Exhibit 99.2
(GRAPHIC)

 


 

(CONTENTS GRAPHIC)
         
INTRODUCTION
    2  
 
       
SHAREHOLDER LETTER
    3  
 
       
ABOUT REDWOOD TRUST
    7  
 
       
BUSINESS GROUP DISCUSSIONS
       
 
       
4 Residential Group
    11  
 
       
4 Commercial Group
    14  
 
       
4 CDO Group
    16  
 
       
FINANCIAL REVIEW
       
 
       
4 Finance Group Overview
    18  
 
       
4 GAAP Earnings
    21  
 
       
4 Core Earnings
    22  
 
       
4 Total Taxable Income
    23  
 
       
4 Core Taxable Income
    24  
 
       
4 REIT Taxable Income
    25  
 
       
4 Book Value per Share
    26  
 
       
4 Return on Equity
    28  
 
       
4 Discounts and Reserves
    30  
 
       
4 Dividends
    33  
 
       
APPENDIX
       
 
       
4 Glossary
    35  
 
       
4 Financial Tables
    41  
         
The Redwood Review   1   1st Quarter 2006

 


 

(INTRODUCTION GRAPHIC)
The Redwood Review
We file quarterly reports on Form 10-Q and annual reports on Form 10-K with the Securities and Exchange Commission. Those filings and our quarterly earnings press releases provide information about our financial results from the perspective of Generally Accepted Accounting Principles (GAAP). These documents are available on our web site. We urge you to study them, as there is much to learn about Redwood Trust there.
In the Redwood Review, you have the opportunity to learn more about Redwood Trust through a discussion of GAAP results and also a discussion of tax results and non-GAAP measures. You will first find a quarterly shareholder letter and then a background section on Redwood Trust that highlights the key aspects of our business. Following that is a discussion of current trends within each of the business groups that comprise Redwood Trust, a review of various financial indicators for our business, a glossary explaining some of the specialized terms we use, and then the tables that we formerly published as the “Quarterly Financial Supplement.”
On a basic level, our primary business — assuming the credit risk of securitized residential and commercial real estate loans — is not that difficult to understand. The details and business metrics, however, can get complicated. We hope that this Review provides some insight and serves as a useful tool for better understanding your investment in Redwood Trust.
We expect that the form and content of the Redwood Review will evolve over time. We welcome your input during this process.
CAUTIONARY STATEMENT: This Redwood Review contains forward-looking statements within the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. Statements that are not historical in nature, including the words “anticipated,” “estimated,” “should,” “expect,” “believe,” ”intend,” and similar expressions, are intended to identify forward-looking statements. These forward-looking statements are subject to risks and uncertainties, including, among other things, those described in the 2005 Annual Report on Form 10-K under Item 1A “Risk Factors.” Other risks, uncertainties, and factors that could cause actual results to differ materially from those projected are detailed from time to time in reports filed by us with the Securities and Exchange Commission, including Forms 10-K, 10-Q, and 8-K. Important factors that may impact our actual results include changes in interest rates and market values; changes in prepayment rates; general economic conditions, particularly as they affect the price of earning assets and the credit status of borrowers; the level of liquidity in the capital markets as it affects our ability to finance our real estate asset portfolio; and other factors not presently identified. In light of these risks, uncertainties, and assumptions, the forward-looking events mentioned, discussed in, or incorporated by reference into this Review might not occur. Accordingly, our actual results may differ from our current expectations, estimates, and projections. We undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise.
 
The Redwood Review   2   1st Quarter 2006

 


 

(SHAREHOLDER LETTER GRAPHIC)
First Quarter 2006
Dear Shareholders:
During the first quarter, we made significant progress in achieving our 2006 goals of asset growth in our core business, managing the real estate credit cycle appropriately, completing a variety of internal projects, and developing new business opportunities. Even though we are in a changing housing market, we feel we are well positioned to provide respectable returns for shareholders and to continue to build our business for the future.
In 2003 and 2004, Redwood’s business grew at a rate of over 50% per year. In 2005, given the level of acquisitions we made during the year, we would have grown our business by 23% if we had not decided to restructure the composition of our portfolio by selling a substantial amount of second-loss residential credit-enhancement securities. After reflecting these sales, our business (as measured by the market value of our permanent investment portfolio) on a net basis shrank by 9% in 2005.
For 2006, we are planning to resume a modest net growth rate between 10% to 15%. This growth will support increases in shareholder wealth, and is a growth rate that we feel is appropriate given the uncertainties surrounding residential real estate credit performance over the next year or two. Our growth target is subject to change. We may decide to grow faster than planned if we can generate especially attractive asset acquisition opportunities or if our outlook on the market environment changes.
Redwood Trust is structured into four operating groups, focusing on residential real estate, commercial real estate, collateralized debt obligations (CDOs), and finance / administration. We continuously foster teamwork by basing our portfolio management and performance measurement on the principle that we have one single business. To reinforce this principle, we pay variable compensation for each employee based on the adjusted return on equity of the whole company rather than based on the individual results of any one group.
Redwood’s residential group, our largest operating group, continues to face our biggest challenge: managing and investing through this phase of the residential real estate credit cycle. Our residential group continues to find opportunities to invest in high-quality residential credit securities that meet our high standards and hurdle rates. Nevertheless, we are voluntarily restraining our rate of growth in our residential credit-enhancement business in order to maintain excess cash balances — both for risk management purposes and to fund future acquisition opportunities. One way we are constraining our growth is by evaluating potential investments using assumptions regarding future credit losses and prepayment rates that are even more conservative than we typically use. As a result, our pace of acquisition has slowed because — when using these assumptions — the prices we are willing to pay for some types of assets are less than the current market price. Additionally, the assets we do buy using these more conservative assumptions have an extra margin for error (and could generate high returns in the absence of credit losses).
Over the past several years, the combination of historically low credit losses (driven largely by rising home prices) and fast prepayments (driven by low interest rates) has led to extraordinary returns for those who invested in credit-sensitive residential real estate securities. Many investors — Wall Street firms, banks, REITs, CDO managers, and hedge funds - have yet to
 
The Redwood Review   3   1st Quarter 2006

 


 

(SHAREHOLDER LETTER GRAPHIC)
First Quarter 2006
experience the liquidity issues, market value losses, margin calls, and credit losses that are a normal part of the residential real estate cycle. As a result, in our view, investments in some residential credit risk securities are, to a greater degree than in the past, perceived and priced as if the risk of material credit loss was somewhat remote. Continued good returns have drawn more investors, more capital, and more leveraged financing into this market.
Meanwhile, the supply of high-quality residential loans that are being securitized has fallen due to the overall slowdown in housing, reduced loan refinancings due to higher interest rates, and continued strong demand for whole loans from banks.
Anecdotal and statistical evidence continues to suggest that the health of the housing market peaked in 2005. Two important leading indicators of future loan credit performance are housing prices and loan delinquencies. In 2006, the overall rate of increase of housing prices is slowing, and prices have stabilized or are declining in some real estate markets. Meanwhile, residential delinquencies are rising. While the level of delinquencies is still low by historical standards, the trend is noteworthy.
We believe that the high demand for real estate-related investments, the ample supply of liquidity, the willingness of investors to use debt financing, and the relative scarcity of new high-quality residential assets will keep prices for residential securities elevated for some time. We do not anticipate a significant correction in asset pricing until actual credit losses begin to escalate. If this occurs, we believe that the capital markets for residential loan securities could experience significant stress. That could create very attractive asset acquisition opportunities for us.
Equally likely, however, in our opinion, is a future in which credit remains strong and asset prices remain at the somewhat elevated levels we find today. This would also likely be an attractive future for us. With our efficient balance sheet, low cost of operation, and other competitive strengths, even with higher asset prices we would expect to continue to prosper and grow in a manner attractive to shareholders.
Most of our current residential credit risk exposure is related to higher-quality loans that were originated in 2004 and earlier. As a result of rising home prices over the last few years, we expect that credit performance for these older loans will be significantly better than the performance of newer originations. Barring a severe real estate recession, we believe our earnings from our existing residential credit-enhancement assets could rise over time even if housing market stress intensifies. We are already recognizing higher yields on these assets now than we were in the past as a result of strong credit performance, reduction of future risk due to housing price increases, and rapid prepayment rates of the underlying loans. If credit losses on these assets remain low, we expect our earnings from these assets will continue to increase for several years. The potential upside from these assets is considerable.
 
The Redwood Review   4   1st Quarter 2006

 


 

(SHAREHOLDER LETTER GRAPHIC)
First Quarter 2006
In the first quarter, Redwood’s commercial group reached a major milestone when it acted for the first time as the lead buyer of credit enhancement securities for a new commercial mortgage backed securities (CMBS) issuance. This transaction was the culmination of several years of business development, and is a reflection of the market’s growing confidence in Redwood as a competent partner and investor in CMBS. As a lead buyer, Redwood has the ability to influence which loans are included in the CMBS. In addition, we gain better access to information that will help us manage our commercial real estate risks on an on-going basis. Up to this point, we have been investing in first-loss CMBS in conjunction with partners in arrangements where we were not in the lead position. Going forward, we intend to work both with partners and also on our own to continue to credit-enhance commercial loans by investing in selected first-loss CMBS. Our outlook for the credit performance of higher-quality commercial real estate loans is positive.
Redwood’s CDO group successfully sponsored its tenth Acacia CDO transaction in the first quarter of 2006. To date, Acacia’s CDO investments have primarily been in residential mortgage backed securities (RMBS) and CMBS with investment ratings of BB and above. We are continuing our efforts to expand our CDO group’s role in supporting our residential and commercial credit-enhancement activities. Over time, we expect to broaden our activities as a CDO investor and manager.
In general, we expect our earnings per share and our special dividend will be lower in 2006 than in 2005. We expect that GAAP earnings in one or more of the remaining quarters of 2006 could be materially lower than the $1.09 per share we earned in the first quarter, although that may not occur. Taxable income could also be lower than the $1.44 per share we earned in the first quarter (a reconciliation of GAAP earnings to taxable income is provided in the financial tables). There is a high degree of quarter-to-quarter variability of earnings in our business model, and short-term earnings trends should be interpreted with care. As management, we focus on building the net present value of future cash flows and on building our ability to sustain our regular dividend rate. We do not focus on quarterly earnings.
The potential for lower earnings over the next few quarters relative to the first quarter of 2006 (and relative to quarterly earnings over the last few years) results from higher unutilized capital, a newer portfolio on average (the higher-yielding seasoned assets have largely been sold or called), fewer gains from sales (as we are not planning a significant amount of sales at this time), and fewer calls (as we have fewer callable assets). There is also the potential for earnings volatility caused by increased premium amortization expenses on the residential loans consolidated from Sequoia trusts (as technical factors may accelerate these expenses, especially if short-term interest rates stabilize or begin to fall), various other complicated GAAP and tax accrual issues, and other factors that cause earnings to vary.
These factors mean that actual quarterly or annual results may vary widely from our expectations. Keeping that in mind, we currently expect that the lowest quarterly results we will report during this earnings cycle will occur sometime in 2006. If we reduce our excess cash balances each quarter, invest wisely, finish amortizing much of our Sequoia loan acquisition premium, and continue to increase our realization of the upside potential inherent in our existing assets, earnings and special dividends could increase from 2006 levels as we move into 2007 and beyond.
 
The Redwood Review   5   1st Quarter 2006

 


 

(SHAREHOLDER LETTER GRAPHIC)
First Quarter 2006
The mood at Redwood is upbeat. We are ready for the opportunities and challenges that might come. We have good assets and lots of cash. Our current phase IT and business reengineering projects, designed to improve productivity and support growth, are nearing completion. We are developing both existing and new businesses in a manner that builds on our strengths. There are many capable professionals at Redwood. They bring a great deal of experience and intellectual capital to their jobs. Redwood people enjoy working together, and we believe the teamwork that exists here dramatically improves our ability to grow and evolve. This combination — our team, Redwood’s culture, our portfolio of good assets, and a strong and efficient balance sheet — make us bullish on Redwood’s future prospects in the large and growing real estate markets.
Yours truly,
         
 
  -s- George E. Bull   -s- Douglas B. Hansen
 
  George E. Bull, III   Douglas B. Hansen
 
  Chairman and CEO   President
 
The Redwood Review   6   1st Quarter 2006

 


 

(ABOUT REDWOOD TRUST GRAPHIC)
    Interesting Things About RWT
  1.   We are an entrepreneurial specialty finance company.
 
      Our vision when we started Redwood Trust in 1994 was to create a company that is more efficient than banks, thrifts, and other financial institutions at owning, credit-enhancing, securitizing, and financing residential and commercial real estate loans.
 
      In addition, we are building a variety of related and integrated specialty finance businesses in areas where we believe we can develop a competitive advantage.
 
      For tax purposes, we are structured as a real estate investment trust (REIT). We also conduct business in our taxable non-REIT subsidiaries.
 
  2.   Our primary business activity is credit-enhancing securitized residential and commercial real estate loans.
 
      Historically, money lent to homeowners and property owners came from bank deposits. Today, a growing percentage of money sourced to fund loans comes from capital markets investors who buy mortgage-backed securities — fixed income securities backed by pools of real estate loans.
 
      Most of these investors want to buy AAA-rated or other investment-grade mortgage-backed securities that do not have a significant risk of credit loss if an underlying real estate loan defaults. Someone else has to assume the risk. Redwood Trust is a specialist in evaluating and managing real estate loan credit and our core business is assuming the risk of loan default for securitized loans. Because Redwood Trust partially credit-enhances (or “guarantees”) these securitized loans, the risk of credit loss is reduced for capital markets investors in mortgage-backed securities. As a credit-enhancer, we are exposed to real estate credit risk on many loans, but we also have the ability to produce strong financial results if the real estate loans we credit-enhance perform well.
 
  3.   We credit-enhance loans primarily by acquiring and owning first- and second-loss credit-enhancement securities.
 
      In most securitizations of real estate loans, a variety of types of mortgage-backed securities are created, each with different characteristics with respect to average life, credit risk, prepayment risk, interest rate risk, and other variables.
 
      One security is designated as the “first-loss” bond. If there are credit losses within the pool of securitized real estate loans, the principal value of the first-loss bond is reduced. If the entire principal value of the first-loss bond is eliminated due to credit losses within the securitized loan pool, then further credit losses reduce the principal value of the “second-loss” bond. Only when the entire principal value of the second-loss bond is eliminated do the other bonds issued from that securitization risk incurring credit losses. The first- and second-loss bonds are credit-enhancement securities, improving the creditworthiness of the other securities (more senior bonds) and protecting them from initial credit losses.
 
      We typically acquire first-loss bonds at 25% to 35% of their principal value and second-loss bonds at 50% to 70% of their principal value. These bonds are acquired at a substantial discount to their principal value as future credit losses could reduce or totally eliminate the principal value of these bonds. Our return on these investments is based on how much principal and interest we receive, and how quickly it comes in.
 
      (continued on next page)
 
The Redwood Review   7   1st Quarter 2006

 


 

(ABOUT REDWOOD TRUST GRAPHIC)
    Interesting Things About RWT
  3.   We credit-enhance loans primarily by acquiring and owning first and second-loss credit-enhancement securities (continued).
 
      In an ideal environment, we would experience fast prepayments and low credit losses. We encountered this environment in 2003, 2004, and 2005. Conversely, our least favorable environment would be slow prepayments and high credit losses. We receive interest on the full principal value of bonds, so the interest earned on our cost basis is higher than the underlying coupon rate. For instance, on a bond with a principal value of $1 million — for which we may have paid only $300,000 — we receive interest based on the full principal value.
 
      We typically do not receive principal payments until a few years into the deal, since the principal payments from the underlying loans are first used to pay down the most senior bonds. The amount of principal we ultimately receive is dependent on the amount of credit losses incurred before the deal is called, or when it matures. The timing of principal payments received and the timing of the realization of losses is also important to our investment returns. The faster we collect principal and the longer it takes to realize credit losses, the better it is for our investment returns.
 
  4.   Our primary focus is on credit-enhancing high-quality loans.
 
      Most of the real estate loans we credit-enhance are above average in terms of loan quality as compared to other securitized real estate loans. As a result, our delinquency and loss rates have been significantly lower than the national average. When market conditions are favorable, we plan to expand our credit-enhancement activities to include more loans that have average or below-average quality characteristics. Nevertheless, it is likely that the bulk of the real estate loans we credit-enhance will continue to be of above-average quality.
 
      Typically, 40% — 50% of the residential loans we credit-enhance are on homes located in California. This roughly equals the percentage of all jumbo loans that are located in California, which we consider to be one of the more attractive states for the residential credit-enhancement business.
 
  5.   As an integral part of our business, we also sponsor securitizations.
 
      Our residential loan securitization business (our conduit) acquires residential whole loans from originators, accumulates loans over a period of weeks or months, and then sells the loans to newly-created securitization entities (typically called “Sequoia”) that create and sell securities backed by these loans (occasionally we also sell loans via bulk whole loan sales). We create economic gains on sale when the proceeds from the sale of securities exceed the purchase cost of the loans plus expenses. At March 31, 2006, 21% of our residential loan CES permanent asset portfolio were CES we acquired from the securitizations we have sponsored. We also have acquired some of the interest-only (IO) securities (prepayment rate sensitive securities) from these securitizations.
 
      Our CDO group also sponsors securitizations. Over a period of several months, we acquire and aggregate a pool of diverse investment-grade and non-investment grade residential and commercial real estate securities and similar assets. We then sell this pool of assets to a newly created securitization entity (typically called “Acacia”) that creates and sells asset-backed securities to the capital markets. We create economic gains on sale from these activities and earn ongoing management fees from outstanding Acacia transactions. As a permanent investment, Redwood typically acquires all or a portion of the CDO equity securities (which function as CES) from these CDO transactions.
 
The Redwood Review   8   1st Quarter 2006

 


 

(ABOUT REDWOOD TRUST GRAPHIC)
    Interesting Things About RWT
  6.   We are one of the leaders in our market segments.
 
      The securitized residential real estate loan market can be divided into three segments. The first segment consists of “conforming” lower-balance loans, usually of average or better quality. Most of these loans are credit-enhanced by Fannie Mae and Freddie Mac. The second segment consists of lower-quality loans that are credit-enhanced primarily by sub-prime mortgage origination companies. Redwood Trust is one of the largest credit-enhancers within the third segment, which consists of private-label securitizations containing primarily larger-balance (jumbo) loans of above-average or average quality (prime and Alt-A). Redwood credit-enhances $192 billion of loans that have been securitized in private-label transactions, representing approximately 20% of the outstanding securitized loans in this segment.
 
      Credit-enhancing commercial real estate loans is a newer business for Redwood. We have been developing our commercial business since 1998. We currently partially credit-enhance $28 billion commercial loans, representing approximately 5% of the outstanding commercial real estate loan balances that have been securitized.
 
  7.   We have some interesting competitive advantages.
 
      As a non-regulated specialty finance company, we have greater freedom to operate in the capital markets and securitization markets than do financial institutions such as banks and insurance companies. We also enjoy lower operating costs.
 
      As a public company with permanent capital, we have an advantage in investing in illiquid assets relative to investment companies and partnerships that might suffer investor withdrawals and liquidity issues.
 
      As a REIT, we have tax advantages relative to corporations that have to pay corporate income taxes, typically one of the largest costs of doing business.
 
      With $1 billion of equity capital focused on one business, we have size advantages that bring economies of scale as well as marketing and operating advantages.
 
      As a company with a small number of employees (76 as of 3/31/06) and one integrated business, we have a strong culture that is entrepreneurial, innovative, focused, and disciplined.
 
  8.   We maintain a strong balance sheet.
 
      Our business is currently funded primarily with equity capital. Compared to most financial institutions, we use very little debt financing. We currently utilize only equity capital to fund the credit-enhancement securities and other assets we hold as permanent assets for investment purposes.
 
      We use a combination of debt and equity to fund assets that are acquired by our conduit and our CDO group on a temporary basis for re-sale to a securitization entity (inventory assets). At March 31, 2006, we had $1 billion in equity capital and no debt.
 
      Our balance sheet is also strong because our maximum exposure to losses caused by credit risk is limited to our investment in credit-enhancement securities. In other words, our maximum loss within our credit-enhancement business is less than our equity capital base.
 
      We may utilize more debt in the future, depending on which businesses we develop over time. Nevertheless, we expect to maintain a strong balance sheet.
 
The Redwood Review   9   1st Quarter 2006

 


 

(ABOUT REDWOOD TRUST GRAPHIC)
    Interesting Things About RWT
  9.   We pay a regular dividend and may pay a special dividend.
 
      As a REIT, we are required to distribute to shareholders as dividends at least 90% of our REIT taxable income, which is our income as calculated for tax purposes (exclusive of income earned in taxable non-REIT subsidiaries). In order to meet our dividend distribution requirements, we have been paying both a regular quarterly dividend and a year-end special dividend.
 
      We set our regular quarterly dividend at a rate that we believe is reasonably likely to be sustainable over time under most market conditions. Our regular dividend rate is currently $0.70 per share per quarter, and our Board of Directors has indicated that their current intention is to maintain this quarterly regular dividend rate in 2006. Based on a share price of $42.08 as of May 3, 2006, the indicated yield to shareholders at the regular dividend rate is 6.65%.
 
      If we earn more REIT taxable income than is required to fund the regular dividend, we will likely pay a special dividend in December. We expect our special dividend amount will be highly variable, and we may not pay a special dividend every year. We currently are forecasting that we will pay a special dividend at the end of 2006, although we believe the size of this special dividend is likely to be significantly less than the $3.00 per share special dividend we paid in December 2005. Our dividend policies and distribution practices may change over time.
 
  10.   We are a growth company.
 
      The amount of real estate loans outstanding and the amount of these loans securitized have grown rapidly over many years. This is a long-term trend that we expect will continue, although there could be a cyclical slowing in the short-run. With competitive advantages in a growing market, we expect over time to have the opportunity to increase the size of our credit-enhancement and related businesses while also improving our book value per share and our average return on equity.
 
         
The Redwood Review   10   1st Quarter 2006

 


 

(BUSINESS GROUP DISCUSSION GRAPHIC)
Residential Group Overview
Description
Redwood’s residential group credit-enhances securitized residential real estate loans by acquiring and owning first-loss, second-loss, and other credit-enhancement securities. The residential group also invests in other residential assets, including interest-only securities. The residential group assists Redwood’s CDO group in the selection and management of the residential real estate assets owned by the Acacia CDO securitization entities that Redwood sponsors.
In addition, the residential group operates as a conduit, acquiring residential real estate loans from mortgage origination companies and selling them for a profit via whole loan sales or via securitization under the Sequoia brand name.
Discussion
The residential group enjoyed a successful first quarter, even against the backdrop of an increasingly challenging market. Our team remained busy analyzing deals and looking for residential investment opportunities for our CES portfolio and our Acacia securitization entities. We were able to find attractive investments that met our high standards. We acquired $25 million of residential CES as permanent assets in the first quarter, and committed to acquire another $11 million of residential CES as permanent assets through May 3, 2006. The loans underlying these securities have strong credit profiles, with an average LTV of 71%, and an average FICO score of 731. Our ability to source these assets is partly attributable to our deep relationships with third-party issuers.
While we continue to succeed in finding attractive assets, the search for fairly priced, high-quality loans and securities has become increasingly difficult due to record high prices and the deterioration in credit quality for new originations. We believe loan credit quality is determined by the borrower’s credit profile and loan characteristics, not by the type of loan (i.e. hybrid, negative amortization, etc.). In pools of newly originated loans, we are seeing higher loan-to-value ratios, lower average credit scores, more loan originations for investment properties, and a higher percentage of loans made without income verification.
Our credit enhancement portfolio continues to perform well. Serious delinquencies remain low at 25 basis points, as have credit losses at 1 basis point (0.01%) on an annualized basis. Our securities backed by negative amortization loans, typically perceived as loans with higher risk, also continue to perform well with serious delinquencies of 30 basis points and credit losses annualized at less than 1 basis point.
We continue to focus on developing our mortgage loan securitization (conduit) activities, including building the infrastructure necessary to support a move into non-prime credit markets, where we feel opportunities will manifest in the future. This involves significant investment in human resources, business processes, and technology. As these markets evolve, we expect to find attractive opportunities for the securitization of loans and purchase of credit-enhancement securities in the Alt-A and subprime markets.
 
