Annaly Capital Management, Inc. (NYSE:NLY) ("Annaly" or the "Company") today announced its financial results for the quarter ended June 30, 2025.

Financial Highlights

GAAP net income of $0.03 per average common share for the quarter
Earnings available for distribution ("EAD") of $0.73 per average common share for the quarter
Economic return of 0.7% for the second quarter; 3.7% economic return for the first half of the year
Book value per common share of $18.45
GAAP leverage of 7.1x, up from 6.8x in the prior quarter; economic leverage of 5.8x, up from 5.7x in the prior quarter
Common stock cash dividend of $0.70 per share for the second quarter

Business Highlights

Investment and Strategy

Total portfolio of $89.5 billion, including $79.5 billion in highly liquid Agency portfolio⁽¹⁾
Annaly's Agency portfolio increased by 6%, representing 62% of dedicated capital⁽²⁾, with accretive capital raised deployed into both specified pools and TBAs across 4.5% through 6.0% coupon securities
Hedge portfolio remained defensively positioned with 92% hedge ratio; added hedges to correspond with assets purchased throughout the quarter and to manage upward pressure on long-end Treasury yields while maintaining a balanced mix of swaps and Treasuries at the long end of the yield curve
Annaly's Residential Credit portfolio relatively unchanged at $6.6 billion⁽¹⁾ driven by record quarterly securitization issuance; correspondent channel activity remained strong with lock volume and total funded volume in line with the prior quarter at $5.3 billion and $3.7 billion, respectively
Annaly's MSR portfolio unchanged at $3.3 billion in market value, representing 19% of dedicated capital⁽²⁾

Financing and Capital

$7.4 billion of total assets available for financing⁽³⁾, including cash and unencumbered Agency MBS of $4.7 billion
Annaly Residential Credit Group priced seven securitizations totaling a record $3.6 billion during the second quarter
- Annaly remained the largest non-bank issuer and the second largest issuer overall of Prime Jumbo and Expanded Credit MBS year-to-date⁽⁴⁾
Since the end of the first quarter, Annaly's Residential Credit and MSR businesses increased financing capacity by $500 million through new and expanded credit facilities; total warehouse capacity across both Annaly's Residential Credit and MSR businesses of $6.2 billion, including $2.6 billion of committed capacity
Average GAAP cost of interest-bearing liabilities of 4.76%, down 1 basis point quarter-over-quarter, and average economic cost of interest-bearing liabilities of 3.94%, up 6 basis points quarter-over-quarter
Raised $761 million of accretive common equity through the Company's at-the-market sales program during the quarter⁽⁵⁾

Corporate Governance

Appointed Thomas Hamilton as Independent Chair of the Board of Directors following the 2025 Annual Meeting of Stockholders in May

"Despite significant intra-quarter volatility across financial markets, Annaly delivered its seventh consecutive quarter with a positive economic return, underscoring the benefits of holding our Agency, Residential Credit and MSR strategies together on balance sheet," stated Chief Executive Officer & Co-Chief Investment Officer David Finkelstein. "Our Agency portfolio grew by nearly $5 billion as we were able to deploy accretive capital raised into the sector. Residential Credit experienced another record quarter of origination and securitization activity as Onslow Bay furthers its leadership across the non-Agency market. Meanwhile, our MSR portfolio continued to generate substantial cash flow while we expand our flow, subservicing and recapture partners. Looking forward, we remain encouraged by opportunities across our three investment strategies and believe our diversified housing finance portfolio can continue to generate industry leading risk-adjusted returns."

⁽¹⁾	Total portfolio represents Annaly's investments that are on-balance sheet as well as investments that are off-balance sheet in which Annaly has economic exposure. Agency assets include TBA purchase contracts (market value) of $7.8 billion. Residential Credit assets exclude assets transferred or pledged to securitization vehicles of $27.0 billion, include $2.7 billion of retained securities that are eliminated in consolidation and are shown net of participations issued totaling $1.6 billion. MSR assets include unsettled MSR commitments of $21 million. MSR commitments represent the market value of deals where Annaly has executed a letter of intent. There can be no assurance whether these deals will close or when they will close.
⁽²⁾	Capital allocation for each of the investment strategies is calculated as the difference between each investment strategy's allocated assets, which include TBA purchase contracts, and liabilities.
⁽³⁾	Comprised of $5.9bn of unencumbered assets, which represents Annaly's excess liquidity and defined as assets that have not been pledged or securitized (generally including cash and cash equivalents, Agency MBS, CRT, Non-Agency MBS, residential mortgage loans, MSR, reverse repurchase agreements, other unencumbered financial assets and capital stock), and $1.5bn of fair value of collateral pledged for future advances.
⁽⁴⁾	Issuer ranking data from Inside Nonconforming Markets from 2024 to Q2 2025 (July 11, 2025 issue). Used with permission.
⁽⁵⁾	Net of sales agent commissions and other offering expenses.

Financial Performance

The following table summarizes certain key performance indicators as of and for the quarters ended June 30, 2025, March 31, 2025 and June 30, 2024:

	June 30, 2025			March 31, 2025			June 30, 2024

Book value per common share	$	18.45		$	19.02		$	19.25
GAAP net income per average common share ⁽¹⁾	$	0.03		$	0.15		$	(0.09	)
Annualized GAAP return on average equity ⁽²⁾		1.82	%		4.04	%		(0.31	%)
GAAP leverage at period-end ⁽³⁾		7.1:1			6.8:1			7.1:1
Net interest margin ⁽⁴⁾		1.04	%		0.87	%		0.24	%
Average yield on interest earning assets ⁽⁵⁾		5.42	%		5.18	%		5.17	%
Average GAAP cost of interest bearing liabilities ⁽⁶⁾		4.76	%		4.77	%		5.43	%
Net interest spread		0.66	%		0.41	%		(0.26	%)
Non-GAAP metrics *
Earnings available for distribution per average common share ⁽¹⁾	$	0.73		$	0.72		$	0.68
Annualized EAD return on average equity		14.86	%		14.43	%		13.36	%
Economic leverage at period-end ⁽³⁾		5.8:1			5.7:1			5.8:1
Net interest margin (excluding PAA) ⁽⁴⁾		1.71	%		1.69	%		1.58	%
Average yield on interest earning assets (excluding PAA) ⁽⁵⁾		5.41	%		5.23	%		5.14	%
Average economic cost of interest bearing liabilities ⁽⁶⁾		3.94	%		3.88	%		3.90	%
Net interest spread (excluding PAA)		1.47	%		1.35	%		1.24	%

