest rates in effect as of March 31, 2023 will remain constant into the future. This is only an estimate, as actual amounts borrowed and rates will vary over time. Our floating rate loans are indexed to LIBOR or Term SOFR; our related liabilities are indexed to LIBOR, Compounded SOFR or Term SOFR.

With respect to our debt obligations that are contractually due within the next five years, we plan to employ several strategies to meet these obligations, including: (i) exercising maturity date extension options that exist in our current financing arrangements; (ii) negotiating extensions of terms with our providers of credit; (iii) periodically accessing the private and public equity and debt capital markets to raise cash to fund new investments or the repayment of indebtedness; (iv) the issuance of additional structured finance vehicles, such as collateralized loan obligations similar to TRTX 2022-FL5, TRTX 2021-FL4, or TRTX 2019-FL3 as a method of financing; (v) term loans with private lenders; (vi) selling loans to generate cash to repay our debt obligations; and/or (vii) applying repayments from underlying loans to satisfy the debt obligations which they secure. Although these avenues have been available to us in the past, we cannot offer any assurance that we will be able to access any or all of these alternatives in the future.

We are required to pay our Manager a base management fee, an incentive fee, and reimbursements for certain expenses pursuant to our Management Agreement. The table above does not include the amounts payable to our Manager under our Management Agreement as they are not fixed and determinable. During the three months ended March 31, 2023, our Manager did not earn an incentive management fee. See Note 10 to our Consolidated Financial Statements included in this Form 10-Q for additional terms and details of the fees payable under our Management Agreement.

As a REIT, we generally must distribute substantially all of our net taxable income to stockholders in the form of dividends to comply with the REIT provisions of the Internal Revenue Code. In 2017, the IRS issued a revenue procedure permitting “publicly offered” REITs to make elective stock dividends (i.e. dividends paid in a mixture of stock and cash), with at least 20% of the total distribution being paid in cash, to satisfy their REIT distribution requirements. Pursuant to this revenue procedure, we may elect to make future distributions of our taxable income in a mixture of stock and cash.

Our REIT taxable income does not necessarily equal our net income as calculated in accordance with GAAP or our Distributable Earnings as described above. See Note 9 to our Consolidated Financial Statements included in this Form 10-Q for additional details.

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Corporate Activities

Dividends

Upon the approval of our Board of Directors, we accrue dividends. Dividends are paid first to the holders of our Series A preferred stock at the rate of 12.5% of the total $0.001 million liquidation preference per annum plus all accumulated and unpaid dividends thereon, then to the holder of our Series B Preferred Stock (which was redeemed in-full on June 16, 2021) at the rate of 11.0% per annum of the $25.00 per share liquidation preference, then to the holders of our Series C Preferred Stock at the rate of 6.25% per annum of the $25.00 per share liquidation preference, and then to the holders of our common stock, in each case, to the extent outstanding. We intend to distribute each year not less than 90% of its taxable income to its stockholders to comply with the REIT provisions of the Internal Revenue Code. The Board of Directors will determine whether to pay future dividends, entirely in cash, or in a combination of stock and cash based on facts and circumstances at the time such decisions are made.

On March 13, 2023, our Board of Directors declared and approved a cash dividend of $0.24 per share of common stock, or $19.0 million in the aggregate, for the first quarter of 2023. The common stock dividend was paid on April 25, 2023 to the holders of record of our common stock as of March 29, 2023.

On March 9, 2023, our Board of Directors declared a cash dividend of $0.3906 per share of Series C Preferred Stock, or $3.1 million in the aggregate, for the first quarter of 2023. The Series C Preferred Stock dividend was paid on March 30, 2023 to the preferred stockholders of record as of March 20, 2023.

On March 14, 2022, the Company’s Board of Directors declared and approved a cash dividend of $0.24 per share of common stock, or $18.7 million in the aggregate, for the first quarter of 2022. The common stock dividend was paid on April 25, 2022 to the holders of record of the Company’s common stock as of March 29, 2022.

On March 8, 2022, our Board of Directors declared a cash dividend of $0.3906 per share of Series C Preferred Stock, or $3.1 million in the aggregate, for the first quarter of 2022. The Series C Preferred Stock dividend was paid on March 30, 2022 to the preferred stockholders of record as of March 18, 2022.

For the three months ended March 31, 2023 and 2022, common stock dividends in the amount of $19.0 million and $18.7 million, respectively, were declared and approved.

As of March 31, 2023 and December 31, 2022, common stock dividends of $19.0 million and $19.0 million, respectively, were unpaid and are reflected in dividends payable on our consolidated balance sheets.

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Critical Accounting Policies and Use of Estimates

The preparation of our consolidated financial statements in accordance with GAAP requires our management to make estimates and judgments that affect the reported amounts of assets and liabilities, interest income and other revenue recognition, allowance for loan losses, expense recognition, tax liability, future impairment of our investments, valuation of our investment portfolio and disclosure of contingent assets and liabilities, among other items. Our management bases these estimates and judgments about current, and for some estimates, future economic and market conditions and their effects on available information, historical experience and other assumptions that we believe are reasonable under the circumstances. However, these estimates, judgments and assumptions are often subjective and may be impacted negatively based on changing circumstances or changes in our analyses.

If conditions change from those expected, it is possible that our judgments, estimates and assumptions could change, which may result in a change in our interest income and other revenue recognition, allowance for loan losses, expense recognition, tax liability, future impairment of our investments, and valuation of our investment portfolio, among other effects. If actual amounts are ultimately different from those estimated, judged or assumed, revisions are included in the consolidated financial statements in the period in which the actual amounts become known. We believe our critical accounting estimates could potentially produce materially different results if we were to change underlying estimates, judgments or assumptions.

During 2022, our Manager reviewed and evaluated our critical accounting policies and believes them to be appropriate. The following is a summary of our significant accounting policies that we believe are the most affected by our Manager’s judgments, estimates, and assumptions:

Allowance for Credit Losses

As discussed in Note 2 to the Consolidated Financial Statements included in our Form 10-K filed with the SEC on February 21, 2023, on January 1, 2020, we adopted Accounting Standard Update (“ASU”) 2016-13, Financial Instruments-Credit Losses, and subsequent amendments, which replaced the incurred loss methodology with an expected loss model known as the Current Expected Credit Loss ("CECL") model. The initial CECL reserve recorded on January 1, 2020 is reflected as a direct charge to our retained earnings on the consolidated statements of changes in equity. Subsequent changes to the CECL reserve are recognized through net income on our consolidated statements of income (loss) and comprehensive income (loss). The allowance for credit losses measured under the CECL accounting framework represents an estimate of current expected losses for our existing portfolio of loans held for investment and is presented as a valuation reserve on our consolidated balance sheets. Expected credit losses related to non-cancelable unfunded loan commitments are accounted for as separate liabilities included in accrued expenses and other liabilities on the consolidated balance sheets. The allowance for credit losses for loans held for investment, as reported in our consolidated balance sheets, is adjusted by a credit loss benefit (expense), which is reported in earnings in the consolidated statements of income (loss) and comprehensive income (loss) and reduced by the write-off of loan amounts, net of recoveries and additions related to purchased credit-deteriorated (“PCD”) assets, if relevant. The allowance for credit losses includes a modeled component and an individually-assessed component. We have elected to not measure an allowance for credit losses on accrued interest receivables related to all of our loans held for investment because we write off uncollectible accrued interest receivable in a timely manner pursuant to our non-accrual policy.

We consider key credit quality indicators in underwriting loans and estimating credit losses, including but not limited to: the capitalization of borrowers and sponsors; the expertise of the borrowers and sponsors in a particular real estate sector and geographic market; collateral type; geographic region; use and occupancy of the property; property market value; loan-to-value (“LTV”) ratio; loan amount and lien position; debt service and coverage ratio; our risk rating for the same and similar loans; and prior experience with the borrower and sponsor. This information is used to assess the financial and operating capability, experience and profitability of the sponsor/borrower. Ultimate repayment of our loans is sensitive to interest rate changes, general economic conditions, liquidity, LTV ratio, existence of a liquid investment sales market for commercial properties, and availability of replacement short-term or long-term financing. The loans in our commercial mortgage loan portfolio are secured by collateral of the following property types: office; life science; multifamily; hotel; industrial; mixed-use; land for industrial and office use; and self storage.

Our loans are typically collateralized by real estate, or in the case of mezzanine loans, by a partnership interest or similar equity interest in the entity that owns the real estate securing our first mortgage loan. We regularly evaluate on a loan-by-loan basis, typically no less frequently than quarterly, the extent and impact of any credit deterioration associated with the performance and/or value of the underlying collateral property, and the financial and operating capability of the borrower/sponsor. We also evaluate the financial strength of loan guarantors, if any, and the borrower’s competency in managing and operating the property or properties. In addition, we consider the overall economic environment, real estate sector, and geographic sub-market in which the borrower operates. Such analyses are completed and reviewed by asset management personnel and evaluated by senior management, who utilize various data sources, including, to the extent available (i) periodic financial data such as property occupancy, tenant profile, rental rates, operating expenses, the borrower’s exit plan, and capitalization and discount rates, (ii) site inspections, (iii) sales and financing comparables, (iv) current credit spreads for refinancing and (v) other market data.

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Quarterly, we evaluate the risk of all loans and assign a risk rating based on a variety of factors, grouped as follows: (i) loan and credit structure, including the as-is LTV and structural features; (ii) quality and stability of real estate value and operating cash flow, including debt yield, property type, dynamics of the geography, property type and local market, physical condition, stability of cash flow, leasing velocity and quality and diversity of tenancy; (iii) performance against underwritten business plan; and (iv) quality, experience and financial condition of sponsor, borrower and guarantor(s). Based on a 5-point scale, our loans are rated “1” through “5,” from least risk to greatest risk, respectively:

1 -Very Low Risk

2 -Low Risk

3 -Medium Risk

4 -High Risk/Potential for Loss—A loan that has a risk of realizing a principal loss; and

5 -Default/Loss Likely—A loan that has a very high risk of realizing a principal loss or has otherwise incurred a principal loss.

We generally assign a risk rating of “3” to all loans originated or acquired during the most recent quarter, except when specific circumstances warrant an exception. During the three months ended March 31, 2023, the Company simplified its risk rating definitions. The Company re-evaluated its risk ratings based on the simplified definitions and concluded that there was no impact to prior period risk ratings.

Our CECL reserve also reflects estimates of the current and future economic conditions that impact the performance of the commercial real estate assets securing the loans. These estimates include unemployment rates, inflation rates, interest rates, price indices for commercial property, current and expected future availability of liquidity in the commercial property debt and equity capital markets, and other macroeconomic factors that may influence the likelihood and magnitude of potential credit losses for our loans during their anticipated term. We license certain macroeconomic financial forecasts to inform our view of the potential future impact that broader economic conditions may have on our loan portfolio’s performance. Selection of the economic forecast or forecasts used, in conjunction with loan level inputs, to determine the CECL reserve requires significant judgment about future events that, while based on the information available to us as of the balance sheet date, are ultimately unknowable with certainty. The actual economic conditions impacting our loan portfolio could vary significantly from the estimates made for the periods presented.

The commercial property investment sales and commercial mortgage loan markets have experienced uneven liquidity due to global macroeconomic conditions, including heightened inflation, changes to fiscal and monetary policy, increased interest rates, currency fluctuations, labor shortages and recent distress in the banking sector, which continue to make it more difficult to estimate key inputs for estimating the allowance for credit losses. The amount of allowance for credit losses is influenced by the size of our loan portfolio, loan asset quality, risk rating, delinquency status, historic loss experience and other conditions influencing loss expectations, such as reasonable and supportable forecasts of economic conditions. We employ two methods to estimate credit losses in our loan portfolio: (1) a model-based approach and (2) an individually-assessed approach for loans considered to be "collateral-dependent" as the repayment of the loan is expected to be provided substantially through the operation or sale of the underlying collateral and the borrower is experiencing financial difficulty or foreclosure is probable. Estimates made by us are necessarily subject to change due to the limited number of observable inputs and uncertainty regarding the global macroeconomic conditions described above. See Note 2 to the Consolidated Financial Statements in this Form 10-Q for further discussion of our methodologies.

Significant judgment is required when estimating future credit losses and as a result actual losses over time could be materially different. During the three months ended March 31, 2023, we recognized an increase of $7.8 million to our allowance for credit losses. The credit loss allowance was $222.4 million as of March 31, 2023.

See Note 2 to our Consolidated Financial Statements included in this Form 10-Q for a listing and description of our significant accounting policies.

Recent Accounting Pronouncements

For a discussion of recently issued accounting pronouncements, see Note 2 to our Consolidated Financial Statements included in this Form 10-Q.

Subsequent Events

For a discussion of subsequent events, see Note 16 to our Consolidated Financial Statements included in this Form 10-Q.

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Loan Portfolio Details

The following table provides details with respect to our loans held for investment portfolio on a loan-by-loan basis as of March 31, 2023 (dollars in millions, except loan per square foot/unit):

Loan #	Form of investment	Origination or acquisition date(2)	Total loan		Principal balance		Amortized cost(3)		Interest rate(4)	All-in yield(5)	Fixed / floating	Extended maturity(6)	City / state	Property type	Loan type	Loan per SQFT / unit	LTV(7)		Risk rating(8)
First mortgage loans(1)
1	Senior Loan	7/28/2022	$	245.0	$	245.0	$	245.0	S + 3.4%	S + 3.6%	Floating	8/9/2027	San Jose, CA	Multifamily	Bridge	$444,646 Unit	75.9	%	3
2	Senior Loan(10)	8/21/2019	228.8		226.9		226.9		L + 1.5%	L + 1.7%	Floating	9/9/2024	New York, NY	Office	Light Transitional	$452 Sq ft	65.2	%	3
3	Senior Loan	5/5/2021	215.0		187.8		187.4		L + 3.9%	L + 4.1%	Floating	5/9/2026	Daly City, CA	Life Science	Moderate Transitional	$545 Sq ft	63.1	%	3
4	Senior Loan	7/20/2021	188.0		187.0		187.0		L + 3.4%	L + 3.6%	Floating	8/9/2026	Various, NJ	Multifamily	Bridge	$151,369 Unit	71.3	%	3
5	Senior Loan(11)	6/28/2018	177.6		164.6		164.6		L + 4.7%	L + 5.1%	Floating	3/9/2024	Philadelphia, PA	Office	Bridge	$166 Sq ft	73.6	%	4
6	Senior Loan(12)	9/18/2019	175.0		175.0		175.0		L + 4.0%	L + 4.3%	Floating	12/9/2023	New York, NY	Office	Moderate Transitional	$791 Sq ft	65.2	%	3
7	Senior Loan(13)	9/1/2022	148.5		148.5		147.0		L + 3.5%	L + 2.7%	Floating	6/9/2026	Dallas, TX	Hotel	Bridge	$445,946 Unit	54.2	%	2
8	Senior Loan	5/15/2019	141.0		132.5		132.5		L + 3.6%	L + 4.0%	Floating	9/9/2023	New York, NY	Mixed-Use	Moderate Transitional	$1,717 Sq ft	61.0	%	4
9	Senior Loan(14)	9/1/2022	128.0		128.0		119.2		L + 3.5%	L + 3.3%	Floating	11/15/2023	San Francisco, CA	Multifamily	Bridge	$388,528 Unit	67.1	%	4
10	Senior Loan	5/7/2021	122.5		120.2		120.2		L + 2.9%	L + 3.1%	Floating	5/9/2026	Towson, MD	Multifamily	Bridge	$147,947 Unit	70.2	%	3
11	Senior Loan	6/14/2021	114.0		86.0		86.0		L + 3.1%	L + 3.4%	Floating	7/9/2026	Hayward, CA	Life Science	Moderate Transitional	$308 Sq ft	49.7	%	3
12	Senior Loan(15)	9/1/2022	112.8		112.8		112.6		L + 3.3%	L + 2.1%	Floating	8/9/2024	Brooklyn, NY	Multifamily	Bridge	$473,950 Unit	50.9	%	2
13	Senior Loan	12/20/2018	105.9		102.2		102.2		S + 4.1%	S + 4.3%	Floating	1/9/2025	Torrance, CA	Mixed-Use	Moderate Transitional	$254 Sq ft	61.1	%	4
14	Senior Loan	12/18/2019	101.0		86.7		86.7		L + 2.6%	L + 2.8%	Floating	1/9/2025	Arlington, VA	Office	Light Transitional	$319 Sq ft	71.1	%	4
15	Senior Loan	4/1/2022	97.0		77.0		77.0		S + 3.4%	S + 3.7%	Floating	4/9/2027	Los Angeles, CA	Multifamily	Moderate Transitional	$551,136 Unit	60.0	%	4
16	Senior Loan	12/9/2021	96.0		92.4		91.8		L + 3.8%	L + 4.0%	Floating	12/9/2026	Los Angeles, CA	Multifamily	Light Transitional	$213,808 Unit	78.1	%	3
17	Senior Loan	6/29/2021	90.0		86.8		86.8		L + 3.0%	L + 3.2%	Floating	7/9/2026	Columbus, OH	Multifamily	Light Transitional	$109,756 Unit	79.0	%	3
18	Senior Loan	11/21/2022	87.0		60.3		59.5		S + 5.3%	S + 5.7%	Floating	12/9/2027	Dallas, TX	Office	Moderate Transitional	$103 Sq ft	60.8	%	3
19	Senior Loan	2/2/2023	86.8		79.1		78.2		S + 5.1%	S + 5.4%	Floating	3/9/2028	Miami, FL	Hotel	Bridge	$170,866 Unit	58.4	%	3
20	Senior Loan	9/25/2020	80.9		71.3		71.3		L + 3.0%	L + 3.1%	Floating	4/9/2025	Brooklyn, NY	Office	Light Transitional	$182 Sq ft	78.4	%	5
21	Senior Loan	11/30/2021	80.0		79.8		79.3		L + 3.5%	L + 3.8%	Floating	12/9/2026	Arlington Heights, IL	Multifamily	Bridge	$304,183 Unit	70.9	%	4
22	Senior Loan	8/8/2019	76.5		63.0		63.0		L + 3.0%	L + 3.2%	Floating	8/9/2024	Orange, CA	Office	Moderate Transitional	$225 Sq ft	64.2	%	5
23	Senior Loan	12/10/2019	75.8		61.5		61.5		S + 2.6%	S + 2.9%	Floating	12/9/2024	San Mateo, CA	Office	Moderate Transitional	$368 Sq ft	65.8	%	4
24	Senior Loan	10/12/2021	74.0		70.0		70.0		L + 5.3%	L + 5.6%	Floating	10/9/2025	Los Angeles, CA	Hotel	Bridge	$250,847 Unit	60.9	%	3
25	Senior Loan	7/28/2022	72.0		71.2		71.2		S + 4.0%	S + 4.3%	Floating	8/9/2027	Yonkers, NY	Multifamily	Bridge	$400,000 Unit	64.8	%	3
26	Senior Loan	2/9/2022	70.0		65.2		65.2		S + 3.3%	S + 3.6%	Floating	2/9/2027	Various, Various	Industrial	Bridge	$188 Sq ft	72.1	%	3
27	Senior Loan(16)	9/1/2022	70.0		70.0		66.4		L + 3.4%	L + 3.0%	Floating	9/9/2026	Cedar Creek, TX	Hotel	Bridge	$345,825 Unit	61.2	%	3
28	Senior Loan	9/30/2021	69.0		59.3		59.3		L + 3.7%	L + 4.0%	Floating	10/9/2026	Tampa, FL	Multifamily	Moderate Transitional	$221,154 Unit	64.2	%	3
29	Senior Loan	7/26/2022	69.0		67.0		66.7		S + 4.2%	S + 4.5%	Floating	8/9/2027	Various, Various	Self Storage	Light Transitional	$173 Sq ft	66.2	%	3
30	Senior Loan	11/30/2021	65.6		53.9		53.6		L + 3.4%	L + 3.7%	Floating	12/9/2026	St. Louis, MO	Multifamily	Moderate Transitional	$158,838 Unit	69.3	%	3
31	Senior Loan	6/28/2019	63.9		59.5		59.5		L + 2.5%	L + 2.7%	Floating	7/9/2024	Burlington, CA	Office	Light Transitional	$327 Sq ft	70.9	%	3
32	Senior Loan	4/20/2022	63.0		63.0		62.6		S + 3.7%	S + 4.0%	Floating	5/9/2027	Buffalo, NY	Multifamily	Bridge	$167,553 Unit	67.1	%	3
33	Senior Loan	4/11/2022	62.4		58.5		58.5		S + 3.4%	S + 3.7%	Floating	5/9/2027	San Antonio, TX	Multifamily	Bridge	$104,017 Unit	81.2	%	3
34	Senior Loan	6/25/2019	62.0		62.0		62.0		L + 3.1%	L + 3.3%	Floating	7/9/2024	Calistoga, CA	Hotel	Moderate Transitional	$696,629 Unit	48.6	%	2
35	Senior Loan(17)	9/1/2022	61.5		61.5		60.3		L + 2.8%	L + 1.5%	Floating	5/9/2026	Raleigh, NC	Multifamily	Bridge	$188,650 Unit	66.2	%	3
36	Senior Loan	12/29/2021	60.6		55.4		55.1		L + 3.3%	L + 3.6%	Floating	1/9/2027	Rogers, AR	Multifamily	Bridge	$153,125 Unit	75.9	%	3
37	Senior Loan	12/18/2019	58.8		58.8		58.8		L + 2.7%	L + 3.0%	Floating	1/9/2025	Houston, TX	Multifamily	Light Transitional	$80,109 Unit	73.6	%	2
38	Senior Loan	3/3/2022	58.0		58.0		58.0		S + 3.4%	S + 3.7%	Floating	3/9/2027	Hampton, VA	Multifamily	Bridge	$202,091 Unit	72.4	%	3
39	Senior Loan	6/20/2018	55.7		55.0		55.0		L + 3.0%	L + 3.3%	Floating	4/5/2023	Houston, TX	Office	Light Transitional	$148 Sq ft	74.9	%	5
40	Senior Loan	3/12/2020	55.0		51.7		51.7		S + 2.7%	S + 2.9%	Floating	3/9/2025	Round Rock, TX	Multifamily	Light Transitional	$133,820 Unit	75.4	%	3
41	Senior Loan	1/22/2019	54.0		54.0		54.0		L + 4.4%	L + 4.8%	Floating	6/9/2023	Manhattan, NY	Office	Light Transitional	$441 Sq ft	61.1	%	5
42	Senior Loan	12/17/2021	52.1		48.2		48.2		L + 3.7%	L + 3.9%	Floating	1/9/2027	Newport News, VA	Multifamily	Light Transitional	$135,677 Unit	67.3	%	3

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Loan #	Form of investment	Origination or acquisition date(2)	Total loan		Principal balance		Amortized cost(3)		Interest rate(4)	All-in yield(5)	Fixed / floating	Extended maturity(6)	City / state	Property type	Loan type	Loan per SQFT / unit	LTV(7)		Risk rating(8)
43	Senior Loan	10/27/2021	51.9		42.7		42.4		L + 3.4%	L + 3.6%	Floating	11/9/2026	Longmont, CO	Office	Moderate Transitional	$149 Sq ft	70.6	%	3
44	Senior Loan	6/24/2022	51.6		48.6		48.6		L + 3.8%	L + 4.0%	Floating	7/9/2027	San Antonio, TX	Multifamily	Bridge	$159,259 Unit	70.2	%	3
45	Senior Loan	12/20/2017	51.0		51.0		51.0		S + 4.9%	S + 5.2%	Floating	3/9/2025	New Orleans, LA	Hotel	Bridge	$217,949 Unit	59.9	%	3
46	Senior Loan	8/26/2021	51.0		35.8		35.5		L + 4.1%	L + 4.4%	Floating	9/9/2026	San Diego, CA	Life Science	Moderate Transitional	$630 Sq ft	72.1	%	3
47	Senior Loan	5/26/2022	50.6		29.0		28.7		L + 8.5%	L + 9.5%	Floating	6/9/2024	Durham, NC	Other	Construction	$34 Sq ft	37.0	%	3
48	Senior Loan	3/12/2020	50.2		47.3		47.3		S + 2.7%	S + 2.9%	Floating	3/9/2025	Round Rock, TX	Multifamily	Light Transitional	$137,049 Unit	75.6	%	3
49	Senior Loan	6/2/2021	48.6		46.9		46.7		L + 3.8%	L + 4.0%	Floating	6/9/2026	Fort Lauderdale, FL	Office	Light Transitional	$187 Sq ft	71.0	%	3
50	Senior Loan	4/6/2021	47.0		46.0		46.0		L + 3.7%	L + 4.0%	Floating	4/9/2026	St. Petersburg, FL	Multifamily	Bridge	$222,749 Unit	74.8	%	3
51	Senior Loan	8/10/2022	46.2		36.5		36.2		S + 3.9%	S + 4.4%	Floating	9/9/2027	Plano, TX	Multifamily	Moderate Transitional	$173,534 Unit	66.3	%	3
52	Senior Loan	10/10/2019	45.9		44.3		44.3		L + 2.8%	L + 3.1%	Floating	11/9/2024	Miami, FL	Office	Light Transitional	$186 Sq ft	69.5	%	3
53	Senior Loan	9/30/2021	45.9		45.9		45.7		L + 3.3%	L + 3.6%	Floating	10/9/2026	San Antonio, TX	Multifamily	Bridge	$136,488 Unit	64.1	%	2
54	Senior Loan	3/17/2021	45.4		45.0		44.9		L + 3.3%	L + 3.6%	Floating	4/9/2026	Indianapolis, IN	Multifamily	Light Transitional	$62,209 Unit	63.7	%	3
55	Senior Loan	12/21/2021	45.0		43.4		43.4		L + 3.7%	L + 3.9%	Floating	1/9/2027	Knoxville, TN	Multifamily	Bridge	$119,681 Unit	84.9	%	3
56	Senior Loan	8/7/2018	44.5		34.5		34.5		S + 3.5%	S + 3.7%	Floating	8/9/2024	Atlanta, GA	Office	Light Transitional	$63 Sq ft	61.4	%	3
57	Senior Loan	1/14/2022	43.0		43.0		42.9		S + 3.7%	S + 4.0%	Floating	2/9/2027	Columbia, SC	Multifamily	Bridge	$162,879 Unit	79.8	%	3
58	Senior Loan	3/30/2018	42.7		40.7		40.7		L + 3.7%	L + 4.0%	Floating	4/9/2023	Honolulu, HI	Office	Light Transitional	$148 Sq ft	57.9	%	4
59	Senior Loan	3/7/2019	39.2		40.4		40.4		L + 3.8%	L + 4.2%	Floating	3/9/2024	Lexington, KY	Hotel	Moderate Transitional	$107,221 Unit	61.6	%	4
60	Senior Loan	3/11/2019	39.0		39.0		39.0		L + 3.4%	L + 3.6%	Floating	4/9/2024	Miami Beach, FL	Hotel	Bridge	$295,455 Unit	59.3	%	2
61	Senior Loan	7/15/2021	39.0		39.0		38.8		L + 3.5%	L + 3.8%	Floating	8/9/2026	Chicago, IL	Multifamily	Bridge	$261,745 Unit	78.8	%	3
62	Senior Loan	3/22/2023	37.0		32.1		31.7		S + 3.5%	S + 3.8%	Floating	4/9/2028	Dallas, TX	Industrial	Light Transitional	$81 Sq ft	61.2	%	3
63	Senior Loan	6/3/2021	36.4		33.9		33.8		L + 3.6%	L + 3.8%	Floating	6/9/2026	Riverside, CA	Mixed-Use	Bridge	$103 Sq ft	62.2	%	2
64	Senior Loan	8/11/2021	34.5		31.4		31.3		L + 3.6%	L + 3.8%	Floating	9/9/2026	Mesa, AZ	Multifamily	Bridge	$176,020 Unit	78.5	%	3
65	Senior Loan	6/9/2022	31.2		27.8		27.6		S + 3.6%	S + 3.8%	Floating	6/9/2027	Centerton, AR	Multifamily	Light Transitional	$156,859 Unit	73.8	%	3
66	Senior Loan	8/23/2022	31.0		28.5		28.3		S + 4.0%	S + 4.7%	Floating	9/9/2027	Marietta, GA	Multifamily	Light Transitional	$127,049 Unit	68.5	%	3
67	Senior Loan	5/14/2021	27.6		25.8		25.7		L + 3.2%	L + 3.5%	Floating	6/9/2026	Pensacola, FL	Multifamily	Moderate Transitional	$137,752 Unit	72.8	%	3
68	Senior Loan	10/27/2021	24.6		22.6		22.5		L + 5.5%	L + 5.7%	Floating	11/9/2026	San Diego, CA	Life Science	Moderate Transitional	$872 Sq ft	75.8	%	3
69	Senior Loan	6/29/2022	24.5		21.9		21.9		S + 3.9%	S + 4.1%	Floating	7/9/2027	San Antonio, TX	Multifamily	Light Transitional	$107,456 Unit	75.5	%	3
Total / weighted average(9)			$	5,294.2	$	4,939.6	$	4,916.4	BR +3.5%	BR +3.7%		2.7 years					67.1	%	3.2

_______________________________

*    Numbers presented may not foot due to rounding.

(1)First mortgage loans are whole mortgage loans unless otherwise noted.

(2)Date loan was originated or acquired by us. The origination or acquisition date is not updated for subsequent loan modifications.

(3)Represents unpaid principal balance net of unamortized costs.

(4)Interest rate represents the underlying benchmark interest rate ("BR") plus credit spread.

(5)In addition to the interest rate, all-in yield includes the amortization of deferred origination fees, purchase price premium and discount, and accrual of both extension and exit fees. All-in yield for our loan assets and total loan portfolio excludes the applicable floating benchmark interest rate as of March 31, 2023 and excludes the impact of our interest rate floors and borrower interest rate caps.

(6)Extended maturity assumes all extension options are exercised by the borrower; provided, however, that our loans may be repaid prior to such date. As of March 31, 2023, based on unpaid principal balance, 33.8% of our loans were subject to yield maintenance or other prepayment restrictions and 66.2% were open to repayment by the borrower without penalty.

(7)Except for construction loans, LTV is calculated for loan originations and existing loans as the total outstanding principal balance of the loan or participation interest in a loan (plus any financing that is pari passu with or senior to such loan or participation interest) divided by the as-is appraised value of our collateral at the time of origination or acquisition of such loan or participation interest. For construction loans only, LTV is calculated as the total commitment amount of the loan divided by the as-stabilized value of the real estate securing the loan. The as-is or as-stabilized (as applicable) value reflects our Manager’s estimates, at the time of origination or acquisition of the loan or participation interest in a loan, of the real estate value underlying such loan or participation interest determined in accordance with our Manager’s underwriting standards and consistent with third-party appraisals obtained by our Manager.

(8)For a discussion of risk ratings, please see Notes 2 and 3 to our Consolidated Financial Statements included in this Form 10-Q.

71

(9)Represents the weighted average of the credit spread as of March 31, 2023 for the loans, all of which are floating rate.

(10)Calculated as the ratio of unpaid principal balance as of March 31, 2023 to the as-is appraised value at origination, to reflect the sale by us in August 2020 of the contiguous mezzanine loan with an unpaid principal balance of $46.4 million and a commitment amount of $50.0 million.

(11)This loan is comprised of a first mortgage loan of $129.4 million and a contiguous mezzanine loan of $48.2 million, of which we own both. Each loan carries the same interest rate.

(12)This loan is comprised of a first mortgage loan of $93.0 million and a contiguous mezzanine loan of $82.0 million, of which we own both. Each loan carries the same interest rate.

(13)This loan represents a 75.0% pari passu participation interest in a first mortgage loan, that was originated by a third party on June 11, 2021 and acquired by us on September 1, 2022.

(14)This loan represents a 19.2% pari passu participation interest in a first mortgage loan, that was originated by a third party on October 29, 2020 and acquired by us on September 1, 2022.

(15)This loan represents a 50.0% pari passu participation interest in a first mortgage loan, that was originated by a third party on July 18, 2019 and acquired by us on September 1, 2022.

(16)This loan represents a 41.2% pari passu participation interest in a first mortgage loan, that was originated by a third party on August 31, 2021 and acquired by us on September 1, 2022.

(17)This loan was originated by a third party on June 9, 2021 and acquired by us on September 1, 2022.

72

Item 3. Quantitative and Qualitative Disclosures About Market Risk

Investment Portfolio Risks

Interest Rate Risk

Our business model seeks to minimize our exposure to changing interest rates by matching duration of our assets and liabilities and match-indexing our assets using the same, or similar, benchmark indices, prior to December 31, 2021 LIBOR, and thereafter SOFR. Accordingly, rising interest rates will generally increase our net interest income, while declining interest rates will generally decrease our net interest income, subject to the impact of interest rate floors embedded in substantially all of our loans. As of March 31, 2023, the weighted average interest rate floor for our loan portfolio was 0.94%. As of March 31, 2023, all of our loans by unpaid principal balance earned a floating rate of interest, subject to the impact of embedded interest rate floors, and were financed with liabilities that require interest payments based on floating rates. As of March 31, 2023, less than 3.6% of our liabilities do not contain interest rate floors greater than zero.

The following table illustrates the impact on our interest income and interest expense, for the twelve-month period following March 31, 2023, of an immediate increase or decrease in the underlying benchmark interest rate of 25, 50 and 75 basis points on our existing floating rate loans held for investment portfolio and related liabilities (dollars in thousands):

Assets (liabilities) subject to interest rate sensitivity(1)(2)	Net exposure		Income (expense) subject to interest rate sensitivity	25 Basis Point				50 Basis Point				75 Basis Point
				Increase		Decrease		Increase		Decrease		Increase		Decrease
Floating rate mortgage loan assets	$	4,939,650	Interest income	$	12,349	$	(12,349)	$	24,698	$	(24,698)	$	37,047	$	(37,047)
Floating rate mortgage loan liabilities	(4,024,192)		Interest expense	(10,060)		10,060		(20,121)		20,121		(30,181)		30,181
Total floating rate mortgage loan exposure, net	$	915,458	Total change in net interest income	$	2,289	$	(2,289)	$	4,577	$	(4,577)	$	6,866	$	(6,866)

__________________________

(1)Prior to December 31, 2021, substantially all of our floating rate mortgage loan assets and liabilities were subject to LIBOR as the benchmark interest rate. As of March 31, 2023, $1.4 billion of $4.9 billion of our floating rate mortgage loan assets (based on total unpaid principal balance) and $2.8 billion of $4.0 billion of floating rate mortgage loan liabilities (based on outstanding principal balance) were subject to Compounded SOFR or Term SOFR as the benchmark interest rate.

(2)Floating rate liabilities include secured credit agreements, a secured revolving credit facility, asset-specific financing arrangements, and collateralized loan obligations.

Credit Risk

Our loans are also subject to credit risk. The performance and value of our loans and other investments depend upon the sponsors’ ability to operate the properties that serve as our collateral so that they produce cash flows adequate to pay interest and principal due to us. To monitor this risk, the asset management team reviews our portfolio and maintains regular contact with borrowers, co-lenders and local market experts to monitor the performance of the underlying collateral, anticipate borrower, property and market issues and, to the extent necessary or appropriate, enforce our rights as the lender.

In addition, we are exposed to the risks generally associated with the commercial real estate market, including variances in occupancy rates, capitalization rates, absorption rates and other macroeconomic factors beyond our control. We seek to manage these risks through our underwriting and asset management processes.

Prepayment Risk

Prepayment risk is the risk that principal will be repaid at a different rate than anticipated, causing the return on certain investments to be less than expected. As we receive prepayments of principal on our assets, any premiums paid on such assets are amortized against interest income. In general, an increase in prepayment rates accelerates the amortization of purchase premiums, thereby reducing the interest income earned on the assets. Conversely, discounts on such assets are accreted into interest income. In general, an increase in prepayment rates accelerates the accretion of purchase discounts, thereby increasing the interest income earned on the assets.

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Extension Risk

Our Manager computes the projected weighted average life of our assets based on assumptions regarding the pace at which individual borrowers will prepay the mortgages or extend. If prepayment speeds decrease in a rising interest rate environment or extension options are exercised, the life of our loan investments could extend beyond the term of the secured debt agreements we use to finance our loan investments, except for our CRE CLOs for which the obligation to repay liabilities is tied to the repayment of underlying loans held by the CRE CLO trust. We expect that higher interest rates imposed by the Federal Reserve to rein in inflation may lead to a decrease in prepayment speeds and an increase in the number of our borrowers who exercise extension options, especially for loans involving office, and hotel properties. This could have a negative impact on our results of operations. In some situations, we may be forced to sell assets to maintain adequate liquidity, which could cause us to incur losses.

Non-Performance Risk

In addition to the risks related to fluctuations in cash flows and asset values associated with movements in interest rates, there is also the risk of non-performance on floating rate assets. In the case of a significant increase in interest rates, the additional debt service payments due from our borrowers may strain the operating cash flows of the collateral real estate assets and, potentially, contribute to non-performance or, in severe cases, default. This risk is partially mitigated by various factors we consider during our underwriting and loan structuring process, including but not limited to, establishing interest reserves in our loans and requiring substantially all of our borrowers to purchase an interest rate cap contract for all, or substantially all, of the initial term of our loan.

Loan Portfolio Value

We may in the future originate loans that earn a fixed rate of interest on unpaid principal balance. The value of fixed rate loans is sensitive to changes in interest rates. We generally hold all of our loans to maturity, and do not expect to realize gains or losses on any fixed rate loan we may hold in the future, as a result of movements in market interest rates during future periods.

Real Estate Risk

The market values of commercial mortgage assets are subject to volatility and may be adversely affected by a number of factors, including, but not limited to, national, regional and local economic conditions (which may be adversely affected by industry slowdowns and other factors); local real estate conditions; changes or continued weakness in specific industry segments; construction quality, age and design; demographic factors; and retroactive changes to building or similar codes. In addition, decreases in property values reduce the value of the collateral and the potential proceeds available to a borrower to repay the underlying loans, which could also cause us to suffer losses.

Operating and Capital Market Risks

Liquidity Risk

Liquidity is a measure of our ability to meet potential cash requirements, including ongoing commitments to repay borrowings including margin calls, fund and maintain investments, pay dividends to our stockholders and other general business needs. Our liquidity risk is principally associated with our financing of longer-maturity investments with shorter-term borrowings in the form of secured credit agreements. We are subject to “margin call” risk under our secured credit agreements. In the event that the value of our assets pledged as collateral decreases as a result of changes in credit spreads or interest rates, or due to an other-than-temporary decline in the value of the collateral securing our pledged loan, margin calls relating to our secured credit agreements could increase, causing an adverse change in our liquidity position. Additionally, if one or more of our secured credit agreement counterparties chooses not to provide ongoing funding, we may be unable to replace the financing through other lenders on favorable terms or at all. As such, we provide no assurance that we will be able to roll over or replace our secured credit agreements as they mature from time to time in the future. We maintain frequent dialogue with the lenders under our secured credit agreements regarding our management of their collateral assets.

In some situations, we have in the past, and may in the future, decide to sell assets to adjust our portfolio construction or maintain adequate liquidity. Market disruptions may lead to a significant decline in transaction activity in all or a significant portion of the asset classes in which we invest and may at the same time lead to a significant contraction in short-term and long-term debt and equity funding sources. A decline in market liquidity of real estate-related investments, as well as a lack of availability of observable transaction data and inputs, may make it more difficult to sell assets or determine their fair values. As a result, we may be unable to sell investments, or only be able to sell investments at a price that may be materially different from the fair values presented. Also, in such conditions, there is no guarantee that our borrowing arrangements or other arrangements for obtaining leverage will continue to be available or, if available, will be available on terms and conditions acceptable to us.

74

Capital Markets Risk

We are exposed to risks related to the equity capital markets and our related ability to raise capital through the issuance of our stock or other equity instruments. We are also exposed to risks related to the debt capital markets and our related ability to finance our business through borrowings under secured credit agreements, secured revolving credit facilities, collateralized loan obligations, mortgage loans, term loans, or other debt instruments or arrangements. As a REIT, we are required to distribute a significant portion of our taxable income annually, which constrains our ability to accumulate operating cash flow and therefore requires us to utilize debt or equity capital to finance our business. We seek to mitigate these risks by monitoring the debt and equity capital markets to inform our decisions on the amount, timing and terms of capital we raise.

Global macroeconomic conditions, including, without limitation, heightened inflation, changes to fiscal and monetary policy, increased interest rates, stress to the commercial banking systems of the U.S. and Western Europe, currency fluctuations, and labor shortages, have contributed to increased volatility in public debt and equity markets, increased cost of funds and reduced availability of efficient debt capital, factors which caused us to reduce our investment activity in the first quarter of 2023, and may cause us to restrain our investment activity in the future.

Counterparty Risk

The nature of our business requires us to hold our cash and cash equivalents with, and obtain financing from, various financial institutions. This exposes us to the risk that these financial institutions may not fulfill their obligations to us under these various contractual arrangements. We mitigate this exposure by depositing our cash and cash equivalents and entering into financing agreements with high credit-quality institutions.

The nature of our loans and other investments also exposes us to the risk that our counterparties do not make required interest and principal payments on scheduled due dates. We seek to manage this risk through a comprehensive credit analysis prior to making an investment and rigorous monitoring of the underlying collateral during the term of our investments.

Currency Risk

We may in the future hold assets denominated in foreign currencies, which would expose us to foreign currency risk. As a result, a change in foreign currency exchange rates may have an adverse impact on the valuation of our assets, as well as our income and distributions. Any such changes in foreign currency exchange rates may impact the measurement of such assets or income for the purposes of our REIT tests and may affect the amounts available for payment of dividends on our common stock.

We intend to hedge any currency exposures in a prudent manner. However, our currency hedging strategies may not eliminate all of our currency risk due to, among other things, uncertainties in the timing and/or amount of payments received on the related investments and/or unequal, inaccurate or unavailability of hedges to perfectly offset changes in future exchange rates. Additionally, we may be required under certain circumstances to collateralize our currency hedges for the benefit of the hedge counterparty, which could adversely affect our liquidity.

We may hedge foreign currency exposure on certain investments in the future by entering into a series of forwards to fix the U.S. dollar amount of foreign currency denominated cash flows (interest income, rental income and principal payments) we expect to receive from any foreign currency denominated investments. Accordingly, the notional values and expiration dates of our foreign currency hedges would approximate the amounts and timing of future payments we expect to receive on the related investments.

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Item 4. Controls and Procedures

Disclosure Controls and Procedures. We maintain disclosure controls and procedures that are designed to ensure that information required to be disclosed in our reports under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms and that such information is accumulated and communicated to our management, including our Chief Executive Officer (Principal Executive Officer) and Chief Financial Officer (Principal Financial Officer), to allow for timely decisions regarding required disclosure. In designing and evaluating the disclosure controls and procedures, management recognizes that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired control objectives, and management is required to apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures.