The Redwood Review   11   1st Quarter 2006

 


 

(BUSINESS GROUP DISCUSSION GRAPHIC)
Residential Group Metrics
(PIE CHART)
Chart 1: Residential CES Portfolio by Vintage (as of Q1 2006, % By Market Value)
  Ø   72% of loans underlying our CES were originated prior to 2005. These have experienced significant housing price appreciation.
 
  Ø   The average seasoning of loans underlying our CES portfolio is 25 months.
(PIE CHART)
Chart 2: Residential CES Portfolio by State Concentration (as of Q1 2006, % By Notional Balance)
  Ø   Our largest state concentration is CA, with a fairly even distribution between Northern and Southern CA loans.
 
  Ø   Our California loans are out-performing the majority of other states. Our serious delinquencies in CA are 0.10% of current balances.
 
  Ø   Our serious delinquency percentage in other high concentration states include FL at 0.43%, NY at 0.15%, VA at 0.05%, and TX at 0.51%.
(BAR CHART)
Chart 3: CES Permanent Asset Activity
  Ø   We continue to acquire residential CES assets at a medium pace.
 
  Ø   64% of Redwood’s permanent asset portfolio is now invested in residential CES and interest-only securities.
 
The Redwood Review   12   1st Quarter 2006

 


 

(BUSINESS GROUP DISCUSSION GRAPHIC)
Residential Group Metrics
(PERFORMANCE CHART)
Chart 4: Seriously Delinquent Loan %
  Ø   Seriously delinquent loans (over 90 days, in foreclosure, in bankruptcy, or real estate owned) are a percent of current balance.
 
  Ø   Overall serious delinquencies in prime markets are increasing.
 
  Ø   Our delinquencies also increased during the quarter, although on an absolute basis they remain at low levels.
(PERFORMANCE CHART)
Chart 5: Prepayment History for Credit-Enhancement Portfolio
  Ø   Prepayment rates for ARMs remain elevated, while prepayment rates for other products remain at medium levels.
  Ø   In general, faster prepayments benefit our business as they enhance returns on our CES.
 
  Ø   Some assets (interest-only securities) that we have retained from our conduit’s securitization activities are backed by ARM loans. Accelerating ARM prepayments have hurt our returns from these securities.
(BAR CHART)
Chart 6: Residential Total Managed Portfolio
  Ø   We estimate that we credit-enhance approximately 1 in 10 jumbo loans.
 
  Ø   We estimate that we credit-enhance almost 1 in 5 higher quality private-label securitized loans (most of which are jumbo loans).
 
The Redwood Review   13   1st Quarter 2006

 


 

(BUSINESS GROUP DISCUSSION GRAPHIC)
Commercial Group Overview
Description
The commercial group credit-enhances securitized commercial real estate loans by acquiring and owning first-loss and other commercial credit-enhancement securities (CES). Additional investments are made in other commercial mortgage-backed securities (CMBS), commercial real estate loans, and related commercial assets. The commercial group also selects investments and manages the commercial real estate assets owned by the Redwood sponsored Acacia CDO program.
Discussion
Our portfolio of commercial securities and loans continues to reflect current strong commercial market fundamentals. Barring any market dislocation, we expect this positive trend will continue to define the market for the foreseeable future.
The $28 billion of securitized commercial real estate loans underlying our credit-enhancement portfolio are performing well. As of March 31, 2006, serious delinquencies were $23 million, or 0.08% of current loan balances. We incurred no credit losses on the underlying loans in the first quarter of 2006. All of our other commercial real estate assets are performing to expectations.
Over the past two years, we have expanded our commercial business by buying the first-loss, or the B-piece, of CMBS deals, a market long dominated by a small number of players. Our initial entry into the market was in partnership with an established B-piece investor with whom we co-invested in over 14 transactions. However, in the first quarter of 2006 Redwood Trust served as the lead and sole B-piece buyer of a $1.7 billion transaction in which we committed to invest $9 million of permanent capital. As a lead buyer, Redwood Trust was solely responsible for the complete life cycle of the investment, including loan pool review, loan level due diligence, security documents negotiation, and the closing of the transaction.
As the lead buyer of a first-loss piece, Redwood retains the controlling class position and rights. This is important as it affords increased control and input into the resolution of distressed loans over the life of the securitization. Additionally, as controlling class, we benefit from access to more timely and detailed loan level information, which may help us mitigate principal losses.
The first quarter 2006 CMBS new issuance market is on pace for another year of record-setting volume. New issuance totaled $37 billion during the first quarter; for the complete year of 2005, new issuance volume was approximately $160 billion.
The tremendous amount of capital flowing into the CMBS sector has created a more aggressive underwriting environment. We look at many transactions, but remain focused on the analysis of commercial credit as our core competency. It is this credit focus that allows us to identify and invest in quality assets; we invest in only those assets that meet our relatively conservative investment criteria.
 
The Redwood Review   14   1st Quarter 2006

 


 

(BUSINESS GROUP DISCUSSION GRAPHIC)
Commercial Group Metrics
(PIE CHART)
Chart 7: Commercial CES Geographic Distribution
  Ø   The commercial loans we credit-enhance are diversified geographically.
(PIE CHART)
Chart 8: Commercial Property Type Distribution
  Ø   Our retail and office exposures are high relative to other common property types (although they are consistent with the CMBS market as a whole). These property types include some large low leverage investment-grade loans on institutional quality real estate, so the actual risk is more balanced across property types.
(BAR CHART)
Chart 9: Commercial CES Collateral Balance
  Ø   We are being cautious with 2006 vintage loans.
(BAR CHART)
Chart 10: Commercial CES Permanent Asset Portfolio
  Ø   Our CES portfolio continues to grow.
 
  Ø   12% of Redwood’s permanent asset portfolio is now invested in commercial real estate assets.
 
The Redwood Review   15   1st Quarter 2006

 


 

(BUSINESS GROUP DISCUSSION GRAPHIC)
CDO Group Overview
Description
The Redwood CDO group sponsors re-securitizations of diverse pools of residential and commercial real estate securities and other related assets. These collateralized debt obligations (CDOs) are issued under the Acacia brand name. The group manages the underlying pools of assets, earning asset management fees.
As a long-term investment, Redwood typically acquires all or a portion of the Acacia CDO equity securities that absorb the initial credit losses from the pool of securitized assets, and thus act as the credit-enhancement for the other (more senior) CDO securities issued by Acacia. The primary determinant of the returns we earn from our Acacia CDO equity investments is the credit performance of the securities Acacia has purchased and the performance of the loans underlying those securities.
Discussion
In the first quarter of 2006, we sponsored another CDO — Acacia 9. The assets for this transaction consisted primarily of residential securities backed by loans to prime-grade borrowers and CMBS securities, all rated between AAA and B, with an average rating of BBB-. Less than 3% of the assets consisted of securities backed by loans to low credit quality (subprime) borrowers and those securities were AAA or AA rated. We successfully sold the investment-grade-rated ABS securities that Acacia 9 created and we retained all of the Acacia 9 ABS securities rated below investment-grade as a long-term equity investment. We expect that this equity investment will create a return that is above our hurdle rate.
Credit results for all of our Acacia transactions remain healthy. ABS securities issued by Acacia 2 were upgraded by Moody’s for a second time, and we may see further upgrades of other Acacia ABS securities if current credit performance trends continue. We intend to call Acacia 2 in the second quarter of 2006.
While our Acacia CDO returns are still attractive, competition for assets and higher ongoing expenses associated with issuing Acacia ABS securities continue to decrease expected returns for new Acacia transactions relative to the high levels we saw in 2004 and 2005. Nonetheless, Redwood has several competitive advantages in the CDO market, including our track record and reputation as a CDO issuer and manager, our ability to invest in Acacia as an equity investor, our team of professionals throughout Redwood who use their long-standing relationships and market knowledge to help us acquire attractive assets, and our history as a credit risk manager. For these reasons, we remain optimistic about our ability to continue creating attractive new Acacia investments this year and beyond.
Other CDO market trends include an increased exposure to derivative assets in the form of credit default swaps. Redwood’s Acacia program has a very small exposure to similar instruments, but we expect that our exposure to those derivatives in future transactions may increase if the credit risk and pricing make sense. We are also considering some new CDO investments in commercial real estate assets and higher-yielding residential securities, as well as new partnerships and strategies that could potentially help us expand our opportunities in the future.
 
The Redwood Review   16   1st Quarter 2006

 


 

(BUSINESS GROUP DISCUSSION GRAPHIC)
CDO Group Metrics
(BAR CHART)
Chart 11: CDO Equity Investment (By Equity Value)
  Ø   24% of Redwood’s permanent asset portfolio is now invested in CDO equity securities.
 
  Ø   We called Acacia 1 in December 2005.
 
  Ø   We issued Acacia 9 in March 2006.
(PIE CHART)
Chart 12: Collateral Composition for Acacia CDO Securitization Entities (By Market Value)
  Ø   Acacia has recently begun to increase its commercial real estate investment activities.
 
  Ø   Sub-prime securities purchased in 2004 and 2005 were primarily A-rated and higher.
Chart 13: Acacia Collateral Rating History
(TABLE CHART)
  Ø   Upgrades of securities owned by Acacia are a sign that Acacia CDO equity may continue to perform well.
 
The Redwood Review   17   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
Finance Group Overview
Description
Redwood’s finance group is responsible for financial reporting, tax, treasury, balance sheet management, and information technology.
Discussion
Our first quarter earnings results were at acceptable levels, with an adjusted return on equity of 12.8%. This is within the 11% to 18% return on equity range that we expect to generate as a long-term average. It also exceeds our cost of equity capital, which we estimate to be between 10% to 12%.
Our credit losses this quarter continue to be less than 1 basis point (0.01%) annualized of the residential and commercial loans we credit enhance.
Our balance sheet remains strong. We ended the quarter with no debt. Cash in excess of that required to fund our operations was $174 million — this cash is available to fund investments in new assets. Book value was $38.11 per share.
Our residential and commercial credit enhancement securities (CES) are carried at a discount to the face amount of the underlying securities of $25.62 per share for GAAP purposes and $22.28 per share for tax purposes. If the credit performance of these securities remains strong, a significant portion of this discount will be accreted into GAAP and tax income over the next five to seven years.
The table below presents our per share results, including GAAP and non-GAAP financial measures. Please see the following pages for the definitions of these non-GAAP measures and for reconciliations to the most comparable GAAP measures.
                                 
            Non-GAAP Financial Measures
                    Total    
    GAAP           Taxable   Core Taxable
    Earnings   Core Earnings   Income   Income
    Per Share   Per Share   Per Share   Per Share
First Quarter 2005
  $ 2.42     $ 1.82     $ 1.89     $ 1.17  
Fourth Quarter 2005
  $ 1.68     $ 0.97     $ 1.66     $ 1.44  
First Quarter 2006
  $ 1.09     $ 1.16     $ 1.44     $ 1.52  
Our GAAP earnings of $28 million ($1.09 per share) in the first quarter of 2006 decreased from $61 million ($2.42 per share) in the comparable quarter in 2005. The two primary reasons for this $33 million earnings decline are a $17 million decrease in net gains on sales, calls, and market value adjustments and a decrease in net interest income of $17 million.
 
The Redwood Review   18   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
Finance Group Overview
We now have fewer callable assets and we are not planning significant asset sales in 2006. This is the primary reason for the decline in net gains from sales, calls, and market value adjustments. We expect this trend to continue for the remainder of 2006.
Our net interest income has steadily declined over the past four quarters. While the yields and total net interest income we earn on residential and commercial CES and our securities portfolio continue to improve, this benefit has been more than offset by the decline in the amount we earn on our Sequoia-related assets.
During the first quarter of 2006, net interest income from Sequoia assets was $17 million, a decrease of $23 million as compared to the first quarter of 2005. Over the last several years, Sequoia assets have generated high levels of net interest income for us, in part because the substantial economic gains we generated through the securitization process were not recognized concurrently in GAAP but rather served to lower our basis and raise our on-going yields from these assets. Due to increased competition in the securitization business, we are not currently able to generate high-yield Sequoia assets through sponsoring securitization transactions. As our remaining high-yield Sequoia assets pay off and are not replaced, our earnings from this source are reduced.
Faster prepayments of the loans underlying Sequoia have accelerated pay downs of our Sequoia assets, contributing to the decline in net interest income from this source. Prepayments both reduce the total amount of these earning assets and also increase premium amortization expenses. The annualized constant prepayment rate (CPR) for Sequoia’s loans was 25% for the first quarter of 2005, 51% in the fourth quarter of 2005, 45% in the first quarter of 2006, and 50% in April of 2006. The flatter yield curve continues to drive these fast prepayment rates.
The vast majority of our permanent investments are non-Sequoia assets such as residential CES and CDO equity securities that benefit from fast prepayment speeds and commercial CES that are not affected by residential prepayment speeds. The good news is that earnings from these non-Sequoia assets are increasing. Net interest income from these investments was $27 million in the first quarter of 2006, an increase of $7 million as compared to the first quarter of 2005. We achieved this improved result even with $119 million of higher average excess cash balances.
The yield on our residential CES increased to 20% this quarter compared to 16% in the first quarter of 2005. Our residential CES portfolio is beginning to season and has benefited from fast prepayments and strong credit performance. In addition, average yield for this portfolio increased because our asset sales last year consisted primarily of lower-yielding assets.
In the first quarter of 2006, core taxable income of $1.52 per share was $0.36 per share higher than GAAP core earnings. Differences in income recognition methodologies for GAAP and tax explain most of this difference. For tax, we are recognizing lower premium amortization expenses for Sequoia IO and higher discount accretion income for our CES. These timing differences will eventually reverse, boosting GAAP income relative to taxable income.
 
The Redwood Review   19  
1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
Finance Group Overview
The total market value of our permanent assets increased by 3% during the quarter from $568 million to $583 million. New acquisitions of permanent assets in the first quarter were strong at $45 million, of which $25 million was residential, $8 million commercial, and $12 million CDO. Additionally, we had $10 million of sales, $2 million of calls, $20 million of pay downs, and market value appreciation of $2 million. We are anticipating 10% to 15% net growth for 2006.
At quarter-end, we had $1.0 billion equity capital and no debt. Our equity capital was invested 38% in residential real estate assets, 7% in commercial real estate assets, 15% in CDO equity, 5% in interest rate agreements, 5% in capital to support conduit activities, 12% in cash and working capital to support existing operations and risk management, and 18% in excess cash available to fund future investments.
Of our $583 million equity that is invested in permanent assets, 64% is invested in residential assets, 12% is invested in commercial assets and 24% is invested in CDO assets.
During the first quarter, our excess capital declined from $189 million to $174 million; we continue to expect our excess capital to decline over time as we acquire new assets this year and next.
Redwood Trust Permanent Assets
(BAR CHART)
 
The Redwood Review   20   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
GAAP Earnings
  a)   What is This?
 
      Income calculated under Generally Accepted Accounting Principles in the United States.
 
  b)   Graph
GAAP Earnings per Share
(BAR CHART)
  c)   Quarterly Update
  Ø   Our GAAP earnings were $28 million, or $1.09 per share, for the first quarter of 2006. In the first quarter of 2005, GAAP earnings were $61 million, or $2.42 per share.
 
  Ø   Net interest income decreased by $17 million, primarily due to lower balances of earning assets (IO balance reduction as a result of prepayments, sales of CES in the fourth quarter of 2005) and higher balances of excess cash.
 
  Ø   Sales, calls, and market value adjustments decreased by $17 million from the first quarter of 2005 to the first quarter of 2006. In the first quarter of 2006, we realized no gains from calls as compared to $8 million of call gains in the first quarter of 2005.
 
  Ø   Yields on our residential CES portfolio (as it is presented for GAAP) continued to increase in the last two quarters, as a result of continued strong credit performance, favorable prepayment behavior, and sales of lower-yielding assets.
 
  Ø   Operating expenses increased by $1 million from the first quarter of 2005 to the first quarter of 2006, but were at similar levels to the fourth quarter of 2005. Some of our current expenses include certain technology and infrastructure initiatives that will be completed during this year, so we anticipate the recent growth in our expenses to slow down.
 
The Redwood Review   21   1st Quarter 2006

 


 

(FINANCIAL REVIEW LOGO)
    Core Earnings
  a)   What is This?
 
      Core earnings is a profitability measure that highlights earnings that are more likely to be on-going in nature. In calculating core earnings, we start with GAAP earnings and then exclude gains and losses on calls and sales, mark-to-market adjustments, and one-time items that are unlikely to be repeated. Table 2 in the Appendix shows a reconciliation of core to GAAP earnings.
 
  b)   Graph
Core Earnings per Share
(BAR CHART)
  c)   Quarterly Update
  Ø   Core earnings were $30 million, or $1.16 per share, for the first quarter of 2006. In the first quarter of 2005, core earnings were $45 million, or $1.82 per share.
 
  Ø   Core earnings per share in the first quarter of 2006 exceeded the level generated in the prior quarter, and reversed a downward trend in earnings. However, we still have a substantial amount of unutilized capital, and it is likely that our core earnings will not begin a sustainable trend upwards until we are able to find attractive assets and more fully invest our capital. On a quarter to quarter basis, earnings could be volatile.
 
  Ø   Some of the volatility in our core earnings is a function of the accounting for certain assets, including the accounting for premium amortization on Sequoia’s loans. The amount of premium we amortize in any one quarter will depend on both prepayments and interest rates. If short term interest rates remain stable or fall, premium amortization expense could increase substantially.
 
  Ø   GAAP earnings were below core earnings by $2 million in the first quarter of 2006. Core earnings do not include net losses from mark-to-market adjustment on certain assets that were partially offset by gains from sales and calls of assets.
 
The Redwood Review   22   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
    Total Taxable Income
  a)   What is This?
 
      Total taxable income is a measure of our profitability. It is our pre-tax income as calculated for tax purposes. It includes pre-tax income earned at our parent company and REIT subsidiaries (REIT taxable income) as well as pre-tax income earned in our taxable non-REIT subsidiaries. Total taxable income can differ materially from GAAP earnings. Table 3 in the Appendix reconciles these two profitability measures.
 
  b)   Graph
Total Taxable Earnings per Share (Estimated for 2005 and Q1 2006)
(BAR CHART)
  c)   Quarterly Update
  Ø   Total taxable income was $36 million, or $1.44 per share, in the first quarter of 2006 and $46 million, or $1.89 per share, in the first quarter of 2005.
 
  Ø   One reason for this reduced amount was lower gain on sales for tax purposes from securitizations we sponsor. We had no taxable securitization gains in the first quarter of 2006 while in the first quarter of 2005 we had $3 million. We expect minimal gains from our conduit business over the course of this year.
 
  Ø   Sales and call income also accounted for a portion of the difference in taxable income. We had minimal gains from these activities in the first quarter of 2006 as compared to realizing $12 million, or $0.50 per share, in the first quarter of 2005.
 
  Ø   Total taxable income was higher than GAAP earnings. The primary reason for this was that taxable earnings from loans and CES do not include expenses related to projected credit losses.
 
The Redwood Review   23   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
    Core Taxable Income
  a)   What is This?
 
      Core taxable income is a profitability measure that highlights that portion of taxable income that is more likely to be on-going in nature. In calculating core taxable income, we start with total taxable income and then exclude gains on sale, tax deductions created by the exercise of stock options, and one time items that are unlikely to be repeated. Table 4 in the Appendix reconciles core taxable income and total taxable income to GAAP income.
 
  b)   Graph
Core Taxable Earnings per Share
(BAR CHART)
  c)   Quarterly Update
  Ø   In the first quarter of 2006, core taxable income was $39 million, or $1.52 per share. In the first quarter of 2005, it was $29 million, or $1.17 per share.
 
  Ø   Fast prepayment speeds have substantially increased the income we recognized on our CES as compared to the first quarter of 2005. If prepayment speeds slow down in the future, we may recognize less income on our CES.
 
  Ø   The yield we recognize on our Sequoia IO securities would currently be negative due to rapid Sequoia loan prepayments; however, we cannot recognize a negative effective yield on assets for tax purposes. As a result, our cumulative taxable income has been higher by $41 million than it would have been otherwise, and our taxable income over the next few years will be lower by the same amount.
 
  Ø   Actual realized credit losses reduce taxable income as incurred, in an amount equal to the principal loss times our tax basis in the affected CES. We had $1 million realized residential and commercial taxable credit losses in the first quarter of 2006, an increase from the $0.4 million we realized in the first quarter of 2005, but still a very low level of loss.
 
The Redwood Review   24   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
    REIT Taxable Income
  a)   What is This?
 
      REIT taxable income is the primary determinant of the minimum amount of dividends we need to distribute in order to maintain our tax status as a real estate investment trust (REIT). REIT taxable income is pre-tax profit, as calculated for tax purposes, at Redwood Trust and our subsidiaries that have elected REIT tax status. It does not include taxable income earned at our taxable non-REIT subsidiaries. Over time, we must distribute at least 90% of our REIT taxable income as dividends. A reconciliation of GAAP income to REIT taxable income appears in Table 3 of the Appendix.
  b)   Graph
REIT Taxable Earnings per Share
(BAR CHART)
  c)   Quarterly Update
  Ø   For the first quarter of 2006, REIT taxable income was $35 million, or $1.39 per share. For the first quarter of 2005, it was $45 million, or $1.84 per share.
 
  Ø   Historically, REIT taxable income has benefited from substantial gains due to calls and sales activity. There were $0.4 million of gains from sales in the first quarter of 2006, as compared to $14.9 million of gains from calls and sales in the first quarter of 2005. We expect reduced call and sales activity throughout 2006.
 
  Ø   Due to increased levels of uninvested capital, REIT taxable income has generally shown a downward trend in recent quarters. We expect this trend to continue until we more fully invest our available capital.
 
  Ø   REIT taxable income can also be affected by irregular events such as stock option exercises (which reduce taxable income by the in-the-money amount of the exercised options).
 
The Redwood Review   25   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
    Book Value per Share
  a)   What is This?
 
      Book value per share is the amount of equity capital we have per share of common stock outstanding. There are many different ways that equity capital can be measured. We usually focus on three measures, each of which we believe is useful for a different purpose.
 
      GAAP book value is our common equity as calculated for GAAP purposes. It includes a mark-to-market valuation adjustment for certain of our assets (i.e., those whose changes in market valuations are reported on our balance sheet and not our income statement.) Over time, our GAAP book value per share has been increasing as a result of retention of a portion of our income, increases in the market value of our assets, and issuance of stock at prices in excess of book value.
 
      Core book value is GAAP book value excluding those mark-to-market adjustments for certain of our assets reflected on our balance sheets. Core book value more closely reflects historical amortized costs rather than current market values.
 
      Adjusted core book value is core book value less REIT taxable income that we have earned but not yet distributed as dividends to our stockholders. Given our current dividend policy and as allowed under the REIT rules, there may be a delay between our earning of income and our distribution of that income. Thus, adjusted core book value is a measure that provides one estimate of the amount of equity capital we have over the long-run in order to reinvest in new assets and generate future earnings.
 
      A reconciliation of GAAP book value to core book value and adjusted core book value appears in Table 8 of the Appendix.
 
  b)   Graph
GAAP Book Value per Share
(BAR CHART)
 
The Redwood Review   26   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
    Book Value per Share
  c)   Quarterly Update
  Ø   Dividends reduce book value per share. GAAP book value declined in the fourth quarter of 2005 primarily because we declared both a $0.70 per share regular dividend and also a $3.00 per share special dividend.
 
  Ø   For the first quarter of 2006, after declaring $0.70 per share of regular dividends, GAAP book value per share increased by 2% from $37.20 per share to $38.11 per share.
 
  Ø   At March 31, 2006, core book value was $34.90 per share and adjusted core book value was $32.32 per share.
 
  Ø   At the end of our first quarter of operations in September 1994, GAAP book value was $11.67 per share. Since that time, we have been able to pay $35.33 per share of dividends and have increased GAAP book value by $26.44 per share.
 
  Ø   Book value per share is not necessarily an indicator of our market value or an indicator of the returns available to our shareholders. However, if you had acquired our stock at our initial public offering in August 1995, and had reinvested all dividends back into the stock, your annualized compound return as a shareholder through the first quarter of 2006 would have been 20%. Future results may vary.
 