*	Represents a non-GAAP financial measure. Please refer to the "Non-GAAP Financial Measures" section for additional information.
⁽¹⁾	Net of dividends on preferred stock.
⁽²⁾	Annualized GAAP return on average equity annualizes realized and unrealized gains and (losses) which may not be indicative of full year performance, unannualized GAAP return on average equity is 0.45%, 1.01%, and (0.08%) for the quarters ended June 30, 2025, March 31, 2025, and June 30, 2024, respectively.
⁽³⁾	GAAP leverage is computed as the sum of repurchase agreements, other secured financing, debt issued by securitization vehicles, participations issued, and U.S. Treasury securities sold, not yet purchased divided by total equity. Economic leverage is computed as the sum of recourse debt, cost basis of to-be-announced ("TBA") derivatives outstanding, and net forward purchases (sales) of investments divided by total equity. Recourse debt consists of repurchase agreements, other secured financing, and US Treasury securities, sold, not yet purchased. Debt issued by securitization vehicles and participations issued are non-recourse to the Company and are excluded from economic leverage.
⁽⁴⁾	Net interest margin represents interest income less interest expense divided by average Interest Earning Assets. Net interest margin does not include net interest component of interest rate swaps. Net interest margin (excluding PAA) represents the sum of interest income (excluding PAA) plus TBA dollar roll income and less economic interest expense divided by the sum of average Interest Earning Assets plus average outstanding TBA contract balances. PAA represents the cumulative impact on prior periods, but not the current period, of quarter-over-quarter changes in estimated long-term prepayment speeds related to the Company's Agency mortgage-backed securities.
⁽⁵⁾	Average yield on interest earning assets represents annualized interest income divided by average interest earning assets. Average interest earning assets reflects the average amortized cost of our investments during the period. Average yield on interest earning assets (excluding PAA) is calculated using annualized interest income (excluding PAA).
⁽⁶⁾	Average GAAP cost of interest bearing liabilities represents annualized interest expense divided by average interest bearing liabilities. Average interest bearing liabilities reflects the average balances during the period. Average economic cost of interest bearing liabilities represents annualized economic interest expense divided by average interest bearing liabilities. Economic interest expense is comprised of GAAP interest expense, the net interest component of interest rate swaps, and net interest on initial margin related to interest rate swaps, which is reported in Other, net in the Company's Consolidated Statements of Comprehensive Income (Loss). Net interest on variation margin related to interest rate swaps is included in the Net interest component of interest rate swaps in the Company's Consolidated Statements of Comprehensive Income (Loss).

Other Information

This news release and our public documents to which we refer contain or incorporate by reference certain forward-looking statements which are based on various assumptions (some of which are beyond our control) and may be identified by reference to a future period or periods or by the use of forward-looking terminology, such as "may," "will," "believe," "expect," "anticipate," "continue," or similar terms or variations on those terms or the negative of those terms. Such statements include those relating to the Company's future performance, macro outlook, the interest rate and credit environments, tax reform and future opportunities. Actual results could differ materially from those set forth in forward-looking statements due to a variety of factors, including, but not limited to, changes in interest rates; changes in the yield curve; changes in prepayment rates; the availability of mortgage-backed securities ("MBS") and other securities for purchase; the availability of financing and, if available, the terms of any financing; changes in the market value of the Company's assets; changes in business conditions and the general economy; the Company's ability to grow its residential credit business; the Company's ability to grow its mortgage servicing rights business; credit risks related to the Company's investments in credit risk transfer securities and residential mortgage-backed securities and related residential mortgage credit assets; risks related to investments in mortgage servicing rights; the Company's ability to consummate any contemplated investment opportunities; changes in government regulations or policy affecting the Company's business; the Company's ability to maintain its qualification as a REIT for U.S. federal income tax purposes; the Company's ability to maintain its exemption from registration under the Investment Company Act of 1940; and operational risks or risk management failures by us or critical third parties, including cybersecurity incidents. For a discussion of the risks and uncertainties which could cause actual results to differ from those contained in the forward-looking statements, see "Risk Factors" in our most recent Annual Report on Form 10-K and any subsequent Quarterly Reports on Form 10-Q. The Company does not undertake, and specifically disclaims any obligation, to publicly release the result of any revisions which may be made to any forward-looking statements to reflect the occurrence of anticipated or unanticipated events or circumstances after the date of such statements, except as required by law.

Annaly is a leading diversified capital manager with investment strategies across mortgage finance. Annaly's principal business objective is to generate net income for distribution to its stockholders and to optimize its returns through prudent management of its diversified investment strategies. Annaly is internally managed and has elected to be taxed as a real estate investment trust, or REIT, for federal income tax purposes. Additional information on the company can be found at www.annaly.com.

We use our website (www.annaly.com) and LinkedIn account (www.linkedin.com/company/annaly-capital-management) as channels of distribution of company information. The information we post through these channels may be deemed material. Accordingly, investors should monitor these channels, in addition to following our press releases, SEC filings and public conference calls and webcasts. In addition, you may automatically receive email alerts and other information about Annaly when you enroll your email address by visiting the "News & Insights" section of our website, then clicking on "Subscribe" and completing the email notification form. Our website, any alerts and social media channels are not incorporated by reference into, and are not a part of, this document.

The Company prepares an investor presentation and financial supplement for the benefit of its shareholders. Please refer to the investor presentation for definitions of both GAAP and non-GAAP measures used in this news release. Both the Second Quarter 2025 Investor Presentation and the Second Quarter 2025 Financial Supplement can be found at the Company's website (www.annaly.com) in the "Investors" section under "Investor Presentations."

Conference Call

The Company will hold the second quarter 2025 earnings conference call on July 24, 2025 at 9:00 a.m. Eastern Time. Participants are encouraged to pre-register for the conference call to receive a unique PIN to gain immediate access to the call and bypass the live operator. Pre-registration may be completed by accessing the pre-registration link found on the homepage or "Investors" section of the Company's website at www.annaly.com, or by using the following link: https://dpregister.com/sreg/10200780/ff6cd9f9ec. Pre-registration may be completed at any time, including up to and after the call start time.

