iStar Financial Announces Third Quarter 2007 Results

Share Name	Share Symbol	Market	Type	Share ISIN	Share Description
Sagicor Financial Corporation Limited	LSE:SFI	London	Ordinary Share	BMG7777B1046	COM SHS USD0.01 (DI)

	Price Change	% Change	Share Price	Bid Price	Offer Price	High Price	Low Price	Open Price	Shares Traded	Last Trade
	0.00	0.00%	117.50	105.00	130.00				0.00	00:00:00

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Board of Directors Approves 5% Increase in Quarterly Dividend on Common Stock NEW YORK, Nov. 6 /PRNewswire-FirstCall/ -- iStar Financial Inc. (NYSE: SFI), a leading publicly traded finance company focused on the commercial real estate industry, today reported results for the third quarter ended September 30, 2007. Third quarter results reflect the completion of the Fremont transaction on July 2, 2007. iStar reported adjusted earnings for the quarter of $1.07 per diluted common share. This compares with $0.90 per diluted common share for the third quarter 2006. Adjusted earnings allocable to common shareholders for the third quarter 2007 were $135.8 million on a diluted basis, compared to $103.1 million for the third quarter 2006. Adjusted earnings represent net income computed in accordance with GAAP, adjusted for preferred dividends, depreciation, depletion, amortization, gain (loss) from discontinued operations and ineffectiveness on interest rate hedges. Net income allocable to common shareholders for the third quarter was $93.0 million, or $0.73 per diluted common share, compared to $91.8 million, or $0.80 per diluted common share for the third quarter 2006. Please see the financial tables that follow the text of this press release for a detailed reconciliation of adjusted earnings to GAAP net income. Net investment income for the quarter was $220.8 million, compared to $109.0 million for the third quarter 2006. The year-over-year increase was primarily due to higher interest income associated with the inclusion of the acquired Fremont portfolio of assets, including $60.7 million primarily associated with the amortization of the $281.4 million loan purchase discount from the acquisition. Net investment income represents interest income, operating lease income and equity in earnings (loss) from joint ventures, less interest expense, operating costs for corporate tenant lease assets and loss on early extinguishment of debt. Excluding the effect of the Fremont acquisition, the Company announced that during the third quarter, it closed 42 new financing commitments, for a total of $1.8 billion. Of that amount, $988.4 million was funded during the quarter. In addition, the Company funded $396.6 million under pre-existing commitments and received $401.4 million in principal repayments. Additionally, the Company completed the sale of two non-strategic corporate tenant lease assets for total proceeds of $5.6 million, net of costs, resulting in a total net book gain of approximately $1.0 million. For the quarter ended September 30, 2007, the Company generated adjusted return on average common book equity of 21.8%. The Company's debt to book equity plus accumulated depreciation/depletion and loan loss reserves, all as determined in accordance with GAAP, was 3.3x at quarter end. The Company's net finance margin, calculated as the rate of return on assets less the cost of debt, was 5.25% for the quarter, versus 3.22% in the previous quarter. The increase in quarter-over-quarter net finance margin was primarily due to the amortization of the Fremont loan purchase discount. Excluding the impact of the amortization of the Fremont loan purchase discount, the Company's net finance margin was 3.53%. Risk Management At September 30, 2007, first mortgages, participations in first mortgages, senior loans and corporate tenant lease investments collectively comprised 86.0% of the Company's asset base, versus 83.6% in the prior quarter. The Company's loan portfolio consisted of 78% floating rate and 22% fixed rate loans, with a weighted average maturity of 3.2 years. The weighted average last dollar loan-to-value ratio for all structured finance assets was 66.6%. At quarter end, the Company's corporate tenant lease assets were 95.6% leased with a weighted average remaining lease term of 11.2 years. At September 30, 2007, the weighted average risk ratings of the Company's structured finance and corporate tenant lease assets were 2.92 and 2.48, respectively, versus 2.78 and 2.50, respectively, in the previous quarter. Inclusive of the assets acquired in the Fremont acquisition, at September 30, 2007, the