CMI Mortgage Investment Corporation Residential Mortgages in ON Current Yield of 8.75% p.a. Sector/Industry: Real Estate Mortgages.

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1 Siddharth Rajeev, B.Tech, MBA, CFA March 23, 2018 CMI Mortgage Investment Corporation Residential Mortgages in ON Current Yield of 8.75% p.a. Sector/Industry: Real Estate Mortgages Highlights We had initiated coverage on CMI Mortgage Investment Corporation ( CMI MIC ) in July It is a recently formed MIC based out of Thornhill, Ontario. The manager has been in the lending business since 2005 and has placed mortgages totaling approximately $145 million since In addition to the MIC, management also originates and manages mortgages for accredited investors. Management originated $66.5 million in loans in Since our initiating report, the MIC s portfolio size increased from $4.95 million to $7.2 million. At the end of 2017, 67 of the 68 mortgages were held by owner occupied residential properties. First mortgages accounted for 18%, and second accounted for 69%. The portfolio s average loan-to-value was 69%. The annualized dividend yield in December 2017 was 8.75%. *see back of report for rating definitions

2 Page 2 Background CMI MIC was incorporated in July 2015 and is managed by Canadian Servicing Inc. ( manager, CSI ), based out of Thornhill, Ontario. The manager, formed in 2009, is owned by Alan Jaskolka. Founders Bryan Jaskolka and Alan Jaskolka also run Canadian Mortgage Inc. ( CMI ), a licensed mortgage brokerage, and Canadian Lending Inc. ( CLI ), formed in CLI manages mortgages secured by residential or commercial properties across Canada for accredited investors. CMI originates loans for CMI MIC, CLI and thirdparties. As per management, management has placed mortgages totaling approximately $145 million since CMI currently originates mortgages for CLI, CMI MIC and third-parties. CLI sources mortgages from CMI and third-parties, totaling approximately $8 million per month. Since our initiating report, the MIC s portfolio has grown from $4.95 million at the end of May 2017, to $7.2 million currently. The total number of employees has increased to 16 (from 11), including two investment managers, and four underwriters. Management s key investment strategies for the MIC remain unchanged: The MIC s focus is to invest in first, second and third mortgages on residential and commercial properties with a target return of 8% to 10% p.a for investors. We believe management s guidelines indicate their intent to manage a portfolio with above average risk levels that have the potential to generate above average returns to investors. The primary target property types are pre-construction, in construction or completed developments, such as single-family dwellings, duplexes, townhouses, and condominium units. The MIC will also invest a small portion of the portfolio in mortgages secured by pre-construction, in construction or completed commercial properties (multi-family residential properties / retail / office buildings) and industrial properties up to a maximum of 35% of the portfolio. Borrowers are typically homeowners, and the loan sizes range between $20k and $2 million. The primary focus is on mortgages with a term of one year. Maximum weighted average LTV of 75%. No single loan to account for over 10% of the overall portfolio As with most MICs, the mortgages are typically interest only loans. Mortgages will not be offered on properties in which a director or officer has a direct or indirect interest. The manager charges an annual management fee (paid monthly) of 1.0% of the MIC s assets. CMI charges a fee per origination of each loan to borrowers, which are not passed on to the MIC. In addition to the above, the manager charges a performance fee of up to 20% of the net yield over 7.50% p.a. Overall, we believe the fees charged to the MIC are comparable to MICs of similar size. It is a common practice for MIC s targeting higher than average yields to charge a performance fee in addition to the management fee.

3 Page 3 Update on CLI The following section presents an update on CLI s performance. Note that all of the figures presented in this section on CLI were provided by management. Since the mortgages were originated and managed for individual investors, there are no audited financial statements. The following chart shows the mortgages originated for CLI in each year since In 2017, $66.5 million in mortgages were originated, secured by 342 properties, up from $27.4 million, secured by 217 properties, in The total loans originated by CLI since 2012 is $142 million. First mortgages accounted for 53% of the originations in 2017 versus just 19% in Mortgage Size: In 2017, the average mortgage size was $195k, versus $126k in The increase was because of a significant increase in first mortgages.

4 Page 4 Type of Mortgage: Approximately 99.49% of the mortgages in 2017 ( %) were secured by already built residential properties. Loan to Value (LTV) The portfolio's LTV was 65% at the end of 2017 versus 70% at the end of Geographical Diversification: The chart below outlines the distribution of mortgages by location ON continues to be the key focus. Yields According to management, over the past five years, CLI has averaged an annual return of 9.4% for investors. The average yield for investors in first mortgages was 8.6%, and for investors in second mortgages it was 10.5% in We believe these rates are on the higher end relative to comparables.

5 Page 5 Loan loss: CLI had no losses in Overall, from reviewing CLI s portfolio, we believe that management continues to focus on their core expertise which is residential properties in Ontario. We were pleased to see the significant growth in orignations, as it indicates a strong pipeline of dealflow. Outlook on Toronto RE The following chart shows the average home price in Toronto.