For participants who would like to join the call but have not pre-registered, access is available by dialing 844-735-3317 within the U.S., or 412-317-5703 internationally, and requesting the "Annaly Earnings Call."

There will also be an audio webcast of the call on www.annaly.com. A replay of the call will be available for one week following the conference call. The replay number is 877-344-7529 for domestic calls and 412-317-0088 for international calls and the conference passcode is 3172987. If you would like to be added to the e-mail distribution list, please visit www.annaly.com, click on News & Insights, then select Subscribe and complete the email notification form.

Financial Statements

ANNALY CAPITAL MANAGEMENT, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF FINANCIAL CONDITION (dollars in thousands, except per share data)

	June 30, 2025			March 31, 2025			December 31, 2024 ⁽¹⁾			September 30, 2024			June 30, 2024
	(unaudited)			(unaudited)						(unaudited)			(unaudited)
Assets
Cash and cash equivalents	$	2,058,845		$	1,833,528		$	1,488,027		$	1,560,159		$	1,587,108
Securities		73,500,626			70,361,364			69,756,447			71,700,177			67,044,753
Loans, net		3,722,272			3,860,555			3,546,902			2,305,613			2,548,228
Mortgage servicing rights		3,281,190			3,272,902			2,909,134			2,693,057			2,785,614
Assets transferred or pledged to securitization vehicles		27,021,790			24,464,281			21,973,188			21,044,007			17,946,812
Derivative assets		149,690			67,257			225,351			59,071			187,868
Receivable for unsettled trades		1,134,896			2,523			2,201,447			766,341			320,659
Principal and interest receivable		830,535			836,946			1,069,038			1,060,991			917,130
Intangible assets, net		8,071			8,743			9,416			10,088			10,761
Other assets		433,977			407,247			377,434			316,491			319,644
Total assets	$	112,141,892		$	105,115,346		$	103,556,384		$	101,515,995		$	93,668,577
Liabilities and stockholders' equity
Liabilities
Repurchase agreements	$	66,541,378		$	61,659,460		$	65,688,923		$	64,310,276		$	60,787,994
Other secured financing		1,025,000			900,000			750,000			600,000			600,000
Debt issued by securitization vehicles		24,107,249			21,802,193			19,540,678			18,709,118			15,831,915
Participations issued		1,556,900			1,748,273			1,154,816			467,006			1,144,821
U.S. Treasury securities sold, not yet purchased		2,528,167			2,519,125			2,470,629			2,043,519			1,974,602
Derivative liabilities		425,993			181,065			59,586			102,628			100,829
Payable for unsettled trades		1,538,526			2,304,774			308,282			1,885,286			1,096,271
Interest payable		256,245			285,858			268,317			276,397			369,106
Dividends payable		449,453			421,637			375,932			362,731			325,662
Other liabilities		238,618			208,453			242,269			219,085			174,473
Total liabilities		98,667,529			92,030,838			90,859,432			88,976,046			82,405,673
Stockholders' equity
Preferred stock, par value $0.01 per share ⁽²⁾		1,536,569			1,536,569			1,536,569			1,536,569			1,536,569
Common stock, par value $0.01 per share ⁽³⁾		6,421			6,023			5,784			5,580			5,010
Additional paid-in capital		26,520,657			25,749,468			25,257,716			24,851,604			23,694,663
Accumulated other comprehensive income (loss)		(740,046	)		(787,402	)		(1,017,682	)		(712,203	)		(1,156,927	)
Accumulated deficit		(13,942,302	)		(13,509,942	)		(13,173,146	)		(13,238,288	)		(12,898,191	)
Total stockholders' equity		13,381,299			12,994,716			12,609,241			12,443,262			11,181,124
Noncontrolling interests		93,064			89,792			87,711			96,687			81,780
Total equity		13,474,363			13,084,508			12,696,952			12,539,949			11,262,904
Total liabilities and equity	$	112,141,892		$	105,115,346		$	103,556,384		$	101,515,995		$	93,668,577

⁽¹⁾	Derived from the audited consolidated financial statements at December 31, 2024.
⁽²⁾	6.95% Series F Fixed-to-Floating Rate Cumulative Redeemable Preferred Stock - Includes 28,800,000 shares authorized, issued and outstanding. 6.50% Series G Fixed-to-Floating Rate Cumulative Redeemable Preferred Stock - Includes 17,000,000 shares authorized, issued and outstanding. 6.75% Series I Preferred Stock - Includes 17,700,000 shares authorized, issued and outstanding.
⁽³⁾	Includes 1,468,250,000 shares authorized. Includes 642,076,127 shares issued and outstanding at June 30, 2025, 602,338,286 shares issued and outstanding at March 31, 2025, 578,357,118 shares issued and outstanding at December 31, 2024, 558,047,743 at September 30, 2024, and 501,018,415 shares issued and outstanding at June 30, 2024.

ANNALY CAPITAL MANAGEMENT, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS) (dollars in thousands, except per share data) (Unaudited)