Company had 29 loans on non-performing loan (NPL) status representing $848.7 million of gross book value. At the end of the third quarter, the Company had 28 loans on its watch list representing $1.1 billion of gross book value. Gross book values represent iStar's book value plus Fremont's A-participation interest. Excluding Fremont's A-participation interest on the associated assets, NPL and watch list assets were $428.7 million and $610.5 million, respectively. The Company's policy is to stop the accrual of interest on loans placed on NPL status. The Company believes it has adequate collateral and loan loss reserves to support the book value for each of the NPL and watch list assets. The Company had $124.2 million in loan loss reserves at September 30, 2007 versus $52.2 million at December 31, 2006. The third quarter increase of $62.0 million in loan loss reserves was the result of the Company's regular quarterly risk ratings review process as well as the addition of the Fremont portfolio. This quarter's risk ratings process included a comprehensive review of the Fremont portfolio. The Company's total loss coverage, defined as the combination of loan loss reserves and remaining purchase discount from the Fremont acquisition, was $344.9 million or 3.2% of total loan assets at the end of the third quarter. Summary of Fremont Contributions to Quarterly Results On July 2, 2007, the Company completed its transaction with Fremont Investment & Loan in which the Company acquired Fremont's commercial real estate lending business and retained a $2.1 billion B-participation interest in its commercial real estate loan assets for an aggregate purchase price of approximately $1.9 billion. The Company accounted for the acquisition as a business combination under the purchase method of accounting. Under the purchase method, the assets acquired and liabilities assumed were recorded at their fair values as of the acquisition date, with any excess of the purchase price over the fair value recorded as goodwill. On the acquisition date, the Company recorded a $281.4 million aggregate discount related to the acquired loans as follows. The Company recognized 18 loans with an aggregate principal balance of $577.2 million, as impaired. These loans were recorded at a discount of $56.9 million, or approximately $520.2 million. The majority of these loans will be accounted for on the cost recovery basis. The remaining $5.7 billion of acquired loans were recorded at a fair value of $5.5 billion, a discount of $224.5 million to principal value. This discount was determined on a loan by loan basis and will be amortized through interest income over the life of each individual loan. During the third quarter, we recognized approximately $57.4 million of interest income related to the amortization of purchase discount, leaving a balance of $167.1 million. In addition, we recognized $3.2 million of interest income from two of the impaired loans, one of which repaid in full during the quarter, and one of which is expected to repay by year end. The balances discussed above represent iStar's B-participation interest plus Fremont's A-participation interest. At the end of the third quarter, the acquired portfolio and additional fundings made during the quarter, had a principal balance of $5.7 billion, consisting of 243 loans with a weighted average margin of 325 bps. This compared to 281 loans on July 2, 2007, with a principal balance of $6.3 billion and a weighted average margin of 327 bps. At the end of the third quarter, the principal balance of Fremont's A- participation interest in the portfolio was $3.4 billion versus $4.2 billion on July 2, 2007. The principal balance of iStar's B-participation interest at the end of the third quarter was $2.3 billion versus $2.1 billion on July 2, 2007. During the quarter, iStar received $1.1 billion in principal repayments of which the Company retained 30%. The balance of the principal repayments was paid to Fremont as part of the terms of its participation. The weighted average maturity of the portfolio is approximately 12 months. During the third quarter, iStar funded $567.4 million of commitments related to the portfolio. Unfunded commitments at the end of the third quarter were $3.0 billion, of which the Company only expects to fund approximately $2.6 billion based upon its comprehensive review of the portfolio. This compares to unfunded commitments of $3.7 billion on July 2, 2007. At September 30, 2007, there were 22 loans from the acquired portfolio on NPL status with a gross book value of $640.1 