As required by Rules 13a-15(b) and 15d-15(b) under the Exchange Act, we carried out an evaluation, under the supervision and with the participation of our management, including our Chief Executive Officer (Principal Executive Officer) and Chief Financial Officer (Principal Financial Officer), of the effectiveness of the design and operation of our disclosure controls and procedures as of March 31, 2023. Based upon that evaluation, our Chief Executive Officer (Principal Executive Officer) and Chief Financial Officer (Principal Financial Officer) concluded that our disclosure controls and procedures were effective at the reasonable assurance level as of March 31, 2023.

Changes in Internal Control Over Financial Reporting. There were no changes in our internal control over financial reporting (as such term as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the most recently completed fiscal quarter that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

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PART II. OTHER INFORMATION

Item 1. Legal Proceedings

From time to time, we may be involved in various claims and legal actions arising in the ordinary course of business. As of March 31, 2023, we were not involved in any material legal proceedings. See the “Litigation” section of Note 14 to the consolidated financial statements included in this Form 10-Q for information regarding legal proceedings, which information is incorporated by reference in this Item 1.

Item 1A. Risk Factors

There have been no material changes to the risk factors previously disclosed under Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2022 filed with the SEC on February 21, 2023.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

None.

Item 3. Defaults Upon Senior Securities

None.

Item 4. Mine Safety Disclosures

Not applicable.

Item 5. Other Information

None.

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Item 6. Exhibits

Exhibit Number	Description
3.1	Articles of Amendment and Restatement of TPG RE Finance Trust, Inc. (incorporated by reference to Exhibit 3.1 to the Company’s Current Report on Form 8-K (001-38156) filed on July 25, 2017)
3.2	Second Amended and Restated Bylaws of TPG RE Finance Trust, Inc. (incorporated by reference to Exhibit 3.2 to the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2019 (001-38156) filed on February 19, 2020)
3.3	Articles Supplementary of 11.0% Series B Cumulative Redeemable Preferred Stock of TPG RE Finance Trust Inc. (incorporated by reference to Exhibit 3.1 to the Company’s Current Report on Form 8-K (001-38156) filed on May 29, 2020)
3.4	Articles Supplementary of 6.25% Series C Cumulative Redeemable Preferred Stock of TPG RE Finance Trust Inc. (incorporated by reference to Exhibit 3.4 to the Company’s Registration Statement on Form 8-A (001-38156) filed on June 10, 2021)
3.5	Articles Supplementary reclassifying and designating 7,000,000 authorized but unissued shares of the Company’s 11% Series B Cumulative Redeemable Preferred Stock, $0.001 par value per share, as additional shares of undesignated preferred stock, $0.001 par value per share, of the Company (incorporated by reference to Exhibit 3.1 to the Company’s Current Report on Form 8-K (001-38156) filed on June 24, 2021)
4.1	Specimen Common Stock Certificate of TPG RE Finance Trust, Inc. (incorporated by reference to Exhibit 4.1 to the Company’s Registration Statement on Form S-11/A (333-217446) filed on June 21, 2017)
31.1	Certificate of Doug Bouquard, Chief Executive Officer, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
31.2	Certificate of Robert Foley, Chief Financial Officer, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
32.1	Certificate of Doug Bouquard, Chief Executive Officer, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (furnished herewith)
32.2	Certificate of Robert Foley, Chief Financial Officer, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (furnished herewith)
101.INS	Inline XBRL Instance Document – the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document.
101.SCH	Inline XBRL Taxonomy Extension Schema Document
101.CAL	Inline XBRL Taxonomy Extension Calculation Linkbase Document
101.DEF	Inline XBRL Taxonomy Extension Definition Linkbase Document
101.LAB	Inline XBRL Taxonomy Extension Label Linkbase Document
101.PRE	Inline XBRL Taxonomy Extension Presentation Linkbase Document
104	Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101)

78

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

Date: May 2, 2023	TPG RE Finance Trust, Inc.
	(Registrant)
	/s/ Doug Bouquard
	Doug Bouquard
	Chief Executive Officer
	(Principal Executive Officer)
	/s/ Robert Foley
	Robert Foley
	Chief Financial Officer
	(Principal Financial Officer)

79

EX-31.1

Exhibit 31.1

CERTIFICATION PURSUANT TO

RULES 13a-14(a) AND 15d-14(a) UNDER THE SECURITIES EXCHANGE ACT OF 1934,

AS ADOPTED PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Doug Bouquard, certify that:

1.I have reviewed this Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2023 of TPG RE Finance Trust, Inc.;

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a.Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b.Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c.Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d.Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5.The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

a.All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

b.Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: May 2, 2023

/s/ Doug Bouquard

Doug Bouquard

Chief Executive Officer

(Principal Executive Officer)

EX-31.2

Exhibit 31.2

CERTIFICATION PURSUANT TO

RULES 13a-14(a) AND 15d-14(a) UNDER THE SECURITIES EXCHANGE ACT OF 1934,

AS ADOPTED PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Robert Foley, certify that:

1.I have reviewed this Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2023 of TPG RE Finance Trust, Inc.;

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a.Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b.Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c.Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d.Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5.The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

a.All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

b.Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: May 2, 2023

/s/ Robert Foley

Robert Foley

Chief Financial Officer

(Principal Financial Officer)

EX-32.1

Exhibit 32.1

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY

ACT OF 2002

In connection with the Quarterly Report on Form 10-Q of TPG RE Finance Trust, Inc. (the “Company”) for the quarterly period ended March 31, 2023 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Doug Bouquard, Chief Executive Officer and Principal Executive Officer of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

1.The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2.The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date: May 2, 2023

/s/ Doug Bouquard

Doug Bouquard

Chief Executive Officer

(Principal Executive Officer)

A signed original of this certification required by Section 906, or other document authenticating, acknowledging, or otherwise adopting the signature that appears in typed form within the electronic version of this written statement required by Section 906, has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request. The foregoing certification is being furnished solely pursuant to 18 U.S.C. Section 1350 and is not being filed as part of the Report or as a separate disclosure document.

EX-32.2

Exhibit 32.2

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY

ACT OF 2002

In connection with the Quarterly Report on Form 10-Q of TPG RE Finance Trust, Inc. (the “Company”) for the quarterly period ended March 31, 2023 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Robert Foley, Chief Financial Officer of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

1.The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2.The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date: May 2, 2023

/s/ Robert Foley

Robert Foley

Chief Financial Officer

(Principal Financial Officer)

A signed original of this certification required by Section 906, or other document authenticating, acknowledging, or otherwise adopting the signature that appears in typed form within the electronic version of this written statement required by Section 906, has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request. The foregoing certification is being furnished solely pursuant to 18 U.S.C. Section 1350 and is not being filed as part of the Report or as a separate disclosure document.

XML

Cover - shares	3 Months Ended
	Mar. 31, 2023	Apr. 28, 2023
Document Information [Line Items]
Document Type	10-Q
Document Quarterly Report	true
Document Period End Date	Mar. 31, 2023
Document Transition Report	false
Entity File Number	001-38156
Entity Registrant Name	TPG RE Finance Trust, Inc.
Entity Incorporation, State or Country Code	MD
Entity Tax Identification Number	36-4796967
Entity Address, Address Line One	888 Seventh Avenue
Entity Address, Address Line Two	35th Floor
Entity Address, City or Town	New York
Entity Address, State or Province	NY
Entity Address, Postal Zip Code	10106
City Area Code	212
Local Phone Number	601-4700
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Filer Category	Large Accelerated Filer
Entity Small Business	false
Entity Emerging Growth Company	false
Entity Shell Company	false
Entity Common Stock, Shares Outstanding		77,414,006
Entity Central Index Key	0001630472
Current Fiscal Year End Date	--12-31
Document Fiscal Year Focus	2023
Document Fiscal Period Focus	Q1
Amendment Flag	false
Common Stock
Document Information [Line Items]
Title of 12(b) Security	Common Stock, par value $0.001 per share
Trading Symbol	TRTX
Security Exchange Name	NYSE
6.25% Series C Cumulative Redeemable Preferred Stock
Document Information [Line Items]
Title of 12(b) Security	6.25% Series C Cumulative Redeemable Preferred Stock, par value $0.001 per share
Trading Symbol	TRTX PRC
Security Exchange Name	NYSE

XML

Consolidated Balance Sheets (Unaudited) - USD ($) $ in Thousands		Mar. 31, 2023	Dec. 31, 2022
Assets
Cash and cash equivalents	[1]	$ 161,524	$ 254,050
Restricted cash	[1]	642	265
Accounts receivable	[1]	12	666
Collateralized loan obligation proceeds held at trustee	[1]	367,715	297,168
Accounts receivable from servicer/trustee	[1]	96,245	163,648
Accrued interest and fees receivable	[1]	36,582	41,742
Loans held for investment	[1]	4,916,444	4,978,674
Allowance for credit losses	[1]	(201,508)	(197,272)
Loans held for investment, net	[1]	4,714,936	4,781,402
Real estate owned	[1]	0	0
Other assets	[1]	6,116	6,197
Total assets	[1]	5,383,772	5,545,138
Liabilities
Accrued interest payable	[1]	10,556	11,080
Accrued expenses and other liabilities	[1],[2]	26,948	25,132
Collateralized loan obligations, net	[1]	2,230,426	2,452,212
Secured financing agreements, net	[1]	1,238,234	1,147,288
Asset-specific financings, net	[1]	540,822	561,017
Payable to affiliates	[1]	6,019	5,984
Deferred revenue	[1]	2,736	1,459
Dividends payable	[1]	18,974	18,970
Total liabilities	[1]	4,074,715	4,223,142
Commitments and contingencies - see Note 14	[1]
Permanent equity
Common stock ($0.001 par value per share; 302,500,000 and 302,500,000 shares authorized, respectively; 77,414,006 and 77,410,282 shares issued and outstanding, respectively)	[1]	77	77
Additional paid-in-capital	[1]	1,718,742	1,716,938
Accumulated deficit	[1]	(409,770)	(395,027)
Total stockholders' equity	[1]	1,309,057	1,321,996
Total permanent equity	[1]	1,309,057	1,321,996
Total liabilities and stockholders' equity	[1]	5,383,772	5,545,138
Series A Preferred Stock
Permanent equity
Preferred stock	[1]	0	0
Series C Preferred Stock
Permanent equity
Preferred stock	[1]	$ 8	$ 8

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

[2] Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Consolidated Balance Sheets (Unaudited) (Parenthetical) - USD ($) $ in Thousands		Mar. 31, 2023	Dec. 31, 2022
Common stock, par value (in USD per share)		$ 0.001	$ 0.001
Common stock, authorized shares		302,500,000	302,500,000
Common stock, shares issued		77,414,006	77,410,282
Common stock, shares outstanding		77,414,006	77,410,282
Total assets	[1]	$ 5,383,772	$ 5,545,138
Total liabilities	[1]	4,074,715	4,223,142
SEC Schedule, 12-09, Allowance, Credit Loss
Expected loss reserve for unfunded loan commitments		20,900	17,300
Repurchase Agreements
Loans pledged as collateral		1,731,500	1,538,859
Variable Interest Entity, Primary Beneficiary
Total assets		3,099,956	3,267,374
Total liabilities		$ 2,245,243	$ 2,467,254
Series A Preferred Stock
Preferred stock, par value (in USD per share)		$ 0.001	$ 0.001
Preferred stock, authorized shares		100,000,000	100,000,000
Preferred stock, shares issued		125	125
Preferred stock, shares outstanding		125	125
Preferred stock, aggregate liquidation preference		$ 125	$ 125
Series C Preferred Stock
Preferred stock, par value (in USD per share)		$ 0.001	$ 0.001
Preferred stock, authorized shares		8,050,000	8,050,000
Preferred stock, shares issued		8,050,000	8,050,000
Preferred stock, shares outstanding		8,050,000	8,050,000
Preferred stock, aggregate liquidation preference		$ 201,250	$ 201,250

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Consolidated Statements of Income and Comprehensive Income (Unaudited) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2023	Mar. 31, 2022
Interest income and interest expense
Interest income	$ 91,726	$ 61,017
Interest expense	(69,990)	(22,501)
Net interest income	21,736	38,516
Other revenue
Other income, net	3,519	18
Total other revenue	3,519	18
Other expenses
Professional fees	1,330	1,146
General and administrative	896	1,169
Stock compensation expense	1,804	1,266
Servicing and asset management fees	(137)	494
Management fee	6,019	5,709
Total other expenses	9,912	9,784
Credit loss expense, net	(7,784)	(4,884)
Income before income taxes	7,559	23,866
Income tax expense, net	(184)	(85)
Net income	7,375	23,781
Preferred stock dividends and participating securities' share in earnings	(3,552)	(3,345)
Net income attributable to common stockholders - see Note 11	$ 3,823	$ 20,436
Earnings Per Share, Basic and Diluted EPS [Abstract]
Earnings per common share, basic (in USD per share)	$ 0.05	$ 0.26
Earnings per common share, diluted (in USD per share)	$ 0.05	$ 0.25
Weighted average number of common shares outstanding
Basic: (in shares)	77,410,406	77,183,957
Diluted: (in shares)	78,089,651	81,788,723
Other comprehensive income
Net income	$ 7,375	$ 23,781
Comprehensive net income	$ 7,375	$ 23,781

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Consolidated Statements of Changes in Equity (Unaudited) - USD ($)	Total		Preferred Stock Series A Preferred Stock	Preferred Stock Series C Preferred Stock	Common Stock	Additional paid-in-capital	Accumulated deficit
Balance (in shares) at Dec. 31, 2021			125	8,050,000	77,183,892
Balance at Dec. 31, 2021	$ 1,464,706,000		$ 0	$ 8,000	$ 77,000	$ 1,711,886,000	$ (247,265,000)
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of stock (in shares)					1,953
Amortization of stock compensation expense	1,266,000					1,266,000
Net income	23,781,000						23,781,000
Dividends on preferred stock	(3,148,000)						(3,148,000)
Dividends on common stock	(18,697,000)						(18,697,000)
Balance (in shares) at Mar. 31, 2022			125	8,050,000	77,185,845
Balance at Mar. 31, 2022	1,467,908,000		$ 0	$ 8,000	$ 77,000	1,713,152,000	(245,329,000)
Balance (in shares) at Dec. 31, 2022			125	8,050,000	77,410,282
Balance at Dec. 31, 2022	1,321,996,000	[1]	$ 0	$ 8,000	$ 77,000	1,716,938,000	(395,027,000)
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of stock (in shares)					3,724
Amortization of stock compensation expense	1,804,000					1,804,000
Net income	7,375,000						7,375,000
Dividends on preferred stock	(3,148,000)						(3,148,000)
Dividends on common stock	(18,970,000)						(18,970,000)
Balance (in shares) at Mar. 31, 2023			125	8,050,000	77,414,006
Balance at Mar. 31, 2023	$ 1,309,057,000	[1]	$ 0	$ 8,000	$ 77,000	$ 1,718,742,000	$ (409,770,000)

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Consolidated Statement of Changes in Equity (Unaudited) (Parenthetical) - $ / shares	3 Months Ended
	Mar. 31, 2023	Mar. 31, 2022
Statement of Stockholders' Equity [Abstract]
Total common stock dividends	$ 0.24	$ 0.24

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Consolidated Statements of Cash Flows (Unaudited) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2023		Mar. 31, 2022
Cash flows from operating activities:
Net income	$ 7,375		$ 23,781
Adjustment to reconcile net income to net cash flows from operating activities:
Amortization and accretion of premiums, discounts and loan origination fees, net	(4,156)		(1,491)
Amortization of deferred financing costs	3,650		4,521
Decrease of accrued capitalized interest	542		313
Stock compensation expense	1,804		1,266
Increase of allowance for credit losses, net (see Note 3)	7,784		4,884
Cash flows due to changes in operating assets and liabilities:
Accounts receivable	954		35
Accrued interest and fees receivable	5,963		(3,310)
Accrued expenses and other liabilities	(1,312)		809
Accrued interest payable	(524)		546
Payable to affiliates	35		544
Deferred revenue	1,277		418
Other assets	81		301
Net cash provided by operating activities	23,473		32,617
Cash flows from investing activities:
Origination and acquisition of loans held for investment	(109,922)		(223,871)
Advances on loans held for investment	(51,524)		(29,235)
Principal repayments of loans held for investment	223,042		47,294
Net cash provided by (used in) investing activities	61,596		(205,812)
Cash flows from financing activities:
Payments on collateralized loan obligations	(223,042)		(637,906)
Proceeds from collateralized loan obligations	0		907,031
Proceeds from asset-specific financing arrangements	6,628		0
Payment of deferred financing costs	(86)		(9,092)
Net cash (used in) provided by financing activities	(177,218)		264,575
Net change in cash, cash equivalents, and restricted cash	(92,149)		91,380
Cash, cash equivalents and restricted cash at beginning of period	254,315		261,039
Cash, cash equivalents and restricted cash at end of period	162,166		352,419
Supplemental disclosure of cash flow information:
Interest paid	66,856		17,490
Taxes paid	784		20
Supplemental disclosure of non-cash investing and financing activities:
Collateralized loan obligation proceeds held at trustee	70,547		56
Dividends payable	18,974	[1]	18,701
Principal repayments of loans held for investment held by servicer/trustee, net	66,285		348
Accrued deferred financing costs	286		711
Loans Investment
Cash flows from financing activities:
Payments on secured financing agreements	(190,604)		(567,993)
Proceeds from secured financing agreements	280,218		599,835
Asset-specific financing arrangements
Cash flows from financing activities:
Payments on secured financing agreements	(28,218)		0
Common Stock, Undefined Class
Cash flows from financing activities:
Dividends paid	(18,970)		(24,156)
Preferred Stock, Undefined Class
Cash flows from financing activities:
Dividends paid	$ (3,144)		$ (3,144)

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Business and Organization

3 Months Ended

Mar. 31, 2023

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Business and Organization

Business and Organization

TPG RE Finance Trust, Inc. (together with its consolidated subsidiaries, “we,” “us,” “our” or the “Company”) is organized as a holding company and conducts its operations primarily through TPG RE Finance Trust Holdco, LLC (“Holdco”), a Delaware limited liability company that is wholly owned by the Company, and Holdco’s direct and indirect subsidiaries. The Company conducts its operations as a real estate investment trust (“REIT”) for U.S. federal income tax purposes. The Company is generally not subject to U.S. federal income taxes on its REIT taxable income to the extent that it annually distributes all of its REIT taxable income to stockholders and maintains its qualification as a REIT. The Company also operates its business in a manner that permits it to maintain an exclusion from registration under the Investment Company Act of 1940, as amended.

The Company’s principal business activity is to directly originate and acquire a diversified portfolio of commercial real estate related credit investments, consisting primarily of first mortgage loans and senior participation interests in first mortgage loans secured by institutional-quality properties in primary and select secondary markets in the United States. The Company has in the past invested in commercial real estate debt securities (“CRE debt securities”), primarily investment-grade commercial real estate collateralized loan obligation securities (“CRE CLOs”).

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Summary of Significant Accounting Policies

3 Months Ended

Mar. 31, 2023

Accounting Policies [Abstract]

Summary of Significant Accounting Policies

Summary of Significant Accounting Policies

Basis of Presentation

The interim consolidated financial statements of the Company have been prepared in accordance with accounting principles generally accepted in the United States (“GAAP”). The interim consolidated financial statements include the Company's accounts, consolidated variable interest entities for which the Company is the primary beneficiary, and its wholly-owned subsidiaries. All intercompany transactions and balances have been eliminated. The Company believes it has made all necessary adjustments, consisting of only normal recurring items, so that the consolidated financial statements are presented fairly and that estimates made in preparing the consolidated financial statements are reasonable and prudent. The operating results presented for interim periods are not necessarily indicative of the results that may be expected for any other interim period or for the entire year. These interim consolidated financial statements should be read in conjunction with the Company’s Form 10-K filed with the SEC on February 21, 2023.

Use of Estimates

The preparation of the consolidated financial statements in conformity with GAAP requires estimates of assets, liabilities, revenues, expenses and disclosure of contingent assets and liabilities at the date of the consolidated financial statements. Actual results could differ from management’s estimates, and such differences could be material. Significant estimates made in the consolidated financial statements include, but are not limited to, the adequacy of our allowance for credit losses and the valuation inputs related thereto and the valuation of financial instruments. Actual amounts and values as of the balance sheet dates may be materially different from the amounts and values reported due to the inherent uncertainty in the estimation process and the limited availability of observable pricing inputs due to the nature of transitional mortgage loans. Also, future amounts and values could differ materially from those estimates due to changes in values and circumstances after the balance sheet date and the limited availability of observable prices.

Principles of Consolidation

Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) Topic 810—Consolidation (“ASC 810”) provides guidance on the identification of a variable interest entity (“VIE”), for which control is achieved through means other than voting rights, and the determination of which business enterprise, if any, should consolidate the VIE. An entity is considered a VIE if any of the following applies: (1) the equity investors (if any) lack one or more of the essential characteristics of a controlling financial interest; (2) the equity investment at risk is insufficient to finance that entity’s activities without additional subordinated financial support; or (3) the equity investors have voting rights that are not proportionate to their economic interests and the activities of the entity involve or are conducted on behalf of an investor with a disproportionately small voting interest. The Company consolidates VIEs in which the Company is considered to be the primary beneficiary. The primary beneficiary is defined as the entity having both of the following characteristics: (1) the power to direct the activities that, when taken together, most significantly impact the VIE’s performance; and (2) the obligation to absorb losses and right to receive the returns from the VIE that would be significant to the VIE.

At each reporting date, the Company reconsiders its primary beneficiary conclusions for all its VIEs to determine if its obligation to absorb losses of, or its rights to receive benefits from, the VIE could potentially be more than insignificant, and will consolidate or not consolidate in accordance with GAAP. See Note 5 for details.

Revenue Recognition

Interest income on loans is accrued using the interest method based on the contractual terms of the loan, adjusted for expected or realized credit losses, if any. The objective of the interest method is to arrive at periodic interest income, including recognition of fees and costs, at a constant effective yield. Premiums, discounts, and origination fees are amortized or accreted into interest income over the lives of the loans using the interest method, or on a straight-line basis when it approximates the interest method. Extension and modification fees are accreted into interest income on a straight-line basis, when it approximates the interest method, over the related extension or modification period. Exit fees are accreted into interest income on a straight-line basis, when it approximates the interest method, over the lives of the loans to which they relate unless they can be waived by the Company or a co-lender in connection with a loan refinancing, or if timely collection of principal and interest is doubtful. Prepayment penalties from borrowers are recognized as interest income when received. Certain of the Company’s loan investments have in the past, and may in the future, provide for additional interest based on the borrower’s operating cash flow or appreciation in the value of the underlying collateral. Such amounts are considered contingent interest and are reflected as interest income only upon certainty of collection. Certain of the Company’s loan investments have in the past, and may in the future, provide for the accrual of interest (in part, or in whole) instead of its current payment in cash, with the accrued interest (“PIK interest”) added to the unpaid principal balance of the loan. Such PIK interest is recognized currently as interest income unless the Company concludes eventual collection is unlikely, in which case the PIK interest is written off.

All interest accrued but not received for loans placed on non-accrual status is subtracted from interest income at the time the loan is placed on non-accrual status. Based on the Company’s judgment as to the collectability of principal, a loan on non-accrual status is either accounted for on a cash basis, where interest income is recognized only upon receipt of cash for interest payments, or on a cost-recovery basis, where all cash receipts reduce the loan’s carrying value, and interest income is only recorded when such carrying value has been fully recovered.

Loans Held for Investment

Loans that the Company has the intent and ability to hold for the foreseeable future, or until maturity or repayment, are reported at their outstanding principal balances net of cumulative write-offs, interest applied to principal (for loans accounted for using the cost-recovery method), unamortized premiums, discounts, loan origination fees and costs. Loan origination fees and direct loan origination costs are deferred and recognized in interest income over the estimated life of the loans using the interest method, or on a straight-line basis when it approximates the interest method, adjusted for actual prepayments. Accrued but not yet collected interest is separately reported as accrued interest and fees receivable on the Company’s consolidated balance sheets.

Non-Accrual Loans

Loans are placed on non-accrual status when the full and timely collection of principal or interest is doubtful, generally when: management determines that the borrower is incapable of, or has ceased efforts toward, curing the cause of a default; the loan becomes 90 days or more past due for principal or interest; or the loan experiences a maturity default. The Company considers an account past due when an obligor fails to pay substantially all (defined as 90%) of the scheduled contractual payments by the due date. In each case, the period of delinquency is based on the number of days payments are contractually past due. A loan may be returned to accrual status if all delinquent principal and interest payments are brought current, and collectability of the remaining principal and interest payments in accordance with the loan agreement is reasonably assured. Loans that in the judgment of the Company’s external manager, TPG RE Finance Trust Management, L.P., a Delaware limited partnership (the “Manager”), are adequately secured and in the process of collection are maintained on accrual status, even if they are 90 days or more past due.

Loans Held for Sale

The Company may change its intent, or its assessment of its ability, to hold for the foreseeable future loans held for investment based on changes in the real estate market, capital markets, or when a shift occurs in the Company's approach to loan portfolio construction. Once a determination is made to sell a loan, or the Company determines it no longer has the intent and ability to hold a loan held for investment for the foreseeable future, the loan is transferred to loans held for sale. In accordance with GAAP, loans classified as held for sale are recorded at the lower of cost or fair value, net of estimated selling costs, and the loan is excluded from the determination of the current expected credit loss ("CECL") reserve.

Credit Losses

Allowance for Credit Losses for Loans Held for Investment

The Company accounts for its allowance for credit losses on loans held for investment using the Current Expected Credit Loss model of ASC Topic 326, Financial Instruments-Credit Losses (“ASC 326”). Periodic changes to the CECL reserve are recognized through net income on the Company’s consolidated statements of income and comprehensive income. The allowance for credit losses measured under the CECL accounting framework represents an estimate of current expected losses for the Company’s existing portfolio of loans held for investment, and is presented as a valuation reserve on the Company’s consolidated balance sheets. Expected credit losses related to non-cancelable unfunded loan commitments are accounted for as separate liabilities included in accrued expenses and other liabilities on the consolidated balance sheets. The allowance for credit losses for loans held for investment, as reported in the Company’s consolidated balance sheets, is adjusted by a credit loss benefit (expense), which is reported in earnings in the consolidated statements of income and comprehensive income and reduced by the write-off of loan amounts, net of recoveries and additions related to purchased credit-deteriorated (“PCD”) assets, if relevant. The Company has elected to not measure an allowance for credit losses on accrued interest receivables related to all of its loans held for investment because it writes off uncollectible accrued interest receivable in a timely manner pursuant to its non-accrual policy, described above.

The Company considers key credit quality indicators in underwriting loans and estimating credit losses, including but not limited to: the capitalization of borrowers and sponsors; the expertise of the borrowers and sponsors in a particular real estate sector and geographic market; collateral type; geographic region; use and occupancy of the property; property market value; loan-to-value (“LTV”) ratio; loan amount and lien position; debt service coverage ratio; the Company’s risk rating for the same and similar loans; and prior experience with the borrower and sponsor. This information is used to assess the financial and operating capability, experience and profitability of the sponsor/borrower. Ultimate repayment of the Company’s loans is sensitive to interest rate changes, general economic conditions, liquidity, LTV ratio, existence of a liquid investment sales market for commercial properties, and availability of replacement short-term or long-term financing. The loans in the Company’s commercial mortgage loan portfolio are secured by collateral of the following property types: office; life science; multifamily; hotel; industrial; mixed-use; land for industrial and office use; and self storage.

The Company’s loans are typically collateralized by real estate, or in the case of mezzanine loans, by a partnership interest or similar equity interest in the entity that owns the real estate securing the Company's first mortgage loan. The Company regularly evaluates on a loan-by-loan basis, typically no less frequently than quarterly, the extent and impact of any credit deterioration associated with the performance and/or value of the underlying collateral property, and the financial and operating capability of the borrower/sponsor. The Company also evaluates the financial strength of loan guarantors, if any, and the borrower’s competency in managing and operating the property or properties. In addition, the Company considers the overall economic environment, real estate sector, and geographic sub-market in which the borrower operates. Such analyses are completed and reviewed by asset management personnel and evaluated by senior management, who utilize various data sources, including, to the extent available (i) periodic financial data such as property occupancy, tenant profile, rental rates, operating expenses, the borrower’s exit plan, and capitalization and discount rates, (ii) site inspections, (iii) sales and financing comparables, (iv) current credit spreads for refinancing and (v) other market data.

Quarterly, the Company evaluates the risk of all loans and assigns a risk rating based on a variety of factors, grouped as follows: (i) loan and credit structure, including the as-is LTV structural features; (ii) quality and stability of real estate value and operating cash flow, including debt yield, property type, dynamics of the geography, local market, physical condition, stability of cash flow, leasing velocity and quality and diversity of tenancy; (iii) performance against underwritten business plan; (iv) the frequency and materiality of loan modifications or waivers occasioned by unfavorable variances between the underwritten business plan and actual performance; (v) changes in the capital markets that may impact the repayment of the loan via a refinancing, or sale of the loan collateral; and (vi) quality, experience and financial condition of sponsor, borrower and guarantor(s). Based on a 5-point scale, the Company’s loans are rated “1” through “5,” from least risk to greatest risk, respectively:

1 -Very Low Risk

2 -Low Risk

3 -Medium Risk

4 -High Risk/Potential for Loss—A loan that has a high risk of realizing a principal loss; and

5 -Default/Loss Likely—A loan that has a very high risk of realizing a principal loss or has otherwise incurred a principal loss.

The Company generally assigns a risk rating of “3” to all loan investments upon origination or acquisition, except when specific circumstances warrant an exception. During the three months ended March 31, 2023, the Company simplified its risk rating definitions. The Company re-evaluated its risk ratings based on the simplified definitions and concluded that there was no impact to prior period risk ratings.

The Company’s CECL reserve also reflects estimates of the current and future economic conditions that impact the performance of the commercial real estate assets securing the Company’s loans. These estimates include unemployment rates, inflation rates, interest rates, price indices for commercial property, current and expected future availability of liquidity in the commercial property debt and equity capital markets, and other macroeconomic factors that may influence the likelihood and magnitude of potential credit losses for the Company’s loans during their anticipated term. The Company licenses certain macroeconomic financial forecasts to inform its view of the potential future impact that broader economic conditions may have on its loan portfolio’s performance. Selection of the economic forecast or forecasts used, in conjunction with loan level inputs, to determine the CECL reserve requires significant judgment about future events that, while based on the information available to the Company as of the balance sheet date, are ultimately unknowable with certainty. The actual economic conditions impacting the Company’s portfolio could vary significantly from the estimates the Company made for the periods presented.

The key inputs to the Company's estimation of its allowance for credit losses as of March 31, 2023 were impacted by dislocations in the capital markets, increased interest rates, continuing inflationary trends, a heightened risk of recession, recent distress in the banking sector, and geopolitical conflicts. Inherent uncertainty in the estimation process and the limited availability of observable pricing inputs due to the nature of transitional mortgage loans also constrain the Company's ability to estimate key inputs utilized to calculate its allowance for credit losses. Key inputs to the estimate include, but are not limited to: LTV; debt service coverage ratio; current and future operating cash flow and performance of collateral properties; the financial strength and liquidity of borrowers and sponsors; capitalization rates and discount rates used to value commercial real estate properties; and market liquidity based on market indices or observable transactions involving the sale or financing of commercial properties. Estimates made by the Company are subject to change. Actual results could differ from management’s estimates, and such differences could be material.

Credit Loss Measurement

The amount of allowance for credit losses is influenced by the size of the Company’s loan portfolio, loan quality and duration, collateral operating performance, risk rating, delinquency status, historic loss experience and other characteristics influencing loss expectations, such as reasonable and supportable forecasts of economic conditions. The Company employs two methods to estimate credit losses in its loan portfolio: (1) a model-based approach; and (2) an individually-assessed approach for loans considered to be "collateral-dependent" since the repayment of the loan is expected to be provided substantially through the operation or sale of the underlying collateral, and the borrower is experiencing financial difficulty or foreclosure is probable.

Once the expected credit loss amount is determined, an allowance for credit losses is established. A loan will be written off through credit loss (expense) benefit, net in the consolidated statements of income and comprehensive income when it is deemed non-recoverable upon a realization event. This is generally at the time the loan is settled, transferred or exchanged. Non-recoverability may also be concluded by the Company if, in its determination, it is nearly certain that all amounts due will not be collected. This loss is equal to the difference between the cash received, or expected to be received, and the carrying value of the asset. Factors considered by the Company in determining whether the expected credit loss is not recoverable include whether the Company determines that the loan is uncollectible, which means repayment is deemed to be delayed beyond a reasonable time, a loss becomes evident due to a borrower’s lack of assets and liquidity, or a borrower’s sponsor is unwilling or unable to support the loan.

Allowance for Credit Losses for Loans Held for Investment – Model-Based Approach

The Company has implemented a model-based approach used to measure the expected lifetime allowance for credit losses related to loans which are not individually-assessed. The model-based approach considers the underlying loan level cash flows and relevant historical market loan loss data. The Company licenses from Trepp, LLC historical loss information, incorporating loan performance data for over 120,000 commercial real estate loans dating back to 1998, and an analytical model to compute statistical credit loss factors (i.e., probability-of-default, loss severity, and loss-given-default). These credit loss factors are utilized by the Company together with loan specific inputs such as property-level operating performance information, delinquency status, indicators of credit quality, and other credit trends and risk characteristics. Additionally, the Company considers relevant loan and borrower specific qualitative factors, incorporates its expectations about the impact of current macroeconomic and local market conditions and reasonable and supportable operating forecasts on expected future credit losses in deriving its estimate. For the period beyond which the Company is able to make reasonable and supportable forecasts, the Company reverts to unadjusted historical loan loss information.

The Company may use other acceptable alternative approaches depending on, among other factors, the type of loan, underlying collateral and availability of relevant historical market loan loss data.

Allowance for Credit Losses for Loans Held for Investment – Individually-Assessed Approach

In instances where the Company concludes a loan repayment is entirely dependent on the operation or sale of the underlying collateral and the borrower is experiencing financial difficulty or foreclosure is probable, the Company individually assesses the allowance for credit loss for the underlying loan. The amount of expected credit loss is determined using broadly accepted and standard real estate valuation techniques (most commonly, a discounted cash flow model and real estate sales comparables), and considers substantially the same credit factors as utilized in the model-based method. In instances where the Company determines foreclosure of the underlying collateral is probable, the expected credit loss is measured as the difference between the amortized cost basis of the loan and the fair value of the underlying collateral as of the measurement date. The fair value of the underlying collateral is adjusted for the estimated cost to sell if repayment or satisfaction of a loan is dependent on the sale (rather than the operation) of the underlying collateral in instances where foreclosure is not probable.

Determining the appropriateness of the allowance is complex and requires judgment by management about the effect of matters that are inherently uncertain. Evaluations of the loan portfolio in future periods, given the prevailing forecasts and credit loss factors, may result in significant changes to the Company's allowance for credit losses and credit loss expense.

Unfunded Loan Commitments

The Company’s first mortgage loans often contain provisions for future funding of a pre-determined portion of capital and other costs incurred by the borrower in executing its business plan. These deferred fundings are conditioned upon the borrower’s execution of its business plan with respect to the underlying collateral property securing the loan. These deferred fundings are typically for base building work, tenant improvement costs and leasing commissions, interest reserves, and occasionally to fund forecasted operating deficits during lease-up. These deferred funding commitments may be for specific periods, often require satisfaction by the borrower of conditions precedent, and may contain termination clauses at the option of the borrower or, more rarely, at the Company’s option. The total amount of unfunded commitments does not necessarily represent actual amounts that may be funded in cash in the future, since commitments may expire without being drawn, may be cancelled if certain conditions are not satisfied by the borrower, or borrowers may elect not to borrow some or all of the unused commitment. The Company does not recognize these unfunded loan commitments in its consolidated financial statements.

The Company applies its expected credit loss estimates to all future funding commitments that cannot be contractually terminated at the Company’s option. The Company maintains a separate allowance for expected credit losses from unfunded loan commitments, which is included in accrued expenses and other liabilities on the consolidated balance sheets. The Company estimates the amount of expected losses by calculating a commitment usage factor over the contractual period for exposures that are not unconditionally cancellable by the Company and applies the loss factors used in the allowance for credit loss methodology described above to the results of the usage calculation to estimate the liability for credit losses related to unfunded commitments for each loan.

Real Estate Owned

Real estate acquired through a foreclosure or by deed-in-lieu of foreclosure is classified as real estate owned (“REO”) and held for investment on the Company’s consolidated balance sheet until a pending sales transaction meets the criteria of ASC 360-10-45-9 after which the real estate is considered to be held for sale, or is sold. The Company's cost basis in REO is equal to the estimated fair value of the collateral at the date of acquisition, less estimated selling costs. The estimated fair value of REO is determined using a discounted cash flow model and inputs that include the highest and best use for each asset, estimated future values based on extensive discussions with local brokers, investors and other market participants, the estimated holding period for the asset, and discount rates that reflect estimated investor return requirements for the risks associated with the expected use of each asset. If the estimated fair value of REO is lower than the carrying value of the related loan upon acquisition, the difference, along with any previously recorded specific CECL reserve, is recorded through Credit Loss (Benefit) Expense in the consolidated statements of income and comprehensive income.

REO is initially measured at fair value and is thereafter subject to an ongoing impairment analysis. Subsequent to a REO acquisition, events or circumstances may occur that result in a material and sustained decrease in the cash flows generated from the asset. REO is evaluated for recoverability when impairment indicators are identified. Any impairment loss, revenue and expenses from operations of the properties, and resulting gains or losses on sale are included in the consolidated statements of income and comprehensive income within Gain (loss) on sale of real estate owned, net and Other income, net.

Investment Portfolio Financing Arrangements

The Company finances its portfolio of loans, or participation interests therein, and REO using secured financing agreements, including secured credit agreements, secured revolving credit facilities, asset-specific financing arrangements, mortgage loans payable, and collateralized loan obligations. The related borrowings are recorded as separate liabilities on the Company’s consolidated balance sheets. Interest income earned on the investments and interest expense incurred on the related borrowings are reported separately on the Company’s consolidated statements of income and comprehensive income.

In certain instances, the Company creates structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third party. For all such syndications the Company has completed through March 31, 2023, the Company transferred, on a non-recourse basis, 100% of the senior mortgage loan that the Company originated to a third-party lender, and retained as a loan investment a separate mezzanine loan investment secured by a pledge of the equity in the mortgage borrower. With respect to the senior mortgage loans transferred, the Company retains: no control over the mortgage loan; no economic interest in the mortgage loan; and no recourse to the purchaser or the borrower. Consequently, based on these circumstances and because the Company does not have any continuing involvement with the transferred senior mortgage loan, these syndications are accounted for as sales under GAAP and are removed from the Company’s consolidated financial statements at the time of transfer. The Company’s consolidated balance sheets only include the separate mezzanine loan remaining after the transfer.

For more information regarding the Company’s investment portfolio financing arrangements, see Note 6.

Fair Value Measurements

The Company follows ASC 820-10, Fair Value Measurements and Disclosures (“ASC 820-10”), for its holdings of financial instruments. ASC 820-10 defines fair value, establishes a framework for measuring fair value in accordance with GAAP and expands disclosure of fair value measurements. ASC 820-10 determines fair value to be the price that would be received for a financial instrument in a current sale, which assumes an orderly transaction between market participants on the measurement date. The Company determines the estimated fair value of financial assets and liabilities using the three-tier fair value hierarchy established by GAAP, which prioritizes the inputs used in measuring fair value. GAAP establishes market-based or observable inputs as the preferred source of values followed by valuation models using management assumptions in the absence of market inputs. The financial instruments recorded at fair value on a recurring basis in the Company’s consolidated financial statements are cash, cash equivalents, and restricted cash. The three levels of inputs that may be used to measure fair value are as follows:

Level I—Valuations based on quoted prices in active markets for identical assets or liabilities that the Company has the ability to access.

Level II—Valuations based on quoted prices in markets that are not active or for which all significant inputs are observable, either directly or indirectly.

Level III—Valuations based on inputs that are unobservable and significant to the overall fair value measurement.

For certain financial instruments, the inputs used by management to measure fair value may fall into different levels of the fair value hierarchy. In such cases, the determination of which category within the fair value hierarchy is appropriate for such financial instrument is based on the lowest level of input that is significant to the fair value measurement.

The assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers factors specific to the financial instrument. The Company may use valuation techniques consistent with the market and income approaches to measure the fair value of its assets and liabilities. The market approach uses third-party valuations and information obtained from market transactions involving identical or similar assets or liabilities. The income approach uses projections of the future economic benefits of an instrument to determine its fair value, such as in the discounted cash flow methodology. The inputs or methodology used for valuing financial instruments are not necessarily an indication of the risk associated with investing in these financial instruments. Transfers between levels of the fair value hierarchy are assumed to occur at the end of the reporting period.

The following methods and assumptions are used by our Manager to estimate the fair value of each class of financial instruments for which it is practicable to estimate that value:

•Cash and cash equivalents: the carrying amount of cash and cash equivalents approximates fair value.

•Loans held for investment, net: using a discounted cash flow methodology employing a discount rate for loans of comparable credit quality, structure, and LTV based upon appraisal information and current estimates of the value of collateral property performed by the Manager, and credit spreads for loans of comparable risk (as determined by the Manager based on the factors previously described) as corroborated by inquiry of other market participants.

•Loans held for sale: estimated fair market value based on sale comparables as corroborated by inquiry of other market participants or independent market data providers.

•Secured revolving credit facilities, asset-specific financings, and mortgage loan payable (if any): based on the rate at which a similar secured revolving credit facility, asset-specific financing, or mortgage loan payable (if any) would currently be priced, as corroborated by inquiry of other market participants.

•CRE Collateralized Loan Obligations, net: indications of value from dealers active in trading similar or substantially similar securities, observable quotes from market data services, reported prices and spreads for recent new issues, and Manager estimates of the credit spread at which similar bonds would be issued, or traded, in the new issue and secondary markets.

•Other assets and liabilities subject to fair value measurement, including receivables, payables and accrued liabilities have carrying values that approximate fair value due to their short-term nature.