	For the quarters ended
	June 30, 2025			March 31, 2025			December 31, 2024			September 30, 2024			September 30, 2024
Net interest income
Interest income	$	1,418,893		$	1,317,108		$	1,338,880		$	1,229,341		$	1,177,325
Interest expense		1,145,693			1,097,137			1,151,592			1,215,940			1,123,767
Net interest income		273,200			219,971			187,288			13,401			53,558
Net servicing income
Servicing and related income		141,670			140,435			127,224			122,583			120,515
Servicing and related expense		14,571			14,113			11,648			12,988			12,617
Net servicing income		127,099			126,322			115,576			109,595			107,898
Other income (loss)
Net gains (losses) on investments and other		83,503			810,812			(2,010,426	)		1,723,713			(568,745	)
Net gains (losses) on derivatives		(388,785	)		(977,867	)		2,215,680			(1,754,010	)		430,487
Other, net		15,812			7,398			19,339			27,438			24,791
Total other income (loss)		(289,470	)		(159,657	)		224,593			(2,859	)		(113,467	)
General and administrative expenses
Compensation expense		36,583			37,297			33,955			34,453			33,274
Other general and administrative expenses		13,435			10,767			10,019			9,468			11,617
Total general and administrative expenses		50,018			48,064			43,974			43,921			44,891
Income (loss) before income taxes		60,811			138,572			483,483			76,216			3,098
Income taxes		440			8,267			10,407			(6,135	)		11,931
Net income (loss)		60,371			130,305			473,076			82,351			(8,833	)
Net income (loss) attributable to noncontrolling interests		3,272			6,081			(8,976	)		15,906			650
Net income (loss) attributable to Annaly		57,099			124,224			482,052			66,445			(9,483	)
Dividends on preferred stock		37,260			37,157			38,704			41,628			37,158
Net income (loss) available (related) to common stockholders	$	19,839		$	87,067		$	443,348		$	24,817		$	(46,641	)
Net income (loss) per share available (related) to common stockholders
Basic	$	0.03		$	0.15		$	0.78		$	0.05		$	(0.09	)
Diluted	$	0.03		$	0.15		$	0.78		$	0.05		$	(0.09	)
Weighted average number of common shares outstanding
Basic		620,208,712			587,149,704			569,201,592			515,729,658			500,950,563
Diluted		621,103,218			588,420,998			570,651,985			516,832,152			500,950,563
Other comprehensive income (loss)
Net income (loss)	$	60,371		$	130,305		$	473,076		$	82,351		$	(8,833	)
Unrealized gains (losses) on available-for-sale securities		33,559			164,877			(337,121	)		428,955			(54,243	)
Reclassification adjustment for net (gains) losses included in net income (loss)		13,797			65,403			31,642			15,769			179,234
Other comprehensive income (loss)		47,356			230,280			(305,479	)		444,724			124,991
Comprehensive income (loss)		107,727			360,585			167,597			527,075			116,158
Comprehensive income (loss) attributable to noncontrolling interests		3,272			6,081			(8,976	)		15,906			650
Comprehensive income (loss) attributable to Annaly		104,455			354,504			176,573			511,169			115,508
Dividends on preferred stock		37,260			37,157			38,704			41,628			37,158
Comprehensive income (loss) attributable to common stockholders	$	67,195		$	317,347		$	137,869		$	469,541		$	78,350

ANNALY CAPITAL MANAGEMENT, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS) (dollars in thousands, except per share data)

	For the six months ended
	June 30, 2025			June 30, 2024
	(unaudited)			(unaudited)
Net interest income
Interest income	$	2,736,001		$	2,271,813
Interest expense		2,242,830			2,224,706
Net interest income		493,171			47,107
Net servicing income
Servicing and related income		282,105			235,599
Servicing and related expense		28,684			24,833
Net servicing income		253,421			210,766
Other income (loss)
Net gains (losses) on investments and other		894,315			(1,562,872	)
Net gains (losses) on derivatives		(1,366,652	)		1,807,631
Other, net		23,210			48,158
Total other income (loss)		(449,127	)		292,917
General and administrative expenses
Compensation expense		73,880			61,995
Other general and administrative expenses		24,202			21,466
Total general and administrative expenses		98,082			83,461
Income (loss) before income taxes		199,383			467,329
Income taxes		8,707			10,988
Net income (loss)		190,676			456,341
Net income (loss) attributable to noncontrolling interests		9,353			2,932
Net income (loss) attributable to Annaly		181,323			453,409
Dividends on preferred stock		74,417			74,219
Net income (loss) available (related) to common stockholders	$	106,906		$	379,190
Net income (loss) per share available (related) to common stockholders
Basic	$	0.18		$	0.76
Diluted	$	0.18		$	0.76
Weighted average number of common shares outstanding
Basic		603,770,531			500,781,701
Diluted		604,882,295			501,415,515
Other comprehensive income (loss)
Net income (loss)	$	190,676		$	456,341
Unrealized gains (losses) on available-for-sale securities		198,436			(336,112	)
Reclassification adjustment for net (gains) losses included in net income (loss)		79,200			514,585
Other comprehensive income (loss)		277,636			178,473
Comprehensive income (loss)		468,312			634,814
Comprehensive income (loss) attributable to noncontrolling interests		9,353			2,932
Comprehensive income (loss) attributable to Annaly		458,959			631,882
Dividends on preferred stock		74,417			74,219
Comprehensive income (loss) attributable to common stockholders	$	384,542		$	557,663

Key Financial Data

The following table presents key metrics of the Company's portfolio, liabilities and hedging positions, and performance as of and for the quarters ended June 30, 2025, March 31, 2025 and June 30, 2024:

	June 30, 2025			March 31, 2025			June 30, 2024
Portfolio related metrics
Fixed-rate Residential Securities as a percentage of total Residential Securities		99	%		99	%		98	%
Adjustable-rate and floating-rate Residential Securities as a percentage of total Residential Securities		1	%		1	%		2	%
Weighted average experienced CPR for the period		8.7	%		7.1	%		7.4	%
Weighted average projected long-term CPR at period-end		9.1	%		9.5	%		8.5	%
Liabilities and hedging metrics
Weighted average days to maturity on repurchase agreements outstanding at period-end		49			50			36
Hedge ratio ⁽¹⁾		92	%		95	%		98	%
Weighted average pay rate on interest rate swaps at period-end ⁽²⁾		3.14	%		2.98	%		3.13	%
Weighted average receive rate on interest rate swaps at period-end ⁽²⁾		4.47	%		4.43	%		5.30	%
Weighted average net rate on interest rate swaps at period-end ⁽²⁾		(1.33	%)		(1.45	%)		(2.17	%)
GAAP leverage at period-end ⁽³⁾		7.1:1			6.8:1			7.1:1
GAAP capital ratio at period-end ⁽⁴⁾		12.0	%		12.4	%		12.0	%
Performance related metrics
Book value per common share	$	18.45		$	19.02		$	19.25
GAAP net income per average common share⁽⁵⁾	$	0.03		$	0.15		$	(0.09	)
Annualized GAAP return on average equity⁽⁶⁾		1.82	%		4.04	%		(0.31	%)
Net interest margin⁽⁷⁾		1.04	%		0.87	%		0.24	%
Average yield on interest earning assets ⁽⁸⁾		5.42	%		5.18	%		5.17	%
Average GAAP cost of interest bearing liabilities⁽⁹⁾		4.76	%		4.77	%		5.43	%
Net interest spread		0.66	%		0.41	%		(0.26	%)
Dividend declared per common share	$	0.70		$	0.70		$	0.65
Annualized dividend yield ⁽¹⁰⁾		14.88	%		13.79	%		13.64	%
Non-GAAP metrics *
Earnings available for distribution per average common share ⁽⁵⁾	$	0.73		$	0.72		$	0.68
Annualized EAD return on average equity (excluding PAA)		14.86	%		14.43	%		13.36	%
Economic leverage at period-end ⁽³⁾		5.8:1			5.7:1			5.8:1
Economic capital ratio at period end ⁽⁴⁾		14.3	%		14.8	%		14.4	%
Net interest margin (excluding PAA) ⁽⁷⁾		1.71	%		1.69	%		1.58	%
Average yield on interest earning assets (excluding PAA) ⁽⁸⁾		5.41	%		5.23	%		5.14	%
Average economic cost of interest bearing liabilities ⁽⁹⁾		3.94	%		3.88	%		3.90	%
Net interest spread (excluding PAA)		1.47	%		1.35	%		1.24	%