million versus 16 loans from the date of the acquisition, which represented $406.1 million of gross book value. In addition, there were 22 loans on the Company's watch list with a gross book value of $781.3 million versus 22 loans from the date of the acquisition which represented $843.6 million of gross book value. Excluding Fremont's A- participation interest on the associated assets, NPL and watch list assets for the acquired portfolio were $220.1 million and $296.0 million, respectively. Capital Markets Summary As of September 30, 2007, the Company had $1.7 billion available under $3.9 billion in revolving credit facilities. Consistent with its match funding policy under which a one percentage point change in interest rates cannot impact adjusted earnings by more than 2.5%, as of September 30, 2007, a one percentage point increase in rates would have increased the Company's adjusted earnings by 2.3%. During the third quarter, the Company repurchased approximately 613,000 shares of its common stock for $20.2 million pursuant to its existing 5.0 million share repurchase program. The Company currently has remaining authority to repurchase up to 2.1 million shares under the program. On October 15, 2007, the Company issued $800 million of convertible senior floating rate notes due 2012. The Notes priced at par, mature on October 1, 2012, and will bear interest at a rate of 3-month LIBOR plus 0.50%. The Notes will be convertible into cash, shares of common stock, or any combination thereof at the Company's option at an initial conversion price of $45.05, which represented a 30% premium over the closing price on October 10, 2007. The Company used half of the net proceeds to pay down the interim facility used to fund the Fremont acquisition and the other half to pay down other indebtedness. Earnings Guidance Consistent with the Securities and Exchange Commission's Regulation FD and Regulation G, iStar Financial comments on earnings expectations within the context of its regular earnings press releases. For fiscal year 2007, the Company expects diluted adjusted earnings per common share of $4.00 - $4.10, and diluted GAAP earnings per common share of $2.80 - $2.90, based on expected net asset growth of approximately $5.0 billion, including the Company's retained interest in the Fremont portfolio. Excluding the Fremont interest, net asset growth for fiscal year 2007 is expected to be approximately $3.0 billion. For fiscal year 2008, the Company expects diluted adjusted earnings per common share of $4.00 - $4.20, and diluted GAAP earnings per common share of $2.70 - $2.90. The lower end of these ranges assumes minimal net asset growth in 2008. The higher end of these ranges assumes $3.0 - $3.5 billion of net asset growth in 2008. Dividend On October 1, 2007, iStar Financial declared a regular quarterly dividend of $0.825 per share. The third quarter dividend was paid on October 29, 2007 to shareholders of record on October 15, 2007. iStar Financial announced today, that effective December 3, 2007, its Board of Directors approved an increase in the regular quarterly cash dividend on its common stock to $0.87 per share for the quarter ending December 31, 2007, payable on December 31, 2007 to holders of record on December 17, 2007. The $0.87 per share quarterly dividend, or $3.48 per share on an annualized basis, represents an approximate 5% increase over iStar Financial's previous quarterly dividend rate of $0.825 per share. To ensure the Company pays out 100% of its taxable income for fiscal 2007, the Company stated today that it expects to declare a special dividend later this year on its common stock of approximately $0.15 - $0.30 per share. Record and payment dates for a special dividend will be set by the Board of Directors. [Financial Tables to Follow] * * * iStar Financial Inc. is a leading publicly traded finance company focused on the commercial real estate industry. The Company primarily provides custom- tailored investment capital to high-end private and corporate owners of real estate, including senior and mezzanine real estate debt, senior and mezzanine corporate capital, as well as corporate net lease financing and equity. The Company, which is taxed as a real estate investment trust ("REIT"), seeks to deliver strong dividends and superior risk-adjusted returns on equity to shareholders by providing innovative and value added financing solutions to its customers. iStar Financial will hold a quarterly earnings conference call at 10:00 a.m. EST today, November 6, 2007. This conference call will be broadcast