The Redwood Review   27   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
    Return on Equity
  a)   What is This?
 
      We believe return on equity (ROE) is one of the more useful measures of the profitability of our business. ROE is the amount of profit we generate each year per dollar of equity capital. There are numerous ways this could be calculated for Redwood since we monitor a number of different profit measures as well as a number of different measures of equity capital.
 
      GAAP ROE is GAAP earnings divided by GAAP equity.
 
      One interesting aspect to consider about GAAP ROE is that it will decline (all other things being equal) if our assets increase in market value. Many of our assets are marked-to-market through our balance sheet but not our income statement. An increase in asset market value will therefore increase GAAP equity but not our GAAP earnings, thus lowering GAAP ROE. Similarly, a decrease in asset market values will increase our GAAP ROE.
 
      An alternative measure of ROE that may also be useful is Adjusted ROE, by which we mean GAAP income divided by core equity. Core equity excludes those balance sheet mark-to-market adjustments that are not included in our income statement. Only those asset market value changes that are included in our income statement will affect Adjusted ROE.
 
      A reconciliation of GAAP ROE to Adjusted ROE, and of GAAP equity to core equity, appears in Table 8 of the Appendix.
 
  b)   Graph
Adjusted ROE (Annualized)
(BAR CHART)
 
The Redwood Review   28   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
    Return on Equity
  c)   Quarterly Update
  Ø   GAAP ROE was 12% for the first quarter of 2006 as compared to 27% in the first quarter of 2005.
 
  Ø   Adjusted ROE was 13% for the first quarter of 2006 and 30% for the first quarter of 2005. Adjusted ROE is greater than GAAP ROE due to the appreciation of the market values of assets that are marked-to-market through our GAAP balance sheet. This increases our GAAP equity and thus lowers GAAP ROE.
 
  Ø   Over the very long term, we expect to generate an average adjusted return on equity between 11% and 18%.
 
The Redwood Review   29   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
    Discounts and Reserves
  a)   What is This?
 
      We expect to generate attractive earnings and dividends from our credit-enhancement business if the loans we credit enhance incur very low credit losses.
 
      One way to understand Redwood’s earnings potential if credit results remain favorable is to look at the balance of purchase discount for our residential and commercial credit-enhancement securities. These balances will become part of earnings (for the most part, over the next seven years) to the extent they are not diminished by credit losses. This income would be in addition to the coupon income and other income we earn on an on-going basis.
 
      For both GAAP and tax earnings, we currently amortize a portion of the discount into income. For tax accounting (which drives our dividend distributions), we cannot assume future credit losses and thus cannot take any credit reserves and must amortize the entire purchase discount into taxable income over time. For GAAP purposes, we designate a portion of the purchase discount on CES as credit reserve and this portion of the purchase discount is currently not being amortized into income. The portion of the discount that is not designated as credit reserve for GAAP purposes is currently amortized into income.
 
      The accounting treatment for GAAP and tax purposes also differs for loans. For GAAP, we establish a credit reserve based on our estimate of credit losses. For tax purposes, credit losses can only be expensed when incurred. Thus, we reduce our GAAP income relative to our taxable income to the extent that our quarterly credit provisions for loans exceed actual loan losses incurred in that quarter. If anticipated losses do not occur, these provisions would be reversed into GAAP income over time. If these losses do occur as anticipated, our future taxable income will be lower by this amount.
 
      As a result of these different accounting treatments, effective yields recognized for recently acquired assets have been higher for tax purposes than for GAAP purposes.
 
      Furthermore, as a result of these differences, the outstanding balance of purchase discount differs between GAAP and tax. Future differences in the timing of amortizing the discount will depend on the credit performance and prepayment behavior of the assets.
 
The Redwood Review   30   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
    Discounts and Reserves
  b)   Graph
Discounts and Credit Reserves per Share
(BAR CHART)
  c)   Quarterly Update
  Ø   On March 31, 2006, the net balance of all GAAP premiums and discounts associated with all consolidated residential and commercial real estate loans, securities, asset-backed securities issued, and other assets and liabilities was a net discount balance of $650 million, or $25.62 per share.
 
  Ø   The net premium on residential loans owned by Sequoia securitizations (and loans held by Redwood for sale to Sequoia), net of credit reserves, was $1.31 per share. This includes the net premium on the loans, less any net premium on ABS issued by the securitizations’ trusts, as adjusted for the costs of creating and issuing these ABS. Our GAAP credit reserve on these loans was $0.88 per share. For GAAP purposes, these loans are carried on our balance sheet at an effective price of 100.28% of principal value.
 
  Ø   Residential credit-enhancement securities had a net GAAP discount balance of $19.41 per share, or $493 million, which is the difference between the face value and the amortized cost of these assets. We are currently estimating that cumulative credit losses will equal $14.76 per share. The remaining balance of $4.65 per share is currently being amortized into GAAP income.
 
  Ø   Commercial credit-enhancement securities had a net discount balance of $5.52 per share, or $140 million. We are currently estimating that cumulative credit losses will equal $6.61 per share, which is in excess of this discount. As a result, we are currently writing down our GAAP basis in these assets over time, creating a net amortization expense for GAAP purposes.
 
The Redwood Review   31   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
    Discounts and Reserves
  Ø   The net discount balance on all other assets and liabilities was $2.00 per share. This includes the net discount on our remaining securities (net of other deferred bond issuance costs).
 
  Ø   For tax purposes, at March 31, 2006, the net balance of all premiums and discounts associated with residential and commercial real estate loans, securities, asset-backed securities issued, and other assets and liabilities was a net discount balance of $566 million, or $22.28 per share.
 
  Ø   Credit losses, as reported for GAAP, were $3 million, or $0.10 per share, in the first quarter of 2006 for the residential loans we credit-enhance. There were no losses on the commercial real estate loans we credit enhance. For both the residential and commercials loans, credit losses were less than one basis point (0.01%) on an annualized basis of the loans outstanding.
 
The Redwood Review   32   1st Quarter 2006

 


 

(FINANCIAL REVIEW GRAPHIC)
    Dividends
  a)   What is This?
 
      As a REIT, we are required to distribute at least 90% of our REIT taxable income each year as dividends. We have a regular dividend rate that is established at a level we believe is reasonably likely to be sustainable. To the extent the REIT taxable income we are required or choose to distribute is greater than our regular dividend distributions, we typically make a special dividend distribution towards year-end.
 
  b)   Graph
Regular Dividends
(BAR CHART)
  c)   Quarterly Update
  Ø   We declared a regular quarterly dividend of $0.70 per share in the first quarter of 2006. Our Board has announced its intent to maintain the level of the regular quarterly dividend at $0.70 per share for the remainder of the year.
 
  Ø   Based on our estimates of REIT taxable income during 2005 and the first quarter of 2006, we entered the second quarter of 2006 with $65 million ($2.57 per share) of undistributed REIT taxable income.
 
  Ø   We plan to permanently retain approximately 10% of the ordinary REIT taxable income we earn during 2006, and to retain 100% of the taxable income we earn at our taxable REIT subsidiaries in 2006 (after taxes). By retaining a portion of our income, we seek to build book value per share, and thus potential earnings and dividends per share, over time.
 
  Ø   We are also likely to defer distribution of this year’s taxable income into the following year. We also expect to distribute a special dividend towards the end of 2006. We currently expect the amount of this special dividend will be significantly less than the $3.00 per share special dividend we paid in the fourth quarter of 2005.
 
The Redwood Review   33   1st Quarter 2006

 


 

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The Redwood Review   34   1st Quarter 2006

 


 

(APPENDIX GRAPHIC)
    Glossary
All companies and analysts do not calculate non-GAAP measures in the same fashion. As a result, certain measures as calculated by Redwood Trust may not be comparable to similarly titled measures reported by other companies.
    ABS
Asset Backed Securities – securities backed by financial assets that generate cash flows and each security has a certain priority to a portion of such cash flows.
    ACACIA
Acacia is the brand name for the collateralized debt obligation (CDO) securitizations we sponsor. The underlying pool of assets for these CDO securitizations consists primarily of investment-grade and non-investment-grade rated securities backed by residential prime, residential sub-prime, and commercial real estate loans. Acacia also owns related assets such as CDO securities issued by other real estate oriented CDOs, corporate debt issued by equity REITs, commercial real estate loans, and synthetic assets derived from commercial real estate assets.
    ADJUSTED CORE EQUITY (ADJUSTED BOOK VALUE)
Adjusted core equity (adjusted book value) is not a measure calculated in accordance with GAAP. We have minimum dividend distribution requirements as a REIT. We thus have future payment obligations, but these are not recognized in GAAP accounting until dividends are declared. Cash that we have earned but that we must pay out as dividends is not cash that will be available to us to acquire long-term assets and build our business. So when we try to answer questions such as “how much equity per share do we have available to build our business and to generate dividends in the long-term?” we use adjusted core equity per share. Adjusted core equity is core equity less undistributed REIT taxable income that is still undeclared but that will need to be paid out. A reconciliation of adjusted core equity to GAAP equity appears in the Appendix in Table 8.
    ARMs
Adjustable Rate Mortgages.
    BOOK VALUE
Book value is our common equity amount. It can be calculated in a number of ways, one of which is appropriate for GAAP.
    CDO
Collateralized Debt Obligations – a re-securitization of a diverse pool of securities.
    CDO EQUITY SECURITIES
CDO equity securities are securities that bear the initial credit losses of the assets owned by securitization entities. They come in a variety of forms. They serve the same function as first-loss credit-enhancement securities issued from securitizations of residential and commercial real estate securities.
    CONDUIT
A group that acquires closed loans from originators, accumulates loans over a period of time, and sells these loans, seeking to generate a gain on sale. Sales are usually made via securitization, but also can be done through bulk whole loan sales.
 
The Redwood Review   35   1st Quarter 2006

 


 

(APPENDIX GRAPHIC)
    Glossary
    CORE EARNINGS
Core earnings is not a measure of earnings in accordance with GAAP. We attempt to strip some of the elements out of GAAP earnings that are temporary, one-time, or non-economic in nature or that relate to the past rather than the future, so that the underlying on-going “core” trend of earnings is clearer, at least in certain respects. We exclude realized gains (and losses) resulting from asset sales and calls from GAAP income. We sell assets from time to time as part of our on-going portfolio management activities. These sales can produce material gains and losses that could obscure the underlying trend of our long-term portfolio earnings, so we exclude them from core earnings. Similarly, we exclude gains from calls of residential credit-enhancement securities, as these are essentially sales of assets that produce a highly variable stream of income that may obscure some underlying income generation trends. GAAP earnings also include mark-to-market income and expenses for certain of our assets and interest rate agreements. These are unrealized market value fluctuations – we exclude them from core earnings.
Management believes that core earnings provide relevant and useful information regarding results from operations in addition to GAAP measures of performance. This is, in part, because market valuation adjustments on only a portion of the company’s assets and stock options and none of its liabilities are recognized through the income statement under GAAP and thus GAAP valuation adjustments may not be fully indicative of changes in market values on the balance sheet as a whole or a reliable guide to current operating performance. Furthermore, gains or losses realized upon sales of assets vary based on portfolio management decisions; a sale of an asset for a gain or a loss may or may not affect on-going earnings from operations. A reconciliation of core earnings to GAAP income appears in Table 2 of the Appendix.
    CORE EQUITY (CORE BOOK VALUE)
Core equity is not a measure calculated in accordance with GAAP. GAAP equity includes mark-to-market adjustments for certain of our assets and interest rate agreements. Core equity is GAAP equity with mark-to-market gains and losses (“accumulated other comprehensive income”) excluded. It approximates what our equity value would be if we used historical amortized cost accounting exclusively. A reconciliation of core equity to GAAP equity appears in Table 8 of the Appendix.
    CORE REIT TAXABLE INCOME
Core REIT taxable income is REIT taxable income before gains and losses on asset sales and calls, and certain other expenses such as tax deductions for stock option exercises. It represents that portion of our REIT taxable income that may be more on-going in nature. A reconciliation of Core REIT taxable income to GAAP Income is covered in Tables 3 and 4 of the Appendix.
   CORE TAXABLE INCOME
Core taxable income is total taxable income before gains and losses on asset sales and calls and certain other expenses such as tax deductions for stock option exercises. It represents that portion of our total taxable income that may be more on-going in nature. A reconciliation of Core taxable income to GAAP Income is covered in Tables 3 and 4 of the Appendix.
    CPR
Constant (or Conditional) Prepayment Rate — an industry-standard measure of the speed at which mortgage loans prepay.
 
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(APPENDIX GRAPHIC)
    Glossary
    CREDIT-ENHANCEMENT SECURITIES (CES)
CES absorb the initial credit losses generated by a pool of securitized assets. As a result, the more senior securities issued from that securitization are credit-enhanced (have less credit risk). These securities are also referred to as subordinated securities and B-pieces. Our permanent asset portfolio contains residential and commercial first-loss (usually non-rated) and residential second-loss (usually with a credit rating of single-B) CES securities or their equivalents. The first-loss security takes the initial risk. If losses exceed the principal value of the first-loss security, the second-loss security is at risk. The CDO equity securities we acquire from the Acacia CDO securitization transactions we sponsor function as CES for those transactions. On our GAAP balance sheet, residential credit-enhancement securities includes both permanent assets and also second- and third-loss (usually rated BB) securities that are owned by Acacia and are consolidated on our balance sheet.
    GAAP
Generally Accepted Accounting Principles in the United States.
    INTEREST-ONLY SECURITIES (IOs)
IOs are specialized securities that are backed by real estate loans. They receive interest payments calculated as a function of interest payments generated by the underlying loans. Typically, however, IO securities do not have a principal balance and they will not receive principal payments generated by those loans. Interest payments to IO securities usually equal the IO interest rate formula multiplied by a “notional” principal balance. The notional principal balance for an IO is typically reduced over time as the actual principal balance of the underlying pool of real estate loans pays down. Thus, IO cash flows are reduced as time passes and the loans pay down, and IO cash flows are typically reduced more quickly if loan prepayments accelerate. The IO securities that Redwood has acquired in the past from some Sequoia residential securitizations typically earn an interest amount that varies as a function of the remaining principal balance of Sequoia loans and the spread between the yield on the residential loans owned by Sequoia and the cost of the asset-backed securities issued by Sequoia.
    INVENTORY ASSETS
Inventory assets are assets that we acquire to hold for several weeks or months that we then sell to a securitization entity. We use a combination of debt and equity to fund inventory assets.
    LEVERAGE RATIOS
We currently only use debt to finance on a temporary basis the accumulation of inventory assets prior to sale to a securitization entity. Thus, we do not, typically, have a significant amount of financial leverage. However, because of the consolidation of independent securitization entities, it appears from our GAAP consolidated financial statements that Redwood is highly leveraged, with total liabilities significantly greater than equity. These securitization structures are non-recourse to Redwood. Therefore, although included in our consolidated balance sheets, they do not represent financial leverage for Redwood.
    NEGATIVE AMORTIZATION ARMS (NEG AM ARMS, OPTION ARMS, OR MTA ARMS)
Negative Amortization ARMs (Neg Am ARMs, Option ARMs, or MTA ARMs) are monthly adjustable rate mortgages where the borrower can choose between different payment options. One of these options allows the borrower to make a minimum payment. This minimum payment is less than the interest accrued on the mortgage and in this instance the borrower’s loan balance will increase (negative amortization).
 
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(APPENDIX GRAPHIC)
    Glossary
    PERMANENT ASSETS
We seek to invest in assets that have the potential to provide high cash flow returns over a long period of time to help support our goal of maintaining steady dividends. We typically fund long-term investment assets entirely with equity (i.e., no debt). We refer to the assets we own that meet this criteria as permanent assets. Our permanent asset portfolio includes residential and commercial credit-enhancement securities, residential interest-only securities, commercial real estate loans, and CDO equity securities.
    PRIME RESIDENTIAL LOANS
High quality residential loans – typically high credit score borrowers, relatively lower loan-to-value ratios, and full documentation.
    PROFITABILITY RATIOS
Many financial institution analysts use asset-based profitability ratios such as interest rate spread and interest rate margin in their work analyzing financial institutions. Because of our consolidation of securitization entities for GAAP purposes, we believe equity-based profitability ratios are more appropriate for Redwood. We believe, for example, that net interest income as a percentage of equity is a useful measure. For operating expenses, we believe a useful measure is the operating efficiency ratio, or operating expenses as a percentage of net interest income.
    REDWOOD DEBT
All of our debt is short-term. We only use debt to fund the acquisition of our inventory assets. We obtain this debt from a variety of Wall Street firms, banks, and other institutions. In addition, we have a commercial paper facility that will allow us to issue short term debt to finance the acquisition of residential loans.
    REDWOOD EARNING ASSETS
Redwood earning assets is not a measure calculated in accordance with GAAP. Redwood earning assets are our permanent assets, including securities we acquired from securitizations we sponsored. All of the assets and asset-backed securities liabilities of the securitization entities we have sponsored are shown on our GAAP consolidated balance sheet, even though we do not own these assets and we are not responsible for the payment of these liabilities. For some analytical tasks (such as determining how much financial leverage Redwood carries on its balance sheet) we believe it makes more sense to consider the assets Redwood actually owns and the debt Redwood actually owes rather than including all GAAP assets and liabilities consolidated from securitization entities that are independent of Redwood. A reconciliation of Redwood earning assets to GAAP assets appears in Table 6 of the Appendix.
    REAL ESTATE MORTGAGE INVESTMENT CONDUIT (REMIC)
A REMIC is an entity used to structure securitization backed by real estate assets. A re-REMIC is the resecuritization of prior REMICs.
    REAL ESTATE INVESTMENT TRUST (REIT)
A tax election that can be made by a corporation that invests in real estate assets. By meeting certain tests, including the distribution of at least 90% of REIT taxable income, profits are not taxed at the corporate level to the extent that dividends are distributed to stockholders.
 
The Redwood Review   38   1st Quarter 2006

 


 

(APPENDIX GRAPHIC)
    Glossary
    RETURN ON EQUITY (ROE) AND ADJUSTED RETURN ON EQUITY
ROE is the amount of profit we generate each year per dollar of equity capital. Adjusted ROE is GAAP income divided by core equity. Core equity excludes those balance sheet mark-to-market adjustments that are not included in our income statement. Thus, only those asset market value changes that are included in our income statement will affect adjusted ROE. A reconciliation of GAAP ROE to adjusted ROE appears in Table 8 of the Appendix.
    SEQUOIA
Sequoia is the brand name for most of the securitizations of residential real estate loans we have sponsored.
    TAXABLE REIT SUBSIDIARY
A wholly-owned subsidiary of a REIT. The taxable REIT subsidiary does not have the income, asset, or distribution requirements that the REIT does. The REIT, however, is limited in its investments in Taxable REIT subsidiaries.
   TOTAL RETAINED AND REIT RETAINED TAXABLE INCOME
Total Retained and REIT Retained Taxable Income are not measures calculated in accordance with GAAP. Total retained taxable income is the taxable income earned at the REIT after dividend distributions to our shareholders, plus all of the taxable income earned at our taxable REIT subsidiary, less corporate income taxes and excise taxes paid. REIT retained taxable income is the taxable income earned at the REIT after dividend distributions to our shareholders, less corporate income taxes and excise taxes paid. A reconciliation of total retained and REIT Retained Taxable Income to GAAP income is covered in Tables 3 and 4 of the Appendix.
    TOTAL TAXABLE INCOME AND REIT TAXABLE INCOME
Total taxable income is not a measure calculated in accordance with GAAP. It is the pre-tax income calculated for tax purposes. Estimated total taxable income is an important measure as it is the basis of our dividend distributions to shareholders. Taxable income calculations differ significantly from GAAP income calculations. REIT taxable income is that portion of our taxable income that we earn in our parent company and REIT subsidiaries. It does not include taxable income earned in taxable non-REIT subsidiaries. We must distribute at least 90% of REIT taxable income as dividends to shareholders over time. As a REIT, we are not subject to corporate income taxes on the REIT taxable income we distribute. The remainder of our taxable income is income we earn in taxable subsidiaries. We pay income tax on this income and we generally retain the after-tax income at the subsidiary level. We also pay income tax on the REIT taxable income we retain (we can retain up to 10% of the total). A reconciliation of total taxable income and REIT taxable to GAAP income appears in Table 3 of the Appendix .
 
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(APPENDIX GRAPHIC)
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(APPENDIX GRAPHIC)
FINANCIAL TABLES
 
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Table 1: GAAP Earnings (all $ in thousands, except per share data)
                                                                                               
    Q1:2006       Q4:2005     Q3:2005     Q2:2005     Q1:2005       Q4:2004     Q3:2004     Q2:2004     Q1:2004       2005     2004  
Redwood and consolidated entities interest income
  $ 224,362       $ 234,233     $ 245,735     $ 248,669     $ 236,957       $ 204,834     $ 171,804     $ 144,865     $ 130,158       $ 965,594     $ 651,661  
Discount amortization income
    14,661         11,936       12,714       8,395       9,316         9,146       9,012       9,077       8,836         42,361       36,071  
Premium amortization expense
    (13,398 )       (14,451 )     (15,698 )     (10,203 )     (8,082 )       (7,105 )     802       (14,463 )     (11,646 )       (48,434 )     (32,412 )
Provision for credit losses
    (176 )       (877 )     805       1,527       (1,025 )       (1,697 )     (1,528 )     (1,500 )     (2,511 )       430       (7,236 )
                   
Total GAAP Interest Income
    225,449         230,841       243,556       248,388       237,166         205,178       180,090       137,979       124,837         959,951       648,084  
 
                                                                                             
Interest expense on Redwood Trust’s debt
    (2,097 )       (3,531 )     (3,845 )     (1,825 )     (2,728 )       (2,560 )     (2,312 )     (2,490 )     (2,571 )       (11,929 )     (9,933 )
 
                                                                                             
ABS expenses consolidated from trusts
    (178,204 )       (186,457 )     (191,035 )     (191,985 )     (173,182 )       (143,078 )     (108,237 )     (78,809 )     (69,069 )       (742,659 )     (399,193 )
ABS issuance expense amortization
    (5,907 )       (6,069 )     (5,162 )     (5,386 )     (5,273 )       (4,783 )     (4,197 )     (4,305 )     (3,543 )       (21,890 )     (16,828 )
ABS interest agreement expense
    2,980         3,573       623       876       1,469         606       (2,888 )     (5,988 )     (4,965 )       6,541       (13,235 )
ABS issuance premium amortization income
    2,526         2,793       2,733       3,140       3,747         2,644       2,823       1,233       571         12,413       7,271  
                   
Total consolidated ABS expense
    (178,605 )       (186,160 )     (192,841 )     (193,355 )     (173,239 )       (144,611 )     (112,499 )     (87,869 )     (77,006 )       (745,595 )     (421,985 )
 
                                                                                             
GAAP net interest income
    44,747         41,150       46,870       53,208       61,199         58,007       65,279       47,620       45,260         202,427       216,166  
 
                                                                                             
Fixed compensation expense
    (3,437 )       (2,879 )     (2,802 )     (2,623 )     (2,778 )       (2,009 )     (1,959 )     (1,842 )     (2,230 )       (11,082 )     (8,040 )
Variable compensation expense
    (1,514 )       (3,689 )     (4,009 )     (4,200 )     (4,018 )       (2,811 )     (3,432 )     (4,709 )     (4,005 )       (15,916 )     (14,957 )
Equity Compensation expense
    (2,694 )       (1,341 )     (248 )     (972 )     (631 )       (396 )     (144 )     (560 )     (327 )       (3,192 )     (1,427 )
Other operating expense
    (4,162 )       (4,268 )     (3,866 )     (3,179 )     (3,322 )       (2,565 )     (2,512 )     (1,781 )     (1,735 )       (14,635 )     (8,593 )
                   
Operating expenses
    (11,807 )       (12,177 )     (10,925 )     (10,974 )     (10,749 )       (7,781 )     (8,047 )     (8,892 )     (8,297 )       (44,825 )     (33,017 )
 
                                                                                             
Excise taxes
    (295 )       (280 )     (285 )     (308 )     (307 )       165       (301 )     (190 )     (300 )       (1,180 )     (626 )
Variable stock option market value change
            25       16       (2 )     84         3       (213 )     621       (1,429 )       123       (1,018 )
                   