*	Represents a non-GAAP financial measure. Please refer to the "Non-GAAP Financial Measures" section for additional information.
⁽¹⁾	Measures total notional balances of interest rate swaps, interest rate swaptions (excluding receiver swaptions), futures and U.S. Treasury securities sold, not yet purchased, relative to repurchase agreements, other secured financing, cost basis of TBA derivatives outstanding and net forward purchases (sales) of investments; excludes MSR and the effects of term financing, both of which serve to reduce interest rate risk. Additionally, the hedge ratio does not take into consideration differences in duration between assets and liabilities.
⁽²⁾	Excludes forward starting swaps.
⁽³⁾	GAAP leverage is computed as the sum of repurchase agreements, other secured financing, debt issued by securitization vehicles, participations issued, and U.S. Treasury securities sold, not yet purchased divided by total equity. Economic leverage is computed as the sum of recourse debt, cost basis of to-be-announced ("TBA") derivatives outstanding, and net forward purchases (sales) of investments divided by total equity. Recourse debt consists of repurchase agreements, other secured financing, and U.S. Treasury securities sold, not yet purchased. Debt issued by securitization vehicles and participations issued are non-recourse to the Company and are excluded from economic leverage.
⁽⁴⁾	GAAP capital ratio is computed as total equity divided by total assets. Economic capital ratio is computed as total equity divided by total economic assets. Total economic assets include the implied market value of TBA derivatives and are net of debt issued by securitization vehicles and participations issued.
⁽⁵⁾	Net of dividends on preferred stock.
⁽⁶⁾	Annualized GAAP return on average equity annualizes realized and unrealized gains and (losses) which may not be indicative of full year performance, unannualized GAAP return on average equity is 0.45%, 1.01% and (0.08%) for the quarters ended June 30, 2025, March 31, 2025, and June 30, 2024, respectively.
⁽⁷⁾	Net interest margin represents interest income less interest expense divided by average interest earning assets. Net interest margin does not include net interest component of interest rate swaps. Net interest margin (excluding PAA) represents the sum of interest income (excluding PAA) plus TBA dollar roll income less economic interest expense divided by the sum of average interest earning assets plus average TBA contract balances.
⁽⁸⁾	Average yield on interest earning assets represents annualized interest income divided by average interest earning assets. Average interest earning assets reflects the average amortized cost of our investments during the period. Average yield on interest earning assets (excluding PAA) is calculated using annualized interest income (excluding PAA).
⁽⁹⁾	Average GAAP cost of interest bearing liabilities represents annualized interest expense divided by average interest bearing liabilities. Average interest bearing liabilities reflects the average balances during the period. Average economic cost of interest bearing liabilities represents annualized economic interest expense divided by average interest bearing liabilities. Economic interest expense is comprised of GAAP interest expense, the net interest component of interest rate swaps, and net interest on initial margin related to interest rate swaps, which is reported in Other, net in the Company's Consolidated Statements of Comprehensive Income (Loss). Net interest on variation margin related to interest rate swaps is included in the Net interest component of interest rate swaps in the Company's Consolidated Statements of Comprehensive Income (Loss).
⁽¹⁰⁾	Based on the closing price of the Company's common stock of $18.82, $20.31 and $19.06 at June 30, 2025, March 31, 2025 and June 30, 2024, respectively.

The following table contains additional information on our investment portfolio as of the dates presented:

	For the quarters ended
	June 30, 2025		March 31, 2025		June 30, 2024
Agency mortgage-backed securities	$	71,756,638	$	68,329,720	$	64,390,905
Residential credit risk transfer securities		414,047		521,059		838,437
Non-agency mortgage-backed securities		1,329,941		1,451,524		1,702,859
Commercial mortgage-backed securities		—		59,061		112,552
Total securities	$	73,500,626	$	70,361,364	$	67,044,753
Residential mortgage loans	$	3,722,272	$	3,860,555	$	2,548,228
Total loans, net	$	3,722,272	$	3,860,555	$	2,548,228
Mortgage servicing rights	$	3,281,190	$	3,272,902	$	2,785,614
Residential mortgage loans transferred or pledged to securitization vehicles	$	27,021,790	$	24,464,281	$	17,946,812
Assets transferred or pledged to securitization vehicles	$	27,021,790	$	24,464,281	$	17,946,812
Total investment portfolio	$	107,525,878	$	101,959,102	$	90,325,407

Non-GAAP Financial Measures

To supplement its consolidated financial statements, which are prepared and presented in accordance with U.S. generally accepted accounting principles ("GAAP"), the Company provides the following non-GAAP measures:

earnings available for distribution ("EAD");
earnings available for distribution attributable to common stockholders;
earnings available for distribution per average common share;
annualized EAD return on average equity;
economic leverage;
economic capital ratio;
interest income (excluding PAA);
economic interest expense;
economic net interest income (excluding PAA);
average yield on interest earning assets (excluding PAA);
average economic cost of interest bearing liabilities;
net interest margin (excluding PAA); and
net interest spread (excluding PAA).