live over the Internet and can be accessed by all interested parties through iStar Financial's website, http://www.istarfinancial.com/, under the "Investor Relations" section. To listen to the live call, please go to the website's "Investor Relations" section at least 15 minutes prior to the start of the call to register, download and install any necessary audio software. For those who are not available to listen to the live broadcast, a replay will be available shortly after the call on the iStar Financial website. (Note: Statements in this press release which are not historical fact may be deemed forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. Although iStar Financial Inc. believes the expectations reflected in any forward-looking statements are based on reasonable assumptions, the Company can give no assurance that its expectations will be attained. Factors that could cause actual results to differ materially from iStar Financial Inc.'s expectations include completion of pending investments, continued ability to originate new investments, the mix of originations between structured finance and corporate tenant lease assets, repayment levels, the timing of receipt of prepayment penalties, the availability and cost of capital for future investments, competition within the finance and real estate industries, economic conditions, loss experience and other risks detailed from time to time in iStar Financial Inc.'s SEC reports.) Selected Income Statement Data (In thousands) (unaudited) Three Months Ended Nine Months Ended September 30, September 30, 2007 2006 2007 2006 Net investment income (1) $220,790 $109,042 $468,233 $312,697 Other income 19,890 20,369 87,165 57,746 Other expenses (2) (141,017) (48,472) (270,852) (128,594) Minority interest in consolidated entities (277) (291) 302 (1,360) --------- --------- --------- --------- Income from continuing operations $99,386 $80,648 $284,848 $240,489 ========= ========= ========= ========= Income from discontinued operations 5,213 6,738 16,132 20,848 Gain from discontinued operations 1,045 17,264 7,823 21,800 Preferred dividends (10,580) (10,580) (31,740) (31,740) --------- --------- --------- --------- Net income allocable to common shareholders and HPU holders (3) $95,064 $94,070 $277,063 $251,397 ========= ========= ========= ========= ---------------------------- (1) Includes interest income, operating lease income and equity in earnings from joint ventures, less interest expense, operating costs for corporate tenant lease assets and loss on early extinguishment of debt. (2) Includes depreciation and amortization, general and administrative expenses, provision for loan losses and other expenses. (3) HPU holders are Company employees who purchased high performance common stock units under the Company's High Performance Unit Program. Selected Balance Sheet Data (In thousands) As of As of September 30, 2007 December 31, 2006 ------------------ ----------------- (unaudited) Loans and other lending investments, net $10,569,207 $6,799,850 Corporate tenant lease assets, net 3,282,976 3,084,794 Other investments 472,221 407,617 Total assets 15,304,705 11,059,995 Debt obligations 11,748,508 7,833,437 Total liabilities 12,215,295 8,034,394 Total shareholders' equity 3,034,600 2,986,863 iStar Financial Inc. Consolidated Statements of Operations (In thousands, except per share amounts) (unaudited) Three Months Ended Nine Months Ended September 30, September 30, 2007 2006 2007 2006 ---- ---- ---- ---- REVENUES Interest income $316,855 $153,053 $689,880 $414,177 Operating lease income 82,650 76,097 240,118 228,951 Other income 19,890 20,369 87,165 57,746 --------- --------- --------- --------- Total revenues 419,395 249,519 1,017,163 700,874 --------- --------- --------- --------- COSTS AND EXPENSES Interest expense 173,376 115,214 441,077 309,999 Operating costs - corporate tenant lease assets 7,937 6,337 21,833 22,928 Depreciation and amortization 24,802 18,980 67,665 56,546 General and administrative(1) 51,266 27,492 128,238 67,048 Provision for loan losses 62,000 2,000 72,000 5,000 Other expense 2,949 - 2,949 - --------- --------- --------- --------- Total costs and expenses 322,330 170,023 733,762 461,521 --------- --------- --------- --------- Income from continuing operations before other items 97,065 79,496 283,401 239,353 Equity in earnings from joint ventures 2,598 1,443 1,145 2,496 Minority interest in consolidated entities (277) (291) 302 (1,360) --------- --------- --------- --------- Income from continuing operations 99,386 80,648 284,848 240,489 