Arbor Realty Trust (ABR 0.49%), a real estate investment trust specializing in multifamily and commercial real estate lending, reported its latest quarterly earnings on August 1, 2025, covering results for the second quarter. The company posted Non-GAAP distributable earnings per share of $0.25, surpassing analyst expectations of $0.23 (non-GAAP). However, revenue (GAAP) was $64.5 million, well below the $297.2 million (GAAP) reported in Q2 2024. On a GAAP basis, GAAP diluted earnings per share fell to $0.12 compared to $0.25 in Q2 2024. The quarterly dividend was reset to $0.30 per share, reflecting reduced earnings and ongoing credit headwinds. Overall, the results highlight both incremental progress in parts of Arbor Realty Trust's business and persistent challenges related to asset quality and topline growth.
| Metric | Q2 2025 | Q2 2025 Estimate | Q2 2024 | Y/Y Change |
|---|---|---|---|---|
| EPS (Non-GAAP, Distributable Earnings, Diluted) | $0.25 | $0.23 | $0.45 | (44.4%) |
| EPS (GAAP, Diluted) | $0.12 | $0.25 | (52.0%) | |
| Revenue (GAAP) | N/A | $129.3 million | $297.2 million | N/A |
| Distributable Earnings (Non-GAAP) | $52.1 million | $91.6 million | (43.1%) | |
| Dividend Declared Per Share | $0.30 | $0.43 | (30.2%) |
Source: Analyst estimates for the quarter provided by FactSet.
Business Model and Key Focus Areas
Arbor Realty Trust is known for its dual-segment approach, operating a Structured Loan Origination and Investment platform alongside an Agency Loan Origination and Servicing business. The structured segment targets bridge loans, mezzanine lending, and preferred equity for multifamily, single-family rental, and commercial real estate. The agency business partners with government-sponsored entities (GSEs) like Fannie Mae, Freddie Mac, and HUD to offer agency-backed financing, supporting a steady servicing income stream.
The company’s recent focus has been on managing through a challenging credit cycle while maintaining relationships with its agency partners. Emphasis is placed on risk management, working out problem loans, and originations in both core business lines. Key success factors for Arbor include its ability to handle interest rate and credit risk, execute transactions quickly in a competitive sector, and leverage deep experience within its management team. Diversification across both structured and agency lending remains vital for stability and growth.
Quarter Highlights: Origination Recovery, Asset Quality Pressure, and Revenue Miss
During the period, Arbor's Non-GAAP earnings outpaced analyst forecasts, but underlying performance was mixed. Non-GAAP distributable earnings per share were $0.25, above the consensus non-GAAP estimate of $0.23, providing a modest earnings surprise. In contrast, the company's GAAP interest income of $240.3 million fell well short of the prior-year quarter, with Street estimates notably higher.
Loan originations in the agency business rebounded significantly versus the prior quarter, reaching $857.1 million. Of this total, Fannie Mae originations totaled $683.2 million, nearly doubling from $357.8 million in Q1 2025. The agency segment also grew its servicing portfolio to approximately $33.76 billion in unpaid principal balance, contributing to stable, recurring fee income. Despite higher originations, margins on loan sales narrowed slightly to 1.69% from 1.75% in Q1 2025.
The structured lending platform originated $716.5 million, a slight decline from $747.1 million in Q1 2025. Single-family rental lending showed growth in Q1 2025. The company closed 19 new structured loans. As Arbor continues to rotate the legacy loan book toward higher-performing and newer vintages, asset quality metrics remained under pressure. Non-performing loans (NPLs) declined to $471.8 million across 19 loans but remain elevated, with $365.186 million in real estate owned (REO) after taking back $188.2 million in foreclosures and selling $114.5 million.
Credit costs reflect this environment: the company booked an allowance for loan losses of $243.3 million and a provision for credit losses of $19.0 million. Management modified eight loans totaling $251.9 million unpaid principal, with most of these now marked as current after borrower recapitalizations. This loan workout activity is part of Arbor’s ongoing effort to stabilize its credit book but continues to weigh on reported earnings.
Product and Segment Trends
Each of Arbor's product families targets different parts of the real estate debt market. Agency loan originations, offered through Fannie Mae and Freddie Mac-backed programs, are a key segment and generated steady fee revenue from servicing rights. Agency servicing revenue reached $27.4 million, with mortgage servicing rights income at $10.9 million. Meanwhile, the structured portfolio, mainly consisting of bridge loans to multifamily and single-family rental operators, carried a weighted average yield of 7.95%, though yields declined slightly as portfolio quality faced stress from legacy non-performers.
Liquidity management continued to be a priority. The company ended the quarter with $255.7 million in cash, down from $503.8 million at year-end 2024. New financing activities included an $801.9 million securitization deal for build-to-rent assets in May and a $500.0 million issuance of 7.875% senior unsecured notes in July, which added about $200 million of liquidity. Debt leverage stood at 2.8 times, trimmed from 4.0 times in earlier cycles as of Q1 2025, providing flexibility.
Forward-Looking Statements and Dividend
Management continues to frame 2025 as a transitional year marked by heightened credit costs, elevated REO assets, and the ongoing resolution of problem loans. No explicit new financial guidance on earnings per share or revenue was issued in the latest release, but prior statements suggested distributable earnings (non-GAAP) are expected to remain at the lower end of the $0.30-$0.35 per share range per quarter for 2025. The company cited recent refinancing and build-to-rent securitization as positives for balance sheet flexibility and future growth once credit issues subside.
The dividend declared was $0.30 per share, down from $0.43 in Q2 2024 and aligned with the “reset” guidance management provided amid earnings pressure. This payout is covered by distributable earnings but reflects caution given asset quality trends. Investors should watch for future dividend adjustments if credit costs rise or origination momentum stalls further.
Revenue and net income presented using U.S. generally accepted accounting principles (GAAP) unless otherwise noted.