These measures should not be considered a substitute for, or superior to, financial measures computed in accordance with GAAP. While intended to offer a fuller understanding of the Company's results and operations, non-GAAP financial measures also have limitations. For example, the Company may calculate its non-GAAP metrics, such as earnings available for distribution, or the PAA, differently than its peers making comparative analysis difficult. Additionally, in the case of non-GAAP measures that exclude the PAA, the amount of amortization expense excluding the PAA is not necessarily representative of the amount of future periodic amortization nor is it indicative of the term over which the Company will amortize the remaining unamortized premium. Changes to actual and estimated prepayments will impact the timing and amount of premium amortization and, as such, both GAAP and non-GAAP results.

These non-GAAP measures provide additional detail to enhance investor understanding of the Company's period-over-period operating performance and business trends, as well as for assessing the Company's performance versus that of industry peers. Additional information pertaining to the Company's use of these non-GAAP financial measures, including discussion of how each such measure may be useful to investors, and reconciliations to their most directly comparable GAAP results are provided below.

Earnings available for distribution, earnings available for distribution attributable to common stockholders, earnings available for distribution per average common share and annualized EAD return on average equity

The Company's principal business objective is to generate net income for distribution to its stockholders and to preserve capital through prudent selection of investments and continuous management of its portfolio. The Company generates net income by earning a net interest spread on its investment portfolio, which is a function of interest income from its investment portfolio less financing, hedging and operating costs. Earnings available for distribution, which is defined as the sum of (a) economic net interest income, (b) TBA dollar roll income, (c) net servicing income less realized amortization of MSR, (d) other income (loss) (excluding amortization of intangibles, non-EAD income allocated to equity method investments and other non-EAD components of other income (loss)), (e) general and administrative expenses (excluding transaction expenses and non-recurring items), and (f) income taxes (excluding the income tax effect of non-EAD income (loss) items) and excludes (g) the premium amortization adjustment ("PAA") representing the cumulative impact on prior periods, but not the current period, of quarter-over-quarter changes in estimated long-term prepayment speeds related to the Company's Agency mortgage-backed securities is used by the Company's management and, the Company believes, used by analysts and investors to measure its progress in achieving its principal business objective.

The Company seeks to fulfill this objective through a variety of factors including portfolio construction, the degree of market risk exposure and related hedge profile, and the use and forms of leverage, all while operating within the parameters of the Company's capital allocation policy and risk governance framework.

The Company believes these non-GAAP measures provide management and investors with additional details regarding the Company's underlying operating results and investment portfolio trends by (i) making adjustments to account for the disparate reporting of changes in fair value where certain instruments are reflected in GAAP net income (loss) while others are reflected in other comprehensive income (loss) and (ii) by excluding certain unrealized, non-cash or episodic components of GAAP net income (loss) in order to provide additional transparency into the operating performance of the Company's portfolio. In addition, EAD serves as a useful indicator for investors in evaluating the Company's performance and ability to pay dividends. Annualized EAD return on average equity, which is calculated by dividing earnings available for distribution over average stockholders' equity, provides investors with additional detail on the earnings available for distribution generated by the Company's invested equity capital.

The following table presents a reconciliation of GAAP financial results to non-GAAP earnings available for distribution for the periods presented:

	For the quarters ended
	June 30, 2025			March 31, 2025			June 30, 2024
	(dollars in thousands, except per share data)
GAAP net income (loss)	$	60,371		$	130,305		$	(8,833	)
Adjustments to exclude reported realized and unrealized (gains) losses
Net (gains) losses on investments and other ⁽¹⁾		(82,854	)		(810,970	)		568,874
Net (gains) losses on derivatives ⁽²⁾		574,435			1,169,412			(132,115	)
Other adjustments
Amortization of intangibles		672			673			673
Non-EAD (income) loss allocated to equity method investments ⁽³⁾		(403	)		147			(523	)
Transaction expenses and non-recurring items⁽⁴⁾		5,706			6,782			5,329
Income tax effect of non-EAD income (loss) items		1,003			7,355			10,016
TBA dollar roll income ⁽⁵⁾		7,252			11,275			486
MSR amortization ⁽⁶⁾		(68,804	)		(62,433	)		(56,100	)
EAD attributable to noncontrolling interests		(3,610	)		(2,985	)		(3,362	)
Premium amortization adjustment cost (benefit)		(3,862	)		12,296			(7,306	)
Earnings available for distribution *		489,906			461,857			377,139
Dividends on preferred stock		37,260			37,157			37,158
Earnings available for distribution attributable to common stockholders *	$	452,646		$	424,700		$	339,981
GAAP net income (loss) per average common share	$	0.03		$	0.15		$	(0.09	)
Earnings available for distribution per average common share *	$	0.73		$	0.72		$	0.68
Annualized GAAP return (loss) on average equity ⁽⁷⁾		1.82	%		4.04	%		(0.31	%)
Annualized EAD return on average equity *		14.86	%		14.43	%		13.36	%

*	Represents a non-GAAP financial measure.
⁽¹⁾	Includes write-downs or recoveries on investments which are reported in Other, net in the Company's Consolidated Statements of Comprehensive Income (Loss).
⁽²⁾	The adjustment to add back Net (gains) losses on derivatives does not include the net interest component of interest rate swaps which is reflected in earnings available for distribution. The net interest component of interest rate swaps totaled $185.7 million, $191.5 million and $298.4 million for the quarters ended June 30, 2025, March 31, 2025 and June 30, 2024, respectively.
⁽³⁾	The Company excludes non-EAD (income) loss allocated to equity method investments, which represents the unrealized (gains) losses allocated to equity interests in a portfolio of MSR, which is a component of Other, net.
⁽⁴⁾	Represents costs incurred in connection with securitizations of residential whole loans.
⁽⁵⁾	TBA dollar roll income represents a component of Net gains (losses) on derivatives.
⁽⁶⁾	MSR amortization utilizes purchase date cash flow assumptions and actual unpaid principal balances and is calculated as the difference between projected MSR yield income and net servicing income for the period.
⁽⁷⁾	Annualized GAAP return (loss) on average equity annualizes realized and unrealized gains and (losses) which may not be indicative of full year performance, unannualized GAAP return (loss) on average equity is 0.45%, 1.01%, and (0.08%) for the quarters ended June 30, 2025, March 31, 2025, and June 30, 2024, respectively.