As discussed above, market-based or observable inputs are generally the preferred source of values for purposes of measuring the fair value of the Company’s assets under GAAP. The commercial property investment sales and commercial mortgage loan markets have experienced uneven liquidity due to global macroeconomic conditions, including heightened inflation, slower growth or recession, changes to fiscal and monetary policy, increased interest rates, currency fluctuations, labor shortages and the recent distress in the banking sector, which has made it more difficult to rely on market-based inputs in connection with the valuation of the Company’s assets under GAAP. Key valuation inputs include, but are not limited to, future operating cash flow and performance of collateral properties, the financial strength and liquidity of borrowers and sponsors, credit spreads for secured real estate borrowings, capitalization rates and discount rates used to value commercial real estate properties, and observable transactions involving the sale or financing of commercial properties.

Income Taxes

The Company qualifies and has elected to be taxed as a REIT for U.S. federal income tax purposes under the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”), commencing with its initial taxable year ended December 31, 2014. To the extent that it annually distributes at least 90% of its REIT taxable income to stockholders and complies with various other requirements as a REIT, the Company generally will not be subject to U.S. federal income taxes on its distributed REIT taxable income. In 2017, the Internal Revenue Service issued a revenue procedure permitting “publicly offered” REITs to make elective stock dividends (i.e., dividends paid in a mixture of stock and cash), with at least 20% of the total distribution being paid in cash, to satisfy their REIT distribution requirements. Pursuant to this revenue procedure, the Company may elect to make future distributions of its taxable income in a mixture of stock and cash. If the Company fails to continue to qualify as a REIT in any taxable year and does not qualify for certain statutory relief provisions, the Company will be subject to U.S. federal and state income taxes at regular corporate rates beginning with the year in which it fails to qualify and may be precluded from being able to elect to be treated as a REIT for the Company’s four subsequent taxable years. Even though the Company currently qualifies for taxation as a REIT, the Company may be subject to certain U.S. federal, state, local and foreign taxes on the Company’s income and property and to U.S. federal income and excise taxes on the Company’s undistributed REIT taxable income.

In certain instances, the Company may generate excess inclusion income (“EII”) within the Sub-REIT structure it established for the purpose of issuing collateralized loan obligations (“CRE CLOs”). EII has in the past occurred in certain of the Company’s CRE CLOs due to sharp declines in LIBOR or compounded SOFR since the issuance of a CRE CLO's liabilities, loans contributed to the CRE CLOs with interest rate floors materially higher than the current applicable benchmark rates, and liabilities whose benchmark rates are unfloored. EII, which is treated as unrelated business taxable income (“UBTI”), is an obligation of the Company and is allocated only to a taxable REIT subsidiary (“TRS”) and not to its common stockholders.

Deferred tax assets and liabilities are recognized for future tax consequences attributable to temporary differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax bases. Deferred tax assets and liabilities are measured using enacted tax rates expected to apply to taxable income in the periods in which those temporary differences are expected to be recovered or settled. The effect on deferred tax assets and liabilities of a change in tax rates is recognized in the period in which the enactment date occurs. Under ASC Topic 740, Income Taxes (“ASC 740”), a valuation allowance is established when management believes it is more likely than not that a deferred tax asset will not be realized. Currently, the Company has no temporary differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax basis.

The Company intends to continue to operate in a manner consistent with, and to continue to meet the requirements to be treated as, a REIT for tax purposes and to distribute all of its REIT taxable income.

Earnings per Common Share

The Company calculates basic earnings per share using the two-class method. The two-class method is an allocation formula that determines earnings per share for each share of common stock and participating securities according to dividends declared and participation rights in undistributed earnings. Under this method, all earnings (distributed and undistributed) are allocated to common shares and participating securities based on their respective rights to receive dividends. Basic earnings per common share is calculated by dividing earnings allocated to common shareholders by the weighted-average number of common shares outstanding during the period.

Diluted earnings per share is computed under the more dilutive of the treasury stock method or the two-class method. The computation of diluted earnings per share is based on the weighted average number of participating securities outstanding plus the incremental shares that would be outstanding assuming exercise of warrants to purchase common stock (the “Warrants”, see Note 12) issued in connection with the Company’s no-longer-outstanding Series B Cumulative Redeemable Preferred Stock (the “Series B Preferred Stock”), which are exercisable on a net-share settlement basis. The number of incremental shares is calculated utilizing the treasury stock method.

The Company accounts for unvested stock-based compensation awards that contain non-forfeitable dividend rights or dividend equivalents (whether paid or unpaid) as participating securities, which are included in the computation of earnings per share pursuant to the two-class method. The Company excludes participating securities and Warrants from the calculation of diluted weighted average shares outstanding in periods of net losses since their effect would be anti-dilutive.

Stock-based Compensation

Stock-based compensation consists of awards issued by the Company to certain employees of affiliates of the Manager and certain members of the Company’s Board of Directors. The stock-based compensation awards to certain employees of affiliates of the Manager generally vest in installments over a fixed period. Deferred stock units granted to the Company’s Board of Directors prior to December 2021 fully vested on the grant date and accrued, and will continue to accrue, common stock dividends that are paid-in kind through additional deferred stock units on a quarterly basis. Deferred stock units granted in December 2021 and in future periods will fully vest on the grant date and will continue to accrue and be paid cash common stock dividends on a quarterly basis. Stock-based compensation expense is recognized in net income on a straight-line basis over the applicable award’s vesting period. Forfeitures of stock-based compensation awards are recognized as they occur.

Deferred Financing Costs

Deferred financing costs are reflected net of the liabilities to which they relate, currently collateralized loan obligations, secured financing agreements, which include secured credit agreements and a secured revolving credit facility, and asset-specific financing arrangements on the Company’s consolidated balance sheets. These costs are amortized in interest expense using the interest method, or on a straight-line basis when it approximates the interest method, as follows: (i) for secured financing agreements other than CRE CLOs, the initial term of the financing agreement, or in the case of costs directly associated with the loan, over the life of the financing agreement or the loan, whichever is shorter; and (ii) for CRE CLOs, over the estimated life of the liabilities issued based on the underlying loans’ initial maturity dates, considering the expected repayment behavior of the loans collateralizing the notes and the impact of any reinvestment periods, as of the closing date.

Cash and Cash Equivalents

Cash and cash equivalents include cash held in banks or invested in money market funds with original maturities of less than 90 days. The Company deposits its cash and cash equivalents with high credit quality institutions to minimize credit risk exposure. The Company maintains cash accounts at several financial institutions, which are insured up to a maximum of $250,000 per account as of March 31, 2023 and December 31, 2022. The balances in these accounts may exceed the insured limits.

Pursuant to financial covenants applicable to Holdco, which is the guarantor of the Company’s recourse indebtedness, the Company is required to maintain minimum cash equal to the greater of (i) $15 million or (ii) the product of 5% and the aggregate recourse indebtedness of the Company. As of March 31, 2023 and December 31, 2022, the Company held as part of its total cash balances $29.0 million and $22.4 million to comply with this covenant, respectively.

Restricted Cash

Restricted cash primarily represents deposits paid by potential borrowers to cover certain costs incurred by the Company in connection with loan originations. These deposits may be returned to borrowers, after deducting eligible transaction costs paid by the Company for the benefit of the borrowers, upon the closing of a loan transaction, or if a loan transaction does not close and deposit proceeds remain. As of March 31, 2023, $0.6 million of restricted cash was combined with cash and cash equivalents of $161.5 million in the consolidated statement of cash flows. As of December 31, 2022, $0.3 million of restricted cash was combined with cash and cash equivalents of $254.1 million in the consolidated statement of cash flows.

Collateralized Loan Obligation Proceeds Held at Trustee

Collateralized Loan Obligation Proceeds Held at Trustee represent cash held by the Company’s collateralized loan obligations pending reinvestment in eligible collateral. See Note 5 for additional details.

Accounts Receivable from Servicer/Trustee

Accounts receivable from Servicer/Trustee represents cash proceeds from loan activities that have not been remitted to the Company based on established servicing and borrowing procedures. Such amounts are generally held by the Servicer/Trustee for less than 30 days before being remitted to the Company.

Stockholders’ Equity

Total Stockholders’ Equity may include preferred stock, common stock, and derivative instruments indexed to the Company's common stock such as warrants or other embedded options within financing arrangements that may be classified as temporary or permanent equity. Common shares generally represent a basic ownership interest in an entity and a residual corporate interest in liquidation, bearing the ultimate risk of loss and receiving the benefit of success. Common shares are usually perpetual in nature with voting rights and dividend rights. Preferred shares are usually characterized by the life of the instrument (i.e., perpetual or redeemable) and the ability of a holder to convert the equity instrument into cash, common shares, or a combination thereof. The terms of preferred shares can vary significantly, including but not limited to, an equity instrument’s dividend rate, term (e.g., existence of a stated redemption date), conversion features, voting rights, and liquidation preferences. Derivative instruments indexed to the Company's common stock such as warrants or other embedded options within financing arrangements are generally classified based on which party controls the contract settlement mechanism and the nature of the settlement terms that may require, or allow, the Company to make a cash payment, issue common shares, or a combination thereof to satisfy its obligation of the underlying contract.

Temporary Equity

Equity instruments that are redeemable for cash or other assets are classified as temporary equity if the instrument is redeemable, at the option of the holder, at a fixed or determinable price on a fixed or determinable date or upon the occurrence of an event that is not solely within the control of the issuer.

Redeemable equity instruments are initially carried at the relative fair value of the equity instrument at the issuance date, which is subsequently adjusted at each balance sheet date if the instrument is currently redeemable or probable of becoming redeemable. The Series B Preferred Stock issued in connection with the Investment Agreement described in Note 12 were classified as temporary equity in the accompanying financial statements.

Permanent Equity

The Company has preferred stock, common stock, and Warrants issued in connection with the Series B Preferred Stock transaction that are outstanding and classified as permanent equity. The Warrants are exercisable on a net-settlement basis and expire on May 28, 2025. None of the Warrants have been exercised as of March 31, 2023. The Company’s common stock is perpetual with voting rights and dividend rights. On June 14, 2021, the Company issued 8,050,000 shares of Series C Cumulative Redeemable Preferred Stock (the “Series C Preferred Stock”) that is classified as permanent equity. The outstanding shares of Series C Preferred Stock have a 6.25% dividend rate and may be redeemed by the Company at its option on and after June 14, 2026. The Series C Preferred Stock issuance and Warrants related to the Series B Preferred Stock are described in Note 12.

Recently Issued Accounting Pronouncements

In March 2020, the FASB issued ASU 2020-04, Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform on Financial Reporting ("ASU 2020-04"). ASU 2020-04 provides optional expedients and exceptions to GAAP requirements for modifications to debt agreements, leases, derivatives, and other contracts, related to the market transition from LIBOR, and certain other floating rate benchmark indices, or collectively, IBORs, to alternative reference rates. ASU 2020-04 generally considers contract modifications related to reference rate reform to be an event that does not require contract remeasurement at the modification date nor a reassessment of a previous accounting determination. In January 2021, the FASB clarified the scope of that guidance with the issuance of ASU 2021-01, “Reference Rate Reform: Scope.” This ASU provides optional guidance for a limited period to ease the burden in accounting for (or recognizing the effects of) reference rate reform on financial reporting. This would apply to companies meeting certain criteria that have contracts, hedging relationships and other transactions that reference LIBOR or another reference rate expected to be discontinued because of reference rate reform. In December 2022, the FASB issued ASU 2022-06, “Reference Rate Reform (Topic 848) - Deferral of the Sunset Date of Topic 848”, which defers the expiration of ASC 848 from December 31, 2022, to December 31, 2024. This standard is effective for the Company immediately and generally may be elected over time through December 31, 2024.

The Company continues to evaluate the documentation and control processes associated with its assets and liabilities to manage the transition from LIBOR to an alternative rate endorsed by the Alternative Reference Rates Committee of the Federal Reserve System, and continues to utilize required resources to revise its control and risk management systems to ensure there is no disruption to our day-to-day operations from the transition as it occurs. The Company will continue to employ prudent risk management as it relates to the potential financial, operational and legal risks associated with the expected cessation of LIBOR, and to ensure that its assets and liabilities generally remain match-indexed following this event. The Company has not elected to apply the temporary optional expedients and exceptions through March 31, 2023, but will continue to reevaluate the application.

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Loans Held for Investment and the Allowance for Credit Losses

3 Months Ended

Mar. 31, 2023

Loans and Leases Receivable Disclosure [Abstract]

Loans Held for Investment and the Allowance for Credit Losses

Loans Held for Investment and the Allowance for Credit Losses

The Company originates and acquires first mortgage and mezzanine loans secured by commercial properties. The Company considers these loans to comprise a single portfolio of mortgage loans, and the Company has developed its systematic methodology to determine the allowance for credit losses based on a single portfolio. For purposes of certain disclosures herein, the Company disaggregates this portfolio segment into the following classes of finance receivables: senior loans; and subordinated and mezzanine loans. These loans can potentially subject the Company to concentrations of credit risk, including, without limitation: property type collateralizing the loan; loan category; loan size; loans to a single sponsor; and loans in a single geographic area. The Company’s loans held for investment are accounted for at amortized cost. Interest accrued but not yet collected is separately reported within accrued interest and fees receivable on the Company’s consolidated balance sheets. Amounts within that caption relating to loans held for investment were $23.3 million and $26.4 million as of March 31, 2023 and December 31, 2022, respectively.

During the three months ended March 31, 2023, the Company originated two mortgage loans with a total commitment of $123.8 million, an initial unpaid principal balance of $111.2 million, and unfunded commitments at closing of $12.6 million. Additionally, the Company received three full loan repayments of $144.4 million, and partial principal payments including accrued PIK interest payments and cost-recovery proceeds of $83.5 million across six loans, for total loan repayments of $227.8 million during the three months ended March 31, 2023.

The following table details overall statistics for the Company’s loans held for investment portfolio (dollars in thousands):

	March 31, 2023						December 31, 2022
	Balance sheet portfolio			Total loan exposure(1)			Balance sheet portfolio			Total loan exposure(1)
Number of loans	69			69			70			70
Floating rate loans	100.0		%	100.0		%	100.0		%	100.0		%
Total loan commitment	$	5,294,242		$	5,294,242		$	5,429,146		$	5,429,146
Unpaid principal balance(2)	$	4,939,650		$	4,939,650		$	5,004,798		$	5,004,798
Unfunded loan commitments(3)	$	353,884		$	353,884		$	426,061		$	426,061
Amortized cost	$	4,916,444		$	4,916,444		$	4,978,674		$	4,978,674
Weighted average credit spread	3.5		%	3.5		%	3.4		%	3.4		%
Weighted average all-in yield(4)	8.5		%	8.5		%	8.1		%	8.1		%
Weighted average term to extended maturity (in years)(5)	2.7			2.7			2.8			2.8

_______________________

(1)In certain instances, the Company creates structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third-party. In either case, the senior mortgage loan (i.e., the non-consolidated senior interest) is not included on the Company’s balance sheet. When the Company creates structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third-party, the Company retains on its balance sheet a mezzanine loan. Total loan exposure encompasses the entire loan portfolio the Company originated, acquired and financed. The Company had no non-consolidated senior interests as of March 31, 2023 and December 31, 2022.

(2)Unpaid principal balance includes PIK interest of $1.2 million and $1.7 million as of March 31, 2023 and December 31, 2022, respectively.

(3)Unfunded loan commitments may be funded over the term of each loan, subject in certain cases to an expiration date or a force-funding date, primarily to finance property improvements or lease-related expenditures by the Company’s borrowers, to finance operating deficits during renovation and lease-up, and in limited instances to finance construction.

(4)As of March 31, 2023, all of the Company’s loans were floating rate. Loans originated by the Company before December 31, 2022 are indexed to LIBOR, while loans originated after January 1, 2022 are indexed to Term SOFR, with the exception of LIBOR loans which have been converted to Term SOFR. As of March 31, 2023, based on the total loan commitments of the Company’s loan portfolio, 28.4% (or $1.5 billion) of the Company’s loans were subject to Term SOFR and 71.6% (or $3.8 billion) were subject to LIBOR as the benchmark interest rate. In addition to credit spread, all-in yield includes the amortization of deferred origination fees, purchase price premium and discount if any, and accrual of both extension and exit fees. All-in yield for the total portfolio assumes the applicable floating benchmark interest rate as of March 31, 2023 for weighted average calculations.

(5)Extended maturity assumes all extension options are exercised by the borrower; provided, however, that the Company’s loans may be repaid prior to such date. As of March 31, 2023, based on the unpaid principal balance of the Company’s total loan exposure, 33.8% of the Company’s loans were subject to yield maintenance or other prepayment restrictions and 66.2% were open to repayment by the borrower without penalty.

The following tables present an overview of the Company’s loans held for investment portfolio by loan seniority (dollars in thousands):

	March 31, 2023
Loans held for investment, net	Outstanding principal		Unamortized premium (discount) and loan origination fees, net		Amortized cost
Senior loans(1)	$	4,939,650	$	(23,206)	$	4,916,444
Total	$	4,939,650	$	(23,206)	$	4,916,444
Allowance for credit losses					(201,508)
Loans held for investment, net					$	4,714,936

	December 31, 2022
Loans held for investment, net	Outstanding principal		Unamortized premium (discount) and loan origination fees, net		Amortized cost
Senior loans(1)	$	5,004,798	$	(26,124)	$	4,978,674
Total	$	5,004,798	$	(26,124)	$	4,978,674
Allowance for credit losses					(197,272)
Loans held for investment, net					$	4,781,402

________________________________

(1)Senior loans may include contiguous mezzanine loans and pari passu participations in senior mortgage loans.

The following table presents the Company’s loans held for investment portfolio activity (dollars in thousands):

	Carrying value
Balance as of January 1, 2023	$	4,781,402
Additions during the period:
Loans originated and acquired	109,922
Additional fundings	51,524
Amortization of origination fees and discounts	4,156
Deductions during the period:
Collection of principal	(225,410)
Collection of accrued PIK interest	(542)
Collection of cost-recovery proceeds	(1,880)
Increase of allowance for credit losses	(4,236)
Balance as of March 31, 2023	$	4,714,936

As of March 31, 2023 and December 31, 2022, there was $7.8 million and $7.9 million, respectively, of unamortized loan fees included in loans held for investment, net in the consolidated balance sheets. As of March 31, 2023 and December 31, 2022, there was $15.4 million and $18.2 million, respectively, of unamortized discounts included in loans held for investment at amortized cost on the consolidated balance sheets.

Loan Risk Ratings

The Company evaluates all of its loans to assign risk ratings on a quarterly basis on a 5-point scale. As described in Note 2, the Company’s loans are rated “1” through “5,” from least risk to greatest risk, respectively. The Company generally assigns a risk rating of “3” to all loan investments upon origination or acquisition, except when specific circumstances warrant an exception.

The following tables present the Company's loans held for investment portfolio on an amortized cost basis by origination year, grouped by risk rating (dollars in thousands):

	March 31, 2023
	Amortized cost by origination year
	2023		2022		2021		2020		2019		Prior		Total
Senior loans by internal risk ratings:
1	$	—	$	—	$	—	$	—	$	—	$	—	$	—
2	—		—		226,443		—		272,357		—		498,800
3	109,968		920,844		1,549,363		98,936		505,715		85,500		3,270,326
4	—		77,014		79,311		119,172		321,055		307,512		904,064
5	—		—		—		71,269		116,956		55,029		243,254
Total senior loans	$	109,968	$	997,858	$	1,855,117	$	289,377	$	1,216,083	$	448,041	$	4,916,444
Senior loans:
Current-period write-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Total current-period write-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Total	$	109,968	$	997,858	$	1,855,117	$	289,377	$	1,216,083	$	448,041	$	4,916,444

	December 31, 2022
	Amortized cost by origination year
	2022		2021		2020		2019		2018		Prior		Total
Senior loans by internal risk ratings:
1	$	—	$	—	$	—	$	—	$	—	$	—	$	—
2	22,732		216,960		—		272,185		—		—		511,877
3	907,161		1,609,556		98,874		505,377		110,356		—		3,231,324
4	76,938		79,023		119,172		320,793		342,869		51,542		990,337
5	—		—		71,269		118,135		55,732		—		245,136
Total senior loans	$	1,006,831	$	1,905,539	$	289,315	$	1,216,490	$	508,957	$	51,542	$	4,978,674
Senior loans:
Current-period write-offs	$	—	$	—	$	—	$	—	$	(4,400)	$	—	$	(4,400)
Total current-period write-offs	$	—	$	—	$	—	$	—	$	(4,400)	$	—	$	(4,400)
Total	$	1,006,831	$	1,905,539	$	289,315	$	1,216,490	$	508,957	$	51,542	$	4,978,674

Loans acquired are presented in the preceding table in the column corresponding to the year of origination, not acquisition.

The table below summarizes the Company’s portfolio of loans held for investment on an amortized cost basis, by the results of its internal risk rating review process performed (dollars in thousands):

Risk rating	March 31, 2023		December 31, 2022
1	$	—	$	—
2	498,800		511,878
3	3,270,327		3,231,324
4	904,062		990,337
5	243,255		245,135
Total	$	4,916,444	$	4,978,674
Allowance for credit losses	(201,508)		(197,272)
Carrying value	$	4,714,936	$	4,781,402
Weighted average risk rating(1)	3.2		3.2

________________________________

(1)Weighted average risk rating calculated based on the amortized cost balance at period end.

The weighted average risk rating of the Company’s loans held for investment portfolio was 3.2 as of March 31, 2023, unchanged from December 31, 2022.

Allowance for Credit Losses

The Company’s allowance for credit losses developed pursuant to ASC 326 reflects its current estimate of potential credit losses related to its loans held for investment portfolio as of March 31, 2023. As part of its allowance for credit losses, the Company maintains a separate allowance for credit losses related to unfunded loan commitments which is included in accrued expenses and other liabilities on the consolidated balance sheets. See Note 2 for additional details regarding the Company's accounting policies and estimation of its allowance for credit losses.

The following tables present activity in the allowance for credit losses for loans by finance receivable class (dollars in thousands):

	For the Three Months Ended March 31, 2023
	Senior loans		Subordinated and mezzanine loans		Total
Allowance for credit losses for loans held for investment:
Beginning balance at January 1, 2023	$	197,272	$	—	$	197,272
Allowance for (reversal of) credit losses, net	4,236		—		4,236
Subtotal	201,508		—		201,508
Allowance for credit losses on unfunded loan commitments:
Beginning balance at January 1, 2023	17,314		—		17,314
Allowance for (reversal of) credit losses, net	3,548		—		3,548
Subtotal	20,862		—		20,862
Total allowance for credit losses	$	222,370	$	—	$	222,370
	For the Three Months Ended March 31, 2022
	Senior loans		Subordinated and mezzanine loans		Total
Allowance for credit losses for loans held for investment:
Beginning balance at January 1, 2022	$	41,193	$	806	$	41,999
Allowance for (reversal of) credit losses, net	4,747		(439)		4,308
Subtotal	45,940		367		46,307
Allowance for credit losses on unfunded loan commitments:
Beginning balance at January 1, 2022	4,210		—		4,210
Allowance for (reversal of) credit losses, net	576		—		576
Subtotal	4,786		—		4,786
Total allowance for credit losses	$	50,726	$	367	$	51,093

The following table presents the allowance for credit losses for loans held for investment (dollars in thousands):

	March 31, 2023
	General reserve		Specific reserve		Total reserve
Allowance for credit losses:
Loans held for investment	$	144,117	$	57,391	$	201,508
Unfunded loan commitments	14,309		6,553		20,862
Total allowance for credit losses	$	158,426	$	63,944	$	222,370
Total unpaid principal balance	$	4,696,395	$	243,255	$	4,939,650
	December 31, 2022
	General reserve		Specific reserve		Total reserve
Allowance for credit losses:
Loans held for investment	$	119,190	$	78,082	$	197,272
Unfunded loan commitments	10,927		6,387		17,314
Total allowance for credit losses	$	130,117	$	84,469	$	214,586
Total unpaid principal balance	$	4,759,663	$	245,135	$	5,004,798

The Company’s allowance for credit losses is influenced by the size and maturity dates of its loans, loan quality, credit indicators including risk ratings, delinquency status, historical loss experience and other conditions influencing loss expectations, such as reasonable and supportable forecasts of economic conditions.

During the three months ended March 31, 2023, the Company recorded an increase of $7.8 million to its allowance for credit losses, increasing its CECL reserve to $222.4 million as of March 31, 2023. For the three months ended March 31, 2023, the increase to the Company's allowance for credit losses was primarily due to an increase in credit loss expense of (1) $29.1 million from recessionary and recovery macroeconomic assumptions employed in determining the general CECL reserve and the deterioration of local market fundamentals in the office sector and (2) $0.8 million resulting from the Company's loan origination activity during 2023, offset by (1) a decrease of $20.5 million related to individually assessed loans resulting from improved collateral specific fundamentals and (2) $1.5 million resulting from full loan repayments.

During the three months ended March 31, 2022, the Company increased its allowance for credit losses to $51.1 million, from $46.2 million as of December 31, 2021. The $4.9 million increase to the Company's allowance for credit losses was due to new loan originations offset by one loan repayment in-full, weakening credit indicators, and an uncertain macroeconomic outlook. The uncertain macroeconomic outlook was caused by surging inflationary pressures, rising short term interest rates, continuing supply chain disruptions, a slower-than-expected return-to-office by office workers, widening credit spreads in the fixed income markets, and Russia’s invasion of Ukraine. These factors, and slowing business plan execution for certain of the Company's office loans, contributed to the increase in the Company’s allowance for credit losses during the three months ended March 31, 2022.

As of March 31, 2023, four first mortgage loans satisfied the CECL framework's criteria for individual assessment. The total amortized cost of the individually assessed loans as of March 31, 2023 and December 31, 2022, was $243.3 million and $245.1 million, respectively. Accordingly, the Company utilized the estimated fair value of the loan collateral to estimate a total allowance for credit losses of $63.9 million as of March 31, 2023. The Company’s fair market value estimates were determined primarily using discounted cash flow models and Level 3 inputs, which include estimates of property-specific cash flows over a specific holding period, a discount rate range of 8.5% – 14.3%, and a terminal capitalization rate range of 6.5% – 9.0%. These inputs are based on the location, type and nature of the property, current sales and lease comparables, anticipated real estate and capital market conditions, and management’s knowledge, experience and judgment. Additionally, the Company may use broker-prepared estimates of fair values based on discounted cash flows and sales comparables to corroborate the estimated value of a loan's collateral. As of March 31, 2023, three of the four loans with an amortized cost of $189.3 million were on non-accrual status, of which two of the loans with an amortized cost of $118.0 million are on cost-recovery given there is a significant risk of principal loss. The fourth loan, which had an amortized cost of $54.0 million, was not on non-accrual status because the borrower was not in default of the loan agreement and all amounts of interest due were collected by the Company. The same four loans comprised the entirety of the Company's individually assessed loans as of March 31, 2023 and December 31, 2022.

As of March 31, 2023, the Company had six loans with an amortized cost of $550.1 million on non-accrual status. As of December 31, 2022, the Company had two loans with an amortized cost of $190.4 million on non-accrual status. In accordance with the Company’s revenue recognition and allowance for credit losses accounting policies, the Company suspended its accrual of interest income when each loan was placed on non-accrual status. As of March 31, 2023 and December 31, 2022, none of the Company's performing loans (full accrual status) had accrued interest income receivable 90 days or more past due.

The following table presents an aging analysis for the Company’s portfolio of loans held for investment, by class of loans on amortized cost basis (dollars in thousands):

			Days Outstanding as of March 31, 2023
	Current		Days: 30-59		Days: 60-89		Days: 90 or more		Total loans past due		Total loans
Loans receivable:
Senior loans	$	4,366,386	$	55,029	$	—	$	495,029	$	550,058	$	4,916,444
Total	$	4,366,386	$	55,029	$	—	$	495,029	$	550,058	$	4,916,444

			Days Outstanding as of December 31, 2022
	Current		Days: 30-59		Days: 60-89		Days: 90 or more		Total loans past due		Total loans
Loans receivable:
Senior loans	$	4,541,692	$	365,713	$	—	$	71,269	$	436,982	$	4,978,674
Total	$	4,541,692	$	365,713	$	—	$	71,269	$	436,982	$	4,978,674

See Note 2 of the consolidated financial statements for details of the Company's revenue recognition and allowance for credit losses accounting policies.

Loan Modifications

The Company may amend or modify a loan depending on the loan’s specific facts and circumstances. These loan modifications typically include additional time for the borrower to refinance or sell the collateral property, adjustment or waiver of performance tests that are prerequisite to the extension of a loan maturity, modification of terms of interest rate cap agreements, and/or deferral of scheduled principal payments. In exchange for a modification, the Company often receives a partial repayment of principal, a short-term accrual of PIK interest for a portion of interest due, a cash infusion to replenish interest or capital improvement reserves, termination of all or a portion of the remaining unfunded loan commitment, additional call protection, and/or an increase in the loan coupon. For the three months ended March 31, 2023, none of the Company’s loan modifications resulted in significant modifications.

As of March 31, 2023, the total amount of accrued PIK interest in the Company's loans held for investment portfolio was $1.2 million and related to one first mortgage loan. No accrued PIK interest was recorded and deferred during the three months ended March 31, 2023.

The following table presents the accrued PIK interest activity for the Company’s loans held for investment portfolio (dollars in thousands):

	March 31, 2023
Balance as of January 1, 2023	$	1,714
Repayments of accrued PIK interest	(542)
Balance as of March 31, 2023	$	1,172

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Real Estate Owned

3 Months Ended

Mar. 31, 2023

Real Estate Owned, Disclosure of Detailed Components [Abstract]

Real Estate Owned

Real Estate Owned

In December 2020, the Company acquired two largely undeveloped commercially-zoned land parcels on the Las Vegas Strip comprising 27 acres (the “Las Vegas land”) pursuant to a negotiated deed-in-lieu of foreclosure. The Company's cost basis in the Las Vegas land was $99.2 million, equal to the estimated fair value of the collateral at the date of acquisition, net of estimated selling costs.

During the three months ended December 31, 2021, the Company sold a 17 acre parcel of the Las Vegas land and retained the remaining 10 acre parcel of Las Vegas land at its estimated fair value at the time of acquisition, net of estimated selling costs, of $60.6 million. On April 4, 2022, the Company sold the remaining 10 acre parcel of Las Vegas land. The Las Vegas land parcels were sold for gains during the years ended December 31, 2022 and 2021. For the three months ended March 31, 2022, operating revenues from Las Vegas land were sufficient to cover the operating expenses and were immaterial to the financial results of the Company.

As of March 31, 2023, the Company does not hold any REO.

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Variable Interest Entities and Collateralized Loan Obligations

3 Months Ended

Mar. 31, 2023

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Variable Interest Entities and Collateralized Loan Obligations

Variable Interest Entities and Collateralized Loan Obligations

Subsidiaries of the Company have financed certain pools of the Company’s loans held for investment portfolio through the issuance of collateralized loan obligations.

On February 16, 2022, TPG RE Finance Trust CLO Sub-REIT (“Sub-REIT”), a subsidiary of the Company, issued a collateralized loan obligation (“TRTX 2022-FL5” or “FL5”). TRTX 2022-FL5 permits the Company, during the 24 months after closing, to contribute eligible new loans or participation interests in loans to TRTX 2022-FL5 in exchange for cash, which provides additional liquidity to the Company to originate new loan investments as underlying loans repay. The Company utilized the reinvestment feature during the three months ended March 31, 2023. In connection with TRTX 2022-FL5, the Company incurred $6.5 million of deferred financing costs, including issuance, legal, and accounting related costs.

On March 31, 2021, Sub-REIT issued a collateralized loan obligation (“TRTX 2021-FL4” or “FL4”). TRTX 2021-FL4 permits the Company, during the 24 months after closing, to contribute eligible new loans or participation interests in loans to TRTX 2021-FL4 in exchange for cash, which provides additional liquidity to the Company to originate new loan investments as underlying loans repay. The reinvestment period for TRTX 2021-FL4 ended on March 11, 2023. In accordance with the TRTX 2021-FL4 indenture, prior to the end of the reinvestment period on March 11, 2023, the Company committed to contribute certain assets and expects to complete the contribution process by mid-May 2023. During the three months ended March 31, 2023, the Company utilized the reinvestment feature in TRTX 2021-FL4. During the three months ended March 31, 2022, the Company did not utilize the reinvestment feature in TRTX 2021-FL4. In connection with TRTX 2021-FL4, the Company incurred $8.3 million of deferred financing costs, including issuance, legal, and accounting related costs.

On October 25, 2019, Sub-REIT issued a collateralized loan obligation (“TRTX 2019-FL3” or “FL3”). TRTX 2019-FL3 permits the Company, during the 24 months after closing, to contribute eligible new loans or participation interests in loans to TRTX 2019-FL3 in exchange for cash, which provides additional liquidity to the Company to originate new loan investments as underlying loans repay. The reinvestment period for TRTX 2019-FL3 ended on October 11, 2021. In connection with TRTX 2019-FL3, the Company incurred $7.8 million of deferred financing costs, including issuance, legal, and accounting related costs.

On November 29, 2018, Sub-REIT issued a collateralized loan obligation (“TRTX 2018-FL2” or “FL2”). TRTX 2018-FL2 permitted the Company, during the 24 months after closing, to contribute eligible new loans or participation interests in loans to TRTX 2018-FL2 in exchange for cash, which provides additional liquidity to the Company to originate new loan investments as underlying loans repay. The reinvestment period for TRTX 2018-FL2 ended on December 11, 2020. In connection with TRTX 2018-FL2, the Company incurred $8.7 million of deferred financing costs, including issuance, legal, and accounting related costs.

On February 17, 2022, the Company redeemed TRTX 2018-FL2, which at its redemption had $600.0 million of investment-grade bonds outstanding. The 17 loans or participation interests therein with an aggregate unpaid principal balance of $805.7 million held by the trust were refinanced in part by the issuance of TRTX 2022-FL5 and in part with the expansion of an existing secured credit agreement. In connection with the redemption of TRTX 2018-FL2, the Company exercised an option under an existing secured credit agreement to increase the commitment amount by $250.0 million, pledge additional collateral with an aggregate unpaid principal balance of $463.8 million and borrow an additional $359.1 million.

The Company evaluated the key attributes of the issuers of the CRE CLOs ("CRE CLO Issuers"), which are wholly-owned subsidiaries of the Company, to determine if they were VIEs and, if so, whether the Company was the primary beneficiary of their operating activities and therefore consolidate the CRE CLOs. The Company concluded that the CRE CLO Issuers are VIEs and the Company is the primary beneficiary because it has the ability to control the most significant activities of the CRE CLO Issuers, the obligation to absorb losses to the extent of its equity investments, and the right to receive benefits that could potentially be significant to these entities. Accordingly, as of March 31, 2023 and December 31, 2022 the Company consolidated the CRE CLO Issuers.

The following table outlines the total assets and liabilities within the Sub-REIT (dollars in thousands):

	March 31, 2023		December 31, 2022
Assets
Cash and cash equivalents	$	32,041	$	28,011
Collateralized loan obligation proceeds held at trustee(1)	367,715		297,168
Accounts receivable from servicer/trustee(2)	91,218		156,633
Accrued interest receivable	5,214		5,584
Loans held for investment, net(3)	2,603,768		2,779,978
Total assets	$	3,099,956	$	3,267,374
Liabilities
Accrued interest payable	$	5,990	$	6,106
Accrued expenses	430		761
Collateralized loan obligations, net(4)	2,230,426		2,452,212
Payable to affiliates	8,397		8,175
Total liabilities	$	2,245,243	$	2,467,254

________________________________

(1)Includes $102.3 million and $265.4 million of cash available to acquire eligible assets related to TRTX 2022-FL5 and TRTX 2021-FL4, respectively, as of March 31, 2023. Includes $72.5 million and $224.7 million of cash available to acquire eligible assets related to TRTX 2022-FL5 and TRTX 2021-FL4, respectively, as of December 31, 2022.

(2)Includes $89.5 million of cash proceeds related to loan repayments related to TRTX 2022-FL5 held by the Company's loan servicer as of March 31, 2023, which are remitted to the Company during the subsequent remittance cycle. Includes $155.2 million of cash proceeds related to loan repayments related to TRTX 2019-FL3 held by the Company's loan servicer as of December 31, 2022, which are remitted to the Company during the subsequent remittance cycle.

(3)Includes two loans held for investment with an unpaid principal balance of $1.0 million and $2.9 million as of March 31, 2023 and December 31, 2022, respectively.

(4)Net of $7.7 million and $9.0 million of unamortized deferred financing costs as of March 31, 2023 and December 31, 2022, respectively.

As of March 31, 2023 and December 31, 2022, assets held by these VIEs are restricted and are only available to settle obligations of the related VIE. The liabilities of these VIEs are non-recourse to the Company and can only be satisfied from the then-current assets of the related VIE.

The following tables detail the loan collateral and borrowings under the Company's CRE CLOs (dollars in thousands):

	March 31, 2023
CRE CLOs	Count	Benchmark interest rate	Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. maturity(3)
TRTX 2019-FL3
Collateral loan investments	9	LIBOR	$	484,298	$	427,638	3.29	%	1.4
Financing provided	1	Term SOFR(4)	293,597		293,597		2.04	%	11.5
TRTX 2021-FL4
Collateral loan investments	20	LIBOR(5)	1,250,000		1,204,722		3.22	%	2.8
Financing provided	1	LIBOR	1,037,500		1,034,003		1.60	%	14.9
TRTX 2022-FL5
Collateral loan investments	16	LIBOR(6)	1,075,000		970,417		3.43	%	3.3
Financing provided	1	Compounded SOFR	907,031		902,826		2.02	%	15.9
Total
Collateral loan investments(7)	45	LIBOR	$	2,809,298	$	2,602,777	3.31	%	2.7 years
Financing provided(8)	3	Term SOFR/LIBOR/Compounded SOFR	$	2,238,128	$	2,230,426	1.83	%	14.9 years

________________________________

(1)Includes loan amounts held in the Company's CRE CLOs and excludes other loans held for investment, net of $1.0 million held within the Sub-REIT.

(2)Weighted average spread excludes the amortization of loan fees and deferred financing costs.

(3)Loan term represents weighted-average final maturity, assuming extension options are exercised by the borrower. Repayments of CRE CLO notes are dependent on timing of related loan repayments post-reinvestment period. The term of the CRE CLO notes represents the rated final distribution date.

(4)On October 1, 2021, the benchmark index interest rate for borrowings under TRTX 2019-FL3 was converted from Compounded SOFR to Term SOFR by the designated transaction representative under the FL3 indenture. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(5)As of March 31, 2023, the TRTX 2021-FL4 mortgage assets are indexed to LIBOR, with the exception of seven participation interests totaling $288.1 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(6)As of March 31, 2023, the TRTX 2022-FL5 mortgage assets are indexed to LIBOR, with the exception of four participation interests totaling $237.0 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets benchmark interest rate from LIBOR to Term SOFR. This conversion will initiate the transition of the liabilities to Term SOFR once 50% of the underlying mortgage loans are converted to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(7)Collateral loan investment assets of FL3, FL4 and FL5 represent 9.8%, 25.3% and 21.8% of the aggregate unpaid principal balance of the Company's loans held for investment portfolio as of March 31, 2023.

(8)During the three months ended March 31, 2023, the Company recognized interest expense of $37.6 million, which includes $1.2 million of deferred financing cost amortization and is reflected within the Company's consolidated statements of income and comprehensive income.

	December 31, 2022
CRE CLOs	Count	Benchmark interest rate	Outstanding principal balance		Carrying value		Wtd. avg. spread(1)		Wtd. avg. maturity(2)
TRTX 2019-FL3
Collateral loan investments	10	LIBOR	$	707,456	$	508,507	3.16	%	1.4
Financing provided	1	Term SOFR(4)	516,639		516,639		1.72	%	11.8
TRTX 2021-FL4
Collateral loan investments	23	LIBOR(5)	1,250,000		1,210,550		3.08	%	2.7
Financing provided	1	LIBOR	1,037,500		1,033,264		1.60	%	15.2
TRTX 2022-FL5
Collateral loan investments	18	LIBOR(6)	1,075,000		1,058,004		3.31	%	3.4
Financing provided	1	Compounded SOFR	907,031		902,309		2.02	%	16.1
Total
Collateral loan investments(7)	51	LIBOR	$	3,032,456	$	2,777,061	3.19	%	2.7 years
Financing provided(8)	3	Term SOFR/LIBOR/Compounded SOFR	$	2,461,170	$	2,452,212	1.78	%	14.8 years

________________________________

(1)Includes loan amounts held in the Company's CRE CLOs and excludes other loans held for investment, net of $2.9 million held within the Sub-REIT.

(2)Weighted average spread excludes the amortization of loan fees and deferred financing costs.

(3)Loan term represents weighted-average final maturity, assuming extension options are exercised by the borrower. Repayments of CRE CLO notes are dependent on timing of related loan repayments post-reinvestment period. The term of the CRE CLO notes represents the rated final distribution date.

(4)On October 1, 2021, the benchmark index interest rate for borrowings under TRTX 2019-FL3 was converted from Compounded SOFR to Term SOFR by the designated transaction representative under the FL3 indenture. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(5)As of December 31, 2022, the TRTX 2021-FL4 mortgage assets are indexed to LIBOR, with the exception of four participation interests totaling $118.9 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(6)As of December 31, 2022, the TRTX 2022-FL5 mortgage assets are indexed to LIBOR, with the exception of two participation interests totaling $178.5 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets benchmark interest rate from LIBOR to Term SOFR. This conversion will initiate the transition of the liabilities to Term SOFR once 50% of the underlying mortgage loans are converted to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(7)Collateral loan investment assets of FL3, FL4, and FL5 represent 14.1%, 25.0%, and 21.5% of the aggregate unpaid principal balance of the Company's loans held for investment portfolio as of December 31, 2022.

(8)During the three months ended March 31, 2022, the Company recognized interest expense of $14.3 million, which includes $2.2 million of deferred financing cost amortization and is reflected within the Company's consolidated statements of income and comprehensive income.

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Investment Portfolio Financing

3 Months Ended

Mar. 31, 2023

Debt Disclosure [Abstract]

Investment Portfolio Financing

Investment Portfolio Financing

The Company finances its portfolio of loans, or participation interests therein, and REO using secured financing agreements, including secured credit agreements, secured revolving credit facilities, asset-specific financing arrangements, and collateralized loan obligations.

The following table summarizes the Company's investment portfolio financing (dollars in thousands):

	Outstanding principal balance
	March 31, 2023		December 31, 2022
Collateralized loan obligations(1)	$	2,238,128	$	2,461,170
Secured credit agreements	1,043,178		1,108,386
Asset-specific financing arrangements	543,786		565,376
Secured revolving credit facility	199,100		44,279
Total	$	4,024,192	$	4,179,211

________________________________

(1)See Note 5 for additional information regarding the Company's collateralized loan obligations.