6 Page 6 Source: TREB and REBGV Toronto s MLS continues to drop YoY. Sales were down 23% YoY in January 2018, and 35% YoY in February The following table shows that sales dropped across almost all property types in February Source: Toronto Real Estate Board Despite the drop in sales, the average price was up 0.9% MoM in January 2018, and 4.2% MoM in February Note that the average price had dropped MoM in November and

7 Page 7 December The table below summarizes the key parameters. Source: Toronto Real Estate Board The sales to active listings ratio, which indicates the health of the real estate market in a region, was at 38% in February 2018, versus 148% in February Source: TREB and REBGV Recent Industry Developments We have a cautious outlook on the Toronto residential real estate market. We believe that loan originations in Ontario could decrease in the near-term. We note that the entire mortgage lending industry will be significantly impacted from a market downturn. In such a scenario, MICs with low LTVs and lower duration will have an edge over others. The Bank of Canada has raised the overnight lending rate three times over the past 12 months first in July 2017, second in September 2017, and the third in January 2018.

8 Page 8 Source: Bank of Canada Rising bond yields, we believe, are a strong indication that mortgage rates will rise this year. GOC Bonds Average Yield 1 to 3 years Source: Bank of Canada In October 2017, the Office of the Superintendent of Financial Institutions (OSFI) announced new mortgage guidelines. Starting 2018, all uninsured loans will be subject to a stress test. Previously, only insured borrowers had to undergo such a test. Sources indicate that the new policy could result in a 20% reduction in a buyer s purchasing power. We believe the new regulations clearly indicate the government s intent to stabilize the real estate market in the country, and potentially avoid a major downturn. The tighter lending policies, we believe, are likely to encourage more borrowers to seek financing from MICs. A recent article in the Financial Post mentioned that mortgage brokers indicate the borrower

9 Page 9 rejection rate by large banks is up 20%, resulting in a stronger deal flow for MICs. The other factors that are likely to contribute to an increase in lending, and partially offset the impact from the expected slowdown in real estate sales and the rising interest rate environment, we believe, are decreasing unemployment rates (see chart below), and the relatively low default rates. Although there was a rise in mortgage arrears during the recession (mid-1990s and ), the rates have dropped considerably since 2010, as shown in the chart below. The national average had dropped to 0.24% by the end of Q3-2017, down from 0.28% at the end of BC s rate dropped from 0.33% in 2015 to 0.16% by Q3-2017, and ON s dropped from 0.16% to 0.10%. AB s rate increased from 0.27% to 0.44%. Source: CMHC

10 Page 10 The Canadian national average is significantly lower than the default rates in the U.S. (see chart below). Source: CMHC The following table shows the average, minimum and maximum rates in Canada since Data Source: CMHC CMI MIC Portfolio As of December 31, 2017, the fund had a total of 5.64 million non-voting Class A preferred shares, all of which were issued at, and currently priced at, $1 per share. Management s goal is to grow its portfolio to over $18 million by the end of The MIC pays out monthly dividends to investors. Note that, as with all MICs, management has total discretion to suspend or accrue dividend payments, in circumstances that require

11 Page 11 them to preserve cash flow. At the end of 2017, the MIC had $7.03 million in mortgages outstanding across 68 properties, up from $4.95 million in mortgages secured by 57 properties at the end of May The average loan size was $103k at the end of 2017, up from $82k as of July An increase in mortgage size generally indicates a higher risk profile. The following chart shows the growth in portfolio size. Approximately 98% of the capital was held in mortgages, and the remaining in cash, at the end of Mortgages by Type: At the end of 2017, 67 of the 68 mortgages were held by owner occupied residential properties. Mortgages on owner occupied properties, we believe, are one of the lowest risk segments within the mortgage industry.

12 Page 12 First mortgages accounted for 18%, second accounted for 69%, and third / others accounted for the remaining 13%. The portfolio s average LTV dropped to 69% by the end of the year, from over 72% in June In summary, despite an increase in the portfolio s size, we believe the trust has maintained its risk profile. An increase in risk from the higher average size of a mortgage is offset by the lower LTV.

13 Page 13 Financials The fund s financial statements are audited by Harris & Partners, LLP, an Ontario based accounting firm. The MIC reported revenues of $344k in the 12 months ended June 30, 2017, up from just $67k in the same period in the previous year. We have reviewed the audited financial statements. The MIC s net profit prior to paying out dividends was $265k in Dividends totaled $274k. We note that it is not unusual for start-up MICs to pay out a slightly higher amount relative to operating profit. This is because operating expenses, as a percentage of assets under management, can be high in the initial years. Interest income (revenues) as a percentage of mortgage receivables, we estimate, increased YoY from 9.3% to 10.6% p.a.

14 Page 14 Source: FRC The following chart shows dividend yields for investors by month. The following table shows a summary of the MIC s balance sheet. At the end of June 30, 2017, the MIC had $5.07 million in mortgages, with no debt.

15 Page 15 and FRC The company recorded a loan loss provision of $14k, or 0.3% of the mortgage receivables. Larger MICs typically assign 0.8% - 1.0% of their portfolios as loan loss provisions. Risk and FRC We believe the following are the key risks of this offering (most of the risks mentioned below are industry specific and impact comparable MICs as well): There is no guaranteed return on investment. Loans are short term and need to be sourced and replaced quickly. Concentration in ON. Timely deployment of capital is crucial.

16 Page 16 A drop in housing prices will result in higher LTVs, and higher default risk, as the value of collateral decreases. Volatility in real estate prices. The preferred shares do not have any voting rights. Shareholders principal is not guaranteed, as the NAV per share could decrease from current levels (as a result of loan losses). Loans are primarily interest only loans. The fund has the ability to use leverage, which would increase the exposure of the fund to negative events. Although the focus is on first and second mortgages, the fund may invest in third mortgages which carry higher risks. Redemptions are not guaranteed. Rating We are maintaining our overall rating of 3 and a risk rating of 3 for the offering. Source: FRC

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