Total GAAP operating expenses
    (12,102 )       (12,432 )     (11,194 )     (11,284 )     (10,972 )       (7,613 )     (8,561 )     (8,461 )     (10,026 )       (45,882 )     (34,661 )
 
                                                                                             
Realized gains on calls
            4,266       2,914       4,421       7,548         11,205       20,472       15,246       11,816         19,149       58,739  
Realized gains on sales
    1,059         11,654       23,053       516       8,347               488       971       6,180         43,570       7,639  
Valuation write-downs for EITF 99-20
    (3,226 )       (1,111 )     (1,158 )     (1,710 )     (391 )       (1,573 )     (421 )     (3,846 )     (558 )       (4,370 )     (6,398 )
Interest rate agreements valuation adjustments
    297         3,066       107       (182 )     (492 )       (411 )     47       (113 )     (1 )       2,499       (478 )
Valuation adjustments on real estate loans
                                      (375 )                               (375 )
                   
Net gains and valuation adjustments
    (1,870 )       17,875       24,916       3,045       15,012         8,846       20,586       12,258       17,437         60,848       59,127  
 
                                                                                             
Deferred tax benefit
                                                  5,180                     5,180  
Provision for income taxes
    (2,760 )       (4,097 )     (4,693 )     (4,054 )     (4,677 )       (4,826 )     (4,962 )     (1,509 )     (1,880 )       (17,521 )     (13,177 )
                   
GAAP Net Income
  $ 28,015       $ 42,496     $ 55,899     $ 40,915     $ 60,562       $ 54,414     $ 72,342     $ 55,088     $ 50,791       $ 199,872     $ 232,635  
                   
 
                                                                                             
Diluted average shares (000)
    25,703         25,311       25,314       25,196       25,021         24,491       22,728       21,325       20,399         25,121       22,229  
GAAP earnings per share
  $ 1.09       $ 1.68     $ 2.21     $ 1.62     $ 2.42       $ 2.22     $ 3.18     $ 2.58     $ 2.49       $ 7.96     $ 10.47  
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 1 — GAAP Earnings   A-1

 


 

Table 2: Core Earnings (all $ in thousands, except per share data)
                                                                                               
    Q1:2006       Q4:2005     Q3:2005     Q2:2005     Q1:2005       Q4:2004     Q3:2004     Q2:2004     Q1:2004       2005     2004  
GAAP income items not included in Core earnings
                                                                                             
Variable stock option market value change
  $ 0       $ 25     $ 16     ($ 2 )   $ 84       $ 3     ($ 213 )   $ 621     ($ 1,429 )     $ 123     ($ 1,018 )
 
                                                                                             
Realized gains on calls of residential CES
            4,266       2,914       4,421       7,548         11,205       20,472       15,246       11,816         19,149       58,739  
Realized gains on asset sales
    1,059         11,654       23,053       516       8,347         (76 )     489       971       6,255         43,570       7,639  
Valuation write-downs for EITF 99-20
    (3,226 )       (1,111 )     (1,158 )     (1,710 )     (391 )       (1,572 )     (422 )     (3,846 )     (558 )       (4,370 )     (6,398 )
Interest rate agreements valuation adjustments
    297         3,066       107       (182 )     (492 )       (411 )     47       (113 )     (1 )       2,499       (478 )
Commercial real estate valuation adjustments
                                      (300 )                 (75 )             (375 )
                   
Net gains and valuation adjustments
    (1,870 )       17,875       24,916       3,045       15,012         8,846       20,586       12,258       17,437         60,848       59,127  
 
                                                                                             
Deferred tax benefit
                                                    5,180                     5,180  
 
                                                                                             
Total GAAP / Core earnings differences
    (1,870 )       17,900       24,932       3,043       14,001         8,849       20,373       18,059       16,008         59,876       63,289  
 
                                                                                             
Core earnings
    29,885         24,596       30,967       37,872       45,466         45,565       51,969       37,029       34,783         138,901       169,346  
GAAP / Core earnings differences
    (1,870 )       17,900       24,932       3043       15,096         8,849       20,373       18,059       16,008         60,971       63,289  
                   
GAAP Net Income
  $ 28,015       $ 42,496     $ 55,899     $ 40,915     $ 60,562       $ 54,414     $ 72,342     $ 55,088     $ 50,791         199,872     $ 232,635  
                   
 
                                                                                             
Per Share Analysis
                                                                                             
Variable stock option market value change
  $ 0.00       $ 0.00     $ 0.00     ($ 0.00 )   $ 0.00       $ 0.00     ($ 0.01 )   $ 0.03     ($ 0.07 )     $ 0.00     ($ 0.05 )
Realized gains on calls of residential CES
            0.17       0.12       0.18       0.30         0.46       0.90       0.71       0.58         0.76       2.64  
Realized gains on asset sales
    0.04         0.46       0.91       0.02       0.33               0.02       0.05       0.30         1.73       0.34  
Valuation write-downs for EITF 99-20
    (0.13 )       (0.04 )     (0.05 )     (0.07 )     (0.02 )       (0.06 )     (0.02 )     (0.18 )     (0.03 )       (0.17 )     (0.29 )
Interest rate agreements valuation adjustments
    0.01         0.12       0.00       (0.01 )     (0.02 )       (0.02 )     0.00             (0.00 )       0.10       (0.02 )
Commercial real estate valuation adjustments
                                      (0.02 )           (0.01 )                   (0.02 )
Deferred tax benefit
                                                  0.24                     0.24  
                   
GAAP / Core earnings differences per share
  ($ 0.07 )     $ 0.71     $ 0.98     $ 0.12     $ 0.60       $ 0.36     $ 0.89     $ 0.84     $ 0.78       $ 2.43     $ 2.85  
 
                                                                                             
Core earnings per share
    1.16         0.97       1.22       1.50       1.82         1.86       2.29       1.74       1.71         5.53       7.62  
GAAP / Core earnings differences per share
    (0.07 )       0.71       0.98       0.12       0.60         0.36       0.89       0.84       0.78         2.43       2.85  
                   
GAAP earnings per share
  $ 1.09       $ 1.68     $ 2.21     $ 1.62     $ 2.42       $ 2.22     $ 3.18     $ 2.58     $ 2.49       $ 7.96     $ 10.47  
 
                                                                                             
Diluted average shares (000)
    25,703         25,311       25,314       25,196       25,021         24,491       22,728       21,325       20,399         25,121       22,229  
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 2 — Core Earnings   A-2

 


 

Table 3: GAAP / TAX Differences (all $ in thousands, except per share data)
                                                                                               
    Estimated       Estimated       Actual       Estimated     Actual  
    Q1:2006       Q4:2005     Q3:2005     Q2:2005     Q1:2005       Q4:2004     Q3:2004     Q2:2004     Q1:2004       2005     2004  
 
                                                                                         
GAAP net income
  $ 28,015       $ 42,496     $ 55,899     $ 40,915     $ 60,562       $ 54,414     $ 72,342     $ 55,088     $ 50,791       $ 199,872     $ 232,635  
Interest income and expense differences
    6,216         (1,573 )     1,353       (4,868 )     (20,091 )       (7,519 )     (23,527 )     5,208       (1,150 )       (25,179 )     (26,988 )
Provision for credit losses — GAAP
    176         876       (805 )     (1,527 )     1,025         1,697       1,528       1,500       2,511         (431 )     7,236  
Tax deductions for realized credit losses
    (1,002 )       34       (562 )     (737 )     (438 )       (247 )     (127 )     (506 )     (4 )       (1,703 )     (884 )
Long-term compensation differences
    2,520         1,051       2,892       2,138       1,969         (1,775 )     402       2,428       2,904         8,050       3,959  
Stock option exercise deduction differences
    (1,126 )       (202 )     (2,944 )     (143 )     (477 )       (3,094 )     (745 )     (109 )     (12,073 )       (3,766 )     (16,021 )
Depreciation of fixed asset differences
    176         168       60       166       151         (176 )     (589 )     46       (6 )       545       (725 )
Other operating expense differences
    (261 )       (781 )     283       (31 )     69         (2,495 )     (34 )     5       (16 )       (460 )     (2,540 )
Sale of assets to third parties differences
    (798 )       (4,612 )     (8,041 )     (2,476 )     (967 )       1,428       (576 )     (536 )     (566 )       (16,096 )     (250 )
Call income of residential CES differences
    204         (1,505 )     (319 )     120       (2,324 )       (2,872 )     (3,961 )     (2,157 )     (1,899 )       (4,028 )     (10,889 )
Tax gain on securitizations
                  (392 )     808       2,558         10,749       11,153       10,303               2,974       32,205  
Tax gain on intercompany sales and transfers
    (19 )       (473 )     170       2,371       3,260         3,256       28       (71 )     7,546         5,328       10,759  
GAAP market valuation write downs (EITF 99-20)
    3,226         1,110       2,048       820       391         1,572       422       3,846       558         4,369       6,398  
Interest rate agreements differences
    (451 )       707       216       53       202         (688 )     (278 )     502       50         1,178       (414 )
Provision for excise tax — GAAP
    295         280       285       308       307         (165 )     301       190       300         1,180       626  
Provision for income tax differences
    (703 )       4,096       5,013       3,035       134         4,827       2,834       (3,672 )     1,881         12,278       5,870  
                   
Total taxable income (pre-tax)
    36,468         41,672       55,156       40,952       46,331         58,912       59,173       72,065       50,827         184,111       240,977  
 
                                                                                             
Earnings from taxable subsidiaries
    (1,087 )       (1,703 )     (8,038 )     (1,715 )     (1,170 )       (8,903 )     (10,143 )     (11,721 )     (8,337 )       (12,626 )     (39,104 )
                   
REIT taxable income (pre-tax)
  $ 35,381       $ 39,969     $ 47,118     $ 39,237     $ 45,161       $ 50,009     $ 49,030     $ 60,344     $ 42,490       $ 171,485     $ 201,873  
                   
 
                                                                                             
Shares outstanding at period end (000)
    25,382         25,133       24,764       24,647       24,514         24,154       23,346       21,511       19,796         25,133       24,154  
Total taxable income per share
  $ 1.44       $ 1.66     $ 2.23     $ 1.66     $ 1.89       $ 2.44     $ 2.53     $ 3.35     $ 2.57       $ 7.44     $ 10.89  
REIT taxable income per share
  $ 1.39       $ 1.59     $ 1.90     $ 1.59     $ 1.84       $ 2.07     $ 2.10     $ 2.81     $ 2.15       $ 6.93     $ 9.12  
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 3 — GAAP-Tax Diff   A-3

 


 

Table 4: Taxable Income Estimates (all $ in thousands, except per share data)
                                                                                               
    Estimated       Estimated       Actual       Estimated     Actual  
    Q1:2006       Q4:2005     Q3:2005     Q2:2005     Q1:2005       Q4:2004     Q3:2004     Q2:2004     Q1:2004       2005     2004  
 
                                                                                         
Taxable income in taxable subs (pre-tax)
  $ 1,087       $ 1,703     $ 8,038     $ 1,715     $ 1,170       $ 8,903     $ 10,143     $ 11,721     $ 8,337       $ 12,626     $ 39,104  
REIT taxable income (pre-tax)
    35,381         39,969       47,118       39,237       45,161         50,009       49,030       60,344       42,490         171,485       201,873  
                   
Total taxable income (pre-tax)
  $ 36,468       $ 41,672     $ 55,156     $ 40,952     $ 46,331       $ 58,912     $ 59,173     $ 72,065     $ 50,827       $ 184,111     $ 240,977  
 
                                                                                             
Core income (loss) in taxable subs (pre-tax)
  $ 1,087         ($436 )   $ 7,931       ($611 )     ($1,996 )       ($2,185 )     ($1,275 )   $ 1,741     $ 910       $ 4,888       ($809 )
Income from calls and sales in taxable subs (pre-tax)
            2,139       107       2,326       3,166         11,088       11,418       9,980       7,427         7,738       39,913  
                   
Taxable income in taxable subs (pre-tax)
    1,087         1,703       8,038       1,715       1,170         8,903       10,143       11,721       8,337         12,626       39,104  
Income tax for taxable subs (actual tax due)
    (530 )       (572 )     (3,652 )     (870 )     (830 )       (5,773 )     (4,574 )     (1,600 )     (1,150 )       (5,924 )     (13,097 )
                   
After-tax income in taxable subs
  $ 557       $ 1,131     $ 4,386     $ 845     $ 340       $ 3,130     $ 5,569     $ 10,121     $ 7,187       $ 6,702     $ 26,007  
 
                                                                                             
Core REIT taxable income
  $ 37,388       $ 36,660     $ 33,065     $ 36,198     $ 30,741       $ 42,544     $ 34,272     $ 47,040     $ 39,708       $ 136,664     $ 163,564  
Other ordinary REIT taxable income (expense)
    (2,446 )       865       (2,160 )     3,166       (565 )       (3,094 )     (745 )     (109 )     (12,073 )       1,306       (16,021 )
                   
Other ordinary REIT taxable income (expense)
    34,942         37,525       30,905       39,364       30,176         39,450       33,527       46,931       27,635         137,970       147,543  
Net long-term capital gain REIT taxable income
    439         2,444       16,213       (127 )     14,985         10,559       15,503       13,413       14,855         33,515       54,330  
                   
REIT taxable income (pre-tax)
  $ 35,381       $ 39,969     $ 47,118     $ 39,237     $ 45,161       $ 50,009     $ 49,030     $ 60,344     $ 42,490       $ 171,485     $ 201,873  
 
                                                                                             
Total core taxable income
  $ 38,475       $ 36,225     $ 40,996     $ 35,587     $ 28,745       $ 40,359     $ 32,997     $ 48,781     $ 40,618       $ 141,553     $ 162,755  
Income from calls, sales and stock option exercises
    (2,007 )       5,447       14,160       5,365       17,586         18,553       26,176       23,284       10,209         42,558       78,222  
                   
Total taxable income (pre-tax)
  $ 36,468       $ 41,672     $ 55,156     $ 40,952     $ 46,331       $ 58,912     $ 59,173     $ 72,065     $ 50,827       $ 184,111     $ 240,977  
 
                                                                                             
REIT taxable income (pre-tax)
  $ 35,381       $ 39,969     $ 47,118     $ 39,237     $ 45,161       $ 50,009     $ 49,030     $ 60,344     $ 42,490       $ 171,485     $ 201,873  
Excise taxes due to deferrals
    (295 )       (280 )     (285 )     (308 )     (307 )       293       (301 )     (190 )     (300 )       (1,180 )     (498 )
Income taxes due to earnings retention (actual tax due)
    (1,712 )       (1,230 )     (1,641 )     (1,830 )     (1,450 )       14       (1,537 )     (2,151 )     (1,267 )       (6,151 )     (4,941 )
REIT taxable income available for distribution
    33,374       $ 38,460     $ 45,192     $ 37,099     $ 43,404       $ 50,316     $ 47,192     $ 58,003     $ 40,923       $ 164,154     $ 196,434  
                   
 
                                                                                             
After-tax income in taxable subs
  $ 557       $ 1,131     $ 4,386     $ 845     $ 340       $ 3,130     $ 5,569     $ 10,121     $ 7,187       $ 6,702     $ 26,007  
                   
REIT taxable income available for distribution
    33,374         38,460       45,192       37,099       43,404         50,316       47,192       58,003       40,923         164,155       196,434  
Total taxable income (after-tax)
  $ 33,931       $ 39,591     $ 49,578     $ 37,944     $ 43,744       $ 53,446     $ 52,761     $ 68,124     $ 48,110       $ 170,857     $ 222,441  
 
                                                                                             
Regular dividend per share
  $ 0.70       $ 0.70     $ 0.70     $ 0.70     $ 0.70       $ 0.67     $ 0.67     $ 0.67     $ 0.67       $ 2.80     $ 2.68  
Special dividend per share
            3.00                           5.50                   0.50         3.00       6.00  
                   
Total dividends per share
  $ 0.70       $ 3.70     $ 0.70     $ 0.70     $ 0.70       $ 6.17     $ 0.67     $ 0.67     $ 1.17       $ 5.80     $ 8.68  
 
                                                                                             
Shares at period end (000)
    25,382         25,133       24,764       24,647       24,514         24,154       23,346       21,511       19,796         25,133       24,154  
 
                                                                                             
Dividends declared
  $ 17,767       $ 92,150     $ 17,335     $ 17,253     $ 17,160       $ 146,707     $ 15,642     $ 14,412     $ 23,162       $ 143,898     $ 199,923  
Dividend deduction on stock issued through DRIP
    176         263       128       112       56         1,048       844       712       655         559       3,259  
                   
Total dividend deductions
  $ 17,943       $ 92,413     $ 17,463     $ 17,365     $ 17,216       $ 147,755     $ 16,486     $ 15,124     $ 23,817       $ 144,457     $ 203,182  
 
                                                                                             
Taxable income (after-tax) retained in tax subs
  $ 557       $ 1,131     $ 4,386     $ 845     $ 340       $ 3,130     $ 5,569     $ 10,121     $ 7,187       $ 6,702     $ 26,007  
REIT retained taxable income (after-tax) (1)
    1,312         1,553       1,165       1,798       1,261         4,252       1,515       2,352       1,197         5,777       9,315  
                   
Total retained taxable earnings (after-tax)
  $ 1,869       $ 2,684     $ 5,551     $ 2,643     $ 1,601       $ 7,382     $ 7,084     $ 12,473     $ 8,384       $ 12,479     $ 35,322  
 
                                                                                             
Per share outstanding at quarter end
                                                                                             
Core taxable income (pre-tax)
  $ 1.52       $ 1.44     $ 1.66     $ 1.44     $ 1.17       $ 1.67     $ 1.41     $ 2.27     $ 2.05       $ 5.71     $ 7.40  
REIT taxable income (pre-tax)
  $ 1.39       $ 1.59     $ 1.90     $ 1.59     $ 1.84       $ 2.07     $ 2.10     $ 2.81     $ 2.15       $ 6.93     $ 9.12  
Total taxable income (pre-tax)
  $ 1.44       $ 1.66     $ 2.23     $ 1.66     $ 1.89       $ 2.44     $ 2.53     $ 3.35     $ 2.57       $ 7.44     $ 10.89  
Total retained taxable earnings (after-tax)
  $ 0.07       $ 0.11     $ 0.22     $ 0.11     $ 0.07       $ 0.31     $ 0.30     $ 0.58     $ 0.42       $ 0.50     $ 1.61  
 
(1)   REIT retained taxable income equals 10% of ordinary REIT taxable income less income taxes and excise taxes.
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 4 — Tax. Inc.   A-4

 


 

Table 5: Retention and Distribution of Taxable Income (all $ in thousands, except per share data)
                                                                                               
    Estimated       Estimated       Actual       Estimated     Actual  
    Q1:2006       Q4:2005     Q3:2005     Q2:2005     Q1:2005       Q4:2004     Q3:2004     Q2:2004     Q1:2004       2005     2004  
Undistributed beginning of period REIT taxable income (pre-tax):
  $ 51,213       $ 106,719     $ 80,166     $ 62,218     $ 37,291       $ 138,981     $ 109,790     $ 69,263     $ 53,354       $ 37,291     $ 53,354  
REIT taxable income (pre-tax)
    35,381         39,970       47,118       39,237       45,161         50,009       49,030       60,344       42,490         171,486       201,873  
Permanently retained (pre-tax)
    (3,320 )       (3,063 )     (3,102 )     (3,924 )     (3,018 )       (3,944 )     (3,353 )     (4,693 )     (2,764 )       (13,107 )     (14,754 )
Dividend of 2002 income
                                                                       
Dividend of 2003 income
                                            (14,413 )     (15,124 )     (23,817 )             (53,354 )
Dividend of 2004 income
                  (2,710 )     (17,365 )     (17,216 )       (147,755 )     (2,073 )                   (37,291 )     (149,828 )
Dividend of 2005 income
    (17,943 )       (92,413 )     (14,753 )                                             (107,166 )      
                   
Undistributed REIT taxable income at end of period:
  $ 65,331       $ 51,213     $ 106,719     $ 80,166     $ 62,218       $ 37,291     $ 138,981     $ 109,790     $ 69,263       $ 51,213     $ 37,291  
                   
 
                                                                                             
Shares outstanding at period end
    25,382         25,133       24,764       24,647       24,514         24,154       23,346       21,511       19,796         25,133       24,154  
 
                                                                                             
Undistributed REIT taxable income (pre-tax) per share outstanding
  $ 2.57       $ 2.04     $ 4.31     $ 3.25     $ 2.54       $ 1.54     $ 5.95     $ 5.10     $ 3.50       $ 2.04     $ 1.54  
 
                                                                                             
Undistributed REIT taxable income (pre-tax)
                                                                                             
From 2003’s income
                                                  14,413       29,537                
From 2004’s income
                        2,710       20,075         37,291       138,981       95,377       39,726               37,291  
From 2005’s income
    33,270         51,213       106,716       77,456       42,143                                   51,213        
From 2006’s income
    32,061                                                                    
                   
Total
  $ 65,331       $ 51,213     $ 106,716     $ 80,166     $ 62,218       $ 37,291     $ 138,981     $ 109,790     $ 69,263       $ 51,213     $ 37,291  
                   
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 5 — Ret. Tax. Inc.   A-5

 


 

Table 6: Assets (all $ in millions)
                                                                             
    Q1:2006       Q4:2005     Q3:2005     Q2:2005     Q1:2005       Q4:2004     Q3:2004     Q2:2004     Q1:2004  
Residential loans owned by Redwood
  $ 87       $ 45     $ 17     $ 300     $ 256       $ 193     $ 259     $ 161     $ 97  
Residential loans consolidated from entities
    11,741         13,649       16,324       19,083       21,237         22,015       21,299       19,755       17,989  
             
Total GAAP residential loans
    11,828         13,694       16,341       19,383       21,493         22,208       21,558       19,916       18,086  
 
                                                                           
HELOC loans owned by Redwood
                                                         
HELOC loans consolidated from entities
    162         181       215       247       279         296       317       327        
             
Total GAAP HELOC loans
    162         181       215       247       279         296       317       327        
 
     
Commercial loans owned by Redwood
    2         7       21       16       22         32       21       25       14  
Commercial loans consolidated from entities
    53         53       35       26       35         22       12       8       8  
             
Total GAAP commercial loans
    55         60       56       42       57         54       33       33       22  
 
                                                                           
Residential CES owned by Redwood
    305         311       338       469       373         351       327       312       256  
Residential CES consolidated from entities
    339         302       326       237       238         211       170       131       119  
             
Total GAAP residential CES
    644         613       664       706       611         562       497       443       375  
 
                                                                           
Commercial CES owned by Redwood
    67         58       44       29       29         14       9       2       2  
Commercial CES consolidated from entities
                                                         
             
Total GAAP Commercial CES
    67         58       44       29       29         14       9       2       2  
 
                                                                           
Other securities owned by Redwood
    53         167       234       208       70         115       161       213       237  
Other securities consolidated from entities
    1,765         1,582       1,549       1,441       1,435         1,266       1,069       881       698  
             
Total GAAP other securities
    1,818         1,749       1,783       1,649       1,505         1,381       1,230       1,094       935  
 
                                                                           
Cash owned by Redwood
    85         176       163       72       65         57       76       38       58  
Restricted cash consolidated from entities
    131         72       59       48       58         36       45       20       14  
Accrued interest receivable
    73         76       80       85       82         72       62       49       44  
Principal receivable
    2               2                     3       1       12        
Interest rate agreements
    48         31       25       13       29         16       10       17       1  
Deferred tax asset
    5         5       8       7       8         11       9       5        
Deferred asset-backed security issuance costs
    52         54       56       59       63         61       58       53       47  
Other assets
    10         8       9       6       6         7       7       7       6  
             
Total GAAP assets
  $ 14,979       $ 16,777     $ 19,505     $ 22,346     $ 24,285       $ 24,778     $ 23,912     $ 22,016     $ 19,590  
             
 
                                                                           
Residential loans owned by Redwood
  $ 87       $ 45     $ 17     $ 300     $ 256       $ 193     $ 259     $ 161     $ 97  
HELOC loans owned by Redwood
                                                         