Secured Credit Agreements

As of March 31, 2023 and December 31, 2022, the Company had secured credit agreements used to finance certain of the Company’s loan investments. These financing arrangements bear interest at rates equal to LIBOR or Term SOFR plus a credit spread negotiated between the Company and each lender, often a separate credit spread for each pledge of collateral, which is primarily based on property type and advance rate against the unpaid principal balance of the pledged loan. These borrowing arrangements contain defined mark-to-market provisions that permit our lenders to issue margin calls to the Company only in the event that the collateral properties underlying the Company’s loans pledged to the Company’s lenders experience a non-temporary decline in value (“credit marks”) due to reasons other than capital markets events that result in changing credit spreads for similar borrowing obligations. In connection with one of these borrowing arrangements, the lender is also permitted to issue margin calls to the Company in the event the lender determines capital markets events have caused credit spreads to change for similar borrowing obligations (“spread marks”). Furthermore, in connection with one of these borrowing arrangements, the lender has the right to re-margin the secured credit agreement based solely on appraised loan-to-values.

The following table presents certain information regarding the Company’s secured credit agreements. Except as otherwise noted, all agreements are on a partial (25%) recourse basis (dollars in thousands):

	March 31, 2023
Secured credit agreements(1)	Initial maturity date	Extended maturity date	Index rate	Weighted average credit spread		Interest rate		Commitment amount		Maximum current availability		Balance outstanding		Principal balance of collateral		Amortized cost of collateral
Goldman Sachs	08/19/23	08/19/24	1 Month BR	2.2	%	7.1	%	$	500,000	$	161,335	$	338,665	$	569,719	$	569,325
Wells Fargo	04/18/25	04/18/25	1 Month BR	1.6	%	6.4	%	500,000		93,778		406,222		545,192		542,276
Barclays	08/13/25	08/13/26	1 Month BR	1.6	%	6.4	%	500,000		403,074		96,926		129,023		128,523
Morgan Stanley(2)	05/04/23	05/04/23	1 Month BR	2.3	%	7.1	%	500,000		444,421		55,579		80,840		80,840
JP Morgan	10/30/23	10/30/25	1 Month BR	1.6	%	6.4	%	400,000		290,079		109,921		155,324		155,324
Bank of America(3)	05/30/23	05/30/23	1 Month BR	1.8	%	6.6	%	200,000		164,135		35,865		48,609		48,609
Institutional Lender 1(4)	10/30/23	10/30/25	1 Month BR	—	%	—	%	249,546		249,546		—		—		—
Totals								$	2,849,546	$	1,806,368	$	1,043,178	$	1,528,707	$	1,524,897

________________________________

(1)Borrowings under secured credit agreements with a 25% recourse guarantee from Holdco. Each secured credit agreement contains defined mark-to-market provisions that permit the lenders to issue margin calls based on credit marks. Under the JP Morgan secured credit agreement, the Company is also subject to spread marks. Index rate is the underlying benchmark interest rate ("BR"), currently LIBOR or Term SOFR, for the Company's borrowings on each secured credit agreement.

(2)On March 17, 2023 the Company executed an extension of the secured credit agreement's maturity that is effective May 4, 2023 with a one year term maturing on May 4, 2024.

(3)On March 20, 2023, the Company executed a short term extension of the secured credit agreement's maturity to May 30, 2023. The Company intends to secure a long term extension of this secured credit agreement. There can be no assurance that this longer term extension will be secured, and the extension is subject to customary counterparty approvals.

(4)Under this arrangement, the lender has the right to re-margin the secured credit agreement based solely on appraised loan-to-values.

	December 31, 2022
Secured credit agreements(1)	Initial maturity date	Extended maturity date	Index rate	Weighted average credit spread		Interest rate		Commitment amount		Maximum current availability		Balance outstanding		Principal balance of collateral		Amortized cost of collateral
Goldman Sachs(2)	08/19/23	08/19/24	1 Month BR	2.2	%	6.6	%	$	500,000	$	114,662	$	385,338	$	595,576	$	595,136
Wells Fargo(3)	04/18/25	04/18/25	1 Month BR	1.6	%	6.0	%	500,000		77,998		422,002		544,557		541,134
Barclays(4)	08/13/25	08/13/26	1 Month BR	1.6	%	5.9	%	500,000		403,074		96,926		129,049		128,489
Morgan Stanley(5)	05/04/23	05/04/23	1 Month BR	2.3	%	6.7	%	500,000		444,421		55,579		79,103		79,103
JP Morgan	10/30/23	10/30/25	1 Month BR	1.6	%	6.0	%	400,000		287,324		112,676		159,601		159,596
Bank of America(6)	03/31/23	03/31/23	1 Month BR	1.8	%	6.1	%	200,000		164,135		35,865		47,820		47,820
Institutional Lender 1(7)	10/30/23	10/30/25	1 Month BR	—	%	—	%	249,546		249,546		—		1,542		1,542
Totals								$	2,849,546	$	1,741,160	$	1,108,386	$	1,557,248	$	1,552,820

________________________________

(1)Borrowings under secured credit agreements with a 25% recourse guarantee from Holdco. Each secured credit agreement contains defined mark-to-market provisions that permit the lenders to issue margin calls based on credit marks. Under the JP Morgan secured credit agreement, the Company is also subject to spread marks. Index rate is the underlying benchmark interest rate ("BR"), currently LIBOR or Term SOFR, for the Company's borrowings on each secured credit agreement.

(2)On August 19, 2022 the secured credit agreement's initial maturity was extended to August 19, 2023.

(3)On February 9, 2022 the secured credit agreement's initial maturity was extended to April 18, 2025.

(4)On April 11, 2022 the secured credit agreement's initial maturity was extended to August 13, 2025 and the Company reduced the total commitment to $500.0 million from $750.0 million. The secured credit agreement includes a $250.0 million accordion feature subject to the lender's approval.

(5)On April 29, 2022 the secured credit agreement's maturity was extended to May 4, 2023.

(6)On September 14, 2022, the secured credit agreement's initial and extended maturity was extended to March 31, 2023.

(7)Under this arrangement, the lender has the right to re-margin the secured credit agreement based solely on appraised loan-to-values.

Secured Credit Agreement Terms

As of March 31, 2023 and December 31, 2022, the Company had six secured credit agreements, to finance its loan investing activities. Credit spreads vary depending upon the collateral type, advance rate and other factors. Assets pledged as of March 31, 2023 and December 31, 2022 consisted of 49 and 45 mortgage loans, or participation interests therein, respectively. Under five of the six secured credit agreements, the Company transfers all of its rights, title and interest in the loans to the secured credit agreement counterparty in exchange for cash, and simultaneously agrees to reacquire the asset at a future date for an amount equal to the cash exchanged plus an interest factor. The secured credit agreement lender collects all principal and interest on related loans and remits to the Company the net amount after the lender collects its interest and other fees. For the sixth secured credit agreement, which is a mortgage warehouse facility, the lender receives a security interest (pledge) in the loans financed under the arrangement. The secured credit agreements used to finance loan investments are 25% recourse to Holdco.

Under each of the Company’s secured credit agreements, including the mortgage warehouse facility, the Company is required to post margin for changes in conditions to specific loans that serve as collateral for those secured credit agreements. The lender’s margin amount is in all but one instance limited to collateral-specific credit marks based on non-temporary declines in the value of the properties securing the underlying loan collateral. Market value determinations and redeterminations may be made by the repurchase lender in its sole discretion subject to certain specified parameters. These considerations only include credit-based factors unrelated to the capital markets. In only one instance do the considerations include changes in observable credit spreads for such liabilities.

The following table summarizes certain characteristics of the Company’s secured credit agreements secured by mortgage loan investments, including counterparty concentration risks (dollars in thousands):

	March 31, 2023
Secured credit agreements	Commitment amount		UPB of collateral		Amortized cost of collateral(1)		Amount payable(2)		Net counterparty exposure(3)		Percent of stockholders' equity		Days to extended maturity
Goldman Sachs Bank	$	500,000	$	569,719	$	570,857	$	339,298	$	231,559	17.7	%	507
Wells Fargo	500,000		545,192		545,693		407,037		138,656		10.6	%	749
Barclays	500,000		129,023		129,114		97,224		31,890		2.4	%	1231
Morgan Stanley Bank	500,000		80,840		81,858		55,804		26,054		2.0	%	34
JP Morgan Chase Bank	649,546		155,324		156,380		110,466		45,914		3.5	%	944
Bank of America	200,000		48,609		48,695		35,882		12,813		1.0	%	60
Total / weighted average	$	2,849,546	$	1,528,707	$	1,532,597	$	1,045,711	$	486,886			674

_______________________

(1)Loan amounts include interest receivable of $7.7 million and are net of premium, discount and origination fees of $3.8 million.

(2)Loan amounts include interest payable of $2.5 million and do not reflect unamortized deferred financing fees of $2.4 million.

(3)Loan amounts represent the net carrying value of the commercial real estate loans sold under agreements to repurchase, including accrued interest plus any cash or assets on deposit to secure the repurchase obligation, less the amount of the repurchase liability, including accrued interest.

The following table summarizes certain characteristics of the Company’s secured credit agreements secured by mortgage loan investments, including counterparty concentration risks (dollars in thousands):

	December 31, 2022
Secured credit agreements	Commitment amount		UPB of collateral		Amortized cost of collateral(1)		Amount payable(2)		Net counterparty exposure(3)		Percent of stockholders' equity		Days to extended maturity
Goldman Sachs Bank	$	500,000	$	595,576	$	596,838	$	386,124	$	210,714	15.9	%	597
Wells Fargo	500,000		544,557		544,824		422,870		121,954		9.2	%	839
Barclays	500,000		129,049		128,900		97,215		31,685		2.4	%	1321
Morgan Stanley Bank	500,000		79,103		79,935		55,798		24,137		1.8	%	124
JP Morgan Chase Bank	649,546		161,143		162,328		113,197		49,131		3.7	%	1034
Bank of America	200,000		47,820		48,272		35,882		12,390		0.9	%	90
Total / weighted average	$	2,849,546	$	1,557,248	$	1,561,097	$	1,111,086	$	450,011			757

_______________________

(1)Loan amounts include interest receivable of $8.3 million and are net of premium, discount and origination fees of $4.4 million.

(2)Loan amounts include interest payable of $2.7 million and do not reflect unamortized deferred financing fees of $2.8 million.

(3)Loan amounts represent the net carrying value of the commercial real estate loans sold under agreements to repurchase, including accrued interest plus any cash or assets on deposit to secure the repurchase obligation, less the amount of the repurchase liability, including accrued interest.

Secured Revolving Credit Facility

On February 22, 2022, the Company closed a $250.0 million secured revolving credit facility with a syndicate of 5 lenders. During the fourth quarter of 2022, an additional lender was added to the facility, increasing the borrowing capacity to $290.0 million. This facility has an initial term of 3 years, an interest rate of Term SOFR plus 2.00% that is payable monthly in arrears, and an unused fee of 15 or 20 basis points, depending upon whether utilization exceeds 50.0%. During the three months ended March 31, 2023 and 2022, the weighted average unused fee was 19 and 20 basis points, respectively. The facility generally provides the Company with interim financing of eligible loans for up to 180 days at an initial advance rate of 75.0%, which declines to 65.0%, 45.0%, and 0.0% after 90, 135, and 180 days from initial borrowing, respectively, depending on the likely source of refinancing. This facility is 100% recourse to Holdco. As of March 31, 2023, the Company pledged six loan investments with an aggregate collateral principal balance of $265.5 million and outstanding Term SOFR-based borrowings of $199.1 million. As of December 31, 2022, the Company pledged one loan investment with an aggregate collateral principal balance of $59.8 million and outstanding Term SOFR-based borrowings of $44.3 million.

Asset-Specific Financing Arrangements

As of March 31, 2023, the Company had two asset-specific financing arrangements with Axos Bank each secured by a mortgage loan. The separate arrangements provide non-mark-to-market financing, a term of up to 2 years, and are 15% recourse to Holdco.

On June 30, 2022, the Company closed a $200.0 million loan financing facility with BMO Harris Bank ("BMO Facility"). The facility provides asset-specific financing on a non-mark-to-market, matched term basis. This facility is 25% recourse to Holdco. The advance rate and borrowing rate are determined separately for each loan financed under the facility.

On September 1, 2022, the Company closed a $397.9 million asset-specific financing arrangement with an Institutional Lender ("Institutional Lender 2"). The arrangement is non-mark-to-market, matched term, and non-recourse. The advance rate and borrowing rate are uniform for all loans financed under the arrangement.

On November 17, 2022, the Company closed a $23.3 million asset-specific financing arrangement with Customers Bank. The arrangement is non-mark-to-market, matched term, and non-recourse.

The following table details the Company's asset-specific financing arrangements (dollars in thousands):

	March 31, 2023
	Financing										Collateral
Asset-specific financing	Count	Commitment amount		Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. term(3)	Count	Outstanding principal balance		Amortized Cost		Wtd. avg. term
Axos Bank	2	$	105,152	$	105,152	$	104,631	4.4	%	1.1	2	$	193,603	$	193,307	1.0
BMO Facility	1	200,000		29,110		28,737		2.0	%	4.4	1	36,525		36,160		4.4
Institutional Lender 2	1	388,145		388,145		386,550		3.5	%	2.2	5	520,848		505,434		2.2
Customers Bank	1	23,250		21,379		20,904		2.5	%	2.2	1	28,505		28,257		2.2
Total / weighted average		$	716,547	$	543,786	$	540,822	3.6	%	2.1 years		$	779,481	$	763,158	2.0 years

_______________________

(1)Net of $3.0 million unamortized deferred financing costs.

(2)Collateral loan assets are indexed to either LIBOR or Term SOFR and related financings are indexed to Term SOFR under Axos Bank, the BMO Facility and Customers Bank. Under the Institutional Lender 2 arrangement, collateral loan assets are indexed to LIBOR and the financing provided is indexed to Term SOFR.

(3)Term under Axos Bank is based on the extended maturity date for the specific arrangement. Borrowings under the BMO Facility, the Institutional Lender 2 arrangement and Customers Bank are term-matched to the corresponding collateral loan asset. The weighted-average term assumes all extension options of the collateral loan assets are exercised by the borrower.

The following table details the Company's asset-specific financing arrangements (dollars in thousands):

	December 31, 2022
	Financing										Collateral
Asset-specific financing	Count	Commitment amount		Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. term(3)	Count	Outstanding principal balance		Amortized Cost		Wtd. avg. term
Axos Bank	2	$	105,152	$	105,152	$	104,504	4.4	%	1.3	2	$	198,603	$	198,246	1.2
BMO Facility	1	200,000		47,545		46,985		1.8	%	4.5	2	59,431		58,717		4.5
Institutional Lender 2	1	397,928		392,070		389,442		3.5	%	2.4	5	513,181		494,965		2.4
Customers Bank	1	23,250		20,609		20,086		2.5	%	2.4	1	28,505		28,232		2.4
Total / weighted average		$	726,330	$	565,376	$	561,017	3.5	%	2.4 years		$	799,720	$	780,160	2.3 years

_______________________

(1)Net of $4.4 million unamortized deferred financing costs.

(2)Collateral loan assets are indexed to either LIBOR or Term SOFR and related financings are indexed to Term SOFR under Axos Bank, the BMO Facility and Customers Bank. Under the Institutional Lender 2 arrangement, collateral loan assets are indexed to LIBOR and the financing provided is indexed to Term SOFR.

(3)Term under Axos Bank is based on the extended maturity date for the specific arrangement. Borrowings under the BMO Facility, the Institutional Lender 2 arrangement and Customers Bank are term-matched to the corresponding collateral loan asset. The weighted-average term assumes all extension options of the collateral loan assets are exercised by the borrower.

Financial Covenant Compliance

The financial covenants and guarantees for outstanding borrowings related to the Company’s secured credit agreements and secured revolving credit facility require Holdco to maintain compliance with certain financial covenants. The uncertain long-term impact of global macroeconomic conditions, including heightened inflation, slower growth or recession, changes to fiscal and monetary policy, increased interest rates, currency fluctuations, labor shortages and recent distress in the banking sector, on the commercial real estate markets and global capital markets may make it more difficult to meet or satisfy these covenants, and there can be no assurance that the Company will remain in compliance with these covenants in the future.

Financial Covenant Compliance

The Company was in compliance with all financial covenants for its secured credit agreements and secured revolving credit facility to the extent of outstanding balances as of March 31, 2023 and December 31, 2022.

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Schedule of Maturities

3 Months Ended

Mar. 31, 2023

Debt Disclosure [Abstract]

Schedule of Maturities

Schedule of Maturities

As of March 31, 2023 future principal payments for the following five years and thereafter are as follows (dollars in thousands):

	Total indebtedness		Collateralized loan obligations(1)		Secured credit agreements(2)		Secured revolving credit facility(2)		Asset-specific financing arrangements(3)
2023	$	905,997	$	516,586	$	301,365	$	—	$	88,046
2024	961,289		531,293		238,665		—		191,331
2025	1,137,487		413,860		503,148		199,100		21,379
2026	296,451		82,531		—		—		213,920
2027	29,110		—		—		—		29,110
Thereafter	693,858		693,858		—		—		—
Total	$	4,024,192	$	2,238,128	$	1,043,178	$	199,100	$	543,786

(1)The scheduled maturities for the investment grade bonds issued by the Company's CRE CLOs are based upon the fully-extended maturity of the underlying mortgage loan collateral, considering the reinvestment window of each CRE CLO.

(2)The scheduled maturities of the Company's secured credit agreement liabilities are based on the extended maturity date for the specific credit agreement where extension options are at its option, subject to standard default provisions, or the current maturity date of those credit agreements where extension options are subject to counterparty approval.

(3)The scheduled maturities of the Company's asset-specific financing arrangements are based on the extended maturity date for the specific arrangement, or in the case of the BMO Facility and the Institutional Lender 2 arrangement, the fully-extended maturity date of the underlying mortgage loan collateral

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Fair Value Measurements

3 Months Ended

Mar. 31, 2023

Fair Value Disclosures [Abstract]

Fair Value Measurements

Fair Value Measurements

The Company’s consolidated balance sheet includes Level I fair value measurements related to cash equivalents, restricted cash, accounts receivable, and accrued liabilities. As of March 31, 2023 and December 31, 2022, the Company had $95.6 million and $145.1 million, respectively, invested in money market funds with original maturities of less than 90 days. The carrying values of these financial assets and liabilities are reasonable estimates of fair value because of the short-term maturities of these instruments. The consolidated balance sheet also includes loans held for investment, the assets and liabilities of its CLOs, secured credit agreements, and asset-specific financing arrangements that are considered Level III fair value measurements. Level III items are not measured at fair value on a recurring basis, but are subject to fair value adjustments utilizing the fair value of the underlying collateral when there is evidence of impairment and when the loan is dependent solely on the collateral for payment of principal and interest.

The following tables provide information about the fair value of the Company’s financial assets and liabilities on the Company’s consolidated balance sheets (dollars in thousands):

	March 31, 2023
			Fair value
	Carrying value		Level I		Level II		Level III
Financial assets
Loans held for investment	$	4,714,936	$	—	$	—	$	4,850,472
Financial liabilities
Collateralized loan obligations	2,230,426		—		—		2,112,241
Secured credit agreements	1,040,805		—		—		1,031,119
Asset-specific financing arrangements	540,822		—		—		541,933
Secured revolving credit facility	197,429		—		—		198,267

	December 31, 2022
			Fair value
	Carrying value		Level I		Level II		Level III
Financial assets
Loans held for investment	$	4,781,402	$	—	$	—	$	4,922,290
Financial liabilities
Collateralized loan obligations	2,452,212		—		—		2,498,853
Secured credit agreements	1,105,151		—		—		1,128,847
Asset-specific financing arrangements	561,017		—		—		571,097
Secured revolving credit facility	42,137		—		—		42,137

As of March 31, 2023 and December 31, 2022, the estimated fair value of the Company’s loans held for investment portfolio was $4.9 billion and $4.9 billion, respectively, which approximated carrying value. The weighted average gross credit spread for the Company’s loans held for investment portfolio as of March 31, 2023 and December 31, 2022 was 3.51% and 3.44%, respectively. The weighted average years to maturity as of March 31, 2023 and December 31, 2022 was 2.7 years and 2.8 years, respectively, assuming full extension of all loans held for investment.

As of March 31, 2023 and December 31, 2022, the estimated fair value of the collateralized loan obligation liabilities and secured credit agreements approximated fair value since current borrowing spreads reflect current market terms.

Level III fair values are determined based on standardized valuation models and significant unobservable market inputs, including holding period, discount rates based on LTV, property type and loan pricing expectations developed by the Manager that were corroborated with other institutional lenders to determine market spreads that are added to the forward curve of the underlying benchmark interest rate. There were no transfers of financial assets or liabilities within the levels of the fair value hierarchy during the three months ended March 31, 2023.

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Income Taxes

3 Months Ended

Mar. 31, 2023

Income Tax Disclosure [Abstract]

Income Taxes

Income Taxes

The Company indirectly owns 100% of the equity of TRSs. TRSs are subject to applicable U.S. federal, state, local and foreign income tax on their taxable income. In addition, as a REIT, the Company also may be subject to a 100% excise tax on certain transactions between it and its TRSs that are not conducted on an arm’s-length basis. The Company files income tax returns in the United States federal jurisdiction as well as various state and local jurisdictions. The filings are subject to normal reviews by tax authorities until the related statute of limitations expires. The years open to examination generally range from 2019 to present.

ASC 740 also prescribes a recognition threshold and measurement attribute for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return. ASC 740 also provides guidance on derecognition, classification, interest and penalties, accounting in interim periods, disclosure and transition. The Company has analyzed its various federal and state filing positions and believes that its income tax filing positions and deductions are well documented and supported. As of March 31, 2023 and December 31, 2022, based on the Company’s evaluation, the Company did not have any material uncertain income tax positions.

The Company’s policy is to classify interest and penalties associated with underpayment of U.S. federal and state income taxes, if any, as a component of general and administrative expense on its consolidated statements of income and comprehensive income. For the three months ended March 31, 2023 and 2022, the Company did not have interest or penalties associated with the underpayment of any income taxes.

The Company owns, through an entity classified as a partnership for U.S. federal tax purposes (“Parent LLC”), 100% of the common equity in Sub-REIT, which qualifies as a REIT for U.S. federal income tax purposes and is a separate taxpayer from both the Company and Parent LLC. Parent LLC is owned by the Company both directly and indirectly through a TRS. The Company, through Sub-REIT, issues CRE CLOs to finance on a non-recourse, non-mark-to-market basis a large proportion of its loan investment portfolio. Due to unusually low LIBOR rates between March 2020 and September 2022, coupled with high interest rate floors relating to many loans and participation interests pledged to Sub-REIT’s CLOs, certain of Sub-REIT’s CRE CLOs have in the past generated EII, which may be treated as UBTI. Published IRS guidance requires that Sub-REIT allocate its EII among its shareholders in proportion to its dividends paid. Accordingly, EII generated by Sub-REIT’s CRE CLOs is allocated to Parent LLC. Pursuant to the Parent LLC operating agreement, any EII allocated from Sub-REIT to Parent LLC is allocated further to the TRS. Consequently, no EII is allocated to the Company and, as a result, the Company’s shareholders will not be allocated any EII (or UBTI attributable to such EII) by the Company. The tax liability borne by the TRS on the EII is 21%. This tax liability is included in the consolidated statements of income and comprehensive income and balance sheets of the Company.

For the three months ended March 31, 2023 and 2022, the Company recognized $0.2 million and $0.1 million, respectively, of federal, state, and local tax expense. As of March 31, 2023 and 2022, the Company’s effective tax rate was 1.2% and 0.4%, respectively.

As of March 31, 2023, the Company had no income tax assets and a $0.1 million income tax liability recorded for the operating activities of the Company’s TRSs. As of December 31, 2022, the Company had no income tax assets and a $0.1 million income tax liability recorded for the operating activities of the Company’s TRSs.

As of December 31, 2021, the Company had $187.6 million of remaining capital losses that it can carryforward into future years. During the year ended December 31, 2022, the Company utilized $13.3 million of the $187.6 million of available remaining capital loss carryforwards to offset the capital gain generated from the partial sale of a REO in April 2022. The Company has $174.3 million of capital losses that it can carryforward into future years as of March 31, 2023.

The Company does not expect these losses to reduce the amount that the Company will be required to distribute in accordance with the requirement that the Company distribute to its stockholders at least 90% of the Company’s REIT taxable income (computed without regard to the deduction for dividends paid and excluding net capital gain) each year to continue to qualify as a REIT.

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Related Party Transactions

3 Months Ended

Mar. 31, 2023

Related Party Transactions [Abstract]

Related Party Transactions

Related Party Transactions

Management Agreement

The Company is externally managed and advised by the Manager pursuant to the terms of a management agreement between the Company and the Manager (as amended, the “Management Agreement”). Pursuant to the Management Agreement, the Company pays the Manager a base management fee equal to the greater of $250,000 per annum ($62,500 per quarter) or 1.50% per annum (0.375% per quarter) of the Company’s “Equity” as defined in the Management Agreement. Net proceeds from the issuance of Series B and Series C Preferred Stock are included in the Company’s Equity for purposes of determining the base management fee using the same daily weighted average method as is utilized for common equity. The base management fee is payable in cash, quarterly in arrears. The Manager is also entitled to incentive compensation which is calculated and payable in cash with respect to each calendar quarter in arrears in an amount, not less than zero, equal to the difference between: (1) the product of (a) 20% and (b) the difference between (i) the Company’s Core Earnings for the most recent 12-month period, including the calendar quarter (or part thereof) for which the calculation of incentive compensation is being made (the “applicable period”), and (ii) the product of (A) the Company’s Equity in the most recent 12-month period, including the applicable period, and (B) 7% per annum; and (2) the sum of any incentive compensation paid to the Manager with respect to the first three calendar quarters of the most recent 12-month period. No incentive compensation is payable to the Manager with respect to any calendar quarter unless Core Earnings for the 12 most recently completed calendar quarters is greater than zero. For purposes of calculating the Manager’s incentive compensation, the Management Agreement specifies that equity securities of the Company or any of the Company’s subsidiaries that are entitled to a specified periodic distribution or have other debt characteristics will not constitute equity securities and will not be included in “Equity” for the purpose of calculating incentive compensation. Instead, the aggregate distribution amount that accrues to such equity securities during the calendar quarter of such calculation will be subtracted from Core Earnings, before incentive compensation for purposes of calculating incentive compensation, unless such distribution is otherwise excluded from Core Earnings.

Core Earnings, as defined in the Management Agreement, means the net income (loss) attributable to the holders of the Company’s common stock and Class A common stock (in those periods in which such Class A shares were outstanding) and, without duplication, the holders of the Company’s subsidiaries’ equity securities (other than the Company or any of the Company’s subsidiaries), computed in accordance with GAAP, including realized gains and losses not otherwise included in net income (loss), and excluding (i) non-cash equity compensation expense, (ii) the incentive compensation, (iii) depreciation and amortization, (iv) any unrealized gains or losses, including an allowance for credit losses, or other similar non-cash items that are included in net income for the applicable period, regardless of whether such items are included in other comprehensive income or loss or in net income and (v) one-time events pursuant to changes in GAAP and certain material non-cash income or expense items, in each case after discussions between the Manager and the Company’s independent directors and approved by a majority of the Company’s independent directors.

For so long as any shares of Series B Preferred Stock remain issued and outstanding, the Manager agreed to reduce by 50% the base management fee attributable to the Series B Preferred Stock net proceeds included in the Company’s Equity, such that the base management fee rate will equal 0.75% per annum instead of 1.50% per annum as provided in the Management Agreement. On June 16, 2021, the Company redeemed all 9,000,000 outstanding shares of the Series B Preferred Stock, incorporating the impact of the redemption into its calculation of Company Equity. The reduced base management fee rate will apply until the Series B Preferred Stock issuance and redemption no longer impact the Company’s Equity used to calculate the base management fee payable to its Manager.

Management Fees and Incentive Management Fees Incurred and Paid

The following table details the management fees and incentive management fees incurred and paid pursuant to the Management Agreement (dollars in thousands):

	Three Months Ended March 31,
	2023		2022
Incurred
Management fees	$	6,019	$	5,709
Incentive management fee	—		—
Total management and incentive fees incurred	$	6,019	$	5,709
Paid
Management fees	$	5,984	$	5,609
Incentive management fee	—		—
Total management and incentive fees paid	$	5,984	$	5,609

Management fees and incentive management fees included in payable to affiliates on the consolidated balance sheets as of March 31, 2023 and December 31, 2022 are $6.0 million and $6.0 million, respectively. No incentive management fee was earned during the three months ended March 31, 2023 and March 31, 2022.

Termination Fee

A termination fee would be due to the Manager upon termination of the Management Agreement by the Company absent a cause event. The termination fee would also be payable to the Manager upon termination of the Management Agreement by the Manager if the Company materially breaches the Management Agreement. The termination fee is equal to three times the sum of (x) the average annual base management fee and (y) the average annual incentive compensation earned by the Manager, in each case during the 24-month period immediately preceding the most recently completed calendar quarter prior to the date of termination.

Other Related Party Transactions

The Manager or its affiliates is responsible for the expenses related to the personnel of the Manager and its affiliates who provide services to the Company. However, the Company does reimburse the Manager for agreed-upon amounts based upon the Company’s allocable share of the compensation (including, without limitation, annual base salary, bonus, any related withholding taxes and employee benefits) paid to (1) the Manager’s personnel serving as the Company’s chief financial officer based on the percentage of his or her time spent managing the Company’s affairs and (2) other corporate finance, tax, accounting, internal audit, legal risk management, operations, compliance and other non-investment personnel of the Manager or its affiliates who spend all or a portion of their time managing the Company’s affairs, based on the percentage of time devoted by such personnel to the Company’s and the Company’s subsidiaries’ affairs. For the three months ended March 31, 2023 and 2022, the Company reimbursed to the Manager $0.3 million and $0.3 million, respectively, of expenses for services rendered on its behalf by the Manager and its affiliates.

For as long as any shares of Series B Preferred Stock remained issued and outstanding, the Manager agreed that it would not seek reimbursement for reimbursable expenses in excess of the greater of (x) $1.0 million per fiscal year and (y) twenty percent (20%) of the Company’s allocable share of such reimbursable expenses pursuant to the Management Agreement per fiscal year. On June 16, 2021, the Company redeemed all 9,000,000 outstanding shares of the Series B Preferred Stock and no shares of Series B Preferred Stock remained outstanding. As a result of the Series B Preferred Stock redemption, this agreement was terminated and there can be no assurance that the Manager will not seek reimbursement of such expenses in future quarters.

The Company is required to pay the Manager or its affiliates for documented costs and expenses incurred with third parties by the Manager or its affiliates on behalf of the Company, subject to the Company’s review and approval of such costs and expenses. The Company’s obligation to pay for costs and expenses incurred on its behalf is not subject to a dollar limitation.

As of March 31, 2023 and December 31, 2022, no amounts remained outstanding and payable to the Manager or its affiliates for third party expenses that were incurred on behalf of the Company. All expenses due and payable to the Manager are reflected in the respective expense category of the consolidated statements of income and comprehensive income or consolidated balance sheets based on the nature of the item.

In connection with the Series C Preferred Stock issuance as described in Note 12, the Company paid TPG Capital BD, LLC a $0.7 million underwriting discount and commission for its services as joint bookrunner during the three months ended June 30, 2021. The underwriting discount and commission was settled net of the preferred stock issuance proceeds and recorded as a reduction to additional paid-in-capital in the Company’s consolidated statement of changes in equity at closing.

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Earnings per Share

3 Months Ended

Mar. 31, 2023

Earnings Per Share [Abstract]

Earnings per Share

Earnings per Share

The Company calculates its basic and diluted earnings (loss) per share using the two-class method for all periods presented, which defines unvested stock-based compensation awards that contain nonforfeitable rights to dividends as participating securities. The two-class method is an allocation formula that determines earnings per share for each share of common stock and participating securities according to dividends declared and participation rights in undistributed earnings. Under this method, all earnings (distributed and undistributed) are allocated to common shares and participating securities based on their respective rights to receive dividends. The unvested restricted shares of its common stock granted to certain current and former employees and affiliates of the Manager qualify as participating securities. These restricted shares have the same rights as the Company’s other shares of common stock, including participating in any dividends, and therefore are included in the Company’s basic and diluted earnings per share calculation. For the three months ended March 31, 2023 and 2022, $0.4 million and $0.2 million, respectively, of common stock dividends declared and undistributed net income attributable to common stockholders were allocated to unvested shares of our common stock pursuant to stock grants made under the Company’s Incentive Plan. See Note 12 for details.

The computation of diluted earnings per common share is based on the weighted average number of participating securities outstanding plus the incremental shares that would be outstanding assuming exercise of the Warrants. The number of incremental common shares is calculated utilizing the treasury stock method. For the three months ended March 31, 2023 and March 31, 2022, the Warrants are included in the calculation of diluted earnings per common share because the Company generated earnings on a per common share basis, and the average market price of the Company’s common stock was $7.95 and $12.17, respectively, which exceeds the strike price of $7.50 per common share for Warrants currently outstanding.

The following table sets forth the calculation of basic and diluted earnings per common share based on the weighted-average number of shares of common stock outstanding (dollars in thousands, except share and per share data):

	Three Months Ended March 31,
	2023		2022
Net income	$	7,375	$	23,781
Preferred stock dividends(1)	(3,148)		(3,148)
Participating securities' share in (loss) earnings	(404)		(197)
Net income attributable to common stockholders	$	3,823	$	20,436
Weighted average common shares outstanding, basic	77,410,406		77,183,957
Incremental shares of common stock issued from the assumed exercise of the Warrants	679,245		4,604,766
Weighted average common shares outstanding, diluted	78,089,651		81,788,723
Earnings per common share, basic(2)	$	0.05	$	0.26
Earnings per common share, diluted(2)	$	0.05	$	0.25

_______________________

(1)Includes preferred stock dividends declared and paid for Series A preferred stock and Series C Preferred Stock shares outstanding for the three months ended March 31, 2023 and 2022.

(2)Basic and diluted earnings per common share are computed independently based on the weighted-average shares of common stock outstanding. Diluted earnings per common share also includes the impact of participating securities outstanding plus any incremental shares that would be outstanding assuming the exercise of the Warrants.

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Stockholders' Equity

3 Months Ended

Mar. 31, 2023

Stockholders' Equity Note [Abstract]

Stockholders' Equity

Stockholders' Equity

Series C Cumulative Redeemable Preferred Stock

On June 14, 2021, the Company received net proceeds of $194.4 million from the sale of the 8,050,000 shares of Series C Preferred Stock after deducting the underwriting discount and commissions of $6.3 million and issuance costs of $0.6 million. The Company used the net proceeds from the offering to partially fund the redemption of all of the outstanding shares of the Company’s Series B Preferred Stock. The Series C Preferred Stock is currently listed on the NYSE under the symbol “TRTX PRC.” In connection with the Series C Preferred Stock issuance the Company paid TPG Capital BD, LLC a $0.7 million underwriting discount and commission for its services as joint bookrunner. The underwriting discount and commission was settled net of the preferred stock issuance proceeds and recorded as a reduction to additional paid-in-capital in the Company’s consolidated statement of changes in equity at closing.

The Company’s Series C Preferred Stock has a liquidation preference of $25.00 per share. When, as, and if authorized by the Company’s board of directors and declared by the Company, dividends on Series C Preferred Stock will be payable quarterly in arrears on or about March 30, June 30, September 30, and December 30 of each year at a rate per annum equal to 6.25% per annum of the $25.00 per share liquidation preference ($1.5624 per share annually or $0.3906 per share quarterly). Dividends on the Series C Preferred Stock are cumulative. The first dividend on the Series C Preferred Stock was payable on September 30, 2021, and covered the period from, and including, June 14, 2021 to, but not including, September 30, 2021 and was in the amount of $0.4601 per share.

On and after June 14, 2026, the Company, at its option, upon not fewer than 30 days’ nor more than 60 days’ written notice, may redeem the Series C Preferred Stock, in whole, at any time, or in part, from time to time, for cash, at a redemption price of $25.00 per share, plus any accrued and unpaid dividends (whether or not declared) on such shares of Series C Preferred Stock to, but not including, the redemption date (other than any dividend with a record date before the applicable redemption date and a payment date after the applicable redemption date, which shall be paid on the payment date notwithstanding prior redemption of such shares).

Upon the occurrence of a Change of Control event, the holders of Series C Preferred Stock have the right to convert their shares solely into common stock at their request and do not have the right to request that their shares convert into cash or a combination of cash and common stock. The Company, upon the occurrence of a Change of Control event, at its option, upon not fewer than 30 days’ nor more than 60 days’ written notice, may redeem the shares of Series C Preferred Stock, in whole or in part, within 120 days after the first date on which such Change of Control occurred, for cash at a redemption price equal to $25.00 per share, plus any accrued and unpaid dividends (whether or not declared) to, but not including, the redemption date (other than any dividend with a record date before the applicable redemption date and a payment date after the applicable redemption date, which will be paid on the payment date notwithstanding prior redemption of such shares).

Holders of Series C Preferred Stock have no voting rights except as set forth in the Articles Supplementary for the Series C Preferred Stock.

Series B Cumulative Redeemable Preferred Stock and Warrants to Purchase Shares of Common Stock

On May 28, 2020, the Company entered into an Investment Agreement (the “Investment Agreement”) with PE Holder L.L.C., a Delaware limited liability company (the “Purchaser”), an affiliate of Starwood Capital Group Global II, L.P., under which the Company agreed to issue and sell to the Purchaser up to 13,000,000 shares of 11.0% Series B Preferred Stock, par value $0.001 per share (plus any additional such shares paid as dividends pursuant to the Articles Supplementary for the Series B Preferred Stock), and Warrants to purchase, in the aggregate, up to 15,000,000 shares (subject to adjustment) of the Company’s Common Stock, for an aggregate cash purchase price of up to $325,000,000. Such purchases could occur in up to three tranches prior to December 31, 2020. The Investment Agreement contains market standard provisions regarding board representation, voting agreements, rights to information, and a standstill agreement and registration rights agreement regarding common stock acquired via exercise of Warrants. At closing, the Purchaser acquired the initial tranche consisting of 9,000,000 shares of Series B Preferred Stock and Warrants to purchase up to 12,000,000 shares of Common Stock, for an aggregate price of $225.0 million. The Company elected to allow its option to issue additional shares of Series B Preferred Stock to expire unused.

Series B Preferred Stock

The Company’s Series B Preferred Stock had a liquidation preference of $25.00 per share over all other classes of the Company’s equity other than Series A preferred stock, which had liquidation preference over the Series B Preferred Stock.

Series B Preferred Stock bore a dividend at 11% per annum, accrued daily and compounded semi-annually, which was payable quarterly in cash; provided that up to 2.0% per annum of the liquidation preference could be paid, at the option of the Company, in the form of additional shares of Series B Preferred Stock.

On June 16, 2021, the Company redeemed all 9,000,000 outstanding shares of the Series B Preferred Stock at an aggregate redemption price of approximately $247.5 million. Dividends on all shares of Series B Preferred Stock were paid in full as of the redemption date and no shares of Series B Preferred Stock remained outstanding.

Warrants to Purchase Common Stock

The Warrants have an initial exercise price of $7.50 per share. The exercise price of the Warrants and shares of Common Stock issuable upon exercise of the Warrants are subject to customary adjustments. The Warrants are exercisable on a net-settlement basis and expire on May 28, 2025. The Warrants are classified as equity and were initially recorded at their estimated fair value of $14.4 million with no subsequent remeasurement. None of the Warrants have been exercised as of March 31, 2023.

On the issuance date, the Company retained third party valuation experts to assist with estimating the fair value of the Series B Preferred Stock and the Warrants using a binomial lattice model. Based on the Warrants’ relative fair value to the fair value of the Series B Preferred Stock, $14.4 million of the $225.0 million proceeds was allocated to the Warrants, creating a corresponding preferred stock discount in the same amount. The Company elected the accreted redemption value method whereby this discount was accreted over four years using the effective interest method, resulting in an increase in the carrying value of the Series B Preferred Stock. Additionally, $14.2 million of costs directly related to the issuance was accreted using the effective interest method. Such adjustments were included in Accretion of Discount on Series B Cumulative Redeemable Preferred Stock on the Company’s consolidated statements of changes in equity and treated similarly to a dividend on preferred stock for GAAP purposes, but only the accretion of the Warrant allocated fair value was treated as a dividend for income tax purposes.

Dividends

Upon the approval of the Company’s Board of Directors, the Company accrues dividends. Dividends are paid first to the holders of the Company’s Series A preferred stock at the rate of 12.5% of the total $0.001 million liquidation preference per annum plus all accumulated and unpaid dividends thereon, then to the holder of the Company’s Series B Preferred Stock (which was redeemed in-full on June 16, 2021) at the rate of 11.0% per annum of the $25.00 per share liquidation preference, then to the holders of the Company’s Series C Preferred Stock at the rate of 6.25% per annum of the $25.00 per share liquidation preference, and then to the holders of the Company’s common stock, in each case, to the extent outstanding. The Company intends to distribute each year not less than 90% of its taxable income to its stockholders to comply with the REIT provisions of the Internal Revenue Code. The Board of Directors will determine whether to pay future dividends, entirely in cash, or in a combination of stock and cash based on facts and circumstances at the time such decisions are made.

On March 13, 2023, the Company’s Board of Directors declared and approved a cash dividend of $0.24 per share of common stock, or $19.0 million in the aggregate, for the first quarter of 2023. The common stock dividend was paid on April 25, 2023 to the holders of record of the Company’s common stock as of March 29, 2023.

On March 9, 2023, the Company’s Board of Directors declared a cash dividend of $0.3906 per share of Series C Preferred Stock, or $3.1 million in the aggregate, for the first quarter of 2023. The Series C Preferred Stock dividend was paid on March 30, 2023 to the preferred stockholders of record as of March 20, 2023.

On March 14, 2022, the Company’s Board of Directors declared and approved a cash dividend of $0.24 per share of common stock, or $18.7 million in the aggregate, for the first quarter of 2022. The common stock dividend was paid on April 25, 2022 to the holders of record of the Company’s common stock as of March 29, 2022.

On March 8, 2022, the Company’s Board of Directors declared a cash dividend of $0.3906 per share of Series C Preferred Stock, or $3.1 million in the aggregate, for the first quarter of 2022. The Series C Preferred Stock dividend was paid on March 30, 2022 to the preferred stockholders of record as of March 18, 2022.

For the three months ended March 31, 2023 and 2022, common stock dividends in the amount of $19.0 million and $18.7 million, respectively, were declared and approved.