Income from discontinued operations 5,213 6,738 16,132 20,848 Gain from discontinued operations 1,045 17,264 7,823 21,800 --------- --------- --------- --------- Net income 105,644 104,650 308,803 283,137 Preferred dividends (10,580) (10,580) (31,740) (31,740) --------- --------- --------- --------- Net income allocable to common shareholders and HPU holders $95,064 $94,070 $277,063 $251,397 ========= ========= ========= ========= Net income per common share Basic $0.74 $0.81 $2.14 $2.16 Diluted (2) $0.73 $0.80 $2.12 $2.14 Net income per HPU share Basic (3) $139.07 $153.27 $404.87 $409.67 Diluted (2) (4) $138.07 $151.67 $401.47 $405.73 ------------------------------ (1) For the three months ended September 30, 2007 and 2006, includes $3,786 and $6,407 of stock-based compensation expense, respectively. For the nine months ended September 30, 2007 and 2006, includes $12,051 and $9,357 of stock-based compensation expense, respectively. (2) For the three months ended September 30, 2007 and 2006, includes the allocable share of $29 and $30 of joint venture income, respectively. For the nine months ended September 30, 2007 and 2006, includes the allocable share of $85 and $86 of joint venture income, respectively. (3) For the three months ended September 30, 2007 and 2006, $2,086 and $2,299 of net income is allocable to HPU holders, respectively. For the nine months ended September 30, 2007 and 2006, $6,073 and $6,145 of net income is allocable to HPU holders, respectively. (4) For the three months ended September 30, 2007 and 2006, $2,071 and $2,275 of net income is allocable to HPU holders, respectively. For the nine months ended September 30, 2007 and 2006, $6,022 and $6,086 of net income is allocable to HPU holders, respectively. iStar Financial Inc. Earnings Per Share Information (In thousands, except per share amounts) (unaudited) Three Months Ended Nine Months Ended September 30, September 30, 2007 2006 2007 2006 ---- ---- ---- ---- EPS INFORMATION FOR COMMON SHARES Income from continuing operations per common share (1) Basic $0.69 $0.60 $1.96 $1.79 Diluted (2) $0.68 $0.60 $1.94 $1.78 Net income per common share Basic $0.74 $0.81 $2.14 $2.16 Diluted (2) $0.73 $0.80 $2.12 $2.14 Weighted average common shares outstanding Basic 126,488 113,318 126,644 113,281 Diluted 127,508 114,545 127,782 114,439 EPS INFORMATION FOR HPU SHARES Income from continuing operations per HPU share (1) Basic $129.94 $114.14 $369.87 $340.14 Diluted (2) $128.94 $113.00 $366.74 $336.86 Net income per HPU share (3) Basic $139.07 $153.27 $404.87 $409.67 Diluted (2) $138.07 $151.67 $401.47 $405.73 Weighted average HPU shares outstanding Basic 15 15 15 15 Diluted 15 15 15 15 ----------------------------- (1) For the three months ended September 30, 2007 and 2006, excludes preferred dividends of $10,580. For the nine months ended September 30, 2007 and 2006, excludes preferred dividends of $31,740. (2) For the three months ended September 30, 2007 and 2006, includes the allocable share of $29 and $30 of joint venture income, respectively. For the nine months ended September 30, 2007 and 2006, includes the allocable share of $85 and $86 of joint venture income, respectively. (3) As more fully explained in the Company's quarterly SEC filings, three plans of the Company's HPU program vested in December 2002, December 2003 and December 2004. Each of the respective plans contain 5 HPU shares. Cumulatively, these 15 shares were entitled to $2,086 and $2,299 of net income for the three months ended September 30, 2007 and 2006, respectively, and $6,073 and $6,145 of net income for the nine months ended September 30, 2007 and 2006, respectively. On a diluted basis, these cumulative 15 shares were entitled to $2,071 and $2,275 of net income for the three months ended September 30, 2007 and 2006, respectively, and $6,022 and $6,086 of net income for the nine months ended September 30, 2007 and 2006, respectively. iStar Financial Inc. Reconciliation of Adjusted Earnings to GAAP Net Income (In thousands, except per share amounts) (unaudited) Three Months Ended Nine Months Ended September 30, September 30, 2007 2006 2007 2006 ---- ---- ---- ---- ADJUSTED EARNINGS (1) Net income $105,644 $104,650 $308,803 $283,137 Add: Depreciation, depletion and amortization 25,928 20,758 71,172 61,791 Add: Joint venture income 31 32 92 92 Add: Joint venture depreciation, depletion and amortization 10,407 2,645 30,992 8,093 Add: Amortization of deferred financing costs 7,065 5,403 20,222 17,671 Add: Hedge ineffectiveness, net 2,944 - 2,944 - Less: Preferred dividends (10,580) (10,580) (31,740) (31,740) Less: Gain from discontinued operations (1,045) (17,264) (7,823) (21,800) Less: Joint venture gain from discontinued operations (1,572) - (1,572) - --------- --------- --------- --------- Adjusted earnings allocable to common shareholders and HPU holders: Basic $138,791 $105,612 $392,998 $317,152 Diluted $138,822 $105,644 $393,090 $317,244 Adjusted earnings per common share: Basic (2) $1.07 $0.91 $3.04 $2.73 Diluted (3) $1.07 $0.90 $3.01 $2.71 Weighted average common shares outstanding: Basic 126,488 113,318 126,644 113,281 Diluted 127,508 114,545 127,782 114,439 Common shares outstanding at end of period: Basic 126,272 113,820 126,272 113,820 Diluted 127,282 115,053 127,282 115,053 ------------------------------ (1) Adjusted earnings should be examined in conjunction with net income as shown in the Consolidated Statements of Operations. Adjusted earnings should not be considered as an alternative to net income (determined in accordance with GAAP) as an indicator of the Company's performance, or to cash flows from operating activities (determined in accordance with GAAP) as a measure of the Company's liquidity, nor is this measure indicative of funds available to fund the Company's cash needs or available for distribution to shareholders. Rather, adjusted earnings is an additional measure the Company uses to analyze how its business is performing. It should be noted that the Company's manner of calculating adjusted earnings may differ from the calculations of similarly-titled measures by other companies. (2) For the three months ended September 30, 2007 and 2006, excludes $3,046 and $2,581 of net income allocable to HPU holders, respectively. For the nine months ended September 30, 2007 and 2006, excludes $8,615 and $7,752 of net income allocable to HPU holders, respectively. (3) For the three months ended September 30, 2007 and 2006, excludes $3,023 and $2,554 of net income allocable to HPU holders, respectively. For the nine months ended September 30, 2007 and 2006, excludes $8,542 and $7,678 of net income allocable to HPU holders, respectively. iStar Financial Inc. Consolidated Balance Sheets (In thousands) As of As of September 30, 2007 December 31, 2006 ------------------ ----------------- (unaudited) ASSETS Loans and other lending investments, net $10,569,207 $6,799,850 Corporate tenant lease assets, net 3,282,976 3,084,794 Other investments 472,221 407,617 Investments in joint ventures 390,863 382,030 Assets held for sale 76,590 9,398 Cash and cash equivalents 102,044 105,951 Restricted cash 33,340 28,986 Accrued interest and operating lease income receivable 141,373 72,954 Deferred operating lease income receivable 95,339 79,498 Deferred expenses and other assets 97,697 71,181 Goodwill 43,055 17,736 ------------------ ----------------- Total assets $15,304,705 $11,059,995 ================== ================= LIABILITIES AND SHAREHOLDERS' EQUITY Accounts payable, accrued expenses and other liabilities $466,787 $200,957 Debt obligations: Unsecured senior notes 7,119,466 6,250,249 Unsecured revolving credit facilities 2,178,049 923,068 Interim credit facility 1,900,000 - Secured term loans 452,964 562,116 Other debt obligations 98,029 98,004 ------------------ ----------------- Total liabilities 12,215,295 8,034,394 Minority interest in consolidated entities 54,810 38,738 Shareholders' equity 3,034,600 2,986,863 ------------------ ----------------- Total liabilities and shareholders' equity $15,304,705 $11,059,995 ================== ================= iStar Financial Inc. Supplemental Information (In thousands) (unaudited) PERFORMANCE STATISTICS Three Months Ended Net Finance Margin September 30, 2007 ------------------ ------------------ Weighted average GAAP yield of loan and CTL investments 11.61% Less: Cost of debt (6.36%) -------------- Net Finance Margin (1) 5.25% =============== Net Finance Margin Excluding Amortization of Discount on Fremont Loans 3.53% =============== Return on Average Common Book Equity ------------------------------------ Average total book equity $3,053,217 Less: Average book value of preferred equity (506,176) -------------- Average common book equity (A) $2,547,041 Net income allocable to common shareholders and HPU holders $95,064 Net income allocable to common shareholders and HPU holders - Annualized (B) $380,256 Return on Average Common Book Equity (B) / (A) 14.9% =============== Adjusted basic earnings allocable to common shareholders and HPU holders (2) $138,791 Adjusted basic earnings allocable to common shareholders and HPU holders - Annualized ( C ) $555,164 Adjusted Return on Average Common Book Equity ( C ) / (A) 21.8% =============== Efficiency Ratio ---------------- General and administrative expenses (D) $51,266 Total revenue (E) $419,395 Efficiency Ratio (D) / (E) 12.2% -------------------------- =============== (1) Weighted average GAAP yield is the annualized sum of interest income and operating lease income (excluding other income), divided by the sum of average gross corporate tenant lease assets, average loans and other lending investments, average SFAS No. 141 purchase intangibles and average assets held for sale over the period. Cost of debt is the annualized sum of interest expense and operating costs-corporate tenant lease assets, divided by the average gross debt obligations over the period. Operating lease income and operating costs-corporate tenant lease assets exclude SFAS No. 144 adjustments from discontinued operations of $5,359 and $227, respectively. The Company does not consider net finance margin to be a measure of the Company's liquidity or cash flows. It is one of several measures that management considers to be an indicator of the profitability of its operations. (2) Adjusted earnings should be examined in conjunction with net income as shown in the Consolidated Statements of Operations. Adjusted earnings should not be considered as an alternative to net income (determined in accordance with GAAP) as an indicator of the Company's performance, or to cash flows from operating activities (determined in accordance with GAAP) as a measure of the Company's liquidity, nor is this measure indicative of funds available to fund the Company's cash needs or available for distribution to shareholders. Rather, adjusted earnings is an additional measure the Company uses to analyze how its business is performing. It should be noted that the Company's manner of calculating adjusted earnings may differ from the calculations of similarly-titled measures by other companies. iStar Financial Inc. Supplemental Information (In thousands) (unaudited) CREDIT STATISTICS Three Months Ended September 30, 2007 ------------------ Book debt (A) $11,748,508 Book equity $3,034,600 Add: Accumulated depreciation/depletion and loan loss reserves 579,066 -------------- Sum of book equity, accumulated depreciation/depletion and loan loss reserves (B) $3,613,666 Book Debt / Sum of Book Equity, Accumulated Depreciation/Depletion and Loan Loss Reserves (A) / (B) 3.3x =============== Ratio of Earnings to Fixed Charges 1.6x Ratio of Earnings to Fixed Charges and Preferred Stock Dividends 1.6x Interest Coverage ----------------- EBITDA (1) (C) $315,355 GAAP interest expense (D) $173,376 EBITDA / GAAP Interest Expense (C) / (D) 1.8x =============== Fixed Charge Coverage --------------------- EBITDA (1) (C) $315,355 GAAP interest expense $173,376 Add: Preferred dividends 10,580 -------------- Total GAAP interest expense and preferred dividends (E) $183,956 EBITDA / GAAP Interest Expense and Preferred Dividends (C) / (E) 1.7x =============== RECONCILIATION OF NET INCOME TO EBITDA Net income $105,644 Add: GAAP interest expense 173,376 Add: Depreciation, depletion and amortization 25,928 Add: Joint venture depreciation, depletion and amortization 10,407 -------------- EBITDA (1) $315,355 --------------------------------- =============== (1) EBITDA should be examined in conjunction with net income as shown in the Consolidated Statements of Operations. EBITDA should not be considered as an alternative to net income (determined in accordance with GAAP) as an indicator of the Company's performance, or to cash flows from operating activities (determined in accordance with GAAP) as a measure of the Company's liquidity, nor is this measure indicative of funds available to fund the Company's cash needs or available for distribution to shareholders. It should be noted that the Company's manner of calculating EBITDA may differ from the calculations of similarly-titled measures by other companies. iStar Financial Inc. Supplemental Information (In thousands) (unaudited) Three Months Ended September 30, 2007 LOAN ORIGINATIONS (1) --------------------- Total/ OTHER Floating Weighted CORPORATE INVEST- Fixed Rate Rate Average LEASING MENTS ---------- --------- --------- --------- ------- Amount funded $184,973 $660,326 $845,299 $141,163 $1,918 Weighted average GAAP yield 8.96% 8.99% 8.98% 9.96% N/A Weighted average all-in spread/margin (basis points) (2) 448 384 - 517 N/A Weighted average first $ loan-to-value ratio 15.93% 10.91% 12.03% N/A N/A Weighted average last $ loan-to-value