Commercial loans owned by Redwood
    2         7       21       16       22         32       21       25       14  
Residential CES owned by Redwood
    305         311       338       469       373         351       327       312       256  
Commercial CES owned by Redwood
    67         58       44       29       29         14       9       2       2  
Other securities owned by Redwood
    53         167       234       208       70         129       170       215       239  
Cash owned by Redwood
    85         176       163       72       65         57       76       38       58  
Assets of securitizations for GAAP
    14,060         15,767       18,449       21,034       23,224         23,810       22,867       21,102       18,814  
ABS liabilities of entities for GAAP
    (13,930 )       (15,585 )     (18,238 )     (20,815 )     (23,057 )       (23,630 )     (22,680 )     (20,923 )     (18,630 )
             
Redwood earning assets — GAAP basis
  $ 729       $ 946     $ 1,028     $ 1,313     $ 982       $ 956     $ 1,049     $ 932     $ 850  
             
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 6 — Asset   A-6

 


 

Table 7: Liabilities (all $ in millions)
                                                                             
    Q1:2006       Q4:2005     Q3:2005     Q2:2005     Q1:2005       Q4:2004     Q3:2004     Q2:2004     Q1:2004  
             
Redwood Trust debt: short-term
  $ 0       $ 170     $ 162     $ 453     $ 199       $ 203     $ 246     $ 270     $ 278  
Redwood Trust debt: long-term
                                                         
             
Total Redwood Trust debt
            170       162       453       199         203       246       270       278  
 
                                                                           
ABS issued, consolidated from entities
    13,788         15,422       18,049       20,598       22,821         23,383       22,449       20,724       18,458  
Unamortized IO issuance premium
    124         143       163       186       202         210       185       161       162  
Unamortized ABS issuance premium
    18         20       25       31       34         37       46       38       10  
             
ABS obligations of entities
    13,930         15,585       18,237       20,815       23,057         23,630       22,680       20,923       18,630  
 
                                                                           
Accrued interest payable
    43         41       42       43       38         35       29       22       18  
Interest rate agreements
    0         1       1       3       0         1       7       1       12  
Accrued expenses and other liabilities
    21         28       30       23       26         29       32       28       21  
Dividends payable
    18         17       17       17       17         16       16       14       23  
             
Total GAAP liabilities
    14,012         15,842       18,489       21,354       23,337         23,914       23,010       21,258       18,982  
 
                                                                           
Common stock and paid-in capital
    839         825       808       803       795         773       727       625       549  
Accumulated other comprehensive income
    82         74       117       137       125         105       97       111       79  
Cumulative GAAP earnings
    709         681       639       583       542         482       427       355       299  
Cumulative distributions to shareholders
    (663 )       (645 )     (548 )     (531 )     (514 )       (496 )     (349 )     (333 )     (319 )
             
GAAP stockholders’ equity
    967         935       1,016       992       948         864       902       758       608  
 
                                                                           
Total GAAP liabilities and equity
  $ 14,979       $ 16,777     $ 19,505     $ 22,346     $ 24,285       $ 24,778     $ 23,912     $ 22,016     $ 19,590  
             
 
                                                                           
Total Redwood Trust debt
  $ 0       $ 170     $ 162     $ 453     $ 199       $ 203     $ 246     $ 270     $ 278  
GAAP stockholders’ equity
    967         935       1016       992       948         864       902       758       608  
             
Redwood capital
  $ 967       $ 1,105     $ 1,178     $ 1,445     $ 1,147       $ 1,067     $ 1,148     $ 1,028     $ 886  
 
                                                                           
Redwood debt to equity ratio
    0 %       18 %     16 %     46 %     21 %       23 %     27 %     36 %     46 %
Debt to capital ratio
    0 %       15 %     14 %     31 %     17 %       19 %     21 %     26 %     31 %
 
                                                                           
Redwood earning assets
  $ 729       $ 946     $ 1,028     $ 1,313     $ 982       $ 942     $ 1,040     $ 930     $ 848  
Redwood debt
    0         170       162       453       199         203       246       270       278  
             
Redwood net earning assets (GAAP basis)
  $ 729       $ 776     $ 866     $ 860     $ 783       $ 739     $ 794     $ 660     $ 570  
Working capital
    238         159       150       132       165         125       108       98       38  
             
GAAP stockholders’ equity
  $ 967       $ 935     $ 1,016     $ 992     $ 948       $ 864     $ 902     $ 758     $ 608  
             
 
                                                                           
Equity to earning assets
    133 %       99 %     99 %     76 %     97 %       92 %     87 %     82 %     72 %
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 7 — Liabilities   A-7

 


 

Table 8: Book Value and Profitability (all $ in thousands, except per share data)
                                                                                               
    Q1:2006       Q4:2005     Q3:2005     Q2:2005     Q1:2005       Q4:2004     Q3:2004     Q2:2004     Q1:2004       2005     2004  
                   
GAAP equity
  $ 967,333       $ 934,960     $ 1,016,065     $ 991,757     $ 948,001       $ 864,156     $ 901,841     $ 757,940     $ 608,122       $ 934,960     $ 864,156  
Balance sheet mark-to-market adjustments
    81,591         73,731       117,043       137,380       124,784         105,357       96,452       111,221       78,517         73,731       105,357  
                   
Core equity
  $ 885,742       $ 861,229     $ 899,022     $ 854,377     $ 823,217       $ 758,799     $ 805,389     $ 646,719     $ 529,605       $ 861,229     $ 758,799  
 
                                                                                             
Core equity
  $ 885,742       $ 861,229     $ 899,022     $ 854,377     $ 823,217       $ 758,799     $ 805,389     $ 646,719     $ 529,605       $ 861,229     $ 758,799  
REIT taxable income to be paid as dividends
    65,331         51,213       106,716       80,166       62,218         37,291       138,982       109,790       69,263         51,213       37,291  
                   
Adjusted core equity
  $ 820,411       $ 810,016     $ 792,306     $ 774,211     $ 760,999       $ 721,508     $ 666,407     $ 536,929     $ 460,342       $ 810,016     $ 721,508  
 
                                                                                             
Shares outstanding at quarter end
    25,382         25,133       24,764       24,647       24,514         24,154       23,346       21,511       19,796         25,133       24,154  
 
                                                                                             
GAAP equity per share
  $ 38.11       $ 37.20     $ 41.03     $ 40.24     $ 38.67       $ 35.78     $ 38.63     $ 35.24     $ 30.72       $ 37.20     $ 35.78  
Core equity per share
  $ 34.90       $ 34.27     $ 36.30     $ 34.66     $ 33.58       $ 31.42     $ 34.50     $ 30.06     $ 26.75       $ 34.27     $ 31.42  
Adjusted core equity per share
  $ 32.32       $ 32.23     $ 31.99     $ 31.41     $ 31.03       $ 29.86     $ 28.55     $ 24.96     $ 23.25       $ 32.23     $ 29.86  
 
                                                                                             
PROFITABILITY
                                                                                             
Net interest income (NII)
  $ 44,747       $ 41,150     $ 46,870     $ 53,208     $ 61,199       $ 58,007     $ 65,279     $ 47,620     $ 45,260       $ 202,427     $ 216,166  
Net interest income / average core equity
    20 %       19 %     21 %     25 %     31 %       30 %     38 %     33 %     36 %       24 %     34 %
 
                                                                                             
Operating expenses (before excise tax and VSOE)
  $ 11,807       $ 12,177     $ 10,925     $ 10,974     $ 10,749       $ 7,781     $ 8,047     $ 8,892     $ 8,297       $ 44,825     $ 33,017  
Op exp (before excise tax and VSOE)/NII
    26 %       30 %     23 %     21 %     18 %       13 %     12 %     19 %     18 %       22 %     15 %
 
                                                                                             
GAAP net income
  $ 28,015       $ 42,496     $ 55,899     $ 40,915     $ 60,562       $ 54,414     $ 72,342     $ 55,088     $ 50,791       $ 199,872     $ 232,635  
GAAP net income/average core equity (adjusted ROE)
    13 %       19 %     25 %     19 %     30 %       28 %     42 %     38 %     40 %       24 %     36 %
 
                                                                                             
Core earnings
  $ 29,885       $ 24,596     $ 30,967     $ 37,872     $ 45,466       $ 45,565     $ 51,969     $ 37,029     $ 34,783       $ 138,901     $ 169,346  
Core earnings/average core equity
    14 %       11 %     14 %     18 %     23 %       23 %     30 %     25 %     27 %       16 %     26 %
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 8 — BV & Profit   A-8

 


 

Table 9: Asset / Liability Matching at March 31, 2006 (all $ in thousands) (1)
                                                         
            One-   Six-           Non           Total
            Month   Month   Fixed/   Interest           Liabilities
Asset   Asset   LIBOR   LIBOR   Hybrid   Bearing           And
Type   Amount   Liabilities   Liabilities   Liabilities   Liabilities   Equity   Equity
Cash (unrestricted)
  $ 85,466     $ 85,466     $     $     $     $     $ 85,466  
One-Month LIBOR
    4,580,605       4,580,605                               4,580,605  
Six-Month LIBOR
    8,400,168             8,243,073                   157,095       8,400,168  
Other ARM
    288,323       155,318                         133,005       288,323  
Fixed/Hybrid < 1 yr (1)
    78,263                   73,062             5,201       78,263  
Fixed / Hybrid > 1yr
    1,226,123                   792,383             433,740       1,226,123  
Non-Earning Assets
    319,794                         81,502       238,292       319,794  
                 
Total (2)
  $ 14,978,742     $ 4,821,389     $ 8,243,073     $ 865,445     $ 81,502     $ 967,333     $ 14,978,742  
                 
 
(1)   Projected principal receipts on fixed-rate and hybrid assets over the next twelve months.
 
(2)   Includes assets and ABS liabilities of consolidated securitization entities.
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 9 — Asset-Liab.   A-9

 


 

Table 10: Average Balance Sheet (all $ in thousands)
                                                                                               
    Q1:2006     Q4:2005   Q3:2005   Q2:2005   Q1:2005     Q4:2004   Q3:2004   Q2:2004   Q1:2004     2005   2004
                   
Average residential real estate loans
  $ 12,374,811       $ 14,627,880     $ 17,373,023     $ 20,054,970     $ 21,640,501       $ 21,716,898     $ 20,484,287     $ 18,754,200     $ 16,916,295       $ 18,402,001     $ 19,476,842  
Average residential HELOC
    167,708         193,707       224,884       257,515       285,142         303,119       323,100       124,053               240,019       188,254  
Average residential loan CES
    560,191         534,420       585,663       550,460       493,412         424,879       368,887       317,235       287,078         541,224       349,779  
Average commercial loan CES
    56,800         44,109       32,192       25,085       19,255         10,836       7,372       2,075       677         30,234       5,261  
Average commercial real estate loans
    56,777         59,049       47,703       45,214       56,080         39,836       33,461       26,129       22,316         52,008       30,469  
Average securities portfolio
    1,769,502         1,743,808       1,687,506       1,548,085       1,423,487         1,267,692       1,141,456       978,014       861,328         1,601,837       1,062,901  
Average cash and cash equivalents
    244,002         339,379       134,422       124,707       124,685         126,556       101,937       81,450       70,641         181,259       95,251  
                   
Average earning assets
    15,229,791         17,542,352       20,085,393       22,606,036       24,042,562         23,889,816       22,460,500       20,283,156       18,158,335         21,048,582       21,208,757  
Average other assets
    609,692         806,329       905,906       759,517       520,622         430,219       416,736       327,205       227,634         749,340       350,847  
                   
Average total assets
  $ 15,839,483       $ 18,348,681     $ 20,991,299     $ 23,365,553     $ 24,563,184       $ 24,320,035     $ 22,877,236     $ 20,610,361     $ 18,385,969       $ 21,797,922     $ 21,559,604  
                   
 
                                                                                             
Average Redwood debt
  $ 137,181       $ 253,302     $ 297,788     $ 216,639     $ 277,423       $ 348,177     $ 404,589     $ 539,231     $ 447,931       $ 261,322     $ 434,662  
Average asset-backed securities issued
    14,663,134         16,941,243       19,542,413       22,067,276       23,324,111         22,956,247       21,606,164       19,350,833       17,299,503         20,448,735       20,313,995  
                   
Average total obligations
    14,800,316         17,194,545       19,840,201       22,283,915       23,601,534         23,304,424       22,010,753       19,890,064       17,747,434         20,710,057       20,748,657  
Average other liabilities
    86,937         154,823       136,769       111,294       66,188         145,752       64,916       56,424       54,150         117,597       80,448  
                   
Average total liabilities
    14,887,253         17,349,368       19,976,970       22,395,209       23,667,722         23,450,176       22,075,669       19,946,488       17,801,584         20,827,654       20,829,105  
 
                                                                                             
Average core equity
    877,212         880,329       880,482       840,098       794,866         776,833       695,488       583,875       506,445         849,257       641,182  
Average balance sheet mark-to-market adjustments
    75,018         118,984       133,847       130,246       100,596         93,026       106,079       79,998       77,940         121,011       89,317  
Average total equity
    952,230         999,313       1,014,329       970,344       895,462         869,859       801,567       663,873       584,385         970,268       730,499  
                   
Average total liabilities and equity
  $ 15,839,483       $ 18,348,681     $ 20,991,299     $ 23,365,553     $ 24,563,184       $ 24,320,035     $ 22,877,236     $ 20,610,361     $ 18,385,969       $ 21,797,922     $ 21,559,604  
                   
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 10 — Average Balance Sheet   A-10

 


 

Table 11: Balances & Yields (all $ in thousands)
                                                                     
        At period end   For period ended
                Unamortized           Unrealized                
                Premium/   Credit   Gain /   Net Book   Average   Interest    
        Current Face   (Discount)   Protection   (loss)   Value   Balance   Income   Yield
         
Total Earning Assets (GAAP)
  Q1: 2004     19,595,182       47,341       (252,587 )     87,874       19,477,810       18,158,336       124,837       2.75 %
 
  Q2: 2004     21,975,772       57,582       (272,698 )     91,454       21,852,110       20,283,156       137,979       2.72 %
 
  Q3: 2004     23,883,198       102,744       (356,371 )     90,818       23,720,389       22,460,501       180,090       3.21 %
 
  Q4: 2004     24,863,331       104,063       (420,757 )     95,396       24,572,723       23,889,816       205,178       3.44 %
 
  2004     24,832,026       104,063       (420,757 )     95,396       24,572,723       21,208,757       648,084       3.06 %
 
  Q1: 2005     24,301,644       122,952       (487,952 )     102,711       24,039,355       24,042,562       237,166       3.95 %
 
  Q2: 2005     22,414,482       103,779       (522,490 )     133,210       22,128,981       22,606,036       248,388       4.40 %
 
  Q3: 2005     19,625,979       94,058       (551,562 )     98,874       19,267,349       20,085,393       243,556       4.85 %
 
  Q4: 2005     16,986,581       13,376       (527,213 )     56,542       16,529,286       17,542,352       230,841       5.26 %
 
  2005     16,986,581       13,376       (527,213 )     56,542       16,529,286       21,048,582       959,951       4.56 %
 
  Q1: 2006     15,168,319       12,215       (572,066 )     50,480       14,658,948       15,229,791       225,449       5.92 %
 
                                                                   
Residential Real Estate Loans
  Q1: 2004     17,950,901       154,451       (18,847 )           18,086,505       16,916,295       98,826       2.34 %
 
  Q2: 2004     19,766,481       169,174       (20,080 )           19,915,575       18,754,200       109,880       2.34 %
 
  Q3: 2004     21,381,784       197,472       (21,344 )           21,557,912       20,484,287       147,974       2.89 %
 
  Q4: 2004     22,023,888       207,607       (23,078 )           22,208,417       21,716,898       168,831       3.11 %
 
  2004     22,023,888       207,607       (23,078 )           22,208,417       19,476,842       525,511       2.70 %
 
  Q1: 2005     21,307,080       210,375       (24,231 )           21,493,224       21,640,501       194,877       3.60 %
 
  Q2: 2005     19,202,109       203,480       (22,396 )           19,383,193       20,054,970       203,743       4.06 %
 
  Q3: 2005     16,176,357       185,814       (20,991 )           16,341,180       17,373,023       191,914       4.42 %
 
  Q4: 2005     13,541,402       173,299       (20,868 )           13,693,833       14,627,880       175,124       4.79 %
 
  2005     13,541,402       173,299       (20,868 )           13,693,833       18,402,001       765,658       4.16 %
 
  Q1: 2006     11,686,976       161,827       (21,014 )           11,827,789       12,374,811       163,227       5.28 %
 
                                                                   
Home Equity Lines of Credit
  Q1: 2004                                               0.00 %
 
  Q2: 2004     317,045       10,043       (267 )           326,821       124,053       536       1.73 %
 
  Q3: 2004     308,697       9,029       (531 )           317,195       323,100       1,618       2.00 %
 
  Q4: 2004     288,954       8,087       (693 )           296,348       303,119       2,177       2.87 %
 
  2004     288,954       8,087       (693 )           296,348       188,254       4,331       2.30 %
 
  Q1: 2005     272,591       7,477       (596 )           279,472       285,142       2,558       3.59 %
 
  Q2: 2005     241,278       6,657       (563 )           247,372       257,515       2,467       3.83 %
 
  Q3: 2005     210,476       5,699       (1,038 )           215,137       224,884       1,696       3.02 %
 
  Q4: 2005     177,840       4,907       (1,788 )           180,959       193,707       1,475       3.05 %
 
  2005     177,840       4,907       (1,788 )           180,959       240,019       8,196       3.41 %
 
  Q1: 2006     159,478       4,307       (1,358 )           162,427       167,708       2,437       5.81 %
         
Redwood Review - 1st Quarter 2006   APPENDIX — Table 11 — Balances & Yields   A-11

 


 

Table 11: Balances & Yields (all $ in thousands)
                                                                     
        At period end   For period ended
                Unamortized           Unrealized                
                Premium/   Credit   Gain /   Net Book   Average   Interest    
        Current Face   (Discount)   Protection   (loss)   Value   Balance   Income   Yield
         
Residential Loan Credit-Enhancement Securities
  Q1: 2004     634,000       (110,994 )     (216,924 )     68,534       374,616       287,078       15,533       21.64 %
 
  Q2: 2004     712,908       (121,808 )     (235,535 )     86,674       442,239       317,235       16,077       20.27 %
 
  Q3: 2004     830,524       (109,367 )     (298,925 )     74,577       496,809       368,887       16,007       17.36 %
 
  Q4: 2004     933,772       (108,141 )     (342,706 )     78,733       561,658       424,879       16,985       15.99 %
 
  2004     933,772       (108,141 )     (342,706 )     78,733       561,658       349,779       64,602       18.47 %
 
  Q1: 2005     978,878       (89,405 )     (365,998 )     87,919       611,394       493,412       19,624       15.91 %
 
  Q2: 2005     1,103,737       (96,488 )     (404,180 )     103,126       706,195       550,460       19,439       14.13 %
 
  Q3: 2005     1,052,813       (89,429 )     (382,862 )     84,279       664,801       585,663       24,368       16.64 %
 
  Q4: 2005     1,035,874       (126,811 )     (354,610 )     58,196       612,649       534,420       23,133       17.31 %
 
  2005     1,035,874       (126,811 )     (354,610 )     58,196       612,649       541,224       86,564       15.99 %
 
  Q1: 2006     1,087,135       (118,990 )     (373,781 )     49,459       643,823       560,191       27,748       19.81 %
 
                                                                   
Commercial Loan Credit-Enhancement Securities
  Q1: 2004     8,175       2,053       (8,175 )     95       2,148       677       35       20.68 %
 
  Q2: 2004     8,175       2,084       (8,175 )     10       2,094       2,075       61       11.76 %
 
  Q3: 2004     26,930       8,456       (26,930 )     686       9,142       7,372       346       18.77 %
 
  Q4: 2004     45,639       12,883       (45,639 )     1,615       14,498       10,836       233       8.60 %
 
  2004     45,639       12,883       (45,639 )     1,615       14,498       5,261       675       12.83 %
 
  Q1: 2005     88,671       25,344       (88,671 )     3,226       28,570       19,255       356       7.40 %
 
  Q2: 2005     87,210       24,847       (87,210 )     4,549       29,396       25,085       881       14.05 %
 
  Q3: 2005     138,530       41,127       (138,530 )     2,413       43,540       32,192       453       5.63 %
 
  Q4: 2005     175,343       19,474       (141,806 )     4,676       57,687       44,109       923       8.37 %
 
  2005     175,343       19,474       (141,806 )     4,676       57,687       30,234       2,613       8.64 %
 
  Q1: 2006     198,681       27,700       (167,772 )     8,039       66,648       56,800       759       5.34 %
 
                                                                   
Commercial Real Estate Loans
  Q1: 2004     31,136       (318 )     (8,641 )           22,177       22,316       701       12.56 %
 
  Q2: 2004     43,448       (1,261 )     (8,641 )           33,546       26,129       868       13.29 %
 
  Q3: 2004     43,410       (1,380 )     (8,641 )           33,389       33,461       1,038       12.41 %
 
  Q4: 2004     65,598       (2,478 )     (8,641 )           54,479       39,836       1,162       11.67 %
 
  2004     65,598       (2,478 )     (8,641 )           54,479       30,469       3,769       12.37 %
 
  Q1: 2005     67,365       (2,305 )     (8,456 )           56,604       56,080       1,587       11.32 %
 
  Q2: 2005     51,778       (1,843 )     (8,141 )           41,794       45,214       1,208       10.69 %
 
  Q3: 2005     66,348       (2,105 )     (8,141 )           56,102       47,703       1,209       10.14 %
 
  Q4: 2005     70,091       (2,258 )     (8,141 )           59,692       59,049       1,281       8.68 %
 
  2005     70,091       (2,258 )     (8,141 )           59,692       52,008       5,285       10.16 %
 
  Q1: 2006     65,508       (2,200 )     (8,141 )           55,167       56,777       1,238       8.72 %
         
Redwood Review - 1st Quarter 2006   APPENDIX — Table 11 — Balances & Yields   A-12

 


 

Table 11: Balances & Yields (all $ in thousands)
                                                                     
        At period end   For period ended
                Unamortized           Unrealized                
                Premium/   Credit   Gain /   Net Book   Average   Interest    
        Current Face   (Discount)   Protection   (loss)   Value   Balance   Income   Yield
         
Securities
  Q1: 2004     913,104       2,149             19,245       934,498       861,328       9,576       4.45 %
 
  Q2: 2004     1,089,254       (650 )           4,770       1,093,374       978,014       10,484       4.29 %
 
  Q3: 2004     1,215,847       (1,466 )           15,555       1,229,936       1,141,456       12,932       4.53 %
 
  Q4: 2004     1,378,924       (13,895 )           15,048       1,380,077       1,267,692       15,282       4.82 %
 
  2004     1,378,924       (13,895 )           15,048       1,380,077       1,062,901       48,274       4.54 %
 
  Q1: 2005     1,522,345       (28,534 )           11,566       1,505,377       1,423,487       17,584       4.94 %
 
  Q2: 2005     1,656,177       (32,874 )           25,535       1,648,838       1,548,085       19,846       5.13 %
 
  Q3: 2005     1,818,295       (47,048 )           12,182       1,783,429       1,687,506       22,926       5.43 %
 
  Q4: 2005     1,810,146       (55,235 )           (6,330 )     1,748,581       1,743,808       26,075       5.98 %
 
  2005     1,810,146       (55,235 )           (6,330 )     1,748,581       1,601,837       86,431       5.40 %
 
  Q1: 2006     1,885,075       (60,429 )           (7,018 )     1,817,628       1,769,502       27,563       6.23 %
 
                                                                   
Cash & Equivalents
  Q1: 2004     57,866                         57,866       70,642       166          
 
  Q2: 2004     38,461                         38,461       81,450       73          
 
  Q3: 2004     76,006                         76,006       101,938       175          
 
  Q4: 2004     57,246                         57,246       126,556       508          
 
  2004     57,246                         57,246       95,251       922          
 
  Q1: 2005     64,714                         64,714       124,685       580          
 
  Q2: 2005     72,193                         72,193       124,707       804          
 
  Q3: 2005     163,160                         163,160       134,422       990          
 
  Q4: 2005     175,885                         175,885       339,379       2,830          
 
  2005     175,885                         175,885       181,259       5,204          
 
  Q1: 2006     85,466                         85,466       244,002       2,477          
         
Redwood Review - 1st Quarter 2006        APPENDIX — Table 11 — Balances & Yields   A-13

 


 