For the three months ended March 31, 2023 and 2022, Series C Preferred Stock dividends in the amount of $3.1 million and $3.1 million, respectively, were declared and approved.

As of March 31, 2023 and December 31, 2022, common stock dividends of $19.0 million and $19.0 million, respectively, were unpaid and are reflected in dividends payable on the Company’s consolidated balance sheets.

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Stock-based Compensation

3 Months Ended

Mar. 31, 2023

Share-based Payment Arrangement [Abstract]

Stock-based Compensation

Stock-based Compensation

The Company does not have any employees. As of March 31, 2023, certain individuals employed by an affiliate of the Manager and certain members of the Company’s Board of Directors were compensated, in part, through the issuance of stock-based instruments.

The Company’s Board of Directors has adopted, and the Company’s stockholders have approved, the TPG RE Finance Trust, Inc. 2017 Equity Incentive Plan (the “Incentive Plan”). The Incentive Plan provides for the grant of equity-based compensation awards to the Company’s, and its affiliates’, directors, officers, employees (if any) and consultants, and the members, officers, directors, employees and consultants of our Manager or its affiliates, as well as to our Manager and other entities that provide services to us and our affiliates and the employees of such entities. The total number of shares of common stock or long-term incentive plan (“LTIP”) units that may be awarded under the Incentive Plan is 4,600,463. The Incentive Plan will automatically expire on the tenth anniversary of its effective date, unless terminated earlier by the Company’s Board of Directors.

The following table details the outstanding common stock awards and includes the numbers of shares granted and weighted-average grant date fair value per share under the Incentive Plan:

	Common Stock	Weighted-Average Grant Date Fair Value per Share
Balance as of December 31, 2022	1,683,440	$	9.44
Granted	—	—
Vested	—	—
Forfeited	—	—
Balance as of March 31, 2023	1,683,440	$	9.44

Generally, common shares vest over a four-year period pursuant to the terms of the award and the Incentive Plan with the exception of deferred stock units granted to certain members of the Company's Board of Directors that are vested upon issuance.

The following table presents the number of shares associated with outstanding awards that will vest over the next four years:

Share Grant Vesting Year	Shares of Common Stock
2023	529,467
2024	476,184
2025	392,285
2026	285,504
Total	1,683,440

During the three months ended March 31, 2023, the Company accrued 3,724 shares of common stock for dividends that are paid-in kind to non-management members of its Board of Directors related to the dividend payable to holders of record of our common stock as of March 29, 2023. Dividends payable to holders of such grants made on December 17, 2021 and thereafter are paid in cash.

As of March 31, 2023, total unrecognized compensation costs relating to unvested stock-based compensation arrangements was $12.1 million. These compensation costs are expected to be recognized over a weighted average period of 1.4 years from March 31, 2023. For the three months ended March 31, 2023 and 2022, the Company recognized $1.8 million and $1.3 million, respectively, of stock-based compensation expense.

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Commitments and Contingencies

3 Months Ended

Mar. 31, 2023

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

Commitments and Contingencies

Impact of Global Macroeconomic Conditions

Global economic trends and economic conditions, including heightened inflation, slower growth or recession, changes to fiscal and monetary policy, increased interest rates, currency fluctuations and challenges in the supply chain, the war in Ukraine, stress to the commercial banking systems of the U.S. and Western Europe, and the lingering aftereffects of the COVID-19 pandemic have had, and may in the future have, an adverse impact on the Company's business, the U.S. and global economies, the real estate industry and the Company's borrowers, and the performance of the properties securing the Company's loans. As of March 31, 2023, no contingencies have been recorded on the Company's consolidated balance sheet as a result of such trends and conditions; however, if market conditions worsen or extend, it may have long-term impacts on the Company's financial condition, results of operations, and cash flows.

Unfunded Commitments

As part of its lending activities, the Company commits to certain funding obligations which are not advanced at loan closing and that have not been recognized in the Company’s consolidated financial statements. These commitments to extend credit are made as part of the Company’s loans held for investment portfolio and are generally utilized for base building work, tenant improvement costs and leasing commissions, and interest reserves. The aggregate amount of unrecognized unfunded loan commitments existing as of March 31, 2023 and December 31, 2022 was $353.9 million and $426.1 million, respectively.

The Company recorded an allowance for credit losses on loan commitments that are not unconditionally cancellable by the Company of $20.9 million and $17.3 million as of March 31, 2023 and December 31, 2022 which is included in accrued expenses and other liabilities on the Company’s consolidated balance sheets.

Litigation

From time to time, the Company may be involved in various claims and legal actions arising in the ordinary course of business. The Company establishes an accrued liability for loss contingencies when a settlement arising from a legal proceeding is both probable and reasonably estimable. If a legal matter is not probable and reasonably estimable, no such liability is recorded. Examples of this include (i) early stages of a legal proceeding, (ii) damages that are unspecified or cannot be determined, (iii) discovery has not started or is incomplete or (iv) there is uncertainty as to the outcome of pending appeals or motions. If these items exist, an estimated range of potential loss cannot be determined and as such the Company does not record an accrued liability.

As of March 31, 2023 and December 31, 2022, the Company was not involved in any material legal proceedings and has not recorded an accrued liability for loss contingencies.

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Concentration of Credit Risk

3 Months Ended

Mar. 31, 2023

Risks and Uncertainties [Abstract]

Concentration of Credit Risk

Concentration of Credit Risk

Impact of COVID-19 on Concentration of Credit Risk

The potential long-run negative impacts on the Company’s business caused by COVID-19 may be heightened because the Company is not required to observe specific diversification criteria, which means that the Company’s investments may be concentrated in certain property types, geographical areas or loan categories that are more adversely affected by COVID-19 than other property types, geographical areas or loan categories. For example, certain of the loans in the Company’s loan portfolio are secured by office buildings, hotels and retail properties. At the onset of the COVID-19 pandemic, hotels were disproportionately affected. As the pandemic evolved, and the ways people use real estate have changed, much of the Company's focus has shifted to its office exposure. For example, office buildings have been adversely impacted by a slowdown in return-to-office, a reversal in the pre-COVID trend toward increased densification of office space, and a preference by office users for vintage office buildings and for suburban properties less reliant on public transportation to safely deliver their employees to and from the workplace. Additionally, entrenched work-from-home behavior by employees appears to have caused a slow return to office, which may translate into a permanent reduction in demand for office space.

Property Type

A summary of the Company’s portfolio of loans held for investment by property type based on total loan commitment and current unpaid principal balance (“UPB”) follows (dollars in thousands):

	March 31, 2023
Property type	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Multifamily	$	2,399,291	$	100,613	45.4	%	$	2,298,678	46.4	%
Office	1,409,868		121,093		26.5		1,286,895		26.2
Hotel	570,543		11,740		10.8		559,975		11.3
Life Science	404,600		72,334		7.6		332,266		6.7
Mixed-Use	283,340		14,799		5.4		268,541		5.4
Industrial	107,000		9,705		2.0		97,295		2.0
Self Storage	69,000		2,000		1.3		67,000		1.4
Other	50,600		21,600		1.0		29,000		0.6
Total	$	5,294,242	$	353,884	100.0	%	$	4,939,650	100.0	%

	December 31, 2022
Property type	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Multifamily	$	2,491,441	$	110,769	46.0	%	$	2,380,672	47.5	%
Office	1,553,378		155,986		28.5		1,397,392		28.0
Hotel	483,743		11,666		8.9		473,790		9.5
Life Science	404,600		93,092		7.5		311,508		6.2
Mixed-Use	283,340		15,061		5.2		268,279		5.4
Industrial	93,044		5,987		1.7		87,057		1.7
Self Storage	69,000		11,900		1.3		57,100		1.1
Other	50,600		21,600		0.9		29,000		0.6
Total	$	5,429,146	$	426,061	100.0	%	$	5,004,798	100.0	%

Loan commitments exclude capitalized interest resulting from previously modified loans of $1.2 million and $1.7 million as of March 31, 2023 and December 31, 2022, respectively.

Geography

All of the Company’s loans held for investment are secured by properties within the United States. The geographic composition of loans held for investment based on total loan commitment and current UPB follows (dollars in thousands):

	March 31, 2023
Geographic region	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
East	$	1,821,043	$	76,979	34.5	%	$	1,745,238	35.3	%
West	1,594,349		151,616		30.1		1,441,554		29.2
South	1,419,900		103,100		26.8		1,316,097		26.6
Midwest	319,950		15,384		6.0		304,566		6.2
Various	139,000		6,805		2.6		132,195		2.7
Total	$	5,294,242	$	353,884	100.0	%	$	4,939,650	100.0	%
	December 31, 2022
Geographic region	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
East	$	1,844,087	$	73,104	33.9	%	$	1,772,155	35.4	%
West	1,629,727		179,104		30.0		1,450,623		29.0
South	1,496,382		138,836		27.6		1,358,087		27.1
Midwest	319,950		17,130		5.9		302,820		6.1
Various	139,000		17,887		2.6		121,113		2.4
Total	$	5,429,146	$	426,061	100.0	%	$	5,004,798	100.0	%

Loan commitments exclude capitalized interest resulting from previously modified loans of $1.2 million and $1.7 million as of March 31, 2023 and December 31, 2022, respectively.

Category

A summary of the Company’s portfolio of loans held for investment by loan category based on total loan commitment and current UPB follows (dollars in thousands):

	March 31, 2023
Loan category	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Bridge	$	2,313,199	$	54,192	43.7	%	$	2,259,007	45.7	%
Moderate Transitional	1,524,283		199,983		28.7		1,324,294		26.8
Light Transitional	1,406,160		78,109		26.6		1,327,349		26.9
Construction	50,600		21,600		1.0		29,000		0.6
Total	$	5,294,242	$	353,884	100.0	%	$	4,939,650	100.0	%
	December 31, 2022
Loan category	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Bridge	$	2,249,442	$	52,588	41.4	%	$	2,197,397	43.9	%
Light Transitional	1,604,820		125,959		29.6		1,478,860		29.5
Moderate Transitional	1,524,284		225,914		28.1		1,299,541		26.0
Construction	50,600		21,600		0.9		29,000		0.6
Total	$	5,429,146	$	426,061	100.0	%	$	5,004,798	100.0	%

Loan commitments exclude capitalized interest resulting from previously modified loans of $1.2 million and $1.7 million as of March 31, 2023 and December 31, 2022, respectively.

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Subsequent Events

3 Months Ended

Mar. 31, 2023

Subsequent Events [Abstract]

Subsequent Events

Subsequent Events

The following events occurred subsequent to March 31, 2023:

•The Company received a full loan repayment related to one of its first mortgage loans with an aggregate loan commitment and unpaid principal balance of $45.9 million and $44.3 million, respectively. The first mortgage loan was secured by an office property.

•The Company acquired via negotiated deed in lieu of foreclosure 100% ownership in a 375,440 square foot office property in Houston, TX. The loan had a "5" risk rating as of March 31, 2023.

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Summary of Significant Accounting Policies (Policies)

3 Months Ended

Mar. 31, 2023

Accounting Policies [Abstract]

Basis of Presentation

Basis of Presentation

The interim consolidated financial statements of the Company have been prepared in accordance with accounting principles generally accepted in the United States (“GAAP”). The interim consolidated financial statements include the Company's accounts, consolidated variable interest entities for which the Company is the primary beneficiary, and its wholly-owned subsidiaries. All intercompany transactions and balances have been eliminated. The Company believes it has made all necessary adjustments, consisting of only normal recurring items, so that the consolidated financial statements are presented fairly and that estimates made in preparing the consolidated financial statements are reasonable and prudent. The operating results presented for interim periods are not necessarily indicative of the results that may be expected for any other interim period or for the entire year. These interim consolidated financial statements should be read in conjunction with the Company’s Form 10-K filed with the SEC on February 21, 2023.

Use of Estimates

Use of Estimates

The preparation of the consolidated financial statements in conformity with GAAP requires estimates of assets, liabilities, revenues, expenses and disclosure of contingent assets and liabilities at the date of the consolidated financial statements. Actual results could differ from management’s estimates, and such differences could be material. Significant estimates made in the consolidated financial statements include, but are not limited to, the adequacy of our allowance for credit losses and the valuation inputs related thereto and the valuation of financial instruments. Actual amounts and values as of the balance sheet dates may be materially different from the amounts and values reported due to the inherent uncertainty in the estimation process and the limited availability of observable pricing inputs due to the nature of transitional mortgage loans. Also, future amounts and values could differ materially from those estimates due to changes in values and circumstances after the balance sheet date and the limited availability of observable prices.

Principles of Consolidation

Principles of Consolidation

Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) Topic 810—Consolidation (“ASC 810”) provides guidance on the identification of a variable interest entity (“VIE”), for which control is achieved through means other than voting rights, and the determination of which business enterprise, if any, should consolidate the VIE. An entity is considered a VIE if any of the following applies: (1) the equity investors (if any) lack one or more of the essential characteristics of a controlling financial interest; (2) the equity investment at risk is insufficient to finance that entity’s activities without additional subordinated financial support; or (3) the equity investors have voting rights that are not proportionate to their economic interests and the activities of the entity involve or are conducted on behalf of an investor with a disproportionately small voting interest. The Company consolidates VIEs in which the Company is considered to be the primary beneficiary. The primary beneficiary is defined as the entity having both of the following characteristics: (1) the power to direct the activities that, when taken together, most significantly impact the VIE’s performance; and (2) the obligation to absorb losses and right to receive the returns from the VIE that would be significant to the VIE.

At each reporting date, the Company reconsiders its primary beneficiary conclusions for all its VIEs to determine if its obligation to absorb losses of, or its rights to receive benefits from, the VIE could potentially be more than insignificant, and will consolidate or not consolidate in accordance with GAAP. See Note 5 for details.

Revenue Recognition

Revenue Recognition

Interest income on loans is accrued using the interest method based on the contractual terms of the loan, adjusted for expected or realized credit losses, if any. The objective of the interest method is to arrive at periodic interest income, including recognition of fees and costs, at a constant effective yield. Premiums, discounts, and origination fees are amortized or accreted into interest income over the lives of the loans using the interest method, or on a straight-line basis when it approximates the interest method. Extension and modification fees are accreted into interest income on a straight-line basis, when it approximates the interest method, over the related extension or modification period. Exit fees are accreted into interest income on a straight-line basis, when it approximates the interest method, over the lives of the loans to which they relate unless they can be waived by the Company or a co-lender in connection with a loan refinancing, or if timely collection of principal and interest is doubtful. Prepayment penalties from borrowers are recognized as interest income when received. Certain of the Company’s loan investments have in the past, and may in the future, provide for additional interest based on the borrower’s operating cash flow or appreciation in the value of the underlying collateral. Such amounts are considered contingent interest and are reflected as interest income only upon certainty of collection. Certain of the Company’s loan investments have in the past, and may in the future, provide for the accrual of interest (in part, or in whole) instead of its current payment in cash, with the accrued interest (“PIK interest”) added to the unpaid principal balance of the loan. Such PIK interest is recognized currently as interest income unless the Company concludes eventual collection is unlikely, in which case the PIK interest is written off.

All interest accrued but not received for loans placed on non-accrual status is subtracted from interest income at the time the loan is placed on non-accrual status. Based on the Company’s judgment as to the collectability of principal, a loan on non-accrual status is either accounted for on a cash basis, where interest income is recognized only upon receipt of cash for interest payments, or on a cost-recovery basis, where all cash receipts reduce the loan’s carrying value, and interest income is only recorded when such carrying value has been fully recovered.

Loans Held for Investment

Loans Held for Investment

Loans that the Company has the intent and ability to hold for the foreseeable future, or until maturity or repayment, are reported at their outstanding principal balances net of cumulative write-offs, interest applied to principal (for loans accounted for using the cost-recovery method), unamortized premiums, discounts, loan origination fees and costs. Loan origination fees and direct loan origination costs are deferred and recognized in interest income over the estimated life of the loans using the interest method, or on a straight-line basis when it approximates the interest method, adjusted for actual prepayments. Accrued but not yet collected interest is separately reported as accrued interest and fees receivable on the Company’s consolidated balance sheets.

Non-Accrual Loans

Non-Accrual Loans

Loans are placed on non-accrual status when the full and timely collection of principal or interest is doubtful, generally when: management determines that the borrower is incapable of, or has ceased efforts toward, curing the cause of a default; the loan becomes 90 days or more past due for principal or interest; or the loan experiences a maturity default. The Company considers an account past due when an obligor fails to pay substantially all (defined as 90%) of the scheduled contractual payments by the due date. In each case, the period of delinquency is based on the number of days payments are contractually past due. A loan may be returned to accrual status if all delinquent principal and interest payments are brought current, and collectability of the remaining principal and interest payments in accordance with the loan agreement is reasonably assured. Loans that in the judgment of the Company’s external manager, TPG RE Finance Trust Management, L.P., a Delaware limited partnership (the “Manager”), are adequately secured and in the process of collection are maintained on accrual status, even if they are 90 days or more past due.

Loans Held for Sale

Loans Held for Sale

The Company may change its intent, or its assessment of its ability, to hold for the foreseeable future loans held for investment based on changes in the real estate market, capital markets, or when a shift occurs in the Company's approach to loan portfolio construction. Once a determination is made to sell a loan, or the Company determines it no longer has the intent and ability to hold a loan held for investment for the foreseeable future, the loan is transferred to loans held for sale. In accordance with GAAP, loans classified as held for sale are recorded at the lower of cost or fair value, net of estimated selling costs, and the loan is excluded from the determination of the current expected credit loss ("CECL") reserve.

Credit Losses

Credit Losses

Allowance for Credit Losses for Loans Held for Investment

The Company accounts for its allowance for credit losses on loans held for investment using the Current Expected Credit Loss model of ASC Topic 326, Financial Instruments-Credit Losses (“ASC 326”). Periodic changes to the CECL reserve are recognized through net income on the Company’s consolidated statements of income and comprehensive income. The allowance for credit losses measured under the CECL accounting framework represents an estimate of current expected losses for the Company’s existing portfolio of loans held for investment, and is presented as a valuation reserve on the Company’s consolidated balance sheets. Expected credit losses related to non-cancelable unfunded loan commitments are accounted for as separate liabilities included in accrued expenses and other liabilities on the consolidated balance sheets. The allowance for credit losses for loans held for investment, as reported in the Company’s consolidated balance sheets, is adjusted by a credit loss benefit (expense), which is reported in earnings in the consolidated statements of income and comprehensive income and reduced by the write-off of loan amounts, net of recoveries and additions related to purchased credit-deteriorated (“PCD”) assets, if relevant. The Company has elected to not measure an allowance for credit losses on accrued interest receivables related to all of its loans held for investment because it writes off uncollectible accrued interest receivable in a timely manner pursuant to its non-accrual policy, described above.

The Company considers key credit quality indicators in underwriting loans and estimating credit losses, including but not limited to: the capitalization of borrowers and sponsors; the expertise of the borrowers and sponsors in a particular real estate sector and geographic market; collateral type; geographic region; use and occupancy of the property; property market value; loan-to-value (“LTV”) ratio; loan amount and lien position; debt service coverage ratio; the Company’s risk rating for the same and similar loans; and prior experience with the borrower and sponsor. This information is used to assess the financial and operating capability, experience and profitability of the sponsor/borrower. Ultimate repayment of the Company’s loans is sensitive to interest rate changes, general economic conditions, liquidity, LTV ratio, existence of a liquid investment sales market for commercial properties, and availability of replacement short-term or long-term financing. The loans in the Company’s commercial mortgage loan portfolio are secured by collateral of the following property types: office; life science; multifamily; hotel; industrial; mixed-use; land for industrial and office use; and self storage.

The Company’s loans are typically collateralized by real estate, or in the case of mezzanine loans, by a partnership interest or similar equity interest in the entity that owns the real estate securing the Company's first mortgage loan. The Company regularly evaluates on a loan-by-loan basis, typically no less frequently than quarterly, the extent and impact of any credit deterioration associated with the performance and/or value of the underlying collateral property, and the financial and operating capability of the borrower/sponsor. The Company also evaluates the financial strength of loan guarantors, if any, and the borrower’s competency in managing and operating the property or properties. In addition, the Company considers the overall economic environment, real estate sector, and geographic sub-market in which the borrower operates. Such analyses are completed and reviewed by asset management personnel and evaluated by senior management, who utilize various data sources, including, to the extent available (i) periodic financial data such as property occupancy, tenant profile, rental rates, operating expenses, the borrower’s exit plan, and capitalization and discount rates, (ii) site inspections, (iii) sales and financing comparables, (iv) current credit spreads for refinancing and (v) other market data.

Quarterly, the Company evaluates the risk of all loans and assigns a risk rating based on a variety of factors, grouped as follows: (i) loan and credit structure, including the as-is LTV structural features; (ii) quality and stability of real estate value and operating cash flow, including debt yield, property type, dynamics of the geography, local market, physical condition, stability of cash flow, leasing velocity and quality and diversity of tenancy; (iii) performance against underwritten business plan; (iv) the frequency and materiality of loan modifications or waivers occasioned by unfavorable variances between the underwritten business plan and actual performance; (v) changes in the capital markets that may impact the repayment of the loan via a refinancing, or sale of the loan collateral; and (vi) quality, experience and financial condition of sponsor, borrower and guarantor(s). Based on a 5-point scale, the Company’s loans are rated “1” through “5,” from least risk to greatest risk, respectively:

1 -Very Low Risk

2 -Low Risk

3 -Medium Risk

4 -High Risk/Potential for Loss—A loan that has a high risk of realizing a principal loss; and

5 -Default/Loss Likely—A loan that has a very high risk of realizing a principal loss or has otherwise incurred a principal loss.

The Company generally assigns a risk rating of “3” to all loan investments upon origination or acquisition, except when specific circumstances warrant an exception. During the three months ended March 31, 2023, the Company simplified its risk rating definitions. The Company re-evaluated its risk ratings based on the simplified definitions and concluded that there was no impact to prior period risk ratings.

The Company’s CECL reserve also reflects estimates of the current and future economic conditions that impact the performance of the commercial real estate assets securing the Company’s loans. These estimates include unemployment rates, inflation rates, interest rates, price indices for commercial property, current and expected future availability of liquidity in the commercial property debt and equity capital markets, and other macroeconomic factors that may influence the likelihood and magnitude of potential credit losses for the Company’s loans during their anticipated term. The Company licenses certain macroeconomic financial forecasts to inform its view of the potential future impact that broader economic conditions may have on its loan portfolio’s performance. Selection of the economic forecast or forecasts used, in conjunction with loan level inputs, to determine the CECL reserve requires significant judgment about future events that, while based on the information available to the Company as of the balance sheet date, are ultimately unknowable with certainty. The actual economic conditions impacting the Company’s portfolio could vary significantly from the estimates the Company made for the periods presented.

The key inputs to the Company's estimation of its allowance for credit losses as of March 31, 2023 were impacted by dislocations in the capital markets, increased interest rates, continuing inflationary trends, a heightened risk of recession, recent distress in the banking sector, and geopolitical conflicts. Inherent uncertainty in the estimation process and the limited availability of observable pricing inputs due to the nature of transitional mortgage loans also constrain the Company's ability to estimate key inputs utilized to calculate its allowance for credit losses. Key inputs to the estimate include, but are not limited to: LTV; debt service coverage ratio; current and future operating cash flow and performance of collateral properties; the financial strength and liquidity of borrowers and sponsors; capitalization rates and discount rates used to value commercial real estate properties; and market liquidity based on market indices or observable transactions involving the sale or financing of commercial properties. Estimates made by the Company are subject to change. Actual results could differ from management’s estimates, and such differences could be material.

Credit Loss Measurement

Credit Loss Measurement

The amount of allowance for credit losses is influenced by the size of the Company’s loan portfolio, loan quality and duration, collateral operating performance, risk rating, delinquency status, historic loss experience and other characteristics influencing loss expectations, such as reasonable and supportable forecasts of economic conditions. The Company employs two methods to estimate credit losses in its loan portfolio: (1) a model-based approach; and (2) an individually-assessed approach for loans considered to be "collateral-dependent" since the repayment of the loan is expected to be provided substantially through the operation or sale of the underlying collateral, and the borrower is experiencing financial difficulty or foreclosure is probable.

Once the expected credit loss amount is determined, an allowance for credit losses is established. A loan will be written off through credit loss (expense) benefit, net in the consolidated statements of income and comprehensive income when it is deemed non-recoverable upon a realization event. This is generally at the time the loan is settled, transferred or exchanged. Non-recoverability may also be concluded by the Company if, in its determination, it is nearly certain that all amounts due will not be collected. This loss is equal to the difference between the cash received, or expected to be received, and the carrying value of the asset. Factors considered by the Company in determining whether the expected credit loss is not recoverable include whether the Company determines that the loan is uncollectible, which means repayment is deemed to be delayed beyond a reasonable time, a loss becomes evident due to a borrower’s lack of assets and liquidity, or a borrower’s sponsor is unwilling or unable to support the loan.

Allowance for Credit Losses for Loans Held for Investment – Model-Based Approach

The Company has implemented a model-based approach used to measure the expected lifetime allowance for credit losses related to loans which are not individually-assessed. The model-based approach considers the underlying loan level cash flows and relevant historical market loan loss data. The Company licenses from Trepp, LLC historical loss information, incorporating loan performance data for over 120,000 commercial real estate loans dating back to 1998, and an analytical model to compute statistical credit loss factors (i.e., probability-of-default, loss severity, and loss-given-default). These credit loss factors are utilized by the Company together with loan specific inputs such as property-level operating performance information, delinquency status, indicators of credit quality, and other credit trends and risk characteristics. Additionally, the Company considers relevant loan and borrower specific qualitative factors, incorporates its expectations about the impact of current macroeconomic and local market conditions and reasonable and supportable operating forecasts on expected future credit losses in deriving its estimate. For the period beyond which the Company is able to make reasonable and supportable forecasts, the Company reverts to unadjusted historical loan loss information.

The Company may use other acceptable alternative approaches depending on, among other factors, the type of loan, underlying collateral and availability of relevant historical market loan loss data.

Allowance for Credit Losses for Loans Held for Investment – Individually-Assessed Approach

In instances where the Company concludes a loan repayment is entirely dependent on the operation or sale of the underlying collateral and the borrower is experiencing financial difficulty or foreclosure is probable, the Company individually assesses the allowance for credit loss for the underlying loan. The amount of expected credit loss is determined using broadly accepted and standard real estate valuation techniques (most commonly, a discounted cash flow model and real estate sales comparables), and considers substantially the same credit factors as utilized in the model-based method. In instances where the Company determines foreclosure of the underlying collateral is probable, the expected credit loss is measured as the difference between the amortized cost basis of the loan and the fair value of the underlying collateral as of the measurement date. The fair value of the underlying collateral is adjusted for the estimated cost to sell if repayment or satisfaction of a loan is dependent on the sale (rather than the operation) of the underlying collateral in instances where foreclosure is not probable.

Determining the appropriateness of the allowance is complex and requires judgment by management about the effect of matters that are inherently uncertain. Evaluations of the loan portfolio in future periods, given the prevailing forecasts and credit loss factors, may result in significant changes to the Company's allowance for credit losses and credit loss expense.

Unfunded Loan Commitments

Unfunded Loan Commitments

The Company’s first mortgage loans often contain provisions for future funding of a pre-determined portion of capital and other costs incurred by the borrower in executing its business plan. These deferred fundings are conditioned upon the borrower’s execution of its business plan with respect to the underlying collateral property securing the loan. These deferred fundings are typically for base building work, tenant improvement costs and leasing commissions, interest reserves, and occasionally to fund forecasted operating deficits during lease-up. These deferred funding commitments may be for specific periods, often require satisfaction by the borrower of conditions precedent, and may contain termination clauses at the option of the borrower or, more rarely, at the Company’s option. The total amount of unfunded commitments does not necessarily represent actual amounts that may be funded in cash in the future, since commitments may expire without being drawn, may be cancelled if certain conditions are not satisfied by the borrower, or borrowers may elect not to borrow some or all of the unused commitment. The Company does not recognize these unfunded loan commitments in its consolidated financial statements.

The Company applies its expected credit loss estimates to all future funding commitments that cannot be contractually terminated at the Company’s option. The Company maintains a separate allowance for expected credit losses from unfunded loan commitments, which is included in accrued expenses and other liabilities on the consolidated balance sheets. The Company estimates the amount of expected losses by calculating a commitment usage factor over the contractual period for exposures that are not unconditionally cancellable by the Company and applies the loss factors used in the allowance for credit loss methodology described above to the results of the usage calculation to estimate the liability for credit losses related to unfunded commitments for each loan.

Real Estate Owned

Real Estate Owned

Real estate acquired through a foreclosure or by deed-in-lieu of foreclosure is classified as real estate owned (“REO”) and held for investment on the Company’s consolidated balance sheet until a pending sales transaction meets the criteria of ASC 360-10-45-9 after which the real estate is considered to be held for sale, or is sold. The Company's cost basis in REO is equal to the estimated fair value of the collateral at the date of acquisition, less estimated selling costs. The estimated fair value of REO is determined using a discounted cash flow model and inputs that include the highest and best use for each asset, estimated future values based on extensive discussions with local brokers, investors and other market participants, the estimated holding period for the asset, and discount rates that reflect estimated investor return requirements for the risks associated with the expected use of each asset. If the estimated fair value of REO is lower than the carrying value of the related loan upon acquisition, the difference, along with any previously recorded specific CECL reserve, is recorded through Credit Loss (Benefit) Expense in the consolidated statements of income and comprehensive income.

REO is initially measured at fair value and is thereafter subject to an ongoing impairment analysis. Subsequent to a REO acquisition, events or circumstances may occur that result in a material and sustained decrease in the cash flows generated from the asset. REO is evaluated for recoverability when impairment indicators are identified. Any impairment loss, revenue and expenses from operations of the properties, and resulting gains or losses on sale are included in the consolidated statements of income and comprehensive income within Gain (loss) on sale of real estate owned, net and Other income, net.

Investment Portfolio Financing Arrangements

Investment Portfolio Financing Arrangements

The Company finances its portfolio of loans, or participation interests therein, and REO using secured financing agreements, including secured credit agreements, secured revolving credit facilities, asset-specific financing arrangements, mortgage loans payable, and collateralized loan obligations. The related borrowings are recorded as separate liabilities on the Company’s consolidated balance sheets. Interest income earned on the investments and interest expense incurred on the related borrowings are reported separately on the Company’s consolidated statements of income and comprehensive income.

In certain instances, the Company creates structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third party. For all such syndications the Company has completed through March 31, 2023, the Company transferred, on a non-recourse basis, 100% of the senior mortgage loan that the Company originated to a third-party lender, and retained as a loan investment a separate mezzanine loan investment secured by a pledge of the equity in the mortgage borrower. With respect to the senior mortgage loans transferred, the Company retains: no control over the mortgage loan; no economic interest in the mortgage loan; and no recourse to the purchaser or the borrower. Consequently, based on these circumstances and because the Company does not have any continuing involvement with the transferred senior mortgage loan, these syndications are accounted for as sales under GAAP and are removed from the Company’s consolidated financial statements at the time of transfer. The Company’s consolidated balance sheets only include the separate mezzanine loan remaining after the transfer.

For more information regarding the Company’s investment portfolio financing arrangements, see Note 6.

Temporary Equity

Temporary Equity

Equity instruments that are redeemable for cash or other assets are classified as temporary equity if the instrument is redeemable, at the option of the holder, at a fixed or determinable price on a fixed or determinable date or upon the occurrence of an event that is not solely within the control of the issuer.

Redeemable equity instruments are initially carried at the relative fair value of the equity instrument at the issuance date, which is subsequently adjusted at each balance sheet date if the instrument is currently redeemable or probable of becoming redeemable. The Series B Preferred Stock issued in connection with the Investment Agreement described in Note 12 were classified as temporary equity in the accompanying financial statements.

Collateralized Loan Obligation Proceeds Held at Trustee

Collateralized Loan Obligation Proceeds Held at Trustee

Collateralized Loan Obligation Proceeds Held at Trustee represent cash held by the Company’s collateralized loan obligations pending reinvestment in eligible collateral. See Note 5 for additional details.

Fair Value Measurements

Fair Value Measurements

The Company follows ASC 820-10, Fair Value Measurements and Disclosures (“ASC 820-10”), for its holdings of financial instruments. ASC 820-10 defines fair value, establishes a framework for measuring fair value in accordance with GAAP and expands disclosure of fair value measurements. ASC 820-10 determines fair value to be the price that would be received for a financial instrument in a current sale, which assumes an orderly transaction between market participants on the measurement date. The Company determines the estimated fair value of financial assets and liabilities using the three-tier fair value hierarchy established by GAAP, which prioritizes the inputs used in measuring fair value. GAAP establishes market-based or observable inputs as the preferred source of values followed by valuation models using management assumptions in the absence of market inputs. The financial instruments recorded at fair value on a recurring basis in the Company’s consolidated financial statements are cash, cash equivalents, and restricted cash. The three levels of inputs that may be used to measure fair value are as follows:

Level I—Valuations based on quoted prices in active markets for identical assets or liabilities that the Company has the ability to access.

Level II—Valuations based on quoted prices in markets that are not active or for which all significant inputs are observable, either directly or indirectly.

Level III—Valuations based on inputs that are unobservable and significant to the overall fair value measurement.

For certain financial instruments, the inputs used by management to measure fair value may fall into different levels of the fair value hierarchy. In such cases, the determination of which category within the fair value hierarchy is appropriate for such financial instrument is based on the lowest level of input that is significant to the fair value measurement.

The assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers factors specific to the financial instrument. The Company may use valuation techniques consistent with the market and income approaches to measure the fair value of its assets and liabilities. The market approach uses third-party valuations and information obtained from market transactions involving identical or similar assets or liabilities. The income approach uses projections of the future economic benefits of an instrument to determine its fair value, such as in the discounted cash flow methodology. The inputs or methodology used for valuing financial instruments are not necessarily an indication of the risk associated with investing in these financial instruments. Transfers between levels of the fair value hierarchy are assumed to occur at the end of the reporting period.

The following methods and assumptions are used by our Manager to estimate the fair value of each class of financial instruments for which it is practicable to estimate that value:

•Cash and cash equivalents: the carrying amount of cash and cash equivalents approximates fair value.

•Loans held for investment, net: using a discounted cash flow methodology employing a discount rate for loans of comparable credit quality, structure, and LTV based upon appraisal information and current estimates of the value of collateral property performed by the Manager, and credit spreads for loans of comparable risk (as determined by the Manager based on the factors previously described) as corroborated by inquiry of other market participants.

•Loans held for sale: estimated fair market value based on sale comparables as corroborated by inquiry of other market participants or independent market data providers.

•Secured revolving credit facilities, asset-specific financings, and mortgage loan payable (if any): based on the rate at which a similar secured revolving credit facility, asset-specific financing, or mortgage loan payable (if any) would currently be priced, as corroborated by inquiry of other market participants.

•CRE Collateralized Loan Obligations, net: indications of value from dealers active in trading similar or substantially similar securities, observable quotes from market data services, reported prices and spreads for recent new issues, and Manager estimates of the credit spread at which similar bonds would be issued, or traded, in the new issue and secondary markets.

•Other assets and liabilities subject to fair value measurement, including receivables, payables and accrued liabilities have carrying values that approximate fair value due to their short-term nature.

As discussed above, market-based or observable inputs are generally the preferred source of values for purposes of measuring the fair value of the Company’s assets under GAAP. The commercial property investment sales and commercial mortgage loan markets have experienced uneven liquidity due to global macroeconomic conditions, including heightened inflation, slower growth or recession, changes to fiscal and monetary policy, increased interest rates, currency fluctuations, labor shortages and the recent distress in the banking sector, which has made it more difficult to rely on market-based inputs in connection with the valuation of the Company’s assets under GAAP. Key valuation inputs include, but are not limited to, future operating cash flow and performance of collateral properties, the financial strength and liquidity of borrowers and sponsors, credit spreads for secured real estate borrowings, capitalization rates and discount rates used to value commercial real estate properties, and observable transactions involving the sale or financing of commercial properties.

Income Taxes

Income Taxes

The Company qualifies and has elected to be taxed as a REIT for U.S. federal income tax purposes under the Internal Revenue Code of 1986, as amended (the “Internal Revenue Code”), commencing with its initial taxable year ended December 31, 2014. To the extent that it annually distributes at least 90% of its REIT taxable income to stockholders and complies with various other requirements as a REIT, the Company generally will not be subject to U.S. federal income taxes on its distributed REIT taxable income. In 2017, the Internal Revenue Service issued a revenue procedure permitting “publicly offered” REITs to make elective stock dividends (i.e., dividends paid in a mixture of stock and cash), with at least 20% of the total distribution being paid in cash, to satisfy their REIT distribution requirements. Pursuant to this revenue procedure, the Company may elect to make future distributions of its taxable income in a mixture of stock and cash. If the Company fails to continue to qualify as a REIT in any taxable year and does not qualify for certain statutory relief provisions, the Company will be subject to U.S. federal and state income taxes at regular corporate rates beginning with the year in which it fails to qualify and may be precluded from being able to elect to be treated as a REIT for the Company’s four subsequent taxable years. Even though the Company currently qualifies for taxation as a REIT, the Company may be subject to certain U.S. federal, state, local and foreign taxes on the Company’s income and property and to U.S. federal income and excise taxes on the Company’s undistributed REIT taxable income.

In certain instances, the Company may generate excess inclusion income (“EII”) within the Sub-REIT structure it established for the purpose of issuing collateralized loan obligations (“CRE CLOs”). EII has in the past occurred in certain of the Company’s CRE CLOs due to sharp declines in LIBOR or compounded SOFR since the issuance of a CRE CLO's liabilities, loans contributed to the CRE CLOs with interest rate floors materially higher than the current applicable benchmark rates, and liabilities whose benchmark rates are unfloored. EII, which is treated as unrelated business taxable income (“UBTI”), is an obligation of the Company and is allocated only to a taxable REIT subsidiary (“TRS”) and not to its common stockholders.

Deferred tax assets and liabilities are recognized for future tax consequences attributable to temporary differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax bases. Deferred tax assets and liabilities are measured using enacted tax rates expected to apply to taxable income in the periods in which those temporary differences are expected to be recovered or settled. The effect on deferred tax assets and liabilities of a change in tax rates is recognized in the period in which the enactment date occurs. Under ASC Topic 740, Income Taxes (“ASC 740”), a valuation allowance is established when management believes it is more likely than not that a deferred tax asset will not be realized. Currently, the Company has no temporary differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax basis.

The Company intends to continue to operate in a manner consistent with, and to continue to meet the requirements to be treated as, a REIT for tax purposes and to distribute all of its REIT taxable income.

Earnings per Common Share

Earnings per Common Share

The Company calculates basic earnings per share using the two-class method. The two-class method is an allocation formula that determines earnings per share for each share of common stock and participating securities according to dividends declared and participation rights in undistributed earnings. Under this method, all earnings (distributed and undistributed) are allocated to common shares and participating securities based on their respective rights to receive dividends. Basic earnings per common share is calculated by dividing earnings allocated to common shareholders by the weighted-average number of common shares outstanding during the period.

Diluted earnings per share is computed under the more dilutive of the treasury stock method or the two-class method. The computation of diluted earnings per share is based on the weighted average number of participating securities outstanding plus the incremental shares that would be outstanding assuming exercise of warrants to purchase common stock (the “Warrants”, see Note 12) issued in connection with the Company’s no-longer-outstanding Series B Cumulative Redeemable Preferred Stock (the “Series B Preferred Stock”), which are exercisable on a net-share settlement basis. The number of incremental shares is calculated utilizing the treasury stock method.

The Company accounts for unvested stock-based compensation awards that contain non-forfeitable dividend rights or dividend equivalents (whether paid or unpaid) as participating securities, which are included in the computation of earnings per share pursuant to the two-class method. The Company excludes participating securities and Warrants from the calculation of diluted weighted average shares outstanding in periods of net losses since their effect would be anti-dilutive.

Stock-based Compensation

Stock-based Compensation

Stock-based compensation consists of awards issued by the Company to certain employees of affiliates of the Manager and certain members of the Company’s Board of Directors. The stock-based compensation awards to certain employees of affiliates of the Manager generally vest in installments over a fixed period. Deferred stock units granted to the Company’s Board of Directors prior to December 2021 fully vested on the grant date and accrued, and will continue to accrue, common stock dividends that are paid-in kind through additional deferred stock units on a quarterly basis. Deferred stock units granted in December 2021 and in future periods will fully vest on the grant date and will continue to accrue and be paid cash common stock dividends on a quarterly basis. Stock-based compensation expense is recognized in net income on a straight-line basis over the applicable award’s vesting period. Forfeitures of stock-based compensation awards are recognized as they occur.

Deferred Financing Costs

Deferred Financing Costs

Deferred financing costs are reflected net of the liabilities to which they relate, currently collateralized loan obligations, secured financing agreements, which include secured credit agreements and a secured revolving credit facility, and asset-specific financing arrangements on the Company’s consolidated balance sheets. These costs are amortized in interest expense using the interest method, or on a straight-line basis when it approximates the interest method, as follows: (i) for secured financing agreements other than CRE CLOs, the initial term of the financing agreement, or in the case of costs directly associated with the loan, over the life of the financing agreement or the loan, whichever is shorter; and (ii) for CRE CLOs, over the estimated life of the liabilities issued based on the underlying loans’ initial maturity dates, considering the expected repayment behavior of the loans collateralizing the notes and the impact of any reinvestment periods, as of the closing date.

Cash and Cash Equivalents

Cash and Cash Equivalents

Cash and cash equivalents include cash held in banks or invested in money market funds with original maturities of less than 90 days. The Company deposits its cash and cash equivalents with high credit quality institutions to minimize credit risk exposure. The Company maintains cash accounts at several financial institutions, which are insured up to a maximum of $250,000 per account as of March 31, 2023 and December 31, 2022. The balances in these accounts may exceed the insured limits.

Pursuant to financial covenants applicable to Holdco, which is the guarantor of the Company’s recourse indebtedness, the Company is required to maintain minimum cash equal to the greater of (i) $15 million or (ii) the product of 5% and the aggregate recourse indebtedness of the Company. As of March 31, 2023 and December 31, 2022, the Company held as part of its total cash balances $29.0 million and $22.4 million to comply with this covenant, respectively.

Restricted Cash

Restricted Cash

Restricted cash primarily represents deposits paid by potential borrowers to cover certain costs incurred by the Company in connection with loan originations. These deposits may be returned to borrowers, after deducting eligible transaction costs paid by the Company for the benefit of the borrowers, upon the closing of a loan transaction, or if a loan transaction does not close and deposit proceeds remain. As of March 31, 2023, $0.6 million of restricted cash was combined with cash and cash equivalents of $161.5 million in the consolidated statement of cash flows. As of December 31, 2022, $0.3 million of restricted cash was combined with cash and cash equivalents of $254.1 million in the consolidated statement of cash flows.