From time to time, the Company enters into TBA forward contracts as an alternate means of investing in and financing Agency mortgage-backed securities. A TBA contract is an agreement to purchase or sell, for future delivery, an Agency mortgage-backed security with a specified issuer, term and coupon. A TBA dollar roll represents a transaction where TBA contracts with the same terms but different settlement dates are simultaneously bought and sold. The TBA contract settling in the later month typically prices at a discount to the earlier month contract with the difference in price commonly referred to as the "drop". The drop is a reflection of the expected net interest income from an investment in similar Agency mortgage-backed securities, net of an implied financing cost, that would be foregone as a result of settling the contract in the later month rather than in the earlier month. The drop between the current settlement month price and the forward settlement month price occurs because in the TBA dollar roll market, the party providing the financing is the party that would retain all principal and interest payments accrued during the financing period. Accordingly, TBA dollar roll income generally represents the economic equivalent of the net interest income earned on the underlying Agency mortgage-backed security less an implied financing cost.

TBA dollar roll transactions are accounted for under GAAP as a series of derivatives transactions. The fair value of TBA derivatives is based on methods similar to those used to value Agency mortgage-backed securities. The Company records TBA derivatives at fair value on its Consolidated Statements of Financial Condition and recognizes periodic changes in fair value in Net gains (losses) on derivatives in the Consolidated Statements of Comprehensive Income (Loss), which includes both unrealized and realized gains and losses on derivatives.

TBA dollar roll income is calculated as the difference in price between two TBA contracts with the same terms but different settlement dates multiplied by the notional amount of the TBA contract. Although accounted for as derivatives, TBA dollar rolls capture the economic equivalent of net interest income, or carry, on the underlying Agency mortgage-backed security (interest income less an implied cost of financing). TBA dollar roll income is reported as a component of Net gains (losses) on derivatives in the Consolidated Statements of Comprehensive Income (Loss).

Premium Amortization Expense

In accordance with GAAP, the Company amortizes or accretes premiums or discounts into interest income for its Agency mortgage-backed securities, excluding interest-only securities, multifamily and reverse mortgages, taking into account estimates of future principal prepayments in the calculation of the effective yield. The Company recalculates the effective yield as differences between anticipated and actual prepayments occur. Using third-party model and market information to project future cash flows and expected remaining lives of securities, the effective interest rate determined for each security is applied as if it had been in place from the date of the security's acquisition. The amortized cost of the security is then adjusted to the amount that would have existed had the new effective yield been applied since the acquisition date. The adjustment to amortized cost is offset with a charge or credit to interest income. Changes in interest rates and other market factors will impact prepayment speed projections and the amount of premium amortization recognized in any given period.

The Company's GAAP metrics include the unadjusted impact of amortization and accretion associated with this method. Certain of the Company's non-GAAP metrics exclude the effect of the PAA, which quantifies the component of premium amortization representing the cumulative impact on prior periods, but not the current period, of quarter-over-quarter changes in estimated long-term CPR.

The following table illustrates the impact of the PAA on premium amortization expense for the Company's Residential Securities portfolio and residential securities transferred or pledged to securitization vehicles, for the quarters ended June 30, 2025, March 31, 2025 and June 30, 2024:

	For the quarters ended
	June 30, 2025			March 31, 2025		June 30, 2024
	(dollars in thousands)
Premium amortization expense (accretion)	$	28,138		$	57,412	$	10,437
Less: PAA cost (benefit)		(3,862	)		12,296		(7,306	)
Premium amortization expense (excluding PAA)	$	32,000		$	45,116	$	17,743

Economic leverage and economic capital ratios

The Company uses capital coupled with borrowed funds to invest primarily in real estate related investments, earning the spread between the yield on its assets and the cost of its borrowings and hedging activities. The Company's capital structure is designed to offer an efficient complement of funding sources to generate positive risk-adjusted returns for its stockholders while maintaining appropriate liquidity to support its business and meet the Company's financial obligations under periods of market stress. To maintain its desired capital profile, the Company utilizes a mix of debt and equity funding. Debt funding may include the use of repurchase agreements, loans, securitizations, participations issued, lines of credit, asset backed lending facilities, corporate bond issuance, convertible bonds or other liabilities. Equity capital primarily consists of common and preferred stock.

The Company's economic leverage ratio is computed as the sum of recourse debt, cost basis of TBA derivatives outstanding, and net forward purchases (sales) of investments divided by total equity. Recourse debt consists of repurchase agreements, other secured financing, and U.S. Treasury securities sold, not yet purchased. Debt issued by securitization vehicles and participations issued are non-recourse to the Company and are excluded from economic leverage.

The following table presents a reconciliation of GAAP debt to economic debt for purposes of calculating the Company's economic leverage ratio for the periods presented:

	As of
	June 30, 2025			March 31, 2025			June 30, 2024
Economic leverage ratio reconciliation	(dollars in thousands)
Repurchase agreements	$	66,541,378		$	61,659,460		$	60,787,994
Other secured financing		1,025,000			900,000			600,000
Debt issued by securitization vehicles		24,107,249			21,802,193			15,831,915
Participations issued		1,556,900			1,748,273			1,144,821
U.S Treasury securities sold, not yet purchased		2,528,167			2,519,125			1,974,602
Total GAAP debt	$	95,758,694		$	88,629,051		$	80,339,332
Less Non-recourse debt:
Debt issued by securitization vehicles	$	(24,107,249	)	$	(21,802,193	)	$	(15,831,915	)
Participations issued		(1,556,900	)		(1,748,273	)		(1,144,821	)
Total recourse debt	$	70,094,545		$	65,078,585		$	63,362,596
Plus / (Less):
Cost basis of TBA derivatives	$	7,686,600		$	6,612,755		$	1,639,941
Payable for unsettled trades		1,538,526			2,304,774			1,096,271
Receivable for unsettled trades		(1,134,896	)		(2,523	)		(320,659	)
Economic debt *	$	78,184,775		$	73,993,591		$	65,778,149
Total equity	$	13,474,363		$	13,084,508		$	11,262,904
Economic leverage ratio *		5.8:1			5.7:1			5.8:1

*	Represents a non-GAAP financial measure.