Table 12: Portfolio Activity (all $ in thousands)
                                                                     
                                Discount /                   Net Mark-to-    
                        Principal   (Premium)   Credit   Net Charge-offs /   Market   Net Increase /
        Acquisitions     Sales   Payments   Amortization   Provision   (Recoveries)   Adjustment   (Decrease)
     
Residential Real Estate Loans (GAAP)
  Q1: 2004     2,321,706             (460,334 )     (11,516 )     (2,511 )                 1,847,345  
 
  Q2: 2004     2,703,443             (859,148 )     (13,992 )     (1,233 )                 1,829,070  
 
  Q3: 2004     2,898,165       (112,811 )     (1,144,320 )     2,078       (1,264 )           489       1,642,337  
 
  Q4: 2004     1,791,951       (865 )     (1,132,854 )     (5,993 )     (1,535 )     176       (375 )     650,505  
 
  2004     9,715,265       (113,676 )     (3,596,656 )     (29,423 )     (6,543 )     176       114       5,969,257  
 
  Q1: 2005     832,383             (1,539,387 )     (7,036 )     (1,307 )     154             (715,193 )
 
  Q2: 2005     426,806       (3,378 )     (2,526,236 )     (8,937 )     1,494       (34 )     254       (2,110,031 )
 
  Q3: 2005     332,049       (263,079 )     (3,098,691 )     (13,479 )     1,315       90       (218 )     (3,042,013 )
 
  Q4: 2005     271,742       (240,987 )     (2,665,727 )     (12,544 )     (128 )     250       48       (2,647,346 )
 
  2005     1,862,980       (507,444 )     (9,830,041 )     (41,996 )     1,374       460       84       (8,514,583 )
 
  Q1: 2006     52,689             (1,907,113 )     (11,475 )     (463 )     425             (1,865,937 )
 
                                                                   
Home Equity Line of Credit
  Q1: 2004                                                
 
  Q2: 2004     335,044             (7,706 )     (250 )     (267 )                 326,821  
 
  Q3: 2004                 (8,290 )     (1,072 )     (264 )                 (9,626 )
 
  Q4: 2004                 (19,743 )     (942 )     (162 )                 (20,847 )
 
  2004     335,044             (35,739 )     (2,264 )     (693 )                 296,348  
 
  Q1: 2005                 (16,365 )     (608 )     97                   (16,876 )
 
  Q2: 2005     127             (31,439 )     (821 )     33                   (32,100 )
 
  Q3: 2005                 (30,801 )     (959 )     (510 )     35             (32,235 )
 
  Q4: 2005     133             (32,773 )     (790 )     (749 )                 (34,179 )
 
  2005     260             (111,378 )     (3,178 )     (1,129 )     35             (115,390 )
 
  Q1: 2006                 (18,361 )     (600 )     322       108             (18,531 )
 
                                                                   
Residential Loan Credit-Enhancement Securities
  Q1: 2004     37,608       (22,416 )     (34,640 )     8,637                   6,700       (4,111 )
 
  Q2: 2004     75,027             (46,997 )     8,847                   30,746       67,623  
 
  Q3: 2004     82,918             (44,822 )     8,181                   8,293       54,570  
 
  Q4: 2004     72,976             (30,900 )     8,443                   14,330       64,849  
 
  2004     268,529       (22,416 )     (157,359 )     34,108                   60,069       182,931  
 
  Q1: 2005     67,809       (27,293 )     (23,932 )     8,727                   24,425       49,736  
 
  Q2: 2005     87,849             (20,400 )     7,775                   19,577       94,801  
 
  Q3: 2005     57,481       (98,775 )     (18,403 )     11,193                   7,110       (41,394 )
 
  Q4: 2005     54,664       (81,292 )     (22,468 )     10,456                   (13,512 )     (52,152 )
 
  2005     267,803       (207,360 )     (85,203 )     38,151                   37,600       50,991  
 
  Q1: 2006     52,821       (9,650 )     (17,469 )     13,155                   (7,683 )     31,174  
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 12 — Portfolio Activity   A-14

 


 

Table 12: Portfolio Activity (all $ in thousands)
                                                                     
                                Discount /                   Net Mark-to-    
                        Principal   (Premium)   Credit   Net Charge-offs /   Market   Net Increase /
        Acquisitions     Sales   Payments   Amortization   Provision   (Recoveries)   Adjustment   (Decrease)
     
Commercial Loan Credit-Enhancement Securities
  Q1: 2004     2,053                                     94       2,147  
 
  Q2: 2004     74                   (42 )                 (85 )     (53 )
 
  Q3: 2004     6,311                   60                   677       7,048  
 
  Q4: 2004     4,770                   (343 )                 929       5,356  
 
  2004     13,208                   (325 )                 1,615       14,498  
 
  Q1: 2005     12,870                   (409 )                 1,611       14,072  
 
  Q2: 2005                       (346 )                 1,173       827  
 
  Q3: 2005     17,182                   (902 )                 (2,136 )     14,144  
 
  Q4: 2005     13,028                   (904 )                 2,022       14,146  
 
  2005     43,080                   (2,561 )                 2,670       43,189  
 
  Q1: 2006     7,496             (585 )     (1,276 )                 3,326       8,961  
 
                                                                   
Commercial Real Estate Loans
  Q1: 2004                 (45 )     (122 )                 (75 )     (242 )
 
  Q2: 2004     17,066       (2,339 )     (3,233 )     (102 )                 (23 )     11,369  
 
  Q3: 2004                 (29 )     (128 )                       (157 )
 
  Q4: 2004     21,305             (83 )     (132 )                       21,090  
 
  2004     38,371       (2,339 )     (3,390 )     (484 )                 (98 )     32,060  
 
  Q1: 2005     6,732             (5,267 )     (30 )     185             505       2,125  
 
  Q2: 2005           (11,192 )     (3,769 )     (99 )                 250       (14,810 )
 
  Q3: 2005     14,219       (17 )     158       (69 )                 17       14,308  
 
  Q4: 2005     4,248             (506 )     (152 )                       3,590  
 
  2005     25,199       (11,209 )     (9,384 )     (350 )     185             772       5,213  
 
  Q1: 2006                 (4,583 )     93       (35 )                 (4,525 )
 
                                                                   
Securities
  Q1: 2004     84,225       (142 )     (9,807 )     (484 )                 15,993       89,785  
 
  Q2: 2004     192,626       (8,333 )     (10,069 )     (663 )                 (14,686 )     158,875  
 
  Q3: 2004     144,753             (18,489 )     (146 )                 10,444       136,562  
 
  Q4: 2004     176,341             (25,189 )     39                   (1,050 )     150,141  
 
  2004     597,945       (8,475 )     (63,554 )     (1,254 )                 10,701       535,363  
 
  Q1: 2005     168,337       (12,362 )     (27,070 )     115                   (3,720 )     125,300  
 
  Q2: 2005     156,182       (3,012 )     (22,333 )     151                   12,472       143,460  
 
  Q3: 2005     190,160             (41,618 )     566                   (14,517 )     134,591  
 
  Q4: 2005     169,736       (151,620 )     (38,005 )     907                   (15,865 )     (34,847 )
 
  2005     684,415       (166,994 )     (129,026 )     1,739                   (21,630 )     368,504  
 
  Q1: 2006     103,866       (3,984 )     (27,614 )     650                   (3,871 )     69,047  
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 12 — Portfolio Activity   A-15

 


 

Table 13: Residential Credit Results (all $ in thousands)
                                                                                             
                                                                        Losses To   Redwood’s   Total Credit
                Internally-                   Total Credit   Seriously   Seriously           Securities Junior   Share of Net   Losses As % of
        Underlying   Designated   External Credit   Total Credit   Protection as %   Delinquent   Delinquent Loan   Total Credit   to Redwood’s   Charge-   Loans
        Loans   Credit Reserve   Enhancement   Protection (1)   of Loans   Loans   %   Losses   Interest   offs/(Recoveries)   (Annualized)
     
Total Managed Resi Portfolio
  Q1: 2004     89,312,471       235,771       43,797       279,568       0.31 %     146,055       0.16 %     103             103       <0.01 %
  Q2: 2004     116,871,703       255,615       70,460       326,075       0.28 %     136,654       0.12 %     1,781       75       1,706       <0.01 %
  Q3: 2004     142,967,137       320,269       69,244       389,513       0.27 %     185,023       0.13 %     730       196       534       <0.01 %
 
  Q4: 2004     148,510,685       365,784       67,650       433,434       0.29 %     163,554       0.11 %     689             689       <0.01 %
 
  2004     148,510,685       365,784       67,650       433,434       0.29 %     163,554       0.11 %     3,303       271       3,032       <0.01 %
 
  Q1: 2005     151,434,189       390,229       92,467       482,696       0.32 %     217,159       0.14 %     1,377             1,377       <0.01 %
 
  Q2: 2005     183,248,239       426,576       141,970       568,546       0.31 %     245,399       0.13 %     740       196       544       <0.01 %
 
  Q3: 2005     195,243,546       403,853       134,967       538,820       0.28 %     282,850       0.14 %     1,812       220       1,592       <0.01 %
 
  Q4: 2005     183,727,043       375,478       140,907       516,385       0.28 %     366,934       0.20 %     1,175             1,175       <0.01 %
 
  2005     183,727,043       375,478       140,907       516,385       0.28 %     366,934       0.20 %     5,104       416       4,688       <0.01 %
 
  Q1: 2006     192,386,213       394,795       128,015       522,810       0.27 %     474,871       0.25 %     3,002             3,002       <0.01 %
 
                                                                                           
 
                                                                                           
Residential Real Estate Loans
  Q1: 2004     17,950,901       18,847             18,847       0.10 %     3,439       0.02 %                       0.00 %
  Q2: 2004     19,766,481       20,080             20,080       0.10 %     5,362       0.03 %                       0.00 %
  Q3: 2004     21,381,784       21,344             21,344       0.10 %     10,785       0.05 %                       0.00 %
 
  Q4: 2004     22,023,888       23,078             23,078       0.10 %     13,338       0.06 %     176             176       <0.01 %
 
  2004     22,023,888       23,078             23,078       0.10 %     13,338       0.06 %     176             176       <0.01 %
 
  Q1: 2005     21,307,080       24,231             24,231       0.11 %     16,066       0.08 %     154             154       <0.01 %
 
  Q2: 2005     19,202,109       22,396             22,396       0.12 %     16,514       0.09 %     (34 )           (34 )     0.00 %
 
  Q3: 2005     16,176,357       20,991             20,991       0.13 %     22,956       0.14 %     90             90       <0.01 %
 
  Q4: 2005     13,541,402       20,868             20,868       0.15 %     35,748       0.26 %     251             251       <0.01 %
 
  2005     13,541,402       20,868             20,868       0.15 %     35,748       0.26 %     461             461       <0.01 %
 
  Q1: 2006     11,686,976       21,014             21,014       0.18 %     48,677       0.42 %     425             425       <0.01 %
 
                                                                                           
Residential Loan CES
  Q1: 2004     71,361,570       216,924       43,797       260,721       0.37 %     142,616       0.20 %     103             103       <0.01 %
  Q2: 2004     97,105,222       235,535       70,460       305,995       0.32 %     131,292       0.14 %     1,781       75       1,706       <0.01 %
  Q3: 2004     121,585,353       298,925       69,244       368,169       0.30 %     174,238       0.14 %     730       196       534       <0.01 %
 
  Q4: 2004     126,486,797       342,706       67,650       410,356       0.32 %     150,216       0.12 %     513             513       <0.01 %
 
  2004     126,486,797       342,706       67,650       410,356       0.32 %     150,216       0.12 %     3,127       271       2,856       <0.01 %
 
  Q1: 2005     130,127,109       365,998       92,467       458,465       0.35 %     201,093       0.15 %     1,223             1,223       <0.01 %
 
  Q2: 2005     164,046,130       404,180       141,970       546,150       0.33 %     228,885       0.14 %     774       196       578       <0.01 %
 
  Q3: 2005     179,067,189       382,862       134,967       517,829       0.29 %     259,894       0.15 %     1,722       220       1,502       <0.01 %
 
  Q4: 2005     170,185,641       354,610       140,907       495,517       0.29 %     331,186       0.19 %     924             924       <0.01 %
 
  2005     170,185,641       354,610       140,907       495,517       0.29 %     331,186       0.19 %     4,643       416       4,227       <0.01 %
 
  Q1: 2006     180,699,237       373,781       128,015       501,796       0.28 %     426,194       0.24 %     2,577             2,577       <0.01 %
 
(1)   The credit reserve on residential real estate loans owned is only available to absorb losses on the residential real estate loan portfolio. The internally-designated credit reserves on loans credit enhanced and the external credit enhancement on loans credit enhanced are only available to absorb losses on the residential loan credit-enhancement portfolio. This table excludes the residential home equity lines of credit.
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 13 — Residential Credit   A-16

 


 

Table 14: Residential Real Estate Loan Characteristics (at period end, all $ in thousands)
                                                               
    Mar. 2006     Dec. 2005   Sept. 2005   Jun. 2005   Mar. 2005     Dec. 2004     Dec. 2003
                   
Residential Loans
  $ 11,686,976       $ 13,541,402     $ 16,176,357     $ 19,202,109     $ 21,307,080       $ 22,023,888       $ 16,110,748  
Number of loans
    35,972         41,426       48,578       56,653       62,059         63,236         43,917  
Average loan size
  $ 325       $ 327     $ 333     $ 339     $ 343       $ 348       $ 367  
Adjustable %
    99 %       98 %     100 %     100 %     100 %       100 %       100 %
Hybrid %
    1 %       2 %     0 %     0 %     0 %       0 %       0 %
Fixed %
    0 %       0 %     0 %     0 %     0 %       0 %       0 %
Negam%
    0 %       0 %     0 %     0 %     0 %       0 %       0 %
Interest Only%
    99 %       99 %     100 %     100 %     100 %       100 %       100 %
 
                                                             
LIBOR 1M %
    27 %       27 %     26 %     25 %     24 %       24 %       23 %
LIBOR 6M %
    71 %       71 %     74 %     75 %     76 %       76 %       77 %
HYBRID %
    2 %       2 %     0 %     0 %     0 %       0 %       0 %
 
                                                             
Southern CA
    11 %       11 %     11 %     12 %     12 %       13 %       13 %
Northern CA
    10 %       12 %     11 %     12 %     12 %       13 %       12 %
Florida
    12 %       13 %     12 %     11 %     11 %       11 %       11 %
New York
    6 %       5 %     5 %     5 %     5 %       5 %       6 %
Georgia
    5 %       5 %     5 %     5 %     5 %       5 %       5 %
Texas
    5 %       4 %     4 %     4 %     4 %       4 %       4 %
New Jersey
    4 %       4 %     4 %     4 %     4 %       4 %       5 %
Arizona
    4 %       4 %     4 %     4 %     4 %       4 %       4 %
Colorado
    4 %       4 %     4 %     4 %     4 %       4 %       4 %
Virginia
    3 %       3 %     3 %     3 %     3 %       3 %       3 %
Other states
    36 %       35 %     36 %     36 %     35 %       35 %       33 %
 
                                                             
Year 2005 origination
    5 %       6 %     5 %     4 %     3 %       0 %       0 %
Year 2004 origination
    36 %       45 %     37 %     37 %     38 %       38 %       0 %
Year 2003 origination
    40 %       27 %     39 %     40 %     40 %       42 %       66 %
Year 2002 origination
    15 %       18 %     15 %     15 %     16 %       16 %       28 %
Year 2001 origination or earlier
    4 %       5 %     4 %     4 %     4 %       4 %       6 %
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 14 — Residential Loans   A-17

 


 

Table 14: Residential Real Estate Loan Characteristics (at period end, all $ in thousands)
                                                               
    Mar. 2006     Dec. 2005   Sept. 2005   Jun. 2005   Mar. 2005     Dec. 2004     Dec. 2003
Wtg Avg Original LTV
    68 %       69 %     68 %     69 %     68 %       68 %       68 %
Wtg Avg Original Effective LTV
    66 %       67 %     67 %     67 %     67 %       67 %       65 %
Original LTV: 0% - 20%
    1 %       1 %     1 %     1 %     1 %       1 %       1 %
Original LTV: 20% - 30%
    2 %       2 %     2 %     2 %     2 %       2 %       2 %
Original LTV: 30% - 40%
    4 %       4 %     4 %     4 %     4 %       4 %       5 %
Original LTV: 40% - 50%
    8 %       7 %     7 %     7 %     7 %       7 %       8 %
Original LTV: 50% - 60%
    12 %       11 %     11 %     11 %     11 %       12 %       13 %
Original LTV: 60% - 70%
    20 %       21 %     20 %     20 %     20 %       20 %       20 %
Original LTV: 70% - 75%
    14 %       14 %     14 %     14 %     15 %       15 %       13 %
Original LTV: 75% - 80%
    31 %       34 %     32 %     33 %     32 %       31 %       28 %
Original LTV: 80% - 90%
    2 %       2 %     2 %     2 %     2 %       2 %       3 %
Original LTV: 90% - 100%
    6 %       5 %     6 %     6 %     6 %       6 %       7 %
 
                                                             
Wtg Avg FICO
    730         731       731       731       731         731         731  
FICO: <= 600
    1 %       1 %     1 %     1 %     1 %       1 %       1 %
FICO: 601 -620
    1 %       1 %     1 %     1 %     1 %       1 %       1 %
FICO: 621 - 640
    2 %       1 %     1 %     1 %     1 %       1 %       2 %
FICO: 641 -660
    3 %       3 %     3 %     3 %     3 %       3 %       4 %
FICO: 661 - 680
    8 %       8 %     8 %     8 %     8 %       8 %       7 %
FICO: 681 - 700
    12 %       12 %     12 %     12 %     12 %       12 %       11 %
FICO: 701 - 720
    14 %       15 %     14 %     14 %     14 %       14 %       14 %
FICO: 721 - 740
    13 %       13 %     14 %     14 %     14 %       14 %       14 %
FICO: 741 - 760
    15 %       15 %     15 %     15 %     16 %       16 %       16 %
FICO: 761 - 780
    17 %       17 %     17 %     17 %     17 %       17 %       17 %
FICO: 781 - 800
    11 %       11 %     11 %     11 %     11 %       11 %       12 %
FICO: >= 801
    3 %       3 %     2 %     2 %     2 %       2 %       2 %
 
                                                             
Conforming at Origination %
    37 %       38 %     37 %     37 %     36 %       36 %       34 %
% balance in loans > $1mm per loan
    14 %       13 %     14 %     13 %     13 %       14 %       16 %
 
                                                             
2nd Home %
    11 %       10 %     10 %     10 %     10 %       10 %       10 %
Investment Home %
    3 %       2 %     2 %     2 %     2 %       2 %       2 %
 
                                                             
Purchase
    32 %       33 %     33 %     33 %     34 %       34 %       30 %
Cash Out Refi
    34 %       34 %     34 %     34 %     34 %       34 %       35 %
Rate-Term Refi
    32 %       32 %     32 %     32 %     31 %       31 %       32 %
Construction
    0 %       0 %     0 %     0 %     0 %       0 %       0 %
Other
    1 %       1 %     1 %     1 %     1 %       1 %       2 %
This table only includes loans shown under “residential real estate loans” on our GAAP balance sheet. These are primarily the loans securitized by Sequoia securitization entities sponsored by Redwood. Not included are loans underlying residential credit-enhancement securities by Redwood from securitizations sponsored by others.
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 14 — Residential Loans   A-18

 


 

Table 15: Residential Loan Credit-Enhancement Securities — Underlying Collateral Characteristics (all $ in thousands)
                                                               
    Q1:2006       Q4:2005     Q3:2005     Q2:2005     Q1:2005       Q4:2004       Q4:2003  
                       
First loss position, principal value
  $ 481,681       $ 471,079     $ 433,557     $ 425,080     $ 375,646       $ 352,752       $ 255,570  
Second loss position, principal value
    187,268         170,928       231,837       306,145       265,639         276,720         174,592  
Third loss position, principal value
    418,186         393,867       387,419       372,512       337,593         304,300         193,530  
                       
Total principal value
  $ 1,087,135       $ 1,035,874     $ 1,052,813     $ 1,103,737     $ 978,878       $ 933,772       $ 623,692  
 
                                                             
First loss position, reported value
  $ 148,399       $ 154,930     $ 152,470     $ 150,621     $ 126,694       $ 110,933       $ 78,030  
Second loss position, reported value
    136,088         120,690       171,398       228,737       191,962         195,536         134,225  
Third loss position, reported value
    359,336         337,029       340,933       326,837       292,738         255,189         166,472  
                       
Total reported value
  $ 643,823       $ 612,649     $ 664,801     $ 706,195     $ 611,394       $ 561,658       $ 378,727  
 
                                                             
Internal Designated Credit Reserves
  $ 373,781       $ 354,610     $ 382,862     $ 404,180     $ 365,998       $ 340,123       $ 200,970  
External Credit Enhancement
    128,015         140,907       134,967       141,970       92,467         67,650         46,476  
                       
Total Credit Protection
  $ 501,796       $ 495,517     $ 517,829     $ 546,150     $ 458,465       $ 407,773       $ 247,446  
As % of Total Portfolio
    0.28 %       0.29 %     0.29 %     0.33 %     0.35 %       0.32 %       0.36 %
 
                                                             
Underlying Residential Real Estate Loans
  $ 180,699,237       $ 170,185,641     $ 179,067,189     $ 164,046,130     $ 130,127,109       $ 126,486,797       $ 68,133,175  
Number of credit-enhanced loans
    515,939         500,907       527,048       492,513       343,928         332,130         150,031  
Average loan size
  $ 350       $ 340     $ 340     $ 333     $ 378       $ 381       $ 454  
 
                                                             
Adjustable %
    5 %       6 %     7 %     7 %     9 %       9 %       8 %
Negam %
    23 %       24 %     18 %     18 %     18 %       17 %       12 %
Hybrid %
    35 %       32 %     32 %     30 %     28 %       28 %       42 %
Fixed %
    36 %       38 %     43 %     45 %     45 %       46 %       38 %
 
                                                             
Interest Only %
    21 %       24 %     24 %     23 %     24 %       24 %       25 %
 
                                                             
Southern California
    25 %       25 %     24 %     24 %     23 %       22 %       24 %
Northern California
    23 %       21 %     20 %     20 %     20 %       19 %       23 %
Florida
    6 %       6 %     5 %     5 %     5 %       6 %       4 %
New York
    5 %       5 %     5 %     5 %     5 %       5 %       5 %
Virginia
    4 %       4 %     4 %     4 %     4 %       4 %       4 %
New Jersey
    3 %       3 %     4 %     4 %     4 %       4 %       4 %
Texas
    3 %       3 %     3 %     3 %     3 %       3 %       3 %
Illinois
    3 %       3 %     3 %     3 %     3 %       3 %       3 %
Other states (none greater than 3%)
    28 %       30 %     32 %     32 %     33 %       34 %       30 %
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 15 — Residential CES   A-19

 


 

Table 15: Residential Loan Credit-Enhancement Securities — Underlying Collateral Characteristics (all $ in thousands)
                                                               
    Q1:2006       Q4:2005     Q3:2005     Q2:2005     Q1:2005       Q4:2004       Q4:2003  
                       
Year 2006 origination
    1 %       0 %     0 %     0 %     0 %       0 %       0 %
Year 2005 origination
    28 %       24 %     15 %     14 %     6 %       0 %       0 %
Year 2004 origination
    29 %       34 %     41 %     50 %     54 %       55 %       0 %
Year 2003 origination
    30 %       33 %     35 %     26 %     29 %       32 %       64 %
Year 2002 origination
    7 %       6 %     6 %     5 %     6 %       7 %       19 %
Year 2001 origination
    3 %       2 %     2 %     2 %     2 %       3 %       9 %
Year 2000 origination
    0 %       0 %     0 %     0 %     0 %       0 %       1 %
Year 1999 origination
    1 %       0 %     0 %     0 %     0 %       1 %       2 %
Year 1998 or earlier origination
    1 %       1 %     1 %     1 %     2 %       2 %       5 %
 
                                                             
Wtg Avg Original LTV
    68 %       68 %     68 %     68 %     68 %       68 %       67 %
Original LTV: 0% - 20%
    1 %       1 %     1 %     0 %     0 %       0 %       0 %
Original LTV: 20% - 30%
    2 %       2 %     2 %     2 %     2 %       2 %       2 %
Original LTV: 30% - 40%
    3 %       3 %     3 %     3 %     3 %       3 %       4 %
Original LTV: 40% - 50%
    7 %       8 %     8 %     8 %     8 %       8 %       8 %
Original LTV: 50% - 60%
    12 %       12 %     12 %     12 %     12 %       12 %       13 %
Original LTV: 60% - 70%
    22 %       22 %     22 %     23 %     23 %       23 %       23 %
Original LTV: 70% - 75%
    15 %       15 %     15 %     15 %     15 %       15 %       15 %
Original LTV: 75% - 80%
    34 %       34 %     34 %     33 %     34 %       33 %       31 %
Original LTV: 80% - 90%
    3 %       2 %     2 %     3 %     3 %       3 %       3 %
Original LTV: 90% - 100%
    2 %       1 %     1 %     1 %     1 %       1 %       1 %
 
                                                             
Wtg Avg FICO
    731         732       732       731       730         730         732  
FICO: <= 600
    1 %       0 %     0 %     0 %     0 %       0 %       0 %
FICO: 601 -620
    1 %       1 %     0 %     0 %     0 %       0 %       0 %
FICO: 621 - 640
    2 %       2 %     2 %     2 %     2 %       2 %       2 %
FICO: 641 -660
    4 %       4 %     4 %     4 %     4 %       4 %       3 %
FICO: 661 - 680
    7 %       7 %     7 %     7 %     7 %       7 %       6 %
FICO: 681 - 700
    11 %       11 %     11 %     11 %     11 %       11 %       10 %
FICO: 701 - 720
    13 %       13 %     13 %     13 %     13 %       13 %       13 %
FICO: 721 - 740
    14 %       13 %     14 %     14 %     14 %       14 %       14 %
FICO: 741 - 760
    15 %       15 %     15 %     15 %     16 %       16 %       16 %
FICO: 761 - 780
    16 %       17 %     17 %     17 %     17 %       17 %       17 %
FICO: 781 - 800
    12 %       12 %     12 %     12 %     11 %       11 %       11 %
FICO: >= 801
    3 %       3 %     3 %     3 %     2 %       2 %       2 %
Unknown
    3 %       2 %     2 %     2 %     2 %       2 %       5 %
 
                                                             
Conforming at Origination %
    25 %       25 %     23 %     22 %     20 %       17 %       9 %
% balance in loans > $1mm per loan
    8 %       8 %     6 %     6 %     6 %       5 %       8 %
 
                                                             
2nd Home %
    6 %       6 %     6 %     5 %     5 %       5 %       5 %
Investment Home %
    3 %       3 %     2 %     3 %     2 %       2 %       2 %
 
                                                             
Purchase
    37 %       36 %     36 %     35 %     36 %       34 %       31 %
Cash Out Refi
    29 %       29 %     27 %     26 %     26 %       26 %       23 %
Rate-Term Refi
    33 %       34 %     36 %     38 %     38 %       40 %       45 %
Construction
    0 %       0 %     0 %     0 %     0 %       0 %       0 %
Other
    0 %       0 %     0 %     1 %     0 %       0 %       1 %
This table includes loans underlying residential credit-enhancement securities acquired from securitizations sponsored by others. Not included are loans underlying residential credit-enhancement securities acquired from Sequoia entities sponsored by Redwood.
         