Accounts Receivable from Servicer/Trustee

Accounts Receivable from Servicer/Trustee

Accounts receivable from Servicer/Trustee represents cash proceeds from loan activities that have not been remitted to the Company based on established servicing and borrowing procedures. Such amounts are generally held by the Servicer/Trustee for less than 30 days before being remitted to the Company.

Stockholders' Equity

Stockholders’ EquityTotal Stockholders’ Equity may include preferred stock, common stock, and derivative instruments indexed to the Company's common stock such as warrants or other embedded options within financing arrangements that may be classified as temporary or permanent equity. Common shares generally represent a basic ownership interest in an entity and a residual corporate interest in liquidation, bearing the ultimate risk of loss and receiving the benefit of success. Common shares are usually perpetual in nature with voting rights and dividend rights. Preferred shares are usually characterized by the life of the instrument (i.e., perpetual or redeemable) and the ability of a holder to convert the equity instrument into cash, common shares, or a combination thereof. The terms of preferred shares can vary significantly, including but not limited to, an equity instrument’s dividend rate, term (e.g., existence of a stated redemption date), conversion features, voting rights, and liquidation preferences. Derivative instruments indexed to the Company's common stock such as warrants or other embedded options within financing arrangements are generally classified based on which party controls the contract settlement mechanism and the nature of the settlement terms that may require, or allow, the Company to make a cash payment, issue common shares, or a combination thereof to satisfy its obligation of the underlying contract.

Permanent Equity

Permanent Equity

The Company has preferred stock, common stock, and Warrants issued in connection with the Series B Preferred Stock transaction that are outstanding and classified as permanent equity. The Warrants are exercisable on a net-settlement basis and expire on May 28, 2025. None of the Warrants have been exercised as of March 31, 2023. The Company’s common stock is perpetual with voting rights and dividend rights. On June 14, 2021, the Company issued 8,050,000 shares of Series C Cumulative Redeemable Preferred Stock (the “Series C Preferred Stock”) that is classified as permanent equity. The outstanding shares of Series C Preferred Stock have a 6.25% dividend rate and may be redeemed by the Company at its option on and after June 14, 2026. The Series C Preferred Stock issuance and Warrants related to the Series B Preferred Stock are described in Note 12.

Recently Issued Accounting Pronouncements

Recently Issued Accounting Pronouncements

In March 2020, the FASB issued ASU 2020-04, Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform on Financial Reporting ("ASU 2020-04"). ASU 2020-04 provides optional expedients and exceptions to GAAP requirements for modifications to debt agreements, leases, derivatives, and other contracts, related to the market transition from LIBOR, and certain other floating rate benchmark indices, or collectively, IBORs, to alternative reference rates. ASU 2020-04 generally considers contract modifications related to reference rate reform to be an event that does not require contract remeasurement at the modification date nor a reassessment of a previous accounting determination. In January 2021, the FASB clarified the scope of that guidance with the issuance of ASU 2021-01, “Reference Rate Reform: Scope.” This ASU provides optional guidance for a limited period to ease the burden in accounting for (or recognizing the effects of) reference rate reform on financial reporting. This would apply to companies meeting certain criteria that have contracts, hedging relationships and other transactions that reference LIBOR or another reference rate expected to be discontinued because of reference rate reform. In December 2022, the FASB issued ASU 2022-06, “Reference Rate Reform (Topic 848) - Deferral of the Sunset Date of Topic 848”, which defers the expiration of ASC 848 from December 31, 2022, to December 31, 2024. This standard is effective for the Company immediately and generally may be elected over time through December 31, 2024.

The Company continues to evaluate the documentation and control processes associated with its assets and liabilities to manage the transition from LIBOR to an alternative rate endorsed by the Alternative Reference Rates Committee of the Federal Reserve System, and continues to utilize required resources to revise its control and risk management systems to ensure there is no disruption to our day-to-day operations from the transition as it occurs. The Company will continue to employ prudent risk management as it relates to the potential financial, operational and legal risks associated with the expected cessation of LIBOR, and to ensure that its assets and liabilities generally remain match-indexed following this event. The Company has not elected to apply the temporary optional expedients and exceptions through March 31, 2023, but will continue to reevaluate the application.

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Loans Held for Investment and the Allowance for Credit Losses (Tables)

3 Months Ended

Mar. 31, 2023

Loans and Leases Receivable Disclosure [Abstract]

Schedule of Overall Statistics for Loan Held for Investment Portfolio

The following table details overall statistics for the Company’s loans held for investment portfolio (dollars in thousands):

	March 31, 2023						December 31, 2022
	Balance sheet portfolio			Total loan exposure(1)			Balance sheet portfolio			Total loan exposure(1)
Number of loans	69			69			70			70
Floating rate loans	100.0		%	100.0		%	100.0		%	100.0		%
Total loan commitment	$	5,294,242		$	5,294,242		$	5,429,146		$	5,429,146
Unpaid principal balance(2)	$	4,939,650		$	4,939,650		$	5,004,798		$	5,004,798
Unfunded loan commitments(3)	$	353,884		$	353,884		$	426,061		$	426,061
Amortized cost	$	4,916,444		$	4,916,444		$	4,978,674		$	4,978,674
Weighted average credit spread	3.5		%	3.5		%	3.4		%	3.4		%
Weighted average all-in yield(4)	8.5		%	8.5		%	8.1		%	8.1		%
Weighted average term to extended maturity (in years)(5)	2.7			2.7			2.8			2.8

_______________________

(1)In certain instances, the Company creates structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third-party. In either case, the senior mortgage loan (i.e., the non-consolidated senior interest) is not included on the Company’s balance sheet. When the Company creates structural leverage through the co-origination or non-recourse syndication of a senior loan interest to a third-party, the Company retains on its balance sheet a mezzanine loan. Total loan exposure encompasses the entire loan portfolio the Company originated, acquired and financed. The Company had no non-consolidated senior interests as of March 31, 2023 and December 31, 2022.

(2)Unpaid principal balance includes PIK interest of $1.2 million and $1.7 million as of March 31, 2023 and December 31, 2022, respectively.

(3)Unfunded loan commitments may be funded over the term of each loan, subject in certain cases to an expiration date or a force-funding date, primarily to finance property improvements or lease-related expenditures by the Company’s borrowers, to finance operating deficits during renovation and lease-up, and in limited instances to finance construction.

(4)As of March 31, 2023, all of the Company’s loans were floating rate. Loans originated by the Company before December 31, 2022 are indexed to LIBOR, while loans originated after January 1, 2022 are indexed to Term SOFR, with the exception of LIBOR loans which have been converted to Term SOFR. As of March 31, 2023, based on the total loan commitments of the Company’s loan portfolio, 28.4% (or $1.5 billion) of the Company’s loans were subject to Term SOFR and 71.6% (or $3.8 billion) were subject to LIBOR as the benchmark interest rate. In addition to credit spread, all-in yield includes the amortization of deferred origination fees, purchase price premium and discount if any, and accrual of both extension and exit fees. All-in yield for the total portfolio assumes the applicable floating benchmark interest rate as of March 31, 2023 for weighted average calculations.

(5)Extended maturity assumes all extension options are exercised by the borrower; provided, however, that the Company’s loans may be repaid prior to such date. As of March 31, 2023, based on the unpaid principal balance of the Company’s total loan exposure, 33.8% of the Company’s loans were subject to yield maintenance or other prepayment restrictions and 66.2% were open to repayment by the borrower without penalty.

Schedule of Loans Held for Investment Portfolio by Loan Seniority

The following tables present an overview of the Company’s loans held for investment portfolio by loan seniority (dollars in thousands):

	March 31, 2023
Loans held for investment, net	Outstanding principal		Unamortized premium (discount) and loan origination fees, net		Amortized cost
Senior loans(1)	$	4,939,650	$	(23,206)	$	4,916,444
Total	$	4,939,650	$	(23,206)	$	4,916,444
Allowance for credit losses					(201,508)
Loans held for investment, net					$	4,714,936

	December 31, 2022
Loans held for investment, net	Outstanding principal		Unamortized premium (discount) and loan origination fees, net		Amortized cost
Senior loans(1)	$	5,004,798	$	(26,124)	$	4,978,674
Total	$	5,004,798	$	(26,124)	$	4,978,674
Allowance for credit losses					(197,272)
Loans held for investment, net					$	4,781,402

________________________________

(1)Senior loans may include contiguous mezzanine loans and pari passu participations in senior mortgage loans.

Summary of Loans Held for Investment Portfolio Activity

The following table presents the Company’s loans held for investment portfolio activity (dollars in thousands):

	Carrying value
Balance as of January 1, 2023	$	4,781,402
Additions during the period:
Loans originated and acquired	109,922
Additional fundings	51,524
Amortization of origination fees and discounts	4,156
Deductions during the period:
Collection of principal	(225,410)
Collection of accrued PIK interest	(542)
Collection of cost-recovery proceeds	(1,880)
Increase of allowance for credit losses	(4,236)
Balance as of March 31, 2023	$	4,714,936

Summary of Amortized Cost by Origination Year Grouped by Risk Rating for Loans Held for Investment Portfolio

The following tables present the Company's loans held for investment portfolio on an amortized cost basis by origination year, grouped by risk rating (dollars in thousands):

	March 31, 2023
	Amortized cost by origination year
	2023		2022		2021		2020		2019		Prior		Total
Senior loans by internal risk ratings:
1	$	—	$	—	$	—	$	—	$	—	$	—	$	—
2	—		—		226,443		—		272,357		—		498,800
3	109,968		920,844		1,549,363		98,936		505,715		85,500		3,270,326
4	—		77,014		79,311		119,172		321,055		307,512		904,064
5	—		—		—		71,269		116,956		55,029		243,254
Total senior loans	$	109,968	$	997,858	$	1,855,117	$	289,377	$	1,216,083	$	448,041	$	4,916,444
Senior loans:
Current-period write-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Total current-period write-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Total	$	109,968	$	997,858	$	1,855,117	$	289,377	$	1,216,083	$	448,041	$	4,916,444

	December 31, 2022
	Amortized cost by origination year
	2022		2021		2020		2019		2018		Prior		Total
Senior loans by internal risk ratings:
1	$	—	$	—	$	—	$	—	$	—	$	—	$	—
2	22,732		216,960		—		272,185		—		—		511,877
3	907,161		1,609,556		98,874		505,377		110,356		—		3,231,324
4	76,938		79,023		119,172		320,793		342,869		51,542		990,337
5	—		—		71,269		118,135		55,732		—		245,136
Total senior loans	$	1,006,831	$	1,905,539	$	289,315	$	1,216,490	$	508,957	$	51,542	$	4,978,674
Senior loans:
Current-period write-offs	$	—	$	—	$	—	$	—	$	(4,400)	$	—	$	(4,400)
Total current-period write-offs	$	—	$	—	$	—	$	—	$	(4,400)	$	—	$	(4,400)
Total	$	1,006,831	$	1,905,539	$	289,315	$	1,216,490	$	508,957	$	51,542	$	4,978,674

Summary of Amortized Cost and Results of Internal Risk Rating Review Performed for Loans Held for Investment Portfolio

The table below summarizes the Company’s portfolio of loans held for investment on an amortized cost basis, by the results of its internal risk rating review process performed (dollars in thousands):

Risk rating	March 31, 2023		December 31, 2022
1	$	—	$	—
2	498,800		511,878
3	3,270,327		3,231,324
4	904,062		990,337
5	243,255		245,135
Total	$	4,916,444	$	4,978,674
Allowance for credit losses	(201,508)		(197,272)
Carrying value	$	4,714,936	$	4,781,402
Weighted average risk rating(1)	3.2		3.2

________________________________

(1)Weighted average risk rating calculated based on the amortized cost balance at period end.

Summary of Activity in Allowance for Credit Losses for Loans Held for Investment Portfolio by Class of Financing Receivable

The following tables present activity in the allowance for credit losses for loans by finance receivable class (dollars in thousands):

	For the Three Months Ended March 31, 2023
	Senior loans		Subordinated and mezzanine loans		Total
Allowance for credit losses for loans held for investment:
Beginning balance at January 1, 2023	$	197,272	$	—	$	197,272
Allowance for (reversal of) credit losses, net	4,236		—		4,236
Subtotal	201,508		—		201,508
Allowance for credit losses on unfunded loan commitments:
Beginning balance at January 1, 2023	17,314		—		17,314
Allowance for (reversal of) credit losses, net	3,548		—		3,548
Subtotal	20,862		—		20,862
Total allowance for credit losses	$	222,370	$	—	$	222,370
	For the Three Months Ended March 31, 2022
	Senior loans		Subordinated and mezzanine loans		Total
Allowance for credit losses for loans held for investment:
Beginning balance at January 1, 2022	$	41,193	$	806	$	41,999
Allowance for (reversal of) credit losses, net	4,747		(439)		4,308
Subtotal	45,940		367		46,307
Allowance for credit losses on unfunded loan commitments:
Beginning balance at January 1, 2022	4,210		—		4,210
Allowance for (reversal of) credit losses, net	576		—		576
Subtotal	4,786		—		4,786
Total allowance for credit losses	$	50,726	$	367	$	51,093

The following table presents the allowance for credit losses for loans held for investment (dollars in thousands):

	March 31, 2023
	General reserve		Specific reserve		Total reserve
Allowance for credit losses:
Loans held for investment	$	144,117	$	57,391	$	201,508
Unfunded loan commitments	14,309		6,553		20,862
Total allowance for credit losses	$	158,426	$	63,944	$	222,370
Total unpaid principal balance	$	4,696,395	$	243,255	$	4,939,650
	December 31, 2022
	General reserve		Specific reserve		Total reserve
Allowance for credit losses:
Loans held for investment	$	119,190	$	78,082	$	197,272
Unfunded loan commitments	10,927		6,387		17,314
Total allowance for credit losses	$	130,117	$	84,469	$	214,586
Total unpaid principal balance	$	4,759,663	$	245,135	$	5,004,798

Summary of Aging Analysis for Loans Held for Investment Portfolio by Class of Loans

The following table presents an aging analysis for the Company’s portfolio of loans held for investment, by class of loans on amortized cost basis (dollars in thousands):

			Days Outstanding as of March 31, 2023
	Current		Days: 30-59		Days: 60-89		Days: 90 or more		Total loans past due		Total loans
Loans receivable:
Senior loans	$	4,366,386	$	55,029	$	—	$	495,029	$	550,058	$	4,916,444
Total	$	4,366,386	$	55,029	$	—	$	495,029	$	550,058	$	4,916,444

			Days Outstanding as of December 31, 2022
	Current		Days: 30-59		Days: 60-89		Days: 90 or more		Total loans past due		Total loans
Loans receivable:
Senior loans	$	4,541,692	$	365,713	$	—	$	71,269	$	436,982	$	4,978,674
Total	$	4,541,692	$	365,713	$	—	$	71,269	$	436,982	$	4,978,674

See Note 2 of the consolidated financial statements for details of the Company's revenue recognition and allowance for credit losses accounting policies.

Schedule of Paid-in-Kind Interest

The following table presents the accrued PIK interest activity for the Company’s loans held for investment portfolio (dollars in thousands):

	March 31, 2023
Balance as of January 1, 2023	$	1,714
Repayments of accrued PIK interest	(542)
Balance as of March 31, 2023	$	1,172

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Variable Interest Entities and Collateralized Loan Obligations (Tables)

3 Months Ended

Mar. 31, 2023

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Summary of Variable Interest Entities Assets and Liabilities

The following table outlines the total assets and liabilities within the Sub-REIT (dollars in thousands):

	March 31, 2023		December 31, 2022
Assets
Cash and cash equivalents	$	32,041	$	28,011
Collateralized loan obligation proceeds held at trustee(1)	367,715		297,168
Accounts receivable from servicer/trustee(2)	91,218		156,633
Accrued interest receivable	5,214		5,584
Loans held for investment, net(3)	2,603,768		2,779,978
Total assets	$	3,099,956	$	3,267,374
Liabilities
Accrued interest payable	$	5,990	$	6,106
Accrued expenses	430		761
Collateralized loan obligations, net(4)	2,230,426		2,452,212
Payable to affiliates	8,397		8,175
Total liabilities	$	2,245,243	$	2,467,254

________________________________

(1)Includes $102.3 million and $265.4 million of cash available to acquire eligible assets related to TRTX 2022-FL5 and TRTX 2021-FL4, respectively, as of March 31, 2023. Includes $72.5 million and $224.7 million of cash available to acquire eligible assets related to TRTX 2022-FL5 and TRTX 2021-FL4, respectively, as of December 31, 2022.

(2)Includes $89.5 million of cash proceeds related to loan repayments related to TRTX 2022-FL5 held by the Company's loan servicer as of March 31, 2023, which are remitted to the Company during the subsequent remittance cycle. Includes $155.2 million of cash proceeds related to loan repayments related to TRTX 2019-FL3 held by the Company's loan servicer as of December 31, 2022, which are remitted to the Company during the subsequent remittance cycle.

(3)Includes two loans held for investment with an unpaid principal balance of $1.0 million and $2.9 million as of March 31, 2023 and December 31, 2022, respectively.

(4)Net of $7.7 million and $9.0 million of unamortized deferred financing costs as of March 31, 2023 and December 31, 2022, respectively.

Schedule of Borrowings and Corresponding Collateral

The following tables detail the loan collateral and borrowings under the Company's CRE CLOs (dollars in thousands):

	March 31, 2023
CRE CLOs	Count	Benchmark interest rate	Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. maturity(3)
TRTX 2019-FL3
Collateral loan investments	9	LIBOR	$	484,298	$	427,638	3.29	%	1.4
Financing provided	1	Term SOFR(4)	293,597		293,597		2.04	%	11.5
TRTX 2021-FL4
Collateral loan investments	20	LIBOR(5)	1,250,000		1,204,722		3.22	%	2.8
Financing provided	1	LIBOR	1,037,500		1,034,003		1.60	%	14.9
TRTX 2022-FL5
Collateral loan investments	16	LIBOR(6)	1,075,000		970,417		3.43	%	3.3
Financing provided	1	Compounded SOFR	907,031		902,826		2.02	%	15.9
Total
Collateral loan investments(7)	45	LIBOR	$	2,809,298	$	2,602,777	3.31	%	2.7 years
Financing provided(8)	3	Term SOFR/LIBOR/Compounded SOFR	$	2,238,128	$	2,230,426	1.83	%	14.9 years

________________________________

(1)Includes loan amounts held in the Company's CRE CLOs and excludes other loans held for investment, net of $1.0 million held within the Sub-REIT.

(2)Weighted average spread excludes the amortization of loan fees and deferred financing costs.

(3)Loan term represents weighted-average final maturity, assuming extension options are exercised by the borrower. Repayments of CRE CLO notes are dependent on timing of related loan repayments post-reinvestment period. The term of the CRE CLO notes represents the rated final distribution date.

(4)On October 1, 2021, the benchmark index interest rate for borrowings under TRTX 2019-FL3 was converted from Compounded SOFR to Term SOFR by the designated transaction representative under the FL3 indenture. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(5)As of March 31, 2023, the TRTX 2021-FL4 mortgage assets are indexed to LIBOR, with the exception of seven participation interests totaling $288.1 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(6)As of March 31, 2023, the TRTX 2022-FL5 mortgage assets are indexed to LIBOR, with the exception of four participation interests totaling $237.0 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets benchmark interest rate from LIBOR to Term SOFR. This conversion will initiate the transition of the liabilities to Term SOFR once 50% of the underlying mortgage loans are converted to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(7)Collateral loan investment assets of FL3, FL4 and FL5 represent 9.8%, 25.3% and 21.8% of the aggregate unpaid principal balance of the Company's loans held for investment portfolio as of March 31, 2023.

(8)During the three months ended March 31, 2023, the Company recognized interest expense of $37.6 million, which includes $1.2 million of deferred financing cost amortization and is reflected within the Company's consolidated statements of income and comprehensive income.

	December 31, 2022
CRE CLOs	Count	Benchmark interest rate	Outstanding principal balance		Carrying value		Wtd. avg. spread(1)		Wtd. avg. maturity(2)
TRTX 2019-FL3
Collateral loan investments	10	LIBOR	$	707,456	$	508,507	3.16	%	1.4
Financing provided	1	Term SOFR(4)	516,639		516,639		1.72	%	11.8
TRTX 2021-FL4
Collateral loan investments	23	LIBOR(5)	1,250,000		1,210,550		3.08	%	2.7
Financing provided	1	LIBOR	1,037,500		1,033,264		1.60	%	15.2
TRTX 2022-FL5
Collateral loan investments	18	LIBOR(6)	1,075,000		1,058,004		3.31	%	3.4
Financing provided	1	Compounded SOFR	907,031		902,309		2.02	%	16.1
Total
Collateral loan investments(7)	51	LIBOR	$	3,032,456	$	2,777,061	3.19	%	2.7 years
Financing provided(8)	3	Term SOFR/LIBOR/Compounded SOFR	$	2,461,170	$	2,452,212	1.78	%	14.8 years

________________________________

(1)Includes loan amounts held in the Company's CRE CLOs and excludes other loans held for investment, net of $2.9 million held within the Sub-REIT.

(2)Weighted average spread excludes the amortization of loan fees and deferred financing costs.

(3)Loan term represents weighted-average final maturity, assuming extension options are exercised by the borrower. Repayments of CRE CLO notes are dependent on timing of related loan repayments post-reinvestment period. The term of the CRE CLO notes represents the rated final distribution date.

(4)On October 1, 2021, the benchmark index interest rate for borrowings under TRTX 2019-FL3 was converted from Compounded SOFR to Term SOFR by the designated transaction representative under the FL3 indenture. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(5)As of December 31, 2022, the TRTX 2021-FL4 mortgage assets are indexed to LIBOR, with the exception of four participation interests totaling $118.9 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(6)As of December 31, 2022, the TRTX 2022-FL5 mortgage assets are indexed to LIBOR, with the exception of two participation interests totaling $178.5 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets benchmark interest rate from LIBOR to Term SOFR. This conversion will initiate the transition of the liabilities to Term SOFR once 50% of the underlying mortgage loans are converted to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(7)Collateral loan investment assets of FL3, FL4, and FL5 represent 14.1%, 25.0%, and 21.5% of the aggregate unpaid principal balance of the Company's loans held for investment portfolio as of December 31, 2022.

(8)During the three months ended March 31, 2022, the Company recognized interest expense of $14.3 million, which includes $2.2 million of deferred financing cost amortization and is reflected within the Company's consolidated statements of income and comprehensive income.

The following table summarizes the Company's investment portfolio financing (dollars in thousands):

	Outstanding principal balance
	March 31, 2023		December 31, 2022
Collateralized loan obligations(1)	$	2,238,128	$	2,461,170
Secured credit agreements	1,043,178		1,108,386
Asset-specific financing arrangements	543,786		565,376
Secured revolving credit facility	199,100		44,279
Total	$	4,024,192	$	4,179,211

________________________________

(1)See Note 5 for additional information regarding the Company's collateralized loan obligations.

The following table details the Company's asset-specific financing arrangements (dollars in thousands):

	March 31, 2023
	Financing										Collateral
Asset-specific financing	Count	Commitment amount		Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. term(3)	Count	Outstanding principal balance		Amortized Cost		Wtd. avg. term
Axos Bank	2	$	105,152	$	105,152	$	104,631	4.4	%	1.1	2	$	193,603	$	193,307	1.0
BMO Facility	1	200,000		29,110		28,737		2.0	%	4.4	1	36,525		36,160		4.4
Institutional Lender 2	1	388,145		388,145		386,550		3.5	%	2.2	5	520,848		505,434		2.2
Customers Bank	1	23,250		21,379		20,904		2.5	%	2.2	1	28,505		28,257		2.2
Total / weighted average		$	716,547	$	543,786	$	540,822	3.6	%	2.1 years		$	779,481	$	763,158	2.0 years

_______________________

(1)Net of $3.0 million unamortized deferred financing costs.

(2)Collateral loan assets are indexed to either LIBOR or Term SOFR and related financings are indexed to Term SOFR under Axos Bank, the BMO Facility and Customers Bank. Under the Institutional Lender 2 arrangement, collateral loan assets are indexed to LIBOR and the financing provided is indexed to Term SOFR.

(3)Term under Axos Bank is based on the extended maturity date for the specific arrangement. Borrowings under the BMO Facility, the Institutional Lender 2 arrangement and Customers Bank are term-matched to the corresponding collateral loan asset. The weighted-average term assumes all extension options of the collateral loan assets are exercised by the borrower.

The following table details the Company's asset-specific financing arrangements (dollars in thousands):

	December 31, 2022
	Financing										Collateral
Asset-specific financing	Count	Commitment amount		Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. term(3)	Count	Outstanding principal balance		Amortized Cost		Wtd. avg. term
Axos Bank	2	$	105,152	$	105,152	$	104,504	4.4	%	1.3	2	$	198,603	$	198,246	1.2
BMO Facility	1	200,000		47,545		46,985		1.8	%	4.5	2	59,431		58,717		4.5
Institutional Lender 2	1	397,928		392,070		389,442		3.5	%	2.4	5	513,181		494,965		2.4
Customers Bank	1	23,250		20,609		20,086		2.5	%	2.4	1	28,505		28,232		2.4
Total / weighted average		$	726,330	$	565,376	$	561,017	3.5	%	2.4 years		$	799,720	$	780,160	2.3 years

_______________________

(1)Net of $4.4 million unamortized deferred financing costs.

(2)Collateral loan assets are indexed to either LIBOR or Term SOFR and related financings are indexed to Term SOFR under Axos Bank, the BMO Facility and Customers Bank. Under the Institutional Lender 2 arrangement, collateral loan assets are indexed to LIBOR and the financing provided is indexed to Term SOFR.

(3)Term under Axos Bank is based on the extended maturity date for the specific arrangement. Borrowings under the BMO Facility, the Institutional Lender 2 arrangement and Customers Bank are term-matched to the corresponding collateral loan asset. The weighted-average term assumes all extension options of the collateral loan assets are exercised by the borrower.

XML

Investment Portfolio Financing (Tables)

3 Months Ended

Mar. 31, 2023

Debt Disclosure [Abstract]

Schedule of Debt

The following tables detail the loan collateral and borrowings under the Company's CRE CLOs (dollars in thousands):

	March 31, 2023
CRE CLOs	Count	Benchmark interest rate	Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. maturity(3)
TRTX 2019-FL3
Collateral loan investments	9	LIBOR	$	484,298	$	427,638	3.29	%	1.4
Financing provided	1	Term SOFR(4)	293,597		293,597		2.04	%	11.5
TRTX 2021-FL4
Collateral loan investments	20	LIBOR(5)	1,250,000		1,204,722		3.22	%	2.8
Financing provided	1	LIBOR	1,037,500		1,034,003		1.60	%	14.9
TRTX 2022-FL5
Collateral loan investments	16	LIBOR(6)	1,075,000		970,417		3.43	%	3.3
Financing provided	1	Compounded SOFR	907,031		902,826		2.02	%	15.9
Total
Collateral loan investments(7)	45	LIBOR	$	2,809,298	$	2,602,777	3.31	%	2.7 years
Financing provided(8)	3	Term SOFR/LIBOR/Compounded SOFR	$	2,238,128	$	2,230,426	1.83	%	14.9 years

________________________________

(1)Includes loan amounts held in the Company's CRE CLOs and excludes other loans held for investment, net of $1.0 million held within the Sub-REIT.

(2)Weighted average spread excludes the amortization of loan fees and deferred financing costs.

(3)Loan term represents weighted-average final maturity, assuming extension options are exercised by the borrower. Repayments of CRE CLO notes are dependent on timing of related loan repayments post-reinvestment period. The term of the CRE CLO notes represents the rated final distribution date.

(4)On October 1, 2021, the benchmark index interest rate for borrowings under TRTX 2019-FL3 was converted from Compounded SOFR to Term SOFR by the designated transaction representative under the FL3 indenture. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(5)As of March 31, 2023, the TRTX 2021-FL4 mortgage assets are indexed to LIBOR, with the exception of seven participation interests totaling $288.1 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(6)As of March 31, 2023, the TRTX 2022-FL5 mortgage assets are indexed to LIBOR, with the exception of four participation interests totaling $237.0 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets benchmark interest rate from LIBOR to Term SOFR. This conversion will initiate the transition of the liabilities to Term SOFR once 50% of the underlying mortgage loans are converted to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(7)Collateral loan investment assets of FL3, FL4 and FL5 represent 9.8%, 25.3% and 21.8% of the aggregate unpaid principal balance of the Company's loans held for investment portfolio as of March 31, 2023.

(8)During the three months ended March 31, 2023, the Company recognized interest expense of $37.6 million, which includes $1.2 million of deferred financing cost amortization and is reflected within the Company's consolidated statements of income and comprehensive income.

	December 31, 2022
CRE CLOs	Count	Benchmark interest rate	Outstanding principal balance		Carrying value		Wtd. avg. spread(1)		Wtd. avg. maturity(2)
TRTX 2019-FL3
Collateral loan investments	10	LIBOR	$	707,456	$	508,507	3.16	%	1.4
Financing provided	1	Term SOFR(4)	516,639		516,639		1.72	%	11.8
TRTX 2021-FL4
Collateral loan investments	23	LIBOR(5)	1,250,000		1,210,550		3.08	%	2.7
Financing provided	1	LIBOR	1,037,500		1,033,264		1.60	%	15.2
TRTX 2022-FL5
Collateral loan investments	18	LIBOR(6)	1,075,000		1,058,004		3.31	%	3.4
Financing provided	1	Compounded SOFR	907,031		902,309		2.02	%	16.1
Total
Collateral loan investments(7)	51	LIBOR	$	3,032,456	$	2,777,061	3.19	%	2.7 years
Financing provided(8)	3	Term SOFR/LIBOR/Compounded SOFR	$	2,461,170	$	2,452,212	1.78	%	14.8 years

________________________________

(1)Includes loan amounts held in the Company's CRE CLOs and excludes other loans held for investment, net of $2.9 million held within the Sub-REIT.

(2)Weighted average spread excludes the amortization of loan fees and deferred financing costs.

(3)Loan term represents weighted-average final maturity, assuming extension options are exercised by the borrower. Repayments of CRE CLO notes are dependent on timing of related loan repayments post-reinvestment period. The term of the CRE CLO notes represents the rated final distribution date.

(4)On October 1, 2021, the benchmark index interest rate for borrowings under TRTX 2019-FL3 was converted from Compounded SOFR to Term SOFR by the designated transaction representative under the FL3 indenture. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(5)As of December 31, 2022, the TRTX 2021-FL4 mortgage assets are indexed to LIBOR, with the exception of four participation interests totaling $118.9 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets' benchmark interest rate from LIBOR to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(6)As of December 31, 2022, the TRTX 2022-FL5 mortgage assets are indexed to LIBOR, with the exception of two participation interests totaling $178.5 million which are indexed to Term SOFR. The Company has the right to convert the mortgage assets benchmark interest rate from LIBOR to Term SOFR. This conversion will initiate the transition of the liabilities to Term SOFR once 50% of the underlying mortgage loans are converted to Term SOFR to eliminate the difference between benchmark rates used for the assets and liabilities of the CRE CLO.

(7)Collateral loan investment assets of FL3, FL4, and FL5 represent 14.1%, 25.0%, and 21.5% of the aggregate unpaid principal balance of the Company's loans held for investment portfolio as of December 31, 2022.

(8)During the three months ended March 31, 2022, the Company recognized interest expense of $14.3 million, which includes $2.2 million of deferred financing cost amortization and is reflected within the Company's consolidated statements of income and comprehensive income.

The following table summarizes the Company's investment portfolio financing (dollars in thousands):

	Outstanding principal balance
	March 31, 2023		December 31, 2022
Collateralized loan obligations(1)	$	2,238,128	$	2,461,170
Secured credit agreements	1,043,178		1,108,386
Asset-specific financing arrangements	543,786		565,376
Secured revolving credit facility	199,100		44,279
Total	$	4,024,192	$	4,179,211

________________________________

(1)See Note 5 for additional information regarding the Company's collateralized loan obligations.

The following table details the Company's asset-specific financing arrangements (dollars in thousands):

	March 31, 2023
	Financing										Collateral
Asset-specific financing	Count	Commitment amount		Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. term(3)	Count	Outstanding principal balance		Amortized Cost		Wtd. avg. term
Axos Bank	2	$	105,152	$	105,152	$	104,631	4.4	%	1.1	2	$	193,603	$	193,307	1.0
BMO Facility	1	200,000		29,110		28,737		2.0	%	4.4	1	36,525		36,160		4.4
Institutional Lender 2	1	388,145		388,145		386,550		3.5	%	2.2	5	520,848		505,434		2.2
Customers Bank	1	23,250		21,379		20,904		2.5	%	2.2	1	28,505		28,257		2.2
Total / weighted average		$	716,547	$	543,786	$	540,822	3.6	%	2.1 years		$	779,481	$	763,158	2.0 years

_______________________

(1)Net of $3.0 million unamortized deferred financing costs.

(2)Collateral loan assets are indexed to either LIBOR or Term SOFR and related financings are indexed to Term SOFR under Axos Bank, the BMO Facility and Customers Bank. Under the Institutional Lender 2 arrangement, collateral loan assets are indexed to LIBOR and the financing provided is indexed to Term SOFR.

(3)Term under Axos Bank is based on the extended maturity date for the specific arrangement. Borrowings under the BMO Facility, the Institutional Lender 2 arrangement and Customers Bank are term-matched to the corresponding collateral loan asset. The weighted-average term assumes all extension options of the collateral loan assets are exercised by the borrower.

The following table details the Company's asset-specific financing arrangements (dollars in thousands):

	December 31, 2022
	Financing										Collateral
Asset-specific financing	Count	Commitment amount		Outstanding principal balance		Carrying value(1)		Wtd. avg. spread(2)		Wtd. avg. term(3)	Count	Outstanding principal balance		Amortized Cost		Wtd. avg. term
Axos Bank	2	$	105,152	$	105,152	$	104,504	4.4	%	1.3	2	$	198,603	$	198,246	1.2
BMO Facility	1	200,000		47,545		46,985		1.8	%	4.5	2	59,431		58,717		4.5
Institutional Lender 2	1	397,928		392,070		389,442		3.5	%	2.4	5	513,181		494,965		2.4
Customers Bank	1	23,250		20,609		20,086		2.5	%	2.4	1	28,505		28,232		2.4
Total / weighted average		$	726,330	$	565,376	$	561,017	3.5	%	2.4 years		$	799,720	$	780,160	2.3 years

_______________________

(1)Net of $4.4 million unamortized deferred financing costs.

(2)Collateral loan assets are indexed to either LIBOR or Term SOFR and related financings are indexed to Term SOFR under Axos Bank, the BMO Facility and Customers Bank. Under the Institutional Lender 2 arrangement, collateral loan assets are indexed to LIBOR and the financing provided is indexed to Term SOFR.

(3)Term under Axos Bank is based on the extended maturity date for the specific arrangement. Borrowings under the BMO Facility, the Institutional Lender 2 arrangement and Customers Bank are term-matched to the corresponding collateral loan asset. The weighted-average term assumes all extension options of the collateral loan assets are exercised by the borrower.

Schedule of Information Related to Secured Credit Agreements

Except as otherwise noted, all agreements are on a partial (25%) recourse basis (dollars in thousands):

	March 31, 2023
Secured credit agreements(1)	Initial maturity date	Extended maturity date	Index rate	Weighted average credit spread		Interest rate		Commitment amount		Maximum current availability		Balance outstanding		Principal balance of collateral		Amortized cost of collateral
Goldman Sachs	08/19/23	08/19/24	1 Month BR	2.2	%	7.1	%	$	500,000	$	161,335	$	338,665	$	569,719	$	569,325
Wells Fargo	04/18/25	04/18/25	1 Month BR	1.6	%	6.4	%	500,000		93,778		406,222		545,192		542,276
Barclays	08/13/25	08/13/26	1 Month BR	1.6	%	6.4	%	500,000		403,074		96,926		129,023		128,523
Morgan Stanley(2)	05/04/23	05/04/23	1 Month BR	2.3	%	7.1	%	500,000		444,421		55,579		80,840		80,840
JP Morgan	10/30/23	10/30/25	1 Month BR	1.6	%	6.4	%	400,000		290,079		109,921		155,324		155,324
Bank of America(3)	05/30/23	05/30/23	1 Month BR	1.8	%	6.6	%	200,000		164,135		35,865		48,609		48,609
Institutional Lender 1(4)	10/30/23	10/30/25	1 Month BR	—	%	—	%	249,546		249,546		—		—		—
Totals								$	2,849,546	$	1,806,368	$	1,043,178	$	1,528,707	$	1,524,897

________________________________

(1)Borrowings under secured credit agreements with a 25% recourse guarantee from Holdco. Each secured credit agreement contains defined mark-to-market provisions that permit the lenders to issue margin calls based on credit marks. Under the JP Morgan secured credit agreement, the Company is also subject to spread marks. Index rate is the underlying benchmark interest rate ("BR"), currently LIBOR or Term SOFR, for the Company's borrowings on each secured credit agreement.

(2)On March 17, 2023 the Company executed an extension of the secured credit agreement's maturity that is effective May 4, 2023 with a one year term maturing on May 4, 2024.

(3)On March 20, 2023, the Company executed a short term extension of the secured credit agreement's maturity to May 30, 2023. The Company intends to secure a long term extension of this secured credit agreement. There can be no assurance that this longer term extension will be secured, and the extension is subject to customary counterparty approvals.

(4)Under this arrangement, the lender has the right to re-margin the secured credit agreement based solely on appraised loan-to-values.

	December 31, 2022
Secured credit agreements(1)	Initial maturity date	Extended maturity date	Index rate	Weighted average credit spread		Interest rate		Commitment amount		Maximum current availability		Balance outstanding		Principal balance of collateral		Amortized cost of collateral
Goldman Sachs(2)	08/19/23	08/19/24	1 Month BR	2.2	%	6.6	%	$	500,000	$	114,662	$	385,338	$	595,576	$	595,136
Wells Fargo(3)	04/18/25	04/18/25	1 Month BR	1.6	%	6.0	%	500,000		77,998		422,002		544,557		541,134
Barclays(4)	08/13/25	08/13/26	1 Month BR	1.6	%	5.9	%	500,000		403,074		96,926		129,049		128,489
Morgan Stanley(5)	05/04/23	05/04/23	1 Month BR	2.3	%	6.7	%	500,000		444,421		55,579		79,103		79,103
JP Morgan	10/30/23	10/30/25	1 Month BR	1.6	%	6.0	%	400,000		287,324		112,676		159,601		159,596
Bank of America(6)	03/31/23	03/31/23	1 Month BR	1.8	%	6.1	%	200,000		164,135		35,865		47,820		47,820
Institutional Lender 1(7)	10/30/23	10/30/25	1 Month BR	—	%	—	%	249,546		249,546		—		1,542		1,542
Totals								$	2,849,546	$	1,741,160	$	1,108,386	$	1,557,248	$	1,552,820

________________________________

(1)Borrowings under secured credit agreements with a 25% recourse guarantee from Holdco. Each secured credit agreement contains defined mark-to-market provisions that permit the lenders to issue margin calls based on credit marks. Under the JP Morgan secured credit agreement, the Company is also subject to spread marks. Index rate is the underlying benchmark interest rate ("BR"), currently LIBOR or Term SOFR, for the Company's borrowings on each secured credit agreement.

(2)On August 19, 2022 the secured credit agreement's initial maturity was extended to August 19, 2023.

(3)On February 9, 2022 the secured credit agreement's initial maturity was extended to April 18, 2025.

(4)On April 11, 2022 the secured credit agreement's initial maturity was extended to August 13, 2025 and the Company reduced the total commitment to $500.0 million from $750.0 million. The secured credit agreement includes a $250.0 million accordion feature subject to the lender's approval.

(5)On April 29, 2022 the secured credit agreement's maturity was extended to May 4, 2023.

(6)On September 14, 2022, the secured credit agreement's initial and extended maturity was extended to March 31, 2023.

(7)Under this arrangement, the lender has the right to re-margin the secured credit agreement based solely on appraised loan-to-values.

Summary of Secured Credit Agreements Secured by Mortgage Loan Investments, CRE Debt Securities and Counterparty Concentration Risks

The following table summarizes certain characteristics of the Company’s secured credit agreements secured by mortgage loan investments, including counterparty concentration risks (dollars in thousands):

	March 31, 2023
Secured credit agreements	Commitment amount		UPB of collateral		Amortized cost of collateral(1)		Amount payable(2)		Net counterparty exposure(3)		Percent of stockholders' equity		Days to extended maturity
Goldman Sachs Bank	$	500,000	$	569,719	$	570,857	$	339,298	$	231,559	17.7	%	507
Wells Fargo	500,000		545,192		545,693		407,037		138,656		10.6	%	749
Barclays	500,000		129,023		129,114		97,224		31,890		2.4	%	1231
Morgan Stanley Bank	500,000		80,840		81,858		55,804		26,054		2.0	%	34
JP Morgan Chase Bank	649,546		155,324		156,380		110,466		45,914		3.5	%	944
Bank of America	200,000		48,609		48,695		35,882		12,813		1.0	%	60
Total / weighted average	$	2,849,546	$	1,528,707	$	1,532,597	$	1,045,711	$	486,886			674

_______________________

(1)Loan amounts include interest receivable of $7.7 million and are net of premium, discount and origination fees of $3.8 million.

(2)Loan amounts include interest payable of $2.5 million and do not reflect unamortized deferred financing fees of $2.4 million.

(3)Loan amounts represent the net carrying value of the commercial real estate loans sold under agreements to repurchase, including accrued interest plus any cash or assets on deposit to secure the repurchase obligation, less the amount of the repurchase liability, including accrued interest.

The following table summarizes certain characteristics of the Company’s secured credit agreements secured by mortgage loan investments, including counterparty concentration risks (dollars in thousands):

	December 31, 2022
Secured credit agreements	Commitment amount		UPB of collateral		Amortized cost of collateral(1)		Amount payable(2)		Net counterparty exposure(3)		Percent of stockholders' equity		Days to extended maturity
Goldman Sachs Bank	$	500,000	$	595,576	$	596,838	$	386,124	$	210,714	15.9	%	597
Wells Fargo	500,000		544,557		544,824		422,870		121,954		9.2	%	839
Barclays	500,000		129,049		128,900		97,215		31,685		2.4	%	1321
Morgan Stanley Bank	500,000		79,103		79,935		55,798		24,137		1.8	%	124
JP Morgan Chase Bank	649,546		161,143		162,328		113,197		49,131		3.7	%	1034
Bank of America	200,000		47,820		48,272		35,882		12,390		0.9	%	90
Total / weighted average	$	2,849,546	$	1,557,248	$	1,561,097	$	1,111,086	$	450,011			757

_______________________

(1)Loan amounts include interest receivable of $8.3 million and are net of premium, discount and origination fees of $4.4 million.