The following table presents a reconciliation of GAAP total assets to economic total assets for purposes of calculating the Company's economic capital ratio for the periods presented:

	As of
	June 30, 2025			March 31, 2025			June 30, 2024
Economic capital ratio reconciliation	(dollars in thousands)
Total GAAP assets	$	112,141,892		$	105,115,346		$	93,668,577
Less:
Gross unrealized gains on TBA derivatives ⁽¹⁾		(97,331	)		(35,095	)		(14,641	)
Debt issued by securitization vehicles		(24,107,249	)		(21,802,193	)		(15,831,915	)
Participations issued		(1,556,900	)		(1,748,273	)		(1,144,821	)
Plus:
Implied market value of TBA derivatives		7,783,931			6,635,383			1,652,389
Total economic assets *	$	94,164,343		$	88,165,168		$	78,329,589
Total equity	$	13,474,363		$	13,084,508		$	11,262,904
Economic capital ratio*		14.3	%		14.8	%		14.4	%

*	Represents a non-GAAP financial measure.
⁽¹⁾	Included in Derivative assets in the Company's Consolidated Statements of Financial Condition.

Interest income (excluding PAA), economic interest expense and economic net interest income (excluding PAA)

Interest income (excluding PAA) represents interest income excluding the effect of the PAA, and serves as the basis for deriving average yield on interest earning assets (excluding PAA), net interest spread (excluding PAA) and net interest margin (excluding PAA), which are discussed below. The Company believes this measure provides management and investors with additional detail to enhance their understanding of the Company's operating results and trends by excluding the component of premium amortization expense representing the cumulative impact on prior periods, but not the current period, of quarter-over-quarter changes in estimated long-term prepayment speeds related to the Company's Agency mortgage-backed securities (other than interest-only securities, multifamily and reverse mortgages), which can obscure underlying trends in the performance of the portfolio.

Economic interest expense includes GAAP interest expense, the net interest component of interest rate swaps (which includes net interest on variation margin related to interest rate swaps) and net interest on initial margin related to interest rate swaps, which is reported in Other, net in the Company's Consolidated Statements of Comprehensive Income (Loss). The Company uses interest rate swaps to manage its exposure to changing interest rates on its repurchase agreements by economically hedging cash flows associated with these borrowings. Accordingly, adding the net interest component of interest rate swaps to interest expense, as computed in accordance with GAAP, reflects the total contractual interest expense and thus, provides investors with additional information about the cost of the Company's financing strategy. The Company may use market agreed coupon ("MAC") interest rate swaps in which the Company may receive or make a payment at the time of entering into such interest rate swap to compensate for the off-market nature of such interest rate swap. In accordance with GAAP, upfront payments associated with MAC interest rate swaps are not reflected in the net interest component of interest rate swaps in the Company's Consolidated Statements of Comprehensive Income (Loss).

Similarly, economic net interest income (excluding PAA), as computed below, provides investors with additional information to enhance their understanding of the net economics of our primary business operations.

	For the quarters ended
	June 30, 2025			March 31, 2025			June 30, 2024
Interest income (excluding PAA) reconciliation	(dollars in thousands)
GAAP interest income	$	1,418,893		$	1,317,108		$	1,177,325
Premium amortization adjustment		(3,862	)		12,296			(7,306	)
Interest income (excluding PAA) *	$	1,415,031		$	1,329,404		$	1,170,019
Economic interest expense reconciliation
GAAP interest expense	$	1,145,693		$	1,097,137		$	1,123,767
Add:
Net interest component of interest rate swaps and net interest on initial margin related to interest rate swaps ⁽¹⁾		(197,865	)		(204,389	)		(317,297	)
Economic interest expense *	$	947,828		$	892,748		$	806,470
Economic net interest income (excluding PAA) reconciliation
Interest income (excluding PAA) *	$	1,415,031		$	1,329,404		$	1,170,019
Less:
Economic interest expense *		947,828			892,748			806,470
Economic net interest income (excluding PAA) *	$	467,203		$	436,656		$	363,549

*	Represents a non-GAAP financial measure.
⁽¹⁾	Interest on initial margin related to interest rate swaps is reported in Other, net in the Company's Consolidated Statements of Comprehensive Income (Loss).

Average yield on interest earning assets (excluding PAA), net interest spread (excluding PAA), net interest margin (excluding PAA) and average economic cost of interest bearing liabilities

Net interest spread (excluding PAA), which is the difference between the average yield on interest earning assets (excluding PAA) and the average economic cost of interest bearing liabilities, which represents annualized economic interest expense divided by average interest bearing liabilities, and net interest margin (excluding PAA), which is calculated as the sum of interest income (excluding PAA) plus TBA dollar roll income less economic interest expense divided by the sum of average interest earning assets plus average TBA contract balances, provide management with additional measures of the Company's profitability that management relies upon in monitoring the performance of the business.

Disclosure of these measures, which are presented below, provides investors with additional detail regarding how management evaluates the Company's performance.

	For the quarters ended
	June 30, 2025			March 31, 2025			June 30, 2024
Economic metrics (excluding PAA)	(dollars in thousands)
Average interest earning assets	$	104,623,036		$	101,631,610		$	91,008,934
Interest income (excluding PAA) *	$	1,415,031		$	1,329,404		$	1,170,019
Average yield on interest earning assets (excluding PAA) *		5.41	%		5.23	%		5.14	%
Average interest bearing liabilities	$	95,274,277		$	92,001,700		$	81,901,233
Economic interest expense *	$	947,828		$	892,748		$	806,470
Average economic cost of interest bearing liabilities *		3.94	%		3.88	%		3.90	%
Economic net interest income (excluding PAA) *	$	467,203		$	436,656		$	363,549
Net interest spread (excluding PAA) *		1.47	%		1.35	%		1.24	%
Interest income (excluding PAA) *	$	1,415,031		$	1,329,404		$	1,170,019
TBA dollar roll income		7,252			11,275			486
Economic interest expense *		(947,828	)		(892,748	)		(806,470	)
Subtotal	$	474,455		$	447,931		$	364,035
Average interest earnings assets	$	104,623,036		$	101,631,610		$	91,008,934
Average TBA contract balances		6,218,305			4,625,212			998,990
Subtotal	$	110,841,341		$	106,256,822		$	92,007,924
Net interest margin (excluding PAA) *		1.71	%		1.69	%		1.58	%

*	Represents a non-GAAP financial measure.

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Annaly Capital Management, Inc.

Investor Relations

1-888-8Annaly

www.annaly.com

Annaly Capital Management, Inc. Reports 2nd Quarter 2025 Results