ratio 59.69% 56.40% 57.12% N/A N/A UNFUNDED COMMITMENTS Number of assets with unfunded commitments 336 Discretionary commitments $1,082,730 Non-discretionary commitments 6,009,115 ---------- Total unfunded commitments $7,091,845 ========== Estimated weighted average funding period Approximately 2.0 years UNENCUMBERED ASSETS $15,011,609 RISK MANAGEMENT STATISTICS (weighted average risk rating) 2007 2006 -------------------- ------------------ September June March December September 30, 30, 31, 31, 30, -------------------- ------------------ Structured Finance Assets (principal risk) 2.92 2.78 2.64 2.74 2.75 Corporate Tenant Lease Assets 2.48 2.50 2.45 2.37 2.39 (1=lowest risk; 5=highest risk) ------------------------------ (1) Excludes loans purchased through the Fremont acquisition (2) Represents spread over base rate LIBOR (floating-rate loans) and interpolated U.S. Treasury rates (fixed-rate loans and corporate leasing transactions) during the quarter. iStar Financial Inc. Supplemental Information (In thousands, except per share amounts) (unaudited) LOANS AND OTHER LENDING INVESTMENTS CREDIT STATISTICS As of -------------------------------------------------- September 30, 2007 December 31, 2006 ----------------------- ------------------------ Book value of non- performing loans (1) / As a percentage of total assets $848,714 5.55% $61,480 0.56% Reserve for loan losses / As a percentage of total assets $124,201 0.81% $52,201 0.47% As a percentage of non-performing loans (1) 14.63% 84.91% RECONCILIATION OF DILUTED ADJUSTED EPS GUIDANCE TO DILUTED GAAP EPS GUIDANCE (2) Year Ending Year Ending December 31, 2007 December 31, 2008 ----------------- ----------------- Earnings per diluted common share guidance $2.80 - $2.90 $2.70 - $2.90 Add: Depreciation, depletion and amortization per diluted common share $1.10 - $1.30 $1.10 - $1.50 ----------------- ----------------- Adjusted earnings per diluted common share guidance $4.00 - $4.10 $4.00 - $4.20 ================= ================= ---------------------------------- (1) Non-performing loans include iStar's book value and Fremont's A- participation interest on the associated assets. (2) Adjusted earnings should be examined in conjunction with net income as shown in the Consolidated Statements of Operations. Adjusted earnings should not be considered as an alternative to net income (determined in accordance with GAAP) as an indicator of the Company's performance, or to cash flows from operating activities (determined in accordance with GAAP) as a measure of the Company's liquidity, nor is this measure indicative of funds available to fund the Company's cash needs or available for distribution to shareholders. Rather, adjusted earnings is an additional measure the Company uses to analyze how its business is performing. It should be noted that the Company's manner of calculating adjusted earnings may differ from the calculations of similarly-titled measures by other companies. iStar Financial Inc. Supplemental Information (In millions) (unaudited) PORTFOLIO STATISTICS AS OF SEPTEMBER 30, 2007 (1) Security Type ------------- First Mortgages / Senior Loans $9,162 60.5% Corporate Tenant Leases 3,860 25.5 Mezzanine / Subordinated Debt 1,531 10.1 Other Investments 592 3.9 --------- --------- Total $15,145 100.0% ========= ========= Collateral Type --------------- Apartment / Residential $2,815 18.6% Land 2,190 14.5 Office (CTL) 1,767 11.7 Corporate - Real Estate 1,682 11.1 Retail 1,591 10.5 Industrial / R&D 1,436 9.5 Entertainment / Leisure 868 5.7 Hotel 707 4.7 Other 700 4.6 Mixed Use / Mixed Collateral 651 4.3 Corporate - Non-Real Estate 372 2.4 Office (Lending) 366 2.4 --------- --------- Total $15,145 100.0% ========= ========= Collateral Location ------------------- West $3,135 20.7% Northeast 2,606 17.2 Southeast 2,297 15.2 Mid-Atlantic 1,605 10.6 Various 1,360 9.0 International 1,105 7.3 Central 939 6.2 South 799 5.3 Southwest 745 4.9 Northcentral 364 2.4 Northwest 190 1.2 --------- --------- Total $15,145 100.0% ------------------------------------------- ========= ========= (1) Figures presented prior to loan loss reserves, accumulated depreciation and impact of Statement of Financial Accounting Standards No. 141, "Business Combinations." DATASOURCE: iStar Financial Inc. CONTACT: Catherine D. Rice, Chief Financial Officer, or Andrew G. Backman, Vice President - Investor Relations, both of iStar Financial Inc., +1-212-930-9400 Web site: http://www.istarfinancial.com/

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SFI Sagicor Financial Corporation Limited