The Redwood Review – 1st Quarter 2006   APPENDIX — Table 15 — Residential CES   A-20

 


 

Table 16: Commercial Real Estate Loans — Characteristics (all $ in thousands)
                                                               
    Q1:2006       Q4:2005     Q3:2005     Q2:2005     Q1:2005       Q4:2004       Q4:2003  
Commercial Mortgage Loans
  $ 55,167       $ 59,692     $ 56,102     $ 41,794     $ 56,604       $ 54,479       $ 22,419  
Number of Loans
    12         13       12       9       12         9         9  
Average Loan Size
  $ 4,597       $ 4,592     $ 4,675     $ 4,644     $ 4,717       $ 6,053       $ 2,491  
Serious Delinquency
                                               
Realized Credit losses
                                               
California %
    19 %       25 %     28 %     37 %     42 %       44 %       65 %
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 16 — Commercial Loans   A-21

 


 

Table 17: Commercial Loan Credit Results (all $ in thousands)
                                                                                                 
                                                                            Losses To        
                    Internally-                                                   Securities   Redwood’s   Total Credit
                    Designated                   Total Credit   Seriously   Seriously           Junior to   Share of Net   Losses As %
            Underlying   Credit   External Credit   Total Credit   Protection as   Delinquent   Delinquent   Total Credit   Redwood’s   Charge-offs/   of Loans
            Loans (1)   Securities   Enhancement   Protection (2)   % of Loans   Loans   Loan %   Losses   Interest   (Recoveries)   (Annualized)
             
Total Managed Commercial Portfolio  
Q1: 2004
    1,355,451       16,816             16,816       1.24 %           0.00 %                       0.00 %
       
Q2: 2004
    1,365,536       16,816             16,816       1.23 %           0.00 %                       0.00 %
       
Q3: 2004
    22,285,400       35,571       1,655,482       1,691,053       7.59 %     389,611       1.75 %     1,351       1,351             0.02 %
       
Q4: 2004
    26,139,083       54,280       1,633,055       1,687,335       6.46 %     362,956       1.39 %     5,135       4,959       176       0.08 %
       
2004
    26,139,083       54,280       1,633,055       1,687,335       6.46 %     362,956       1.39 %     6,486       6,310       176       0.02 %
       
Q1: 2005
    30,996,417       97,127       1,610,628       1,707,755       5.51 %     288,581       0.93 %     45,808       45,493       315       0.59 %
       
Q2: 2005
    31,293,511       95,351       1,588,200       1,683,551       5.38 %     254,503       0.81 %     19,622       18,161       1,461       0.25 %
       
Q3: 2005
    39,368,505       146,671       1,565,773       1,712,444       4.35 %     267,612       0.68 %     1,043       1,040       3       0.01 %
       
Q4: 2005
    43,018,611       149,947       1,603,266       1,753,213       4.08 %     284,954       0.66 %     14,365       14,397       (32 )     0.13 %
       
2005
    43,018,611       149,947       1,603,266       1,753,213       4.08 %     284,954       0.66 %     80,838       79,091       1,747       0.19 %
       
Q1: 2006
    44,638,811       175,913       1,573,585       1,749,498       3.92 %     242,667       0.54 %     5,084       5,047       37       0.05 %
       
 
                                                                                       
Commercial Real Estate Loans  
Q1: 2004
    31,136       8,641             8,641       27.75 %           0.00 %                       0.00 %
       
Q2: 2004
    43,448       8,641             8,641       19.89 %           0.00 %                       0.00 %
       
Q3: 2004
    43,410       8,641             8,641       19.91 %           0.00 %                       0.00 %
       
Q4: 2004
    65,598       8,641             8,641       13.17 %           0.00 %     176             176       1.07 %
       
2004
    65,598       8,641             8,641       13.17 %           0.00 %     176             176       0.27 %
       
Q1: 2005
    67,365       8,456             8,456       12.55 %           0.00 %     315             315       1.87 %
       
Q2: 2005
    51,778       8,141             8,141       15.72 %           0.00 %                       0.00 %
       
Q3: 2005
    66,348       8,141             8,141       12.27 %           0.00 %                       0.00 %
       
Q4: 2005
    70,091       8,141             8,141       11.61 %           0.00 %                       0.00 %
       
2005
    70,091       8,141             8,141       11.61 %           0.00 %     315             315       0.45 %
       
Q1: 2006
    65,508       8,141             8,141       12.43 %           0.00 %     35             35       0.21 %
       
 
                                                                                       
Commercial Loan Credit-  
Q1: 2004
    1,324,315       8,175             8,175       0.62 %           0.00 %                       0.00 %
Enhancement Securities  
Q2: 2004
    1,322,088       8,175             8,175       0.62 %           0.00 %                       0.00 %
       
Q3: 2004
    22,241,990       26,930       1,655,482       1,682,412       7.56 %     389,611       1.75 %     1,351       1,351             0.02 %
       
Q4: 2004
    26,073,485       45,639       1,633,055       1,678,694       6.44 %     362,956       1.39 %     4,959       4,959             0.08 %
       
2004
    26,073,485       45,639       1,633,055       1,678,694       6.44 %     362,956       1.39 %     6,310       6,310             0.02 %
       
Q1: 2005
    30,929,052       88,671       1,610,628       1,699,299       5.49 %     288,581       0.93 %     45,493       45,493             0.59 %
       
Q2: 2005
    31,241,733       87,210       1,588,200       1,675,410       5.36 %     254,503       0.81 %     19,622       18,161       1,461       0.25 %
       
Q3: 2005
    39,302,157       138,530       1,565,773       1,704,303       4.34 %     267,612       0.68 %     1,043       1,040       3       0.01 %
       
Q4: 2005
    42,948,520       141,806       1,603,266       1,745,072       4.06 %     284,954       0.66 %     14,365       14,397       (32 )     0.13 %
       
2005
    42,948,520       141,806       1,603,266       1,745,072       4.06 %     284,954       0.66 %     80,523       79,091       1,432       0.19 %
       
Q1: 2006
    44,573,303       167,772       1,573,585       1,741,357       3.91 %     242,667       0.54 %     5,049       5,047       2       0.05 %
 
(1)   At March 31, 2006, we credit-enhanced $45 billion of commercial loans through our investments in commercial loan credit-enhancement securities. This includes $17 billion of commercial real estate loans credit enhanced through our interests in a CMBS re-REMIC, and $28 billion of commercial real estate loans credit enhanced through the ownership of first-loss CMBS securities.
 
(2)   The credit reserve on commercial real estate loans owned is only available to absorb losses on the commercial real estate loan portfolio. The internally-designated credit reserves on commercial loans credit enhanced and the external credit enhancement on commercial loans credit enhanced are only available to absorb losses on the commercial loan credit-enhancement portfolio.
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 17 — Commercial Credit   A-22

 


 

Table 18: Commercial Credit-Enhancement Securities — Underlying Collateral Characteristics
(all $ in thousands)
                                                               
    Mar. 2006     Dec. 2005   Sep. 2005   Jun. 2005   Mar. 2005     Dec. 2004     Dec. 2003
                       
Underlying Commercial Real Estate Loans
  $ 27,999,540       $ 25,881,564     $ 20,906,898     $ 12,492,337     $ 11,498,141       $ 5,859,585       $ 0  
Number of credit-enhanced loans
    1,977         1,857       1,428       801       717         392          
Average loan size
  $ 14,163       $ 13,937     $ 14,640     $ 15,595     $ 16,036       $ 14,948       $ 0  
 
                                                             
State Distribution
                                                             
CA
    17 %       16 %     17 %     17 %     17 %       18 %       0 %
NY
    14 %       14 %     14 %     15 %     14 %       10 %       0 %
TX
    8 %       8 %     8 %     10 %     9 %       8 %       0 %
FL
    7 %       7 %     3 %     2 %     2 %       2 %       0 %
VA
    5 %       5 %     4 %     1 %     1 %       2 %       0 %
Other
    49 %       50 %     54 %     55 %     57 %       60 %       0 %
 
                                                             
Property Type Distribution
                                                             
Office
    37 %       37 %     40 %     45 %     44 %       42 %       0 %
Retail
    30 %       31 %     32 %     34 %     33 %       31 %       0 %
Multi-Family
    15 %       13 %     11 %     9 %     10 %       12 %       0 %
Hotel
    7 %       7 %     6 %     6 %     8 %       6 %       0 %
Self-Storage
    4 %       4 %     3 %     2 %     2 %       2 %       0 %
Industrial
    3 %       2 %     3 %     2 %     1 %       2 %       0 %
Other
    4 %       6 %     5 %     2 %     3 %       4 %       0 %
 
                                                             
Weighted Average Current LTV
    69 %       68 %     69 %     67 %     68 %       67 %       0 %
 
                                                             
Weighted Average Debt Service Coverage Ratio
    1.63         1.66       1.67       1.73       1.71         1.79          
The information presented above represents collateral information on our non-rated commercial CES portfolio, and excludes loans underlying a non-rated CES investment in a re-REMIC interest.
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 18 — Commercial CES   A-23

 


 

Table 19: Securities Portfolio At March 31, 2006— Characteristics (all $ in thousands)
                                                                 
            RATING
    Total   AAA   AA   A   BBB   BB   B   Unrated
     
Commercial Real Estate
  $ 317,551     $ 10,730     $ 1,936     $ 19,441     $ 125,902     $ 130,472     $ 29,070     $  
 
                                                               
Residential Prime
    756,142       40,156       260,807       210,470       244,709                    
 
                                                               
Residential Subprime
    442,197       5,012       86,149       291,474       59,562                    
 
                                                               
Residential Second Lien
    99,950       2,906       46,673       45,324       5,047                    
 
                                                               
REIT Corporate Debt
    31,053                         23,068       7,985              
 
                                                               
Real Estate CDOs
    170,735       44,019       28,207       36,569       46,396       14,188             1,356  
     
 
                                                               
Total Securities Portfolio
  $ 1,817,628     $ 102,823     $ 423,772     $ 603,278     $ 504,684     $ 152,645     $ 29,070     $ 1,356  
     
Includes a portion of Redwood’s permanent investment portfolio, plus securities consolidated from Acacia CDO securitization entities sponsored by Redwood, plus securities held by Redwood temporarily prior to sale to Acacia. Does not include securities purchased for Acacia or Redwood’s permanent investment portfolio from securitization entities sponsored by Redwood, as those securities are eliminated in the GAAP consolidation of the underlying entities. Does not include residential or commercial credit-enhancement securities.
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 19 — Securities Portfolio   A-24

 


 

Table 20: ABS Issued Characteristics — Residential Mortgage Loans (Sequoia) (all $ in thousands)
                                                                 
                                                    Principal     Interest
                    Original                     Estimated     Outstanding At     Rate At
Sequoia   Debt     Issue     Issue             Stated     Callable     March 31,     March 31,
ABS Issued (1)   Rating     Date     Amount     Index     Maturity     Date     2006     2006
Sequoia 1 A1
  AAA       07/29/97     $ 334,347     1m LIBOR     2028     Called           NM
Sequoia 1 A2
  AAA       07/29/97       200,000     Fed Funds     2028     Called         NM
Sequoia 2 A1
  AAA       11/06/97       592,560     1y Treasury     2029     Called         NM
Sequoia 2 A2
  AAA       11/06/97       156,600     1m LIBOR     2029     Called         NM
Sequoia 3 A1
  AAA       06/26/98       225,459     Fixed to 12/02     2028     Retired         NM
Sequoia 3 A2
  AAA       06/26/98       95,000     Fixed to 12/02     2028     Retired         NM
Sequoia 3 A3
  AAA       06/26/98       164,200     Fixed to 12/02     2028     Retired         NM
Sequoia 3 A4
  AAA       06/26/98       121,923     1m LIBOR     2028     Called         NM
Sequoia 3 M1
  AA/AAA       06/26/98       16,127     1m LIBOR     2028     Called         NM
Sequoia 3 M2
  A/AA       06/26/98       7,741     1m LIBOR     2028     Called         NM
Sequoia 3 M3
  BBB/A       06/26/98       4,838     1m LIBOR     2028     Called         NM
Sequoia 1A A1
  AAA       05/04/99       157,266     1m LIBOR     2028     Called         NM
Sequoia 4 A
  AAA       03/21/00       377,119     1m LIBOR     2024       2006       97,618       5.15 %
Sequoia 5 A
  AAA       10/29/01       496,667     1m LIBOR     2026       2007       153,328       5.13 %
Sequoia 5 B1
  AA       10/29/01       5,918     1m LIBOR     2026       2007       3,987       5.58 %
Sequoia 5 B2
    A       10/29/01       5,146     1m LIBOR     2026       2007       3,467       5.58 %
Sequoia 5 B3
  BBB       10/29/01       2,316     1m LIBOR     2026       2007       1,560       5.58 %
Sequoia 6A
  AAA       04/26/02       496,378     1m LIBOR     2027       2007       168,294       5.10 %
Sequoia 6B1
  AA       04/26/02       5,915     1m LIBOR     2027       2007       4,368       5.48 %
Sequoia 6B2
    A       11/17/05       2,315     1m LIBOR     2027       2007       3,798       5.48 %
Sequoia 6B3
  BBB       11/17/05       1,534     1m LIBOR     2027       2007       1,709       5.48 %
Sequoia 7A
  AAA       05/29/02       554,686     1m LIBOR     2032       2006       144,936       5.12 %
Sequoia 7B1
  AA       05/29/02       8,080     1m LIBOR     2032       2006       4,563       5.53 %
Sequoia 7B2
    A       11/17/05       5,771     1m LIBOR     2032       2006       3,259       5.82 %
Sequoia 7B3
  BBB       11/17/05       3,463     1m LIBOR     2032       2006       1,956       5.82 %
Sequoia 8 1A-1
  AAA       07/30/02       50,000     1m LIBOR     2032     Retired         NM
Sequoia 8 1A-2
  AAA       07/30/02       61,468     Fixed to 12/04     2032       2006       4,875       6.02 %
Sequoia 8 2A
  AAA       07/30/02       463,097     1m LIBOR     2032       2006       155,405       5.08 %
Sequoia 8 3A
  AAA       07/30/02       49,973     6m LIBOR     2032       2006       7,512       6.20 %
Sequoia 8 B1
  AA       07/30/02       9,069     1m LIBOR     2032       2006       5,574       5.45 %
Sequoia 8 B2
    A       11/17/05       5,505     1m LIBOR     2032       2006       3,384       5.70 %
Sequoia 8 B3
  BBB       11/17/05       3,886     1m LIBOR     2032       2006       2,388       5.70 %
Sequoia 9 1A
  AAA       08/28/02       381,689     1m LIBOR     2032       2008       125,571       5.13 %
Sequoia 9 2A
  AAA       08/28/02       168,875     1m LIBOR     2032       2008       28,814       6.22 %
Sequoia 9 B1
  AA       08/28/02       7,702     1m LIBOR     2032       2008       4,783       5.53 %
Sequoia 10 1A
  AAA       09/26/02       822,375     1m LIBOR     2027       2008       305,316       5.18 %
Sequoia 10 2A-1
  AAA       09/26/02       190,000     1m LIBOR     2027       2008       67,545       5.16 %
Sequoia 10 2A-2
  AAA       09/26/02       3,500     1m LIBOR     2027       2008       2,613       5.46 %
Sequoia 10 B1
  AA       09/26/02       12,600     1m LIBOR     2027       2008       9,971       5.58 %
Sequoia 10 B2
    A       09/26/02       8,400     1m LIBOR     2027       2008       6,647       5.58 %
Sequoia 10 B3
  BBB       09/26/02       4,725     1m LIBOR     2027       2008       3,739       6.18 %
Sequoia 11 A
  AAA       10/30/02       695,210     1m LIBOR     2032       2008       219,685       5.23 %
Sequoia 11 B1
  AA       10/30/02       9,726     1m LIBOR     2032       2008       7,095       5.75 %
Sequoia 12 A
  AAA       12/19/02       1,080,076     1m LIBOR     2033       2007       337,757       4.82 %
Sequoia 12 B1
  AA       12/19/02       16,815     1m LIBOR     2033       2007       12,434       5.22 %
Sequoia 2003-1 A1
  AAA       02/27/03       798,206     1m LIBOR     2033       2007       271,692       5.16 %
Sequoia 2003-1 A2
  AAA       02/27/03       190,000     6m LIBOR     2033       2007       54,188       5.34 %
Sequoia 2003-1 B1
  AA       02/27/03       15,905     1m LIBOR     2033       2007       13,202       5.66 %
Sequoia 2003-1 B2
    A       02/27/03       8,210     Pass Through     2033       2007       6,815       5.84 %
Sequoia 2003-2 A1
  AAA       04/29/03       500,000     1m LIBOR     2022       2007       189,881       5.11 %
Sequoia 2003-2 A2
  AAA       04/29/03       303,600     6m LIBOR     2022       2007       104,414       4.70 %
Sequoia 2003-2 M1
  AA       04/29/03       11,480     1m LIBOR     2016       2007       11,480       5.43 %
Sequoia 2003-3 A1
  AAA       06/26/03       379,455     1m LIBOR     2023       2007       133,057       5.11 %
Sequoia 2003-3 A2
  AAA       06/26/03       149,922     6m LIBOR     2023       2007       43,095       5.02 %
Sequoia 2003-3 B1
  AA       06/26/03       9,075     1m LIBOR     2025       2007       7,741       5.43 %
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 20 — Sequoia Loans   A-25

 


 

Table 20: ABS Issued Characteristics — Residential Mortgage Loans (Sequoia) (all $ in thousands)
                                                                 