(2)Loan amounts include interest payable of $2.7 million and do not reflect unamortized deferred financing fees of $2.8 million.

(3)Loan amounts represent the net carrying value of the commercial real estate loans sold under agreements to repurchase, including accrued interest plus any cash or assets on deposit to secure the repurchase obligation, less the amount of the repurchase liability, including accrued interest.

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Schedule of Maturities (Tables)

3 Months Ended

Mar. 31, 2023

Debt Disclosure [Abstract]

Schedule of Future Principal Payments

As of March 31, 2023 future principal payments for the following five years and thereafter are as follows (dollars in thousands):

	Total indebtedness		Collateralized loan obligations(1)		Secured credit agreements(2)		Secured revolving credit facility(2)		Asset-specific financing arrangements(3)
2023	$	905,997	$	516,586	$	301,365	$	—	$	88,046
2024	961,289		531,293		238,665		—		191,331
2025	1,137,487		413,860		503,148		199,100		21,379
2026	296,451		82,531		—		—		213,920
2027	29,110		—		—		—		29,110
Thereafter	693,858		693,858		—		—		—
Total	$	4,024,192	$	2,238,128	$	1,043,178	$	199,100	$	543,786

(1)The scheduled maturities for the investment grade bonds issued by the Company's CRE CLOs are based upon the fully-extended maturity of the underlying mortgage loan collateral, considering the reinvestment window of each CRE CLO.

(2)The scheduled maturities of the Company's secured credit agreement liabilities are based on the extended maturity date for the specific credit agreement where extension options are at its option, subject to standard default provisions, or the current maturity date of those credit agreements where extension options are subject to counterparty approval.

(3)The scheduled maturities of the Company's asset-specific financing arrangements are based on the extended maturity date for the specific arrangement, or in the case of the BMO Facility and the Institutional Lender 2 arrangement, the fully-extended maturity date of the underlying mortgage loan collateral.

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Fair Value Measurements (Tables)

3 Months Ended

Mar. 31, 2023

Fair Value Disclosures [Abstract]

Summary of Fair Value of Financial Assets and Liabilities

The following tables provide information about the fair value of the Company’s financial assets and liabilities on the Company’s consolidated balance sheets (dollars in thousands):

	March 31, 2023
			Fair value
	Carrying value		Level I		Level II		Level III
Financial assets
Loans held for investment	$	4,714,936	$	—	$	—	$	4,850,472
Financial liabilities
Collateralized loan obligations	2,230,426		—		—		2,112,241
Secured credit agreements	1,040,805		—		—		1,031,119
Asset-specific financing arrangements	540,822		—		—		541,933
Secured revolving credit facility	197,429		—		—		198,267

	December 31, 2022
			Fair value
	Carrying value		Level I		Level II		Level III
Financial assets
Loans held for investment	$	4,781,402	$	—	$	—	$	4,922,290
Financial liabilities
Collateralized loan obligations	2,452,212		—		—		2,498,853
Secured credit agreements	1,105,151		—		—		1,128,847
Asset-specific financing arrangements	561,017		—		—		571,097
Secured revolving credit facility	42,137		—		—		42,137

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Related Party Transactions (Tables)

3 Months Ended

Mar. 31, 2023

Related Party Transactions [Abstract]

Summary of Management Fees and Incentive Management Fees Incurred and Paid Pursuant to Management Agreement

The following table details the management fees and incentive management fees incurred and paid pursuant to the Management Agreement (dollars in thousands):

	Three Months Ended March 31,
	2023		2022
Incurred
Management fees	$	6,019	$	5,709
Incentive management fee	—		—
Total management and incentive fees incurred	$	6,019	$	5,709
Paid
Management fees	$	5,984	$	5,609
Incentive management fee	—		—
Total management and incentive fees paid	$	5,984	$	5,609

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Earnings per Share (Tables)

3 Months Ended

Mar. 31, 2023

Earnings Per Share [Abstract]

Schedule of Calculation of Basic and Diluted Earnings per Common Share

The following table sets forth the calculation of basic and diluted earnings per common share based on the weighted-average number of shares of common stock outstanding (dollars in thousands, except share and per share data):

	Three Months Ended March 31,
	2023		2022
Net income	$	7,375	$	23,781
Preferred stock dividends(1)	(3,148)		(3,148)
Participating securities' share in (loss) earnings	(404)		(197)
Net income attributable to common stockholders	$	3,823	$	20,436
Weighted average common shares outstanding, basic	77,410,406		77,183,957
Incremental shares of common stock issued from the assumed exercise of the Warrants	679,245		4,604,766
Weighted average common shares outstanding, diluted	78,089,651		81,788,723
Earnings per common share, basic(2)	$	0.05	$	0.26
Earnings per common share, diluted(2)	$	0.05	$	0.25

_______________________

(1)Includes preferred stock dividends declared and paid for Series A preferred stock and Series C Preferred Stock shares outstanding for the three months ended March 31, 2023 and 2022.

(2)Basic and diluted earnings per common share are computed independently based on the weighted-average shares of common stock outstanding. Diluted earnings per common share also includes the impact of participating securities outstanding plus any incremental shares that would be outstanding assuming the exercise of the Warrants.

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Stock-based Compensation (Tables)

3 Months Ended

Mar. 31, 2023

Share-based Payment Arrangement [Abstract]

Disclosure of Share-based Compensation Arrangements by Share-based Payment Award

The following table details the outstanding common stock awards and includes the numbers of shares granted and weighted-average grant date fair value per share under the Incentive Plan:

	Common Stock	Weighted-Average Grant Date Fair Value per Share
Balance as of December 31, 2022	1,683,440	$	9.44
Granted	—	—
Vested	—	—
Forfeited	—	—
Balance as of March 31, 2023	1,683,440	$	9.44

Schedule of Awarded Shares Vesting Period

The following table presents the number of shares associated with outstanding awards that will vest over the next four years:

Share Grant Vesting Year	Shares of Common Stock
2023	529,467
2024	476,184
2025	392,285
2026	285,504
Total	1,683,440

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Concentration of Credit Risk (Tables)

3 Months Ended

Mar. 31, 2023

Risks and Uncertainties [Abstract]

Summary of Loans Held for Investment Portfolio by Property/ Loan Category Type

A summary of the Company’s portfolio of loans held for investment by property type based on total loan commitment and current unpaid principal balance (“UPB”) follows (dollars in thousands):

	March 31, 2023
Property type	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Multifamily	$	2,399,291	$	100,613	45.4	%	$	2,298,678	46.4	%
Office	1,409,868		121,093		26.5		1,286,895		26.2
Hotel	570,543		11,740		10.8		559,975		11.3
Life Science	404,600		72,334		7.6		332,266		6.7
Mixed-Use	283,340		14,799		5.4		268,541		5.4
Industrial	107,000		9,705		2.0		97,295		2.0
Self Storage	69,000		2,000		1.3		67,000		1.4
Other	50,600		21,600		1.0		29,000		0.6
Total	$	5,294,242	$	353,884	100.0	%	$	4,939,650	100.0	%

	December 31, 2022
Property type	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Multifamily	$	2,491,441	$	110,769	46.0	%	$	2,380,672	47.5	%
Office	1,553,378		155,986		28.5		1,397,392		28.0
Hotel	483,743		11,666		8.9		473,790		9.5
Life Science	404,600		93,092		7.5		311,508		6.2
Mixed-Use	283,340		15,061		5.2		268,279		5.4
Industrial	93,044		5,987		1.7		87,057		1.7
Self Storage	69,000		11,900		1.3		57,100		1.1
Other	50,600		21,600		0.9		29,000		0.6
Total	$	5,429,146	$	426,061	100.0	%	$	5,004,798	100.0	%

A summary of the Company’s portfolio of loans held for investment by loan category based on total loan commitment and current UPB follows (dollars in thousands):

	March 31, 2023
Loan category	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Bridge	$	2,313,199	$	54,192	43.7	%	$	2,259,007	45.7	%
Moderate Transitional	1,524,283		199,983		28.7		1,324,294		26.8
Light Transitional	1,406,160		78,109		26.6		1,327,349		26.9
Construction	50,600		21,600		1.0		29,000		0.6
Total	$	5,294,242	$	353,884	100.0	%	$	4,939,650	100.0	%
	December 31, 2022
Loan category	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
Bridge	$	2,249,442	$	52,588	41.4	%	$	2,197,397	43.9	%
Light Transitional	1,604,820		125,959		29.6		1,478,860		29.5
Moderate Transitional	1,524,284		225,914		28.1		1,299,541		26.0
Construction	50,600		21,600		0.9		29,000		0.6
Total	$	5,429,146	$	426,061	100.0	%	$	5,004,798	100.0	%

Summary of Geographic Composition of Loans Held for Investment Based on Current UPB and Loan Commitment

All of the Company’s loans held for investment are secured by properties within the United States. The geographic composition of loans held for investment based on total loan commitment and current UPB follows (dollars in thousands):

	March 31, 2023
Geographic region	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
East	$	1,821,043	$	76,979	34.5	%	$	1,745,238	35.3	%
West	1,594,349		151,616		30.1		1,441,554		29.2
South	1,419,900		103,100		26.8		1,316,097		26.6
Midwest	319,950		15,384		6.0		304,566		6.2
Various	139,000		6,805		2.6		132,195		2.7
Total	$	5,294,242	$	353,884	100.0	%	$	4,939,650	100.0	%
	December 31, 2022
Geographic region	Loan commitment		Unfunded commitment		% of loan commitment		Loan UPB		% of loan UPB
East	$	1,844,087	$	73,104	33.9	%	$	1,772,155	35.4	%
West	1,629,727		179,104		30.0		1,450,623		29.0
South	1,496,382		138,836		27.6		1,358,087		27.1
Midwest	319,950		17,130		5.9		302,820		6.1
Various	139,000		17,887		2.6		121,113		2.4
Total	$	5,429,146	$	426,061	100.0	%	$	5,004,798	100.0	%

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Summary of Significant Accounting Policies - Additional Information (Details) loan in Thousands, $ in Thousands			3 Months Ended
		Jun. 14, 2021 shares	Mar. 31, 2023 USD ($) loan shares	Dec. 31, 2022 USD ($) shares
Significant Accounting Policies [Line Items]
Percentage of senior mortgage loan transferred to third-party			100.00%
Maximum insured amount of each cash account			$ 250	$ 250
Cash			29,000	22,400
Restricted cash	[1]		642	265
Cash and cash equivalents	[1]		161,524	$ 254,050
Holdco
Significant Accounting Policies [Line Items]
Debt covenant, minimum cash balance required			$ 15,000
Minimum cash reserve percentage (in percent)			0.05
Series C Preferred Stock
Significant Accounting Policies [Line Items]
Preferred stock, shares issued | shares		8,050,000	8,050,000	8,050,000
Preferred stock, dividend rate		6.25%
Commercial Real Estate Loans | Maximum
Significant Accounting Policies [Line Items]
Number of performance loan | loan			120
Warrants
Significant Accounting Policies [Line Items]
Warrants exercised (in shares) | shares			0

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Loans Held for Investment and the Allowance for Credit Losses - Additional Information (Details)		3 Months Ended
		Mar. 31, 2023 USD ($) rating loan		Mar. 31, 2022 USD ($)	Dec. 31, 2022 USD ($) loan		Dec. 31, 2021 USD ($)
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	[1]	$ 4,714,936,000			$ 4,781,402,000
Total loan commitment		5,294,242,000			5,429,146,000
Unfunded loan commitments		353,884,000			426,061,000
Unamortized loan fees included in Loans Held for Investment		7,800,000			7,900,000
Unamortized discounts included in loans held for investment at amortized cost		$ 15,400,000			18,200,000
Weighted average risk rating | rating		3.2
Allowance for credit loss increase (decrease)		$ 7,800,000		$ 4,900,000
Allowance for credit losses		201,508,000	[1]	51,100,000	197,272,000	[1]	$ 46,200,000
Allowance for credit loss from individually assessed loans		(20,500,000)
Allowance for credit losses increase (decrease) due to increased loan origination		800,000
Allowance for credit loss for macroeconomic events		(29,100,000)
Allowance for credit losses increase (decrease) due to increased repayments		$ (1,500,000)
Number of loans satisfying criteria for individual assessment | loan		4
Number of loans on non-accrual status | loan		3
Number of loans on cost recovery status | loan		2
Loans accrued interest income		$ 0			0
Total PIK interest		0
Loans held for investment and unfunded loan commitments
Accounts Notes And Loans Receivable [Line Items]
Allowance for credit losses		$ 222,370,000		$ 51,093,000	$ 214,586,000
Minimum
Accounts Notes And Loans Receivable [Line Items]
Terminal capitalization rate (in percent)		6.50%
Minimum | Measurement Input, Discount Rate
Accounts Notes And Loans Receivable [Line Items]
Discount rate (in percent)		0.085
Maximum
Accounts Notes And Loans Receivable [Line Items]
Terminal capitalization rate (in percent)		9.00%
Maximum | Measurement Input, Discount Rate
Accounts Notes And Loans Receivable [Line Items]
Discount rate (in percent)		0.143
Three First Mortgage Loan, Office Property
Accounts Notes And Loans Receivable [Line Items]
Amortized cost of loan		$ 189,300,000
Total allowance for credit losses		63,900,000
Two First Mortgage Loan, Office Property
Accounts Notes And Loans Receivable [Line Items]
Amortized cost of loan		118,000,000
Four First Mortgage Loan, Office Property
Accounts Notes And Loans Receivable [Line Items]
Amortized cost of loan		$ 54,000,000
Real Estate
Accounts Notes And Loans Receivable [Line Items]
Number of loans on non-accrual status | loan		6			2
Real Estate | One First Mortgage Loan, Office Property
Accounts Notes And Loans Receivable [Line Items]
Amortized cost of loan		$ 243,300,000			$ 245,100,000
Real Estate | Mortgage Loan, Retail Property
Accounts Notes And Loans Receivable [Line Items]
Amortized cost of loan		$ 550,100,000			190,400,000
Two Loan Investments
Accounts Notes And Loans Receivable [Line Items]
Number of mortgage loans originated or acquired | loan		2
Total loan commitment		$ 123,800,000
Loans and leases receivable unpaid principal balance		111,200,000
Unfunded loan commitments		$ 12,600,000
Three Loan Investments
Accounts Notes And Loans Receivable [Line Items]
Number of mortgage loans originated or acquired | loan		3
Loan repayment principal amount		$ 144,400,000
Six Loan Investments
Accounts Notes And Loans Receivable [Line Items]
Number of mortgage loans originated or acquired | loan		6
Interest received in kind		$ 83,500,000
Total loan repayments		227,800,000
Accrued Interest and Fees Receivable
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment		23,300,000			$ 26,400,000
Accrued PIK interest
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment		$ 1,200,000
Number of first mortgage loans held for investment | loan		1

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Loans Held for Investment and the Allowance for Credit Losses - Schedule of Overall Statistics for Loan Held for Investment Portfolio (Details) $ in Thousands	3 Months Ended	12 Months Ended
	Mar. 31, 2023 USD ($) loan	Dec. 31, 2022 USD ($) loan
Loans And Leases Receivable Disclosure [Line Items]
Total loan commitment	$ 5,294,242	$ 5,429,146
Unpaid principal balance	4,939,650	5,004,798
Unfunded loan commitments	353,884	426,061
Loans held for investment	$ 4,916,444	$ 4,978,674
Number of non-consolidated senior interest | loan	0	0
PIK interest	$ 1,200	$ 1,700
Percentage of loans subject to yield maintenance or other prepayment restrictions	33.80%
Percentage of loans open to repayment by borrower without penalty	66.20%
SOFR
Loans And Leases Receivable Disclosure [Line Items]
Total loan commitment	$ 1,500,000
Percentage of loan commitment subject to benchmark interest rate	28.40%
LIBOR
Loans And Leases Receivable Disclosure [Line Items]
Total loan commitment	$ 3,800,000
Percentage of loan commitment subject to benchmark interest rate	71.60%
Balance sheet portfolio
Loans And Leases Receivable Disclosure [Line Items]
Number of loans | loan	69	70
Floating rate loans	100.00%	100.00%
Total loan commitment	$ 5,294,242	$ 5,429,146
Unpaid principal balance	4,939,650	5,004,798
Unfunded loan commitments	353,884	426,061
Loans held for investment	$ 4,916,444	$ 4,978,674
Weighted average credit spread	3.50%	3.40%
Weighted average all-in yield (in percent)	8.50%	8.10%
Weighted average term to extended maturity (in years)	2 years 8 months 12 days	2 years 9 months 18 days
Total loan exposure
Loans And Leases Receivable Disclosure [Line Items]
Number of loans | loan	69	70
Floating rate loans	100.00%	100.00%
Total loan commitment	$ 5,294,242	$ 5,429,146
Unpaid principal balance	4,939,650	5,004,798
Unfunded loan commitments	353,884	426,061
Loans held for investment	$ 4,916,444	$ 4,978,674
Weighted average credit spread	3.50%	3.40%
Weighted average all-in yield (in percent)	8.50%	8.10%
Weighted average term to extended maturity (in years)	2 years 8 months 12 days	2 years 9 months 18 days

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Loans Held for Investment and the Allowance for Credit Losses - Schedule of Loans Held for Investment Portfolio by Loan Seniority (Details) - USD ($) $ in Thousands		Mar. 31, 2023		Dec. 31, 2022		Mar. 31, 2022	Dec. 31, 2021
Loans And Leases Receivable Disclosure [Line Items]
Outstanding principal		$ 4,939,650		$ 5,004,798
Amortized cost	[1]	4,916,444		4,978,674
Allowance for credit losses		(201,508)	[1]	(197,272)	[1]	$ (51,100)	$ (46,200)
Loans held for investment, net	[1]	4,714,936		4,781,402
Loans held for investment
Loans And Leases Receivable Disclosure [Line Items]
Outstanding principal		4,939,650		5,004,798
Unamortized premium (discount) and loan origination fees, net		(23,206)		(26,124)
Amortized cost		4,916,444		4,978,674
Allowance for credit losses		(201,508)		(197,272)		(46,307)	(41,999)
Loans held for investment, net		4,714,936		4,781,402
Senior loans | Loans held for investment
Loans And Leases Receivable Disclosure [Line Items]
Outstanding principal		4,939,650		5,004,798
Unamortized premium (discount) and loan origination fees, net		(23,206)		(26,124)
Amortized cost		4,916,444		4,978,674
Allowance for credit losses		$ (201,508)		$ (197,272)		$ (45,940)	$ (41,193)

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Loans Held for Investment and the Allowance for Credit Losses - Summary of Loans Held for Investment Portfolio Activity (Details)	3 Months Ended
	Mar. 31, 2023 USD ($)
Loans and Leases Receivable, Related Parties [Roll Forward]
Balance as of January 1, 2023	$ 4,781,402,000
Loans originated and acquired	109,922,000
Additional fundings	51,524,000
Amortization of origination fees and discounts	4,156,000
Collection of principal	(225,410,000)
Collection of accrued PIK interest	(542,000)
Collection of cost-recovery proceeds	(1,880,000)
Increase of allowance for credit losses	(4,236,000)
Balance as of March 31, 2023	$ 4,714,936,000

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Loans Held for Investment and the Allowance for Credit Losses - Summary Of Amortized Cost By Origination Year Grouped By Risk Rating for Loans Held for Investment Portfolio (Details) - USD ($) $ in Thousands		3 Months Ended	12 Months Ended
		Mar. 31, 2023	Dec. 31, 2022
Accounts Notes And Loans Receivable [Line Items]
Amortized cost basis of loans by origination year, One		$ 109,968	$ 1,006,831
Amortized cost basis of loans by origination year, Two		997,858	1,905,539
Amortized cost basis of loans by origination year, Three		1,855,117	289,315
Amortized cost basis of loans by origination year, Four		289,377	1,216,490
Amortized cost basis of loans by origination year, Five		1,216,083	508,957
Amortized cost basis of loans by origination year, Prior		448,041	51,542
Amortized cost	[1]	4,916,444	4,978,674
Senior loans
Accounts Notes And Loans Receivable [Line Items]
Amortized cost basis of loans by origination year, One		109,968	1,006,831
Amortized cost basis of loans by origination year, Two		997,858	1,905,539
Amortized cost basis of loans by origination year, Three		1,855,117	289,315
Amortized cost basis of loans by origination year, Four		289,377	1,216,490
Amortized cost basis of loans by origination year, Five		1,216,083	508,957
Amortized cost basis of loans by origination year, Prior		448,041	51,542
Amortized cost		4,916,444	4,978,674
Current-period write-offs, current fiscal year		0	0
Current-period write-offs, year before current fiscal year		0	0
Current-period write-offs, two years before current fiscal year		0	0
Current-period write-offs, three years before current fiscal year		0	0
Current-period write-offs, four years before current fiscal year		0	4,400
Current-period write-offs, more than Five Years before Current fiscal year		0	0
Write-off		0	(4,400)
1 | Senior loans
Accounts Notes And Loans Receivable [Line Items]
Amortized cost basis of loans by origination year, One		0	0
Amortized cost basis of loans by origination year, Two		0	0
Amortized cost basis of loans by origination year, Three		0	0
Amortized cost basis of loans by origination year, Four		0	0
Amortized cost basis of loans by origination year, Five		0	0
Amortized cost basis of loans by origination year, Prior		0	0
Amortized cost		0	0
2 | Senior loans
Accounts Notes And Loans Receivable [Line Items]
Amortized cost basis of loans by origination year, One		0	22,732
Amortized cost basis of loans by origination year, Two		0	216,960
Amortized cost basis of loans by origination year, Three		226,443	0
Amortized cost basis of loans by origination year, Four		0	272,185
Amortized cost basis of loans by origination year, Five		272,357	0
Amortized cost basis of loans by origination year, Prior		0	0
Amortized cost		498,800	511,877
3 | Senior loans
Accounts Notes And Loans Receivable [Line Items]
Amortized cost basis of loans by origination year, One		109,968	907,161
Amortized cost basis of loans by origination year, Two		920,844	1,609,556
Amortized cost basis of loans by origination year, Three		1,549,363	98,874
Amortized cost basis of loans by origination year, Four		98,936	505,377
Amortized cost basis of loans by origination year, Five		505,715	110,356
Amortized cost basis of loans by origination year, Prior		85,500	0
Amortized cost		3,270,326	3,231,324
4 | Senior loans
Accounts Notes And Loans Receivable [Line Items]
Amortized cost basis of loans by origination year, One		0	76,938
Amortized cost basis of loans by origination year, Two		77,014	79,023
Amortized cost basis of loans by origination year, Three		79,311	119,172
Amortized cost basis of loans by origination year, Four		119,172	320,793
Amortized cost basis of loans by origination year, Five		321,055	342,869
Amortized cost basis of loans by origination year, Prior		307,512	51,542
Amortized cost		904,064	990,337
5 | Senior loans
Accounts Notes And Loans Receivable [Line Items]
Amortized cost basis of loans by origination year, One		0	0
Amortized cost basis of loans by origination year, Two		0	0
Amortized cost basis of loans by origination year, Three		0	71,269
Amortized cost basis of loans by origination year, Four		71,269	118,135
Amortized cost basis of loans by origination year, Five		116,956	55,732
Amortized cost basis of loans by origination year, Prior		55,029	0
Amortized cost		$ 243,254	$ 245,136

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Loans Held for Investment and the Allowance for Credit Losses - Summary of Amortized Cost and Results of Internal Risk Rating Review Performed for Loans Held for Investment Portfolio (Details) $ in Thousands		Mar. 31, 2023 USD ($) rating		Dec. 31, 2022 USD ($) rating		Mar. 31, 2022 USD ($)	Dec. 31, 2021 USD ($)
Accounts Notes And Loans Receivable [Line Items]
Total	[1]	$ 4,916,444		$ 4,978,674
Allowance for credit losses		(201,508)	[1]	(197,272)	[1]	$ (51,100)	$ (46,200)
Loans held for investment, net	[1]	$ 4,714,936		4,781,402
Weighted average risk rating | rating		3.2
Loans held for investment
Accounts Notes And Loans Receivable [Line Items]
Total		$ 4,916,444		4,978,674
Allowance for credit losses		(201,508)		(197,272)		$ (46,307)	$ (41,999)
Loans held for investment, net		$ 4,714,936		$ 4,781,402
Weighted average risk rating | rating		3.2		3.2
1 | Loans held for investment
Accounts Notes And Loans Receivable [Line Items]
Total		$ 0		$ 0
2 | Loans held for investment
Accounts Notes And Loans Receivable [Line Items]
Total		498,800		511,878
3 | Loans held for investment
Accounts Notes And Loans Receivable [Line Items]
Total		3,270,327		3,231,324
4 | Loans held for investment
Accounts Notes And Loans Receivable [Line Items]
Total		904,062		990,337
5 | Loans held for investment
Accounts Notes And Loans Receivable [Line Items]
Total		$ 243,255		$ 245,135

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Loans Held for Investment and the Allowance for Credit Losses - Summary of Activity in Allowance for Credit Losses for Loans Held for Investment Portfolio by Class of Financing Receivable (Details) - USD ($)	3 Months Ended
	Mar. 31, 2023		Mar. 31, 2022	Dec. 31, 2022		Dec. 31, 2021
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	$ 201,508,000	[1]	$ 51,100,000	$ 197,272,000	[1]	$ 46,200,000
Allowance for (reversal of) credit losses, net	7,784,000		4,884,000
Total unpaid principal balance	4,939,650,000			5,004,798,000
General reserve
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Total unpaid principal balance	4,696,395,000			4,759,663,000
Specific reserve
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Total unpaid principal balance	243,255,000			245,135,000
Loans held for investment and unfunded loan commitments
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	222,370,000		51,093,000	214,586,000
Loans held for investment and unfunded loan commitments | General reserve
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	158,426,000			130,117,000
Loans held for investment and unfunded loan commitments | Specific reserve
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	63,944,000			84,469,000
Loans held for investment
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	201,508,000		46,307,000	197,272,000		41,999,000
Allowance for (reversal of) credit losses, net	4,236,000		4,308,000
Loans held for investment | General reserve
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	144,117,000			119,190,000
Loans held for investment | Specific reserve
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	57,391,000			78,082,000
Unfunded loan commitments
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	20,862,000		4,786,000	17,314,000		4,210,000
Allowance for (reversal of) credit losses, net	3,548,000		576,000
Unfunded loan commitments | General reserve
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	14,309,000			10,927,000
Unfunded loan commitments | Specific reserve
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	6,553,000			6,387,000
Senior loans | Loans held for investment and unfunded loan commitments
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	222,370,000		50,726,000
Senior loans | Loans held for investment
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	201,508,000		45,940,000	197,272,000		41,193,000
Allowance for (reversal of) credit losses, net	4,236,000		4,747,000
Senior loans | Unfunded loan commitments
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	20,862,000		4,786,000	17,314,000		4,210,000
Allowance for (reversal of) credit losses, net	3,548,000		576,000
Subordinated and mezzanine loans | Loans held for investment and unfunded loan commitments
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	0		367,000
Subordinated and mezzanine loans | Loans held for investment
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	0		367,000	0		806,000
Allowance for (reversal of) credit losses, net	0		(439,000)
Subordinated and mezzanine loans | Unfunded loan commitments
Accounts Receivable, Allowance for Credit Loss [Roll Forward]
Allowance for credit losses	0		0	$ 0		$ 0
Allowance for (reversal of) credit losses, net	$ 0		$ 0

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Loans Held for Investment and the Allowance for Credit Losses - Summary of Aging Analysis for Loans Held for Investment Portfolio by Class of Loans (Details) - USD ($) $ in Thousands	Mar. 31, 2023	Dec. 31, 2022
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	$ 4,916,444	$ 4,978,674
Senior loans
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	4,916,444	4,978,674
Current
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	4,366,386	4,541,692
Current | Senior loans
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	4,366,386	4,541,692
Days: 30-59
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	55,029	365,713
Days: 30-59 | Senior loans
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	55,029	365,713
Days: 60-89
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	0	0
Days: 60-89 | Senior loans
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	0	0
Days: 90 or more
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	495,029	71,269
Days: 90 or more | Senior loans
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	495,029	71,269
Total loans past due
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	550,058	436,982
Total loans past due | Senior loans
Accounts Notes And Loans Receivable [Line Items]
Loans held for investment	$ 550,058	$ 436,982

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Loans Held for Investment and the Allowance for Credit Losses - Schedule of Paid-in-Kind Interest (Details)	3 Months Ended
	Mar. 31, 2023 USD ($)
Loans and Leases Receivable, Related Parties [Roll Forward]
Balance	$ 1,714,000
Accrued PIK interest	0
Repayments of accrued PIK interest	(542,000)
Balance	$ 1,172,000

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Real Estate Owned - Additional Information (Details) $ in Thousands	12 Months Ended
	Dec. 31, 2021 USD ($) a	Dec. 31, 2020 USD ($) a property	Mar. 31, 2023 USD ($)	Dec. 31, 2022 USD ($)	Apr. 04, 2022 a
Real Estate Owned [Line Items]
Carrying amount of loans			$ 4,714,936	$ 4,781,402
First Mortgage Loan
Real Estate Owned [Line Items]
Number of undeveloped commercially-zoned land parcel | property		2
Acres of land | a	10	27
Carrying amount of loans		$ 99,200
Acres of land sold | a	17				10
Cost basis property value	$ 60,600

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Variable Interest Entities and Collateralized Loan Obligations - Additional Information (Details) $ in Thousands	Feb. 17, 2022 USD ($) CreditFacility	Mar. 31, 2023 USD ($)	Dec. 31, 2022 USD ($)	Mar. 31, 2022 USD ($)	Dec. 31, 2021 USD ($)	Dec. 31, 2020 USD ($)
Variable Interest Entities And Collateralized Loan Obligation [Line Items]
Total loan commitment		$ 5,294,242	$ 5,429,146
FL2 Mortgage Assets
Variable Interest Entities And Collateralized Loan Obligation [Line Items]
Redemption of investment-grade bonds outstanding	$ 600,000
FL2 Mortgage Assets | Goldman, Sachs & Co.
Variable Interest Entities And Collateralized Loan Obligation [Line Items]
Loans and leases receivable unpaid principal balance	463,800
Total loan commitment	250,000
Borrowing	$ 359,100
FL5 Mortgage Assets
Variable Interest Entities And Collateralized Loan Obligation [Line Items]
Number of secured credit facilities | CreditFacility	17
Loans and leases receivable unpaid principal balance	$ 805,700
Collateralized loan obligations | TRTX 2022-FL5
Variable Interest Entities And Collateralized Loan Obligation [Line Items]
Deferred financing costs, including issuance, legal, and accounting related costs		$ 6,500
Collateralized loan obligations | TRTX 2021-FL4
Variable Interest Entities And Collateralized Loan Obligation [Line Items]
Deferred financing costs, including issuance, legal, and accounting related costs				$ 8,300
Collateralized loan obligations | TRTX 2019-FL3
Variable Interest Entities And Collateralized Loan Obligation [Line Items]
Deferred financing costs, including issuance, legal, and accounting related costs					$ 7,800
Collateralized loan obligations | FL2-Notes
Variable Interest Entities And Collateralized Loan Obligation [Line Items]
Deferred financing costs, including issuance, legal, and accounting related costs						$ 8,700

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Variable Interest Entities and Collateralized Loan Obligations - Summary of Variable Interest Entities Assets and Liabilities (Details) $ in Thousands		3 Months Ended	12 Months Ended
		Mar. 31, 2023 USD ($) loan	Dec. 31, 2022 USD ($)
Assets
Cash and cash equivalents	[1]	$ 161,524	$ 254,050
Collateralized loan obligation proceeds held at trustee	[1]	367,715	297,168
Accounts receivable from servicer/trustee	[1]	96,245	163,648
Total assets	[1]	5,383,772	5,545,138
Liabilities
Accrued interest payable	[1]	10,556	11,080
Collateralized loan obligations, net	[1]	2,230,426	2,452,212
Payable to affiliates	[1]	6,019	5,984
Total liabilities	[1]	4,074,715	4,223,142
Loans held for investment		4,916,444	4,978,674
Unamortized deferred financing costs		7,700	9,000
FL5 Securities
Liabilities
Cash available to acquire eligible assets			72,500
FL5 Securities | Collateralized loan obligations
Liabilities
Cash available to acquire eligible assets		102,300
FL4 Securities
Liabilities
Cash available to acquire eligible assets			224,700
FL4 Securities | Collateralized loan obligations
Liabilities
Cash available to acquire eligible assets		265,400
F L 3 And F L 5 Securities
Liabilities
Principal repayments of loans held for investment held by servicer/trustee, net		89,500	155,200
Variable Interest Entity, Primary Beneficiary
Assets
Cash and cash equivalents		32,041	28,011
Collateralized loan obligation proceeds held at trustee		367,715	297,168
Accounts receivable from servicer/trustee		91,218	156,633
Accrued interest receivable		5,214	5,584
Loans held for investment, net		2,603,768	2,779,978
Total assets		3,099,956	3,267,374
Liabilities
Accrued interest payable		5,990	6,106
Accrued expenses		430	761
Collateralized loan obligations, net		2,230,426	2,452,212
Payable to affiliates		8,397	8,175
Total liabilities		$ 2,245,243	2,467,254
Number of loans held for investment | loan		2
Loans held for investment		$ 1,000	$ 2,900

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Variable Interest Entities and Collateralized Loan Obligations - Schedule of Borrowings and Corresponding Collateral (Details) $ in Thousands	3 Months Ended		12 Months Ended
	Mar. 31, 2023 USD ($) participationInterest loan	Mar. 31, 2022 USD ($)	Dec. 31, 2022 USD ($) loan participationInterest
Debt Instrument [Line Items]
Other loan held for investment, net	$ 1,000
Interest expense	69,990	$ 22,501
Amortization of deferred financing costs	$ 3,650	4,521
Minimum conversion rate	0.50		0.50
FL2-Notes
Debt Instrument [Line Items]
Loans held for investment, aggregate unpaid principal balance percentage			14.10%
TRTX 2019-FL3
Debt Instrument [Line Items]
Loans held for investment, aggregate unpaid principal balance percentage			25.00%
TRTX 2021-FL4
Debt Instrument [Line Items]
Loans held for investment, aggregate unpaid principal balance percentage			21.50%
Collateralized loan obligations
Debt Instrument [Line Items]
Interest expense	$ 37,600	14,300
Amortization of deferred financing costs	$ 1,200	$ 2,200
Collateralized loan obligations | FL3 Mortgage Assets
Debt Instrument [Line Items]
Loans held for investment, aggregate unpaid principal balance percentage	9.80%
Collateralized loan obligations | Collateral (Loan Investments)
Debt Instrument [Line Items]
Weighted average credit spread (in percent)	3.31%		3.19%
Weighted average maturity (years)	2 years 8 months 12 days		2 years 8 months 12 days
Collateralized loan obligations | Debt (Notes Issued)
Debt Instrument [Line Items]
Number of loans | loan	3		3
Collateral (loans), outstanding principal	$ 2,238,128		$ 2,461,170
Collateral (loans), carrying value	$ 2,230,426		$ 2,452,212
Weighted average credit spread (in percent)	1.83%		1.78%
Weighted average maturity (years)	14 years 10 months 24 days		14 years 9 months 18 days
Collateralized loan obligations | LIBOR | Collateral (Loan Investments)
Debt Instrument [Line Items]
Number of loans | loan	45		51
Collateralized loan obligations | FL2-Notes | Collateral (Loan Investments)
Debt Instrument [Line Items]
Weighted average credit spread (in percent)			3.16%
Weighted average maturity (years)			1 year 4 months 24 days
Collateralized loan obligations | FL2-Notes | Debt (Notes Issued)
Debt Instrument [Line Items]
Weighted average credit spread (in percent)			1.72%
Weighted average maturity (years)			11 years 9 months 18 days
Collateralized loan obligations | FL2-Notes | LIBOR | Collateral (Loan Investments)
Debt Instrument [Line Items]
Number of loans | loan			10
Collateralized loan obligations | FL2-Notes | LIBOR | Debt (Notes Issued)
Debt Instrument [Line Items]
Number of loans | loan			1
Collateral (loans), outstanding principal			$ 516,639
Collateral (loans), carrying value			$ 516,639
Collateralized loan obligations | TRTX 2019-FL3 | Collateral (Loan Investments)
Debt Instrument [Line Items]
Weighted average credit spread (in percent)	3.29%		3.08%
Weighted average maturity (years)	1 year 4 months 24 days		2 years 8 months 12 days
Collateralized loan obligations | TRTX 2019-FL3 | Debt (Notes Issued)
Debt Instrument [Line Items]
Weighted average credit spread (in percent)	2.04%		1.60%
Weighted average maturity (years)	11 years 6 months		15 years 2 months 12 days
Collateralized loan obligations | TRTX 2019-FL3 | LIBOR | Collateral (Loan Investments)
Debt Instrument [Line Items]
Number of loans | loan	9		23
Collateralized loan obligations | TRTX 2019-FL3 | SOFR | Debt (Notes Issued)
Debt Instrument [Line Items]
Number of loans | loan	1		1
Collateral (loans), outstanding principal	$ 293,597		$ 1,037,500
Collateral (loans), carrying value	$ 293,597		$ 1,033,264
Collateralized loan obligations | TRTX 2021-FL4 | Collateral (Loan Investments)
Debt Instrument [Line Items]
Weighted average credit spread (in percent)	3.22%		3.31%
Weighted average maturity (years)	2 years 9 months 18 days		3 years 4 months 24 days
Collateralized loan obligations | TRTX 2021-FL4 | Debt (Notes Issued)
Debt Instrument [Line Items]
Weighted average credit spread (in percent)	1.60%		2.02%
Weighted average maturity (years)	14 years 10 months 24 days		16 years 1 month 6 days
Collateralized loan obligations | TRTX 2021-FL4 | LIBOR
Debt Instrument [Line Items]
Participating interest	$ 288,100		$ 118,900
Number of participation interest | participationInterest	7		4
Collateralized loan obligations | TRTX 2021-FL4 | LIBOR | Collateral (Loan Investments)
Debt Instrument [Line Items]
Number of loans | loan	20		18
Collateralized loan obligations | TRTX 2021-FL4 | LIBOR | Debt (Notes Issued)
Debt Instrument [Line Items]
Number of loans | loan	1		1
Collateral (loans), outstanding principal	$ 1,037,500		$ 907,031
Collateral (loans), carrying value	$ 1,034,003		902,309
Collateralized loan obligations | TRTX 2022-FL5 | Collateral (Loan Investments)
Debt Instrument [Line Items]
Weighted average credit spread (in percent)	3.43%
Weighted average maturity (years)	3 years 3 months 18 days
Collateralized loan obligations | TRTX 2022-FL5 | Debt (Notes Issued)
Debt Instrument [Line Items]
Weighted average credit spread (in percent)	2.02%
Weighted average maturity (years)	15 years 10 months 24 days
Collateralized loan obligations | TRTX 2022-FL5 | LIBOR
Debt Instrument [Line Items]
Participating interest	$ 237,000		$ 178,500
Number of participation interest | participationInterest	4		2
Collateralized loan obligations | TRTX 2022-FL5 | LIBOR | Collateral (Loan Investments)
Debt Instrument [Line Items]
Number of loans | loan	16
Collateralized loan obligations | TRTX 2022-FL5 | Compounded SOFR | Debt (Notes Issued)
Debt Instrument [Line Items]
Number of loans | loan	1
Collateral (loans), outstanding principal	$ 907,031
Collateral (loans), carrying value	$ 902,826
Collateralized loan obligations | FL4 Securities
Debt Instrument [Line Items]
Loans held for investment, aggregate unpaid principal balance percentage	25.30%
Collateralized loan obligations | FL5 Securities
Debt Instrument [Line Items]
Loans held for investment, aggregate unpaid principal balance percentage	21.80%
Collateral Assets | Collateralized loan obligations | LIBOR
Debt Instrument [Line Items]
Collateral (loans), outstanding principal	$ 2,809,298		$ 3,032,456
Collateral (loans), carrying value	2,602,777		2,777,061
Collateral Assets | Collateralized loan obligations | FL2-Notes | LIBOR
Debt Instrument [Line Items]
Collateral (loans), outstanding principal			707,456
Collateral (loans), carrying value			508,507
Collateral Assets | Collateralized loan obligations | TRTX 2019-FL3 | LIBOR
Debt Instrument [Line Items]
Collateral (loans), outstanding principal	484,298		1,250,000
Collateral (loans), carrying value	427,638		1,210,550
Collateral Assets | Collateralized loan obligations | TRTX 2021-FL4 | LIBOR
Debt Instrument [Line Items]
Collateral (loans), outstanding principal	1,250,000
Collateral (loans), carrying value	1,204,722
Collateralized loan obligations | Collateralized loan obligations | TRTX 2021-FL4 | LIBOR
Debt Instrument [Line Items]
Collateral (loans), outstanding principal			1,075,000
Collateral (loans), carrying value			$ 1,058,004
Collateralized loan obligations | Collateralized loan obligations | TRTX 2022-FL5 | LIBOR
Debt Instrument [Line Items]
Collateral (loans), outstanding principal	1,075,000
Collateral (loans), carrying value	$ 970,417

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Investment Portfolio Financing - Schedule of Debt (Details) - USD ($) $ in Thousands	Mar. 31, 2023	Dec. 31, 2022
Debt Instrument [Line Items]
Outstanding principal amount	$ 4,024,192	$ 4,179,211
Collateralized loan obligations
Debt Instrument [Line Items]
Outstanding principal amount	2,238,128	2,461,170
Secured credit agreements
Debt Instrument [Line Items]
Outstanding principal amount	1,043,178	1,108,386
Asset-specific financing arrangements
Debt Instrument [Line Items]
Outstanding principal amount	543,786	565,376
Secured revolving credit facility
Debt Instrument [Line Items]
Outstanding principal amount	$ 199,100	$ 44,279