                                                    Principal     Interest
                    Original                     Estimated     Outstanding At     Rate At
Sequoia   Debt     Issue     Issue             Stated     Callable     March 31,     March 31,
ABS Issued (1)   Rating     Date     Amount     Index     Maturity     Date     2006     2006
MLCC 2003-C A1
  AAA       06/26/03       773,795     1m LIBOR     2023       2008       282,347       5.15 %
MLCC 2003-C A2
  AAA       06/26/03       200,002     6m LIBOR     2023       2008       73,485       5.06 %
MLCC 2003-C B1
  AA       06/26/03       10,553     1m LIBOR     2025       2008       9,238       5.47 %
MLCC 2003-D A
  AAA       07/29/03       992,833     1m LIBOR     2028       2008       395,942       5.13 %
MLCC 2003-D B1
  AA       07/29/03       10,758     1m LIBOR     2028       2008       9,851       5.45 %
Sequoia 2003-4 1A1
  AAA       07/29/03       148,641     1m LIBOR     2033       2007       63,157       5.09 %
Sequoia 2003-4 1A2
  AAA       07/29/03       150,000     6m LIBOR     2033       2007       61,876       5.05 %
Sequoia 2003-4 1B1
  AA       07/29/03       3,864     1m LIBOR     2033       2007       3,670       5.43 %
Sequoia 2003-4 2A1
  AAA       07/29/03       189,415     1m LIBOR     2033       2008       114,110       5.13 %
Sequoia 2003-4 2M1
  AA       07/29/03       9,986     1m LIBOR     2033       2008       9,986       5.25 %
Sequoia 2003-4 2B1
  AA       07/29/03       2,367     1m LIBOR     2033       2008       2,367       5.43 %
Sequoia 2003-5 A1
  AAA       08/27/03       675,596     1m LIBOR     2033       2007       220,137       5.09 %
Sequoia 2003-5 A2
  AAA       08/27/03       149,609     6m LIBOR     2033       2007       53,370       5.27 %
Sequoia 2003-5 B1
  AA       08/27/03       15,043     1m LIBOR     2033       2007       13,028       5.38 %
Sequoia 2003-6 A1
  AAA       10/29/03       458,238     1m LIBOR     2033       2007       146,770       5.09 %
Sequoia 2003-6 A2
  AAA       10/29/03       180,474     6m LIBOR     2033       2007       63,782       4.69 %
Sequoia 2003-6 B1
  AA       10/29/03       11,287     1m LIBOR     2033       2007       9,479       5.36 %
Sequoia 2003-7 A1
  AAA       11/25/03       290,000     1m LIBOR     2034       2007       100,981       5.10 %
Sequoia 2003-7 A2
  AAA       11/25/03       505,100     6m LIBOR     2034       2007       164,501       4.93 %
Sequoia 2003-7 B1
  AA       11/25/03       16,607     1m LIBOR     2034       2007       14,360       5.33 %
Sequoia 2003-8 A1
  AAA       12/23/03       791,768     1m LIBOR     2034       2007       306,415       5.10 %
Sequoia 2003-8 A2
  AAA       12/23/03       150,000     6m LIBOR     2034       2007       62,765       4.99 %
Sequoia 2003-8 B1
  AA       12/23/03       14,166     1m LIBOR     2034       2007       13,134       5.37 %
Sequoia 2003-8 B2
    A       12/23/03       8,304     1m LIBOR     2034       2007       7,699       6.03 %
MLCC 2003-E A1
  AAA       08/28/03       823,305     1m LIBOR     2028       2008       330,164       5.13 %
MLCC 2003-E A2
  AAA       08/28/03       150,000     6m LIBOR     2028       2008       52,116       5.29 %
MLCC 2003-E B1
  AA       08/28/03       10,547     1m LIBOR     2028       2008       9,783       5.42 %
MLCC 2003-F A1
  AAA       09/25/03       839,000     1m LIBOR     2028       2008       344,521       5.14 %
MLCC 2003-F A2
  AAA       09/25/03       270,000     6m LIBOR     2028       2008       102,232       5.42 %
MLCC 2003-F A3
  AAA       09/25/03       175,000     Pass Through     2028       2008       75,052       6.14 %
MLCC 2003-F B1
  AA       09/25/03       13,913     1m LIBOR     2028       2008       12,999       5.42 %
MLCC 2003-H A1
  AAA       12/22/03       365,708     1m LIBOR     2029       2008       145,398       5.14 %
MLCC 2003-H A2
  AAA       12/22/03       240,000     6m LIBOR     2029       2008       95,780       5.05 %
MLCC 2003-H A3A
  AAA       12/22/03       119,613     Pass Through     2029       2008       45,364       5.84 %
MLCC 2003-H B1
  AA       12/22/03       7,875     1m LIBOR     2029       2008       7,392       5.37 %
MLCC 2003-H B2
    A       12/22/03       6,000     1m LIBOR     2029       2008       5,632       6.07 %
Sequoia 2004-1 A1
  AAA       01/28/04       601,250     6m LIBOR     2034       2007       212,346       5.05 %
Sequoia 2004-1 B1
  AA       01/28/04       9,375     1m LIBOR     2034       2007       8,149       5.33 %
Sequoia 2004-1 B2
    A       01/28/04       5,937     1m LIBOR     2034       2007       5,161       5.83 %
Sequoia 2004-2 A1
  AAA       02/25/04       671,998     6m LIBOR     2034       2007       259,254       5.21 %
Sequoia 2004-2 B1
  AA       02/25/04       11,550     1m LIBOR     2034       2007       10,455       5.28 %
Sequoia 2004-2 B2
    A       02/25/04       7,000     1m LIBOR     2034       2007       6,336       5.76 %
Sequoia 2004-3 A1
  AAA       03/30/04       894,673     6m LIBOR     2034       2006       330,380       5.31 %
Sequoia 2004-3 M1
  AA       03/30/04       13,800     1m LIBOR     2034       2006       13,800       5.28 %
Sequoia 2004-3 M2
    A       03/30/04       9,200     1m LIBOR     2034       2006       9,200       5.68 %
Sequoia 2004-4 A1
  AAA       04/29/04       785,971     6m LIBOR     2010       2007       291,051       4.62 %
Sequoia 2004-4 B1
  AA       04/29/04       14,612     1m LIBOR     2010       2007       13,158       5.28 %
Sequoia 2004-4 B2
    A       04/29/04       8,350     1m LIBOR     2010       2007       7,519       5.68 %
Sequoia 2004-5 A1
  AAA       05/27/04       547,657     Pass Through     2012       2008       199,336       5.53 %
Sequoia 2004-5 A2
  AAA       05/27/04       185,613     1m LIBOR     2012       2008       73,868       5.04 %
Sequoia 2004-5 A3
  AAA       05/27/04       74,897     6m LIBOR     2012       2008       29,807       4.86 %
Sequoia 2004-5 B1
  AA       05/27/04       14,874     1m LIBOR     2012       2008       13,665       5.26 %
Sequoia 2004-5 B2
    A       05/27/04       8,499     1m LIBOR     2012       2008       7,808       5.66 %
Sequoia 2004-6 A1
  AAA       06/29/04       500,000     Pass Through     2012       2008       184,782       5.75 %
Sequoia 2004-6 A2
  AAA       06/29/04       185,687     1m LIBOR     2012       2008       86,148       5.06 %
Sequoia 2004-6 A3a
  AAA       06/29/04       196,500     6m LIBOR     2012       2008       79,444       4.96 %
Sequoia 2004-6 A3b
  AAA       06/29/04       3,500     6m LIBOR     2012       2008       1,415       5.11 %
Sequoia 2004-6 B1
  AA       06/29/04       15,725     1m LIBOR     2012       2008       14,840       5.28 %
Sequoia 2004-6 B2
    A       06/29/04       9,250     1m LIBOR     2012       2008       8,730       5.66 %
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 20 — Sequoia Loans   A-26

 


 

Table 20: ABS Issued Characteristics — Residential Mortgage Loans (Sequoia) (all $ in thousands)
                                                                 
                                                    Principal     Interest
                    Original                     Estimated     Outstanding At     Rate At
Sequoia   Debt     Issue     Issue             Stated     Callable     March 31,     March 31,
ABS Issued (1)   Rating     Date     Amount     Index     Maturity     Date     2006     2006
SEMHT 2004-01 A
  AAA       06/29/04       317,044     1m LIBOR     2014       2008       155,318       4.60 %
Sequoia 2004-7 A1
  AAA       07/29/04       498,828     Pass Through     2034       2008       103,543       5.92 %
Sequoia 2004-7 A2
  AAA       07/29/04       252,102     1m LIBOR     2034       2008       122,518       5.09 %
Sequoia 2004-7 A3a
  AAA       07/29/04       247,874     6m LIBOR     2034       2008       105,387       5.05 %
Sequoia 2004-7 A3b
  AAA       07/29/04       3,956     6m LIBOR     2034       2008       1,682       5.27 %
Sequoia 2004-7 B1
  AA       07/29/04       18,900     1m LIBOR     2034       2008       18,319       5.33 %
Sequoia 2004-7 B2
    A       07/29/04       11,025     1m LIBOR     2034       2008       10,686       5.72 %
Sequoia 2004-8 A1
  AAA       08/27/04       365,049     1m LIBOR     2034       2008       167,805       5.13 %
Sequoia 2004-8 A2
  AAA       08/27/04       418,050     6m LIBOR     2034       2008       181,227       5.31 %
Sequoia 2004-8 B1
  AA       08/27/04       16,400     1m LIBOR     2034       2008       16,029       5.30 %
Sequoia 2004-8 B2
    A       08/27/04       8,200     1m LIBOR     2034       2008       8,015       5.68 %
Sequoia 2004-9 A1
  AAA       09/29/04       453,364     1m LIBOR     2034       2008       229,546       5.12 %
Sequoia 2004-9 A2
  AAA       09/29/04       296,310     6m LIBOR     2034       2008       141,206       5.42 %
Sequoia 2004-9 B1
  AA       09/29/04       14,915     1m LIBOR     2034       2008       14,915       5.29 %
Sequoia 2004-9 B2
    A       09/29/04       8,242     1m LIBOR     2034       2008       8,242       5.66 %
Sequoia 2004-10 A-1A
  AAA       10/28/04       110,000     1m LIBOR     2034       2008       57,403       5.09 %
Sequoia 2004-10 A-1B
  AAA       10/28/04       12,225     1m LIBOR     2034       2008       6,380       5.15 %
Sequoia 2004-10 A-2
  AAA       10/28/04       203,441     1m LIBOR     2034       2008       106,164       5.10 %
Sequoia 2004-10 A-3A
  AAA       10/28/04       180,000     6m LIBOR     2034       2008       79,688       4.69 %
Sequoia 2004-10 A-3B
  AAA       10/28/04       20,000     6m LIBOR     2034       2008       8,854       4.75 %
Sequoia 2004-10 A-4
  AAA       10/28/04       126,799     6m LIBOR     2034       2008       56,136       4.70 %
Sequoia 2004-10 B-1
  AA       10/28/04       14,042     1m LIBOR     2034       2008       14,042       5.28 %
Sequoia 2004-10 B-2
    A       10/28/04       6,849     1m LIBOR     2034       2008       6,849       5.63 %
Sequoia 2004-11 A1
  AAA       11/23/04       433,985     1m LIBOR     2034       2009       214,419       5.08 %
Sequoia 2004-11 A2
  AAA       11/23/04       86,036     6m LIBOR     2034       2009       44,994       4.90 %
Sequoia 2004-11 A3
  AAA       11/23/04       170,694     1m LIBOR     2034       2009       123,287       5.08 %
Sequoia 2004-11 B1
  AA       11/23/04       8,947     1m LIBOR     2034       2009       8,947       5.28 %
Sequoia 2004-11 B2
    A       11/23/04       6,084     1m LIBOR     2034       2009       6,084       5.63 %
Sequoia 2004-12 A1
  AAA       12/22/04       380,510     1m LIBOR     2035       2009       195,421       5.05 %
Sequoia 2004-12 A2
  AAA       12/22/04       208,392     6m LIBOR     2035       2009       104,058       4.96 %
Sequoia 2004-12 A3
  AAA       12/22/04       218,331     6m LIBOR     2035       2009       89,305       4.99 %
Sequoia 2004-12 B1
  AA       12/22/04       8,588     1m LIBOR     2035       2009       8,588       5.28 %
Sequoia 2004-12 B2
    A       12/22/04       6,134     1m LIBOR     2035       2009       6,134       5.63 %
Sequoia 2005-1 A1
  AAA       01/27/05       298,055     1m LIBOR     2035       2009       160,345       5.01 %
Sequoia 2005-1 A2
  AAA       01/27/05       100,000     6m LIBOR     2035       2009       57,278       4.97 %
Sequoia 2005-1 B1
  AA       01/27/05       7,067     1m LIBOR     2035       2009       7,067       5.20 %
Sequoia 2005-1 B2
    A       01/27/05       3,949     1m LIBOR     2035       2009       3,949       5.48 %
Sequoia 2005-2 A1
  AAA       02/24/05       202,462     1m LIBOR     2035       2008       101,463       5.00 %
Sequoia 2005-2 A2
  AAA       02/24/05       126,737     6m LIBOR     2035       2008       59,110       5.19 %
Sequoia 2005-2 B1
  AA       02/24/05       6,016     1m LIBOR     2035       2008       6,016       5.17 %
Sequoia 2005-2 B2
    A       02/24/05       3,266     1m LIBOR     2035       2008       3,266       5.45 %
Sequoia 2005-3 A1
  AAA       04/28/05       349,687     1m LIBOR     2035       2009       218,340       4.98 %
Sequoia 2005-3 B1
  AA       04/28/05       6,208     1m LIBOR     2035       2009       6,208       5.15 %
Sequoia 2005-3 B2
    A       04/28/05       3,287     1m LIBOR     2035       2009       3,287       5.42 %
Madrona 2005-A
  BBB       08/25/05       5,400     1m LIBOR     2008       2008       5,400       6.33 %
SEMT 2005-4 1-A1
  AAA       09/29/05       133,459     1m LIBOR     2035       2009       103,280       5.00 %
SEMT 2005-4 1-A2
  AAA       09/29/05       14,829     1m LIBOR     2035       2009       11,476       5.15 %
SEMT 2005-4 1-B1
  AA       09/29/05       2,093     1m LIBOR     2035       2009       2,093       5.23 %
SEMT 2005-4 1-B2
  AA       09/29/05       1,395     1m LIBOR     2035       2009       1,395       5.41 %
SEMT 2005-4 2-A1
  AAA       09/29/05       160,096     Pass Through     2035       2013       144,136       4.08 %
SEMT 2005-4 2-A2
  AAA       09/29/05       10,268     Pass Through     2035       2013       9,244       4.08 %
SEMT 2005-4 2-B1
  AA       09/29/05       1,740     Pass Through     2035       2013       1,740       4.08 %
SEMT 2005-4 2-B2
    A       09/29/05       696     Pass Through     2035       2013       696       4.08 %
                                                   
Total Sequoia ABS Issuance
                  $ 30,575,223                             $ 11,362,031       5.12 %
                                                   
 
(1)   Does not include Sequoia ABS acquired by Redwood or Acacia
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 20 — Sequoia Loans   A-27

 


 

Table 21: ABS Issued Characteristics — IOs from Residential Real Estate Loans
(Sequoia Interest-Only Certificates Issued) (all $ in thousands)
                                                     
                                        Adjusted Issue     Interest  
                Original                 Estimated   Amount At     Rate At  
Sequoia ABS   Debt   Issue     Issue             Stated   Callable   March 31,     March 31,  
IO’s Issued (1)   Rating   Date     Amount     Index     Maturity   Date   2006     2006  
 
MLCC 2003-C X-A-2
  AAA     06/26/03     $ 12,662     Fixed   2007   2011   $ 1,234       4.50 %
MLCC 2003-D X-A-1
  AAA     07/29/03       22,371     Fixed   2007   2012     2,749       4.50 %
MLCC 2003-E X-A-1
  AAA     08/28/03       16,550     Fixed   2007   2012     2,930       4.25 %
MLCC 2003-F X-A-1
  AAA     09/25/03       18,666     Fixed   2007   2012     3,300       4.50 %
Sequoia 2003-6 X-1
  AAA     10/29/03       8,220     Fixed   2007   2009     1,317       4.50 %
SMFC 2003A AX1
  AAA     10/31/03       70,568     Fixed   2007   2007     8,695       4.50 %
Sequoia 2003-7 X-1
  AAA     11/25/03       10,345     Fixed   2007   2012     1,805       4.25 %
Sequoia 2003-8 X-1
  AAA     12/23/03       12,256     Fixed   2007   2009     2,359       4.50 %
Sequoia 2004-1 X-1
  AAA     01/28/04       7,801     Fixed   2007   2009     1,644       4.00 %
Sequoia 2004-2 X-1
  AAA     02/25/04       8,776     Fixed   2007   2009     1,994       3.75 %
SMFC 2004A AX1
  AAA     02/26/04       10,626     Fixed   2007   2007     2,651       3.75 %
MLCC 2003-H X-A-1
  AAA     12/22/03       10,430     Fixed   2007   2012     2,461       4.25 %
Sequoia 2004-4 X-1
  AAA     05/28/04       9,789     Fixed   2010   2009     2,753       4.25 %
Sequoia 2004-5 X-1
  AAA     05/27/04       3,371     Fixed   2012   2012     968       4.15 %
Sequoia 2004-6 X-A
  AAA     06/29/04       10,884     Pass Through   2012   2012     6,141       N/A  
Sequoia 2004-7 X-A
  AAA     07/29/04       12,145     Pass Through   2034   2012     6,910       N/A  
Sequoia 2004-8 X-A
  AAA     08/27/04       18,270     Pass Through   2034   2012     10,833       N/A  
Sequoia 2004-9 X-A
  AAA     09/29/04       16,951     Pass Through   2034   2012     10,291       N/A  
Sequoia 2004-10 X-A
  AAA     10/28/04       14,735     Pass Through   2034   2012     9,141       N/A  
Sequoia 2004-11 X-A-1
  AAA     11/23/04       12,603     Pass Through   2034   2013     8,107       N/A  
Sequoia 2004-11 X-A-2
  AAA     11/23/04       4,697     Pass Through   2034   2013     3,105       N/A  
Sequoia 2004-12 X-A-1
  AAA     12/22/04       14,453     Pass Through   2035   2013     9,514       N/A  
Sequoia 2004-12 X-A-2
  AAA     12/22/04       4,619     Pass Through   2035   2013     5,081       N/A  
Sequoia 2005-1 X-A
  AAA     01/27/05       9,669     Pass Through   2035   2013     6,584       N/A  
Sequoia 2005-2 X-A
  AAA     02/24/05       7,484     Pass Through   2035   2013     5,132       N/A  
Sequoia 2005-3 X-A
  AAA     04/28/05       8,183     Pass Through   2035   2013     6,060       N/A  
                                       
 
                                                   
Total Sequoia Issuance
              $ 357,124                     $ 123,761       4.31 %
                                       
 
(1)   Does not include Sequoia IO’s acquired by Redwood or Acacia
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 21 — Residential IOs   A-28

 


 

Table 22: ABS Characteristics — Commercial Real Estate Loans (all $ in thousands)
                                                 
                                    Principal     Interest  
                Original             Estimated   Outstanding At     Rate At  
Commercial   Debt   Issue     Issue         Stated   Callable   March 31,     March 31,  
ABS Issued   Rating   Date     Amount     Index   Maturity   Date   2006     2006  
 
Commercial 1
  NR     03/30/01     $ 9,010     1m LIBOR   2002   Paid Off   $       N/A  
Commercial 2
  NR     03/30/01       8,320     1m LIBOR   2003   Paid Off           N/A  
Commercial 3
  NR     03/01/02       8,318     1m LIBOR   2003   Paid Off           N/A  
Commercial 4
  NR     08/18/03       5,595     6m LIBOR   2009   Paid Off           N/A  
Commercial 5
  NR     12/10/04       4,030     6m LIBOR   2005   Paid Off           N/A  
Commercial 6
  NR     02/07/05       4,250     Fixed   2009   Not Callable     4,250       12.00 %
                                   
Total Commercial Issuance
              $ 39,523                 $ 4,250       12.00 %
                                   
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 22 — Commercial ABS   A-29

 


 

Table 23: CDO ABS Issued Characteristics

Acacia (all $ in thousands)
                                         
                                Principal     Interest
            Original             Estimated   Outstanding At     Rate At
    Debt   Issue   Issue         Stated   Callable   March 31,     March 31,
CDO Issuance (1)   Rating   Date   Amount     Index   Maturity   Date   2006     2006
 
Acacia CDO 2 A
  AAA   05/13/03     222,000     3m LIBOR   2023   2011     168,460     5.11%
Acacia CDO 2 B
  AA   05/13/03     45,375     3m LIBOR   2038   2011     45,375     5.76%
Acacia CDO 2 C
  BBB   05/13/03     16,500     3m LIBOR   2038   2011     16,500     7.71%
Acacia CDO 3 A
  AAA   11/04/03     222,000     3m LIBOR   2038   2011     197,036     5.03%
Acacia CDO 3 B
  AA   11/04/03     45,750     3m LIBOR   2038   2011     45,750     6.65%
Acacia CDO 3 C
  BBB   11/04/03     16,500     3m LIBOR   2038   2011     16,500     7.85%
Acacia CDO 4 A
  AAA   04/08/04     229,400     3m LIBOR   2039   2012     226,934     4.50%
Acacia CDO 4 B1
  AA   04/08/04     45,300     3m LIBOR   2039   2012     45,300     4.97%
Acacia CDO 4 B2
  AA   04/08/04     2,000     Fixed   2039   2012     2,000     4.81%
Acacia CDO 4 C1
  BBB   04/08/04     13,700     3m LIBOR   2039   2012     13,700     6.97%
Acacia CDO 4 C2
  BBB   04/08/04     3,000     Fixed   2039   2012     3,000     6.81%
Acacia CDO 5 A
  AAA   07/14/04     222,500     3m LIBOR   2039   2012     222,275     4.68%
Acacia CDO 5 B
  AA   07/14/04     42,250     3m LIBOR   2039   2012     42,250     5.15%
Acacia CDO 5 C
  A   07/14/04     9,000     3m LIBOR   2039   2012     9,000     5.75%
Acacia CDO 5 D
  A   07/14/04     3,000     3m LIBOR   2039   2012     3,000     6.30%
Acacia CDO 5 E
  BBB   07/14/04     5,375     3m LIBOR   2039   2012     5,375     7.10%
Acacia CDO 6 A1
  AAA   11/09/04     222,000     3m LIBOR   2040   2012     221,443     4.69%
Acacia CDO 6 A2
  AAA   11/09/04     15,000     3m LIBOR   2040   2012     15,000     4.98%
Acacia CDO 6 B
  AA   11/09/04     27,000     3m LIBOR   2040   2012     27,000     5.13%
Acacia CDO 6 C
  A   11/09/04     6,500     3m LIBOR   2040   2012     6,500     5.68%
Acacia CDO 6 D
  A   11/09/04     3,000     3m LIBOR   2040   2012     3,000     6.33%
Acacia CDO 6 E1
  BBB   11/09/04     1,500     3m LIBOR   2040   2012     1,500     7.13%
Acacia CDO 6 E2
  BBB   11/09/04     7,000     Fixed   2040   2012     7,000     6.95%
Acacia CDO 7 A
  AAA   03/10/05     231,700     3m LIBOR   2045   2013     231,690     4.86%
Acacia CDO 7 B
  AA   03/10/05     28,100     3m LIBOR   2045   2013     28,100     5.15%
Acacia CDO 7 C
  A   03/10/05     6,000     3m LIBOR   2045   2013     6,000     5.75%
Acacia CDO 7 D
  BBB   03/10/05     16,200     3m LIBOR   2045   2013     16,200     7.17%
Acacia CDO 8 A1
  AAA   07/14/05     175,000     3m LIBOR   2045   2013     174,790     3.92%
Acacia CDO 8 A2
  AAA   07/14/05     15,000     3m LIBOR   2045   2013     15,000     4.07%
Acacia CDO 8 B
  AA   07/14/05     22,000     3m LIBOR   2045   2013     22,000     4.19%
Acacia CDO 8 C
  A   07/14/05     20,000     3m LIBOR   2045   2013     20,000     4.84%
Acacia CDO 8 D
  A-   07/14/05     10,000     3m LIBOR   2045   2013     10,000     5.29%
Acacia CDO 8 E
  BBB   07/14/05     10,000     3m LIBOR   2045   2013     10,000     6.49%
Acacia CRE1 Class A
  AAA   12/14/05     159,000     3m LIBOR   2045   2013     159,000     4.85%
Acacia CRE1 Class B
  AA   12/14/05     39,000     3m LIBOR   2046   2013     39,000     4.98%
Acacia CRE1 Class C
  A+   12/14/05     21,000     3m LIBOR   2046   2013     21,000     5.53%
Acacia CRE1 Class D
  A-   12/14/05     18,000     3m LIBOR   2046   2013     18,000     5.83%
Acacia CRE1 Class E
  BBB+   12/14/05     11,250     3m LIBOR   2046   2013     11,250     6.53%
Acacia CRE1 Class F
  BBB-   12/14/05     13,500     3m LIBOR   2046   2013     13,500     7.13%
Acacia 9 Class A
  AAA   03/09/06     235,000     3m LIBOR   2046   2013     235,000     5.16%
Acacia 9 Class B
  AA-   03/09/06     21,800     3m LIBOR   2046   2013     21,800     5.36%
Acacia 9 Class C
  A   03/09/06     9,000     3m LIBOR   2046   2013     9,000     6.11%
Acacia 9 Class D
  BBB   03/09/06     12,000     3m LIBOR   2046   2013     12,000     8.01%
                               
Total CDO Issuance
          $ 2,499,200                 $ 2,417,228     5.00%
                               
 
(1)   Does not include ABS acquired by Redwood or Acacia
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 23 — CDO ABS   A-30

 


 

Table 24: ABS Resecuritization Characteristics
Other Resecuritizations — (SMFC) (all $ in thousands)
                                                 
                                    Principal     Interest  
Other               Original             Estimated   Outstanding At     Rate At  
Resecuritization   Debt   Issue     Issue         Stated   Callable   March 31,     March 31,  
Issuance (1)   Rating   Date     Amount     Index   Maturity   Date   2006     2006  
 
SMFC 2002A A1
  AAA     04/30/02     $ 64,761     1m LIBOR   2030   2006   $       N/A  
SMFC 2002A A2
  AAA     04/30/02       15,861     1m LIBOR   2029   2006           N/A  
SMFC 2002B I A1
  AA     12/19/02       16,855     Fixed   2031   2006     489       5.43 %
SMFC 2002B I A2
  A     12/19/02       18,274     Fixed   2031   2006     530       5.68 %
SMFC 2002B I A3
  BBB     12/19/02       17,221     Fixed   2031   2006     499       6.38 %
SMFC 2002B I A4
  BB     12/19/02       25,133     Fixed   2031   2006     729       6.75 %
SMFC 2002B II A1
  AA     12/19/02       15,517     Fixed   2039   2006     613       4.82 %
SMFC 2002B II A2
  A     12/19/02       18,345     Fixed   2039   2006     725       4.92 %
SMFC 2002B II A3
  BBB     12/19/02       14,989     Fixed   2039   2006     593       5.35 %
SMFC 2002B II A4
  BB     12/19/02       8,347     Fixed   2039   2006     330       6.00 %
                                   
Total Resecuritizations
              $ 215,303                 $ 4,507       5.64 %
                                   
 
(1)   Does not include ABS acquired by Redwood or Acacia
         
The Redwood Review — 1st Quarter 2006   APPENDIX — Table 24 — SMFC ABS   A-31