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Investment Portfolio Financing - Schedule of Information Related to Secured Credit Agreements (Details) - USD ($) $ in Thousands	3 Months Ended		12 Months Ended
	Mar. 31, 2023	Mar. 31, 2022	Dec. 31, 2022	Apr. 11, 2022	Apr. 10, 2022
Debt Instrument [Line Items]
Balance outstanding	$ 4,024,192		$ 4,179,211
Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Commitment amount	2,849,546		2,849,546
Maximum current availability	1,806,368		1,741,160
Balance outstanding	1,043,178		1,108,386
Principal balance of collateral	1,528,707		1,557,248
Amortized cost of collateral	$ 1,524,897		1,552,820
Secured credit agreements
Debt Instrument [Line Items]
Recourse guarantee percentage	25.00%
Commitment amount				$ 500,000	$ 750,000
Balance outstanding	$ 1,043,178		$ 1,108,386
Accordion feature, decrease amount				$ 250,000
Holdco | Secured credit agreements
Debt Instrument [Line Items]
Recourse guarantee percentage	25.00%	25.00%
Goldman Sachs | Debt Instrument, Interest Rate at 7.1% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date	Aug. 19, 2023
Extended maturity date	Aug. 19, 2024
Weighted average credit spread (in percent)	2.20%
Interest rate (in percent)	7.10%
Commitment amount	$ 500,000
Maximum current availability	161,335
Balance outstanding	338,665
Principal balance of collateral	569,719
Amortized cost of collateral	$ 569,325
Goldman Sachs | Debt Instrument, Interest Rate at 6.6% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date			Aug. 19, 2023
Extended maturity date			Aug. 19, 2024
Weighted average credit spread (in percent)			2.20%
Interest rate (in percent)			6.60%
Commitment amount			$ 500,000
Maximum current availability			114,662
Balance outstanding			385,338
Principal balance of collateral			595,576
Amortized cost of collateral			$ 595,136
Wells Fargo | Debt Instrument, Interest Rate at 6.4% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date	Apr. 18, 2025
Extended maturity date	Apr. 18, 2025
Weighted average credit spread (in percent)	1.60%
Interest rate (in percent)	6.40%
Commitment amount	$ 500,000
Maximum current availability	93,778
Balance outstanding	406,222
Principal balance of collateral	545,192
Amortized cost of collateral	$ 542,276
Wells Fargo | Debt Instrument, Interest Rate at 6.0% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date			Apr. 18, 2025
Extended maturity date			Apr. 18, 2025
Weighted average credit spread (in percent)			1.60%
Interest rate (in percent)			6.00%
Commitment amount			$ 500,000
Maximum current availability			77,998
Balance outstanding			422,002
Principal balance of collateral			544,557
Amortized cost of collateral			$ 541,134
Barclays | Debt Instrument, Interest Rate at 6.4% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date	Aug. 13, 2025
Extended maturity date	Aug. 13, 2026
Weighted average credit spread (in percent)	1.60%
Interest rate (in percent)	6.40%
Commitment amount	$ 500,000
Maximum current availability	403,074
Balance outstanding	96,926
Principal balance of collateral	129,023
Amortized cost of collateral	$ 128,523
Barclays | Debt Instrument, Interest Rate at 5.9% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date			Aug. 13, 2025
Extended maturity date			Aug. 13, 2026
Weighted average credit spread (in percent)			1.60%
Interest rate (in percent)			5.90%
Commitment amount			$ 500,000
Maximum current availability			403,074
Balance outstanding			96,926
Principal balance of collateral			129,049
Amortized cost of collateral			$ 128,489
Morgan Stanley Bank | Debt Instrument, Interest Rate at 7.1% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date	May 04, 2023
Extended maturity date	May 04, 2023
Weighted average credit spread (in percent)	2.30%
Interest rate (in percent)	7.10%
Commitment amount	$ 500,000
Maximum current availability	444,421
Balance outstanding	55,579
Principal balance of collateral	80,840
Amortized cost of collateral	$ 80,840
Morgan Stanley Bank | Debt Instrument, Interest Rate at 6.7% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date			May 04, 2023
Extended maturity date			May 04, 2023
Weighted average credit spread (in percent)			2.30%
Interest rate (in percent)			6.70%
Commitment amount			$ 500,000
Maximum current availability			444,421
Balance outstanding			55,579
Principal balance of collateral			79,103
Amortized cost of collateral			$ 79,103
JP Morgan Chase Bank | Debt Instrument, Interest Rate at 6.4% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date	Oct. 30, 2023
Extended maturity date	Oct. 30, 2025
Weighted average credit spread (in percent)	1.60%
Interest rate (in percent)	6.40%
Commitment amount	$ 400,000
Maximum current availability	290,079
Balance outstanding	109,921
Principal balance of collateral	155,324
Amortized cost of collateral	$ 155,324
JP Morgan Chase Bank | Debt Instrument, Interest Rate at 6.0% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date			Oct. 30, 2023
Extended maturity date			Oct. 30, 2025
Weighted average credit spread (in percent)			1.60%
Interest rate (in percent)			6.00%
Commitment amount			$ 400,000
Maximum current availability			287,324
Balance outstanding			112,676
Principal balance of collateral			159,601
Amortized cost of collateral			$ 159,596
Bank of America | Debt Instrument, Interest Rate at 6.6% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date	May 30, 2023
Extended maturity date	May 30, 2023
Weighted average credit spread (in percent)	1.80%
Interest rate (in percent)	6.60%
Commitment amount	$ 200,000
Maximum current availability	164,135
Balance outstanding	35,865
Principal balance of collateral	48,609
Amortized cost of collateral	$ 48,609
Bank of America | Debt Instrument, Interest Rate At 6.1% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date			Mar. 31, 2023
Extended maturity date			Mar. 31, 2023
Weighted average credit spread (in percent)			1.80%
Interest rate (in percent)			6.10%
Commitment amount			$ 200,000
Maximum current availability			164,135
Balance outstanding			35,865
Principal balance of collateral			47,820
Amortized cost of collateral			$ 47,820
Institutional Lender 1 [Member] | Debt Instrument, Interest Rate at 0% | Secured Credit Agreements and Secured Credit Facilities
Debt Instrument [Line Items]
Initial maturity date	Oct. 30, 2023		Oct. 30, 2023
Extended maturity date	Oct. 30, 2025		Oct. 30, 2025
Weighted average credit spread (in percent)	0.00%		0.00%
Interest rate (in percent)	0.00%		0.00%
Commitment amount	$ 249,546		$ 249,546
Maximum current availability	249,546		249,546
Balance outstanding	0		0
Principal balance of collateral	0		1,542
Amortized cost of collateral	$ 0		$ 1,542

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Investment Portfolio Financing - Additional Information (Details) $ in Thousands		3 Months Ended			12 Months Ended
	Feb. 22, 2022 USD ($) lender	Mar. 31, 2023 USD ($) loan Agreement	Jun. 30, 2022 USD ($)	Mar. 31, 2022 USD ($)	Dec. 31, 2022 USD ($) loan Agreement	Nov. 17, 2022 USD ($)	Sep. 01, 2022 USD ($)	Apr. 11, 2022 USD ($)	Apr. 10, 2022 USD ($)
Debt Instrument [Line Items]
Amortization of deferred financing costs | $		$ 3,650		$ 4,521
Loan Pledged As Collateral
Debt Instrument [Line Items]
Aggregate collateral principal balance | $		$ 265,500			$ 59,800
Number of loan investments		6			1
Secured revolving credit facility
Debt Instrument [Line Items]
Maximum commitment amount | $	$ 250,000				$ 290,000
Number of lenders provided credit facility | lender	5
Credit facility term	3 years
Percentage of unused fee (in basis points)		0.19%		0.20%
Unused fee, Target utilization percent (in percent)	50.00%
Maximum period permits to finance eligible loans	180 days
Initial advance rate (in percent)	75.00%
Outstanding borrowings | $		$ 199,100			$ 44,300
Secured revolving credit facility | Minimum
Debt Instrument [Line Items]
Percentage of unused fee (in basis points)	0.15%
Secured revolving credit facility | Maximum
Debt Instrument [Line Items]
Percentage of unused fee (in basis points)	0.20%
SOFR | Secured revolving credit facility
Debt Instrument [Line Items]
Interest Payment Rates	2.00%
Secured credit agreements
Debt Instrument [Line Items]
Number of secured credit agreements | Agreement		6			6
Recourse guarantee percentage		25.00%
Aggregate collateral principal balance | $								$ 500,000	$ 750,000
Asset-specific financing arrangements | Office Property Mortgage Loan
Debt Instrument [Line Items]
Credit facility term		2 years
Asset-specific financing arrangements | BMO Facility
Debt Instrument [Line Items]
Maximum commitment amount | $			$ 200,000
Asset-specific financing arrangements | BMO Facility | Office Property Mortgage Loan
Debt Instrument [Line Items]
Number of asset-specific financing arrangements		1			1
Number of performing first mortgage loans		1			2
Asset-specific financing arrangements | Institutional Lender 2
Debt Instrument [Line Items]
Maximum commitment amount | $							$ 397,900
Asset-specific financing arrangements | Institutional Lender 2 | Office Property Mortgage Loan
Debt Instrument [Line Items]
Number of asset-specific financing arrangements		1			1
Number of performing first mortgage loans		5			5
Asset-specific financing arrangements | Customers Bank
Debt Instrument [Line Items]
Maximum commitment amount | $						$ 23,300
Asset-specific financing arrangements | Customers Bank | Office Property Mortgage Loan
Debt Instrument [Line Items]
Number of asset-specific financing arrangements		1			1
Number of performing first mortgage loans		1			1
Holdco | Secured revolving credit facility
Debt Instrument [Line Items]
Recourse guarantee percentage	100.00%
Holdco | Secured credit agreements
Debt Instrument [Line Items]
Recourse guarantee percentage		25.00%		25.00%
Holdco | Asset-specific financing arrangements
Debt Instrument [Line Items]
Recourse guarantee percentage			25.00%
Holdco | Asset-specific financing arrangements | Office Property Mortgage Loan
Debt Instrument [Line Items]
Recourse guarantee percentage		15.00%
Commercial Mortgage Loans | Secured credit agreements
Debt Instrument [Line Items]
Number of secured credit facilities		49			45
Company transfers rights to counter party with option to buy back | Secured credit agreements
Debt Instrument [Line Items]
Number of secured credit agreements		5
After 90 days from initial borrowing | Secured revolving credit facility
Debt Instrument [Line Items]
Initial advance rate (in percent)	65.00%
After 135 days from initial borrowing | Secured revolving credit facility
Debt Instrument [Line Items]
Initial advance rate (in percent)	45.00%
After 180 days from initial borrowing | Secured revolving credit facility
Debt Instrument [Line Items]
Initial advance rate (in percent)	0.00%

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Investment Portfolio Financing - Summary of Secured Credit Agreements Secured by Mortgage Loan Investments, CRE Debt Securities and Counterparty Concentration Risks (Details) - USD ($) $ in Thousands		3 Months Ended	12 Months Ended
		Mar. 31, 2023	Dec. 31, 2022
Repurchase Agreement Counterparty [Line Items]
Amount payable		$ 4,024,192
Accrued interest payable	[1]	10,556	$ 11,080
Unamortized deferred financing costs		7,700	9,000
Secured Credit Agreements and Secured Credit Facilities
Repurchase Agreement Counterparty [Line Items]
Commitment amount		2,849,546	2,849,546
Collateral (loans), outstanding principal		1,528,707	1,557,248
Amortized cost of collateral		1,532,597	1,561,097
Amount payable		1,045,711	1,111,086
Net counterparty exposure		$ 486,886	$ 450,011
Days to extended maturity		674 days	757 days
Commercial Mortgage Loans
Repurchase Agreement Counterparty [Line Items]
Accrued interest receivable		$ 7,700	$ 8,300
Premium, discount and origination fees		3,800	4,400
Accrued interest payable		2,500	2,700
Unamortized deferred financing costs		2,400	2,800
Goldman Sachs Bank | Commercial Mortgage Loans
Repurchase Agreement Counterparty [Line Items]
Commitment amount		500,000	500,000
Collateral (loans), outstanding principal		569,719	595,576
Amortized cost of collateral		570,857	596,838
Amount payable		339,298	386,124
Net counterparty exposure		$ 231,559	$ 210,714
Percent of stockholders' equity		17.70%	15.90%
Days to extended maturity		507 days	597 days
Wells Fargo | Commercial Mortgage Loans
Repurchase Agreement Counterparty [Line Items]
Commitment amount		$ 500,000	$ 500,000
Collateral (loans), outstanding principal		545,192	544,557
Amortized cost of collateral		545,693	544,824
Amount payable		407,037	422,870
Net counterparty exposure		$ 138,656	$ 121,954
Percent of stockholders' equity		10.60%	9.20%
Days to extended maturity		749 days	839 days
Barclays | Commercial Mortgage Loans
Repurchase Agreement Counterparty [Line Items]
Commitment amount		$ 500,000	$ 500,000
Collateral (loans), outstanding principal		129,023	129,049
Amortized cost of collateral		129,114	128,900
Amount payable		97,224	97,215
Net counterparty exposure		$ 31,890	$ 31,685
Percent of stockholders' equity		2.40%	2.40%
Days to extended maturity		1231 days	1321 days
Morgan Stanley Bank | Commercial Mortgage Loans
Repurchase Agreement Counterparty [Line Items]
Commitment amount		$ 500,000	$ 500,000
Collateral (loans), outstanding principal		80,840	79,103
Amortized cost of collateral		81,858	79,935
Amount payable		55,804	55,798
Net counterparty exposure		$ 26,054	$ 24,137
Percent of stockholders' equity		2.00%	1.80%
Days to extended maturity		34 days	124 days
JP Morgan Chase Bank | Commercial Mortgage Loans
Repurchase Agreement Counterparty [Line Items]
Commitment amount		$ 649,546	$ 649,546
Collateral (loans), outstanding principal		155,324	161,143
Amortized cost of collateral		156,380	162,328
Amount payable		110,466	113,197
Net counterparty exposure		$ 45,914	$ 49,131
Percent of stockholders' equity		3.50%	3.70%
Days to extended maturity		944 days	1034 days
Bank of America | Commercial Mortgage Loans
Repurchase Agreement Counterparty [Line Items]
Commitment amount		$ 200,000	$ 200,000
Collateral (loans), outstanding principal		48,609	47,820
Amortized cost of collateral		48,695	48,272
Amount payable		35,882	35,882
Net counterparty exposure		$ 12,813	$ 12,390
Percent of stockholders' equity		1.00%	0.90%
Days to extended maturity		60 days	90 days

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Investment Portfolio Financing - Asset-Specific Financing Arrangements (Details) $ in Thousands	Mar. 31, 2023 USD ($) loan	Dec. 31, 2022 USD ($) loan
Debt Instrument [Line Items]
Outstanding principal amount	$ 4,024,192	$ 4,179,211
Carrying value	4,024,192
Unamortized deferred financing costs	7,800	7,900
Asset-specific financing arrangements
Debt Instrument [Line Items]
Outstanding principal amount	543,786	565,376
Carrying value	543,786
Asset-specific financing arrangements | Financing
Debt Instrument [Line Items]
Aggregate collateral principal balance	716,547	726,330
Outstanding principal amount	543,786	565,376
Carrying value	$ 540,822	$ 561,017
Weighted average credit spread (in percent)	3.60%	3.50%
Weighted Average Term	2 years 1 month 6 days	2 years 4 months 24 days
Unamortized deferred financing costs	$ 3,000	$ 4,400
Asset-specific financing arrangements | Collateral
Debt Instrument [Line Items]
Outstanding principal amount	$ 779,481	$ 799,720
Weighted Average Term	2 years	2 years 3 months 18 days
Amortized cost of collateral	$ 763,158	$ 780,160
Axos Bank | Asset-specific financing arrangements | Office Property Mortgage Loan
Debt Instrument [Line Items]
Number of asset-specific financing arrangements | loan	2	2
Number of loans | loan	2	2
Axos Bank | Asset-specific financing arrangements | Financing
Debt Instrument [Line Items]
Aggregate collateral principal balance	$ 105,152	$ 105,152
Outstanding principal amount	105,152	105,152
Carrying value	$ 104,631	$ 104,504
Weighted average credit spread (in percent)	4.40%	4.40%
Weighted Average Term	1 year 1 month 6 days	1 year 3 months 18 days
Axos Bank | Asset-specific financing arrangements | Collateral
Debt Instrument [Line Items]
Outstanding principal amount	$ 193,603	$ 198,603
Weighted Average Term	1 year	1 year 2 months 12 days
Amortized cost of collateral	$ 193,307	$ 198,246
BMO Facility | Asset-specific financing arrangements | Office Property Mortgage Loan
Debt Instrument [Line Items]
Number of asset-specific financing arrangements | loan	1	1
Number of loans | loan	1	2
BMO Facility | Asset-specific financing arrangements | Financing
Debt Instrument [Line Items]
Aggregate collateral principal balance	$ 200,000	$ 200,000
Outstanding principal amount	29,110	47,545
Carrying value	$ 28,737	$ 46,985
Weighted average credit spread (in percent)	2.00%	1.80%
Weighted Average Term	4 years 4 months 24 days	4 years 6 months
BMO Facility | Asset-specific financing arrangements | Collateral
Debt Instrument [Line Items]
Outstanding principal amount	$ 36,525	$ 59,431
Weighted Average Term	4 years 4 months 24 days	4 years 6 months
Amortized cost of collateral	$ 36,160	$ 58,717
Institutional Lender 2 | Asset-specific financing arrangements | Office Property Mortgage Loan
Debt Instrument [Line Items]
Number of asset-specific financing arrangements | loan	1	1
Number of loans | loan	5	5
Institutional Lender 2 | Asset-specific financing arrangements | Financing
Debt Instrument [Line Items]
Aggregate collateral principal balance	$ 388,145	$ 397,928
Outstanding principal amount	388,145	392,070
Carrying value	$ 386,550	$ 389,442
Weighted average credit spread (in percent)	3.50%	3.50%
Weighted Average Term	2 years 2 months 12 days	2 years 4 months 24 days
Institutional Lender 2 | Asset-specific financing arrangements | Collateral
Debt Instrument [Line Items]
Outstanding principal amount	$ 520,848	$ 513,181
Weighted Average Term	2 years 2 months 12 days	2 years 4 months 24 days
Amortized cost of collateral	$ 505,434	$ 494,965
Customers Bank | Asset-specific financing arrangements | Office Property Mortgage Loan
Debt Instrument [Line Items]
Number of asset-specific financing arrangements | loan	1	1
Number of loans | loan	1	1
Customers Bank | Asset-specific financing arrangements | Financing
Debt Instrument [Line Items]
Aggregate collateral principal balance	$ 23,250	$ 23,250
Outstanding principal amount	21,379	20,609
Carrying value	$ 20,904	$ 20,086
Weighted average credit spread (in percent)	2.50%	2.50%
Weighted Average Term	2 years 2 months 12 days	2 years 4 months 24 days
Customers Bank | Asset-specific financing arrangements | Collateral
Debt Instrument [Line Items]
Outstanding principal amount	$ 28,505	$ 28,505
Weighted Average Term	2 years 2 months 12 days	2 years 4 months 24 days
Amortized cost of collateral	$ 28,257	$ 28,232

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Schedule of Maturities - Schedule of Future Principal Payments (Details) $ in Thousands	Mar. 31, 2023 USD ($)
Debt Instrument [Line Items]
2023	$ 905,997
2024	961,289
2025	1,137,487
2026	296,451
2027	29,110
Thereafter	693,858
Total	4,024,192
Collateralized loan obligations
Debt Instrument [Line Items]
2023	516,586
2024	531,293
2025	413,860
2026	82,531
2027	0
Thereafter	693,858
Total	2,238,128
Secured credit agreements
Debt Instrument [Line Items]
2023	301,365
2024	238,665
2025	503,148
2026	0
2027	0
Thereafter	0
Total	1,043,178
Secured revolving credit facility
Debt Instrument [Line Items]
2023	0
2024	0
2025	199,100
2026	0
2027	0
Thereafter	0
Total	199,100
Asset-specific financing arrangements
Debt Instrument [Line Items]
2023	88,046
2024	191,331
2025	21,379
2026	213,920
2027	29,110
Thereafter	0
Total	$ 543,786

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Fair Value Measurements - Additional Information (Details) - USD ($) $ in Millions	3 Months Ended	12 Months Ended
	Mar. 31, 2023	Dec. 31, 2022
Fair Value Disclosures [Abstract]
Money market funds	$ 95.6	$ 145.1
Threshold period of delinquency	90 days
Estimated fair value of loans held for investment	$ 4,900.0	$ 4,900.0
Weighted average gross spread percentage	3.51%	3.44%
Weighted average maturity period	2 years 8 months 12 days	2 years 9 months 18 days

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Fair Value Measurements - Summary of Fair Value of Financial Assets and Liabilities (Details) - Estimate of Fair Value Measurement - Fair Value Measurements Nonrecurring - USD ($) $ in Thousands	Mar. 31, 2023	Dec. 31, 2022
Loans held for investment
Financial assets
Fair value of financial assets	$ 4,714,936	$ 4,781,402
Collateralized loan obligations
Financial liabilities
Fair value of financial liabilities	2,230,426	2,452,212
Secured credit agreements
Financial liabilities
Fair value of financial liabilities	1,040,805	1,105,151
Asset-specific financing arrangements
Financial liabilities
Fair value of financial liabilities	540,822	561,017
Secured revolving credit facility
Financial liabilities
Fair value of financial liabilities	197,429	42,137
Level I | Loans held for investment
Financial assets
Fair value of financial assets	0	0
Level I | Collateralized loan obligations
Financial liabilities
Fair value of financial liabilities	0	0
Level I | Secured credit agreements
Financial liabilities
Fair value of financial liabilities	0	0
Level I | Asset-specific financing arrangements
Financial liabilities
Fair value of financial liabilities	0	0
Level I | Secured revolving credit facility
Financial liabilities
Fair value of financial liabilities	0	0
Level II | Loans held for investment
Financial assets
Fair value of financial assets	0	0
Level II | Collateralized loan obligations
Financial liabilities
Fair value of financial liabilities	0	0
Level II | Secured credit agreements
Financial liabilities
Fair value of financial liabilities	0	0
Level II | Asset-specific financing arrangements
Financial liabilities
Fair value of financial liabilities	0	0
Level II | Secured revolving credit facility
Financial liabilities
Fair value of financial liabilities	0	0
Level III | Loans held for investment
Financial assets
Fair value of financial assets	4,850,472	4,922,290
Level III | Collateralized loan obligations
Financial liabilities
Fair value of financial liabilities	2,112,241	2,498,853
Level III | Secured credit agreements
Financial liabilities
Fair value of financial liabilities	1,031,119	1,128,847
Level III | Asset-specific financing arrangements
Financial liabilities
Fair value of financial liabilities	541,933	571,097
Level III | Secured revolving credit facility
Financial liabilities
Fair value of financial liabilities	$ 198,267	$ 42,137

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Income Taxes - Additional Information (Details) - USD ($)	3 Months Ended
	Mar. 31, 2023	Mar. 31, 2022	Dec. 31, 2022	Dec. 31, 2021
Income Tax [Line Items]
Excise tax percentage	100.00%
Reserve for uncertain income tax positions	$ 0		$ 0
Interest for underpayment of income taxes	0	$ 0
Penalties for underpayment of income taxes		0
Current portion of income tax expense (benefit)	$ 200,000	$ 100,000
Effective income tax rate (in percent)	1.20%	0.40%
Remaining capital loss carryforwards	$ 174,300,000
Capital loss carryforward			13,300,000
CRE Debt Securities
Income Tax [Line Items]
Remaining capital loss carryforwards				$ 187,600,000
TRSs
Income Tax [Line Items]
Deferred tax assets	0		0
Deferred tax liabilities, net	$ 100,000		$ 100,000
REIT Subsidiaries
Income Tax [Line Items]
Equity interest percentage by parent	100.00%
Sub-REIT
Income Tax [Line Items]
Equity interest percentage by parent	100.00%
U.S. federal corporate tax rate (in percent)	21.00%

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Related Party Transactions - Additional Information (Details) - USD ($)			3 Months Ended
		Jun. 16, 2021	Mar. 31, 2023	Mar. 31, 2022	Jun. 30, 2021	Mar. 31, 2021	Dec. 31, 2022
Related Party Transaction [Line Items]
Incentive management fee percentage of core earnings less seven percent of stockholders equity			20.00%
Payable to affiliates	[1]		$ 6,019,000				$ 5,984,000
Manager
Related Party Transaction [Line Items]
Maximum reimbursable expense per annum			$ 1,000,000
Percentage of allocated reimbursable expense of management agreement			20.00%
Series B Preferred Stock
Related Party Transaction [Line Items]
Percentage of annual base management fee			0.75%
Decrease in annual base management fee percentage			50.00%
Redemption of Series B preferred stock		9,000,000
Preferred stock shares outstanding		0
Series C Preferred Stock
Related Party Transaction [Line Items]
Preferred stock shares outstanding			8,050,000				8,050,000
Management Agreement
Related Party Transaction [Line Items]
Percentage of annual base management fee			1.50%
Percentage of quarterly base management fee			0.375%
Percentage multiplied by stockholders equity included in incentive management fee			7.00%
Payable to affiliates			$ 6,000,000				$ 6,000,000
Incentive management fee				$ 0		$ 0
Management Agreement | Minimum
Related Party Transaction [Line Items]
Management fee payable per annum			250,000
Management fee payable per quarter			62,500
Post-IPO Management Agreement
Related Party Transaction [Line Items]
Amount incurred and reimbursable			300,000	$ 300,000
Reimbursable expenses remained outstanding			$ 0				$ 0
TPG Capital BD, LLC | Series C Preferred Stock
Related Party Transaction [Line Items]
Payments for underwriting expense					$ 700,000

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Related Party Transactions - Summary of Management Fees and Incentive Management Fees Incurred and Paid Pursuant to Management Agreement (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2023	Mar. 31, 2022
Related Party Transaction [Line Items]
Fees Incurred	$ 6,019	$ 5,709
Fees Paid	5,984	5,609
Management Agreement
Related Party Transaction [Line Items]
Fees Incurred	6,019	5,709
Fees Paid	5,984	5,609
Incentive Management
Related Party Transaction [Line Items]
Fees Incurred	0	0
Fees Paid	$ 0	$ 0

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Earnings per Share - Additional Information (Details) - USD ($) $ / shares in Units, $ in Millions	3 Months Ended
	Mar. 31, 2023	Mar. 31, 2022
Antidilutive Securities Excluded from Computation of Earnings Per Share [Line Items]
Participating securities' share in earnings (loss)	$ 0.4	$ 0.2
Undistributed net income attributable to common stockholders	$ 0.4	$ 0.2
Warrants
Antidilutive Securities Excluded from Computation of Earnings Per Share [Line Items]
Average market price of common stock	$ 7.95	$ 12.17
Strike price of common share for warrants outstanding (in USD per share)	$ 7.50	$ 7.50

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Earnings per Share - Schedule of Calculation of Basic and Diluted Earnings per Common Share (Details) - USD ($) $ / shares in Units, $ in Thousands	3 Months Ended
	Mar. 31, 2023	Mar. 31, 2022
Earnings Per Share [Abstract]
Net income	$ 7,375	$ 23,781
Preferred stock dividends	(3,148)	(3,148)
Participating securities' share in (loss) earnings	(404)	(197)
Net income attributable to common stockholders	$ 3,823	$ 20,436
Weighted average common shares outstanding, basic (in shares)	77,410,406	77,183,957
Incremental shares of common stock issued from the assumed exercise of the warrants (in shares)	679,245	4,604,766
Weighted average common shares outstanding, diluted (in shares)	78,089,651	81,788,723
Earnings Per Share, Basic and Diluted EPS [Abstract]
Earnings per common share, basic (in USD per share)	$ 0.05	$ 0.26
Earnings per common share, diluted (in USD per share)	$ 0.05	$ 0.25

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Stockholders' Equity - Additional Information (Details) $ / shares in Units, $ in Thousands								3 Months Ended
	Mar. 13, 2023 USD ($) $ / shares	Mar. 09, 2023 USD ($) $ / shares	Mar. 14, 2022 USD ($) $ / shares	Mar. 08, 2022 USD ($) $ / shares	Jun. 16, 2021 USD ($) shares	Jun. 14, 2021 USD ($) shares	May 28, 2020 USD ($) tranche $ / shares shares	Mar. 31, 2023 USD ($) $ / shares shares		Mar. 31, 2022 USD ($) shares	Dec. 31, 2022 USD ($)	[1]
Class Of Stock [Line Items]
Number of tranches | tranche							3
Temporary equity, shares outstanding (in shares) | shares					0
Dividends paid in cash	$ 19,000		$ 18,700
Unpaid dividends								$ 18,974	[1]	$ 18,701	$ 18,970
Warrants
Class Of Stock [Line Items]
Warrants to purchase common stock							$ 225,000
Strike price of common share for warrants outstanding (in USD per share) | $ / shares							$ 7.50
Warrants expiration date							May 28, 2025
Fair value of warrants							$ 14,400
Warrants exercised (in shares) | shares								0
Common Stock
Class Of Stock [Line Items]
Number of common shares issued | shares								3,724		1,953
Dividend payable (in USD per share) | $ / shares	$ 0.24		$ 0.24
Maximum
Class Of Stock [Line Items]
Taxable income distribution percentage								90.00%
PE Holder L.L.C | Investment Agreement | 2023
Class Of Stock [Line Items]
Warrants to purchase common stock							$ 225,000
PE Holder L.L.C | Investment Agreement | Maximum
Class Of Stock [Line Items]
Warrants to purchase common stock, authorized (in shares) | shares							15,000,000
Aggregate cash purchase price							$ 325,000
PE Holder L.L.C | Investment Agreement | Maximum | 2023
Class Of Stock [Line Items]
Warrants to purchase common stock (in shares) | shares							12,000,000
Series C Preferred Stock
Class Of Stock [Line Items]
Proceeds from issuance of Series C Cumulative Redeemable Preferred Stock						$ 194,400
Number of common shares issued | shares						8,050,000
Underwriting discount and commissions						$ 6,300
Issuance costs						$ 600
Liquidation preference (in USD per share) | $ / shares								$ 25.00
Dividend percentage								6.25%
Liquidation preference (in USD per share annually) | $ / shares								$ 1.5624
Liquidation preference (in USD per share quarterly) | $ / shares								0.3906
Dividend payable (in USD per share) | $ / shares		$ 0.3906		$ 0.3906				0.4601
Redemption price (in USD per share) | $ / shares								$ 25.00
Dividend rate (in percent)						6.25%
Dividends paid in cash		$ 3,100		$ 3,100
Dividends								$ 3,100		$ 3,100
Series C Preferred Stock | TPG Capital BD, LLC
Class Of Stock [Line Items]
Payments for underwriting expense						$ 700
Series C Preferred Stock | Change of Control Event
Class Of Stock [Line Items]
Redemption price (in USD per share) | $ / shares								$ 25.00
Series B Preferred Stock
Class Of Stock [Line Items]
Liquidation preference (in USD per share) | $ / shares								$ 25.00
Dividend percentage							11.00%	11.00%
Outstanding shares redeemed (in shares) | shares					9,000,000
Cash redemption of series B preferred stock					$ 247,500
Accretion period for preferred stock (in years)							4 years
Series B Preferred Stock | Warrants
Class Of Stock [Line Items]
Fair value of warrants							$ 14,400
Issuance costs							$ 14,200
Series B Preferred Stock | Maximum
Class Of Stock [Line Items]
Liquidation preference (in percent)							2.00%
Series B Preferred Stock | PE Holder L.L.C | Investment Agreement
Class Of Stock [Line Items]
Dividend percentage							11.00%
Shares authorized to issue and sell | shares							13,000,000
Par value (in USD per share) | $ / shares							$ 0.001
Series B Preferred Stock | PE Holder L.L.C | Investment Agreement | 2023
Class Of Stock [Line Items]
Shares issued | shares							9,000,000
Series A Preferred Stock
Class Of Stock [Line Items]
Dividend rate (in percent)								12.50%
Liquidation preference per annum (in USD per share) | $ / shares								$ 0.001
Class A Common Stock
Class Of Stock [Line Items]
Dividends								$ 19,000		$ 18,700

[1] The Company’s consolidated Total Assets and Total Liabilities as of March 31, 2023 include assets and liabilities of variable interest entities (“VIEs”) of $3.1 billion and $2.2 billion, respectively. The Company’s consolidated Total Assets and Total Liabilities as of December 31, 2022 include assets and liabilities of VIEs of $3.3 billion and $2.5 billion, respectively. These assets can be used only to satisfy obligations of the VIEs, and creditors of the VIEs have recourse only to these assets, and not to TPG RE Finance Trust, Inc. See Note 5 to the Consolidated Financial Statements for details.(2)Includes $20.9 million and $17.3 million of reserve for expected losses for unfunded loan commitments as of March 31, 2023 and December 31, 2022, respectively.

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Stock-based Compensation - Additional Information (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2023	Mar. 31, 2022
Share Based Compensation Arrangement By Share Based Payment Award [Line Items]
Accrued shares of common stock for dividends	3,724
Stock compensation expense	$ 1,804	$ 1,266
2017 Equity Incentive Plan
Share Based Compensation Arrangement By Share Based Payment Award [Line Items]
Number of shares authorized under the plan	4,600,463
Share vesting installment period (in years)	4 years
Total unrecognized compensation cost relating to unvested share-based compensation arrangements	$ 12,100
Unrecognized compensation cost, recognition period (in years)	1 year 4 months 24 days
Stock compensation expense	$ 1,800	$ 1,300
2017 Equity Incentive Plan | Common Stock
Share Based Compensation Arrangement By Share Based Payment Award [Line Items]
Shares of common stock expected to vest (in shares)	1,683,440
2017 Equity Incentive Plan | 2023 | Common Stock
Share Based Compensation Arrangement By Share Based Payment Award [Line Items]
Shares of common stock expected to vest (in shares)	476,184
2017 Equity Incentive Plan | 2024 | Common Stock
Share Based Compensation Arrangement By Share Based Payment Award [Line Items]
Shares of common stock expected to vest (in shares)	392,285
2017 Equity Incentive Plan | 2025 | Common Stock
Share Based Compensation Arrangement By Share Based Payment Award [Line Items]
Shares of common stock expected to vest (in shares)	285,504

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Stock-based Compensation - Share-based Compensation Arrangements by Share-based Payment Award (Details) - Common Stock	3 Months Ended
	Mar. 31, 2023 $ / shares shares
Common Stock
Beginning balance (in shares) | shares	1,683,440
Granted (in shares) | shares	0
Vested (in shares) | shares	0
Forfeited (in shares) | shares	0
Ending balance (in shares) | shares	1,683,440
Weighted-Average Grant Date Fair Value per Share
Beginning balance (in usd per share) | $ / shares	$ 9.44
Granted (in usd per share) | $ / shares	0
Vested (in usd per share) | $ / shares	0
Forfeited (in usd per share) | $ / shares	0
Ending balance (in usd per share) | $ / shares	$ 9.44

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Stock-based Compensation - Schedule of Awarded Shares Vesting Period (Details) - 2017 Equity Incentive Plan - Common Stock	3 Months Ended
	Mar. 31, 2023 shares
Share Based Compensation Arrangement By Share Based Payment Award [Line Items]
Shares of common stock expected to vest (in shares)	1,683,440
2023
Share Based Compensation Arrangement By Share Based Payment Award [Line Items]
Shares of common stock expected to vest (in shares)	529,467
2024
Share Based Compensation Arrangement By Share Based Payment Award [Line Items]
Shares of common stock expected to vest (in shares)	476,184
2025
Share Based Compensation Arrangement By Share Based Payment Award [Line Items]
Shares of common stock expected to vest (in shares)	392,285
2026
Share Based Compensation Arrangement By Share Based Payment Award [Line Items]
Shares of common stock expected to vest (in shares)	285,504

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Commitments and Contingencies - Additional Information (Detail) - USD ($)	Mar. 31, 2023	Dec. 31, 2022
Long Term Purchase Commitment [Line Items]
Unfunded commitments related to loans held for investment	$ 353,900,000	$ 426,100,000
COVID-19
Long Term Purchase Commitment [Line Items]
Contingencies	0
Accrued Expenses and Other Liabilities
Long Term Purchase Commitment [Line Items]
Allowance for credit losses on loan commitments	$ 20,900,000	$ 17,300,000

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Concentration of Credit Risk - Summary of Loans Held for Investment Portfolio by Property Type (Details) - USD ($) $ in Thousands	Mar. 31, 2023	Dec. 31, 2022
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 5,294,242	$ 5,429,146
Unfunded commitment	$ 353,884	$ 426,061
% of loan commitment	100.00%	100.00%
Outstanding principal	$ 4,939,650	$ 5,004,798
% of loan UPB	100.00%	100.00%
Multifamily
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 2,399,291	$ 2,491,441
Unfunded commitment	$ 100,613	$ 110,769
% of loan commitment	45.40%	46.00%
Outstanding principal	$ 2,298,678	$ 2,380,672
% of loan UPB	46.40%	47.50%
Office
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 1,409,868	$ 1,553,378
Unfunded commitment	$ 121,093	$ 155,986
% of loan commitment	26.50%	28.50%
Outstanding principal	$ 1,286,895	$ 1,397,392
% of loan UPB	26.20%	28.00%
Hotel
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 570,543	$ 483,743
Unfunded commitment	$ 11,740	$ 11,666
% of loan commitment	10.80%	8.90%
Outstanding principal	$ 559,975	$ 473,790
% of loan UPB	11.30%	9.50%
Life Science
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 404,600	$ 404,600
Unfunded commitment	$ 72,334	$ 93,092
% of loan commitment	7.60%	7.50%
Outstanding principal	$ 332,266	$ 311,508
% of loan UPB	6.70%	6.20%
Mixed-Use
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 283,340	$ 283,340
Unfunded commitment	$ 14,799	$ 15,061
% of loan commitment	5.40%	5.20%
Outstanding principal	$ 268,541	$ 268,279
% of loan UPB	5.40%	5.40%
Industrial
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 107,000	$ 93,044
Unfunded commitment	$ 9,705	$ 5,987
% of loan commitment	2.00%	1.70%
Outstanding principal	$ 97,295	$ 87,057
% of loan UPB	2.00%	1.70%
Self Storage
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 69,000	$ 69,000
Unfunded commitment	$ 2,000	$ 11,900
% of loan commitment	1.30%	1.30%
Outstanding principal	$ 67,000	$ 57,100
% of loan UPB	1.40%	1.10%
Other
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 50,600	$ 50,600
Unfunded commitment	$ 21,600	$ 21,600
% of loan commitment	1.00%	0.90%
Outstanding principal	$ 29,000	$ 29,000
% of loan UPB	0.60%	0.60%

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Concentration of Credit Risk - Additional Information (Details) - USD ($) $ in Millions	Mar. 31, 2023	Dec. 31, 2022
Risks and Uncertainties [Abstract]
Loan commitment capitalized interest	$ 1.2	$ 1.7

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Concentration of Credit Risk - Summary of Geographic Composition of Loans Held for Investment Based on Current UPB and Loan Commitment (Details) - USD ($) $ in Thousands	Mar. 31, 2023	Dec. 31, 2022
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 5,294,242	$ 5,429,146
Unfunded commitment	$ 353,884	$ 426,061
% of loan commitment	100.00%	100.00%
Outstanding principal	$ 4,939,650	$ 5,004,798
% of loan UPB	100.00%	100.00%
East
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 1,821,043	$ 1,844,087
Unfunded commitment	$ 76,979	$ 73,104
% of loan commitment	34.50%	33.90%
Outstanding principal	$ 1,745,238	$ 1,772,155
% of loan UPB	35.30%	35.40%
West
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 1,594,349	$ 1,629,727
Unfunded commitment	$ 151,616	$ 179,104
% of loan commitment	30.10%	30.00%
Outstanding principal	$ 1,441,554	$ 1,450,623
% of loan UPB	29.20%	29.00%
South
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 1,419,900	$ 1,496,382
Unfunded commitment	$ 103,100	$ 138,836
% of loan commitment	26.80%	27.60%
Outstanding principal	$ 1,316,097	$ 1,358,087
% of loan UPB	26.60%	27.10%
Midwest
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 319,950	$ 319,950
Unfunded commitment	$ 15,384	$ 17,130
% of loan commitment	6.00%	5.90%
Outstanding principal	$ 304,566	$ 302,820
% of loan UPB	6.20%	6.10%
Various
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 139,000	$ 139,000
Unfunded commitment	$ 6,805	$ 17,887
% of loan commitment	2.60%	2.60%
Outstanding principal	$ 132,195	$ 121,113
% of loan UPB	2.70%	2.40%

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Concentration of Credit Risk - Summary of Loans Held for Investment Portfolio by Loan Category Type (Details) - USD ($) $ in Thousands	Mar. 31, 2023	Dec. 31, 2022
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 5,294,242	$ 5,429,146
Unfunded commitment	$ 353,884	$ 426,061
% of loan commitment	100.00%	100.00%
Outstanding principal	$ 4,939,650	$ 5,004,798
% of loan UPB	100.00%	100.00%
Moderate Transitional
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 1,524,283	$ 2,249,442
Unfunded commitment	$ 199,983	$ 52,588
% of loan commitment	28.70%	41.40%
Outstanding principal	$ 1,324,294	$ 2,197,397
% of loan UPB	26.80%	43.90%
Bridge
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 2,313,199	$ 1,524,284
Unfunded commitment	$ 54,192	$ 225,914
% of loan commitment	43.70%	28.10%
Outstanding principal	$ 2,259,007	$ 1,299,541
% of loan UPB	45.70%	26.00%
Light Transitional
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 1,406,160	$ 1,604,820
Unfunded commitment	$ 78,109	$ 125,959
% of loan commitment	26.60%	29.60%
Outstanding principal	$ 1,327,349	$ 1,478,860
% of loan UPB	26.90%	29.50%
Construction
Loans And Leases Receivable Disclosure [Line Items]
Loan commitment	$ 50,600	$ 50,600
Unfunded commitment	$ 21,600	$ 21,600
% of loan commitment	1.00%	0.90%
Outstanding principal	$ 29,000	$ 29,000
% of loan UPB	0.60%	0.60%

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Subsequent Events - Additional Information (Details) $ in Thousands	1 Months Ended
	May 02, 2023 USD ($) ft² loan	Mar. 31, 2023 USD ($)	Dec. 31, 2022 USD ($)
Subsequent Event [Line Items]
Total loan commitment		$ 5,294,242	$ 5,429,146
Loans held for investment		$ 4,916,444	$ 4,978,674
Subsequent Events | Office Property Mortgage Loan
Subsequent Event [Line Items]
Percent Of Ownership	1
Area of real estate property | ft²	375,440
Subsequent Events | First Mortgage Loan
Subsequent Event [Line Items]
Number of mortgage loans originated or acquired | loan	1
Total loan commitment	$ 45,900
Loan commitment principal amount	$ 44,300