DDM Analysis: MITN

Valuation Snapshot

Stable Growth	$16.24 - $25.56	$20.51
Multi-Stage	$41.15 - $45.27	$43.17
Blended Fair Value	$31.84
Current Price	$25.36
Upside	25.56%
Decision	Don't Buy

Dividend History & Growth Metrics (10Y)

Metric	5Y CAGR	10Y CAGR	2024	2023	2022	2021	2020	2019	2018	2017	2016
DPS	0.00%	0.00%	1.24	1.19	1.26	0.99	1.18	0.00	2.29	2.21	2.23	0.00
YoY Growth	-	-	3.94%	-5.25%	27.49%	-16.04%	0.00%	-100.00%	3.48%	-0.55%	0.00%	0.00%
Dividend Yield	-	-	4.95%	4.72%	5.01%	3.93%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%

Stable Growth Model (Adjusted)

(USD in Millions except Per Share Data)

Net Income To Common (M)	49.67
(-) Cash Dividends Paid (M)	37.70
(=) Cash Retained (M)	11.97

Metric	LOW	BASE	HIGH
Required Retention Ratio	20.0%	12.5%	7.5%
(=) Cash Required (M)	9.93	6.21	3.72
Cash Retained (M)	11.97	11.97	11.97
(-) Cash Required (M)	-9.93	-6.21	-3.72
(=) Excess Retained (M)	2.04	5.76	8.24
(/) Shares Outstanding (M)	30.00	30.00	30.00
(=) Excess Retained per Share	0.07	0.19	0.27
LTM Dividend per Share	1.26	1.26	1.26
(+) Excess Retained per Share	0.07	0.19	0.27
(=) Adjusted Dividend	1.32	1.45	1.53
WACC / Discount Rate	5.99%	5.99%	5.99%
Growth Rate	-2.00%	-1.00%	0.00%
Fair Value	$16.24	$20.51	$25.56
Upside / Downside	-35.96%	-19.12%	0.78%

Multi-Stage Model: Projections

(USD in Millions)

Metric	TTM	Dec-27	Dec-28	Dec-29	Dec-30	Dec-31	Terminal
Net Income (M)	49.67	49.17	48.68	48.19	47.71	47.23	48.65
Payout Ratio	75.90%	78.72%	81.54%	84.36%	87.18%	90.00%	92.50%
Projected Dividends (M)	37.70	38.71	39.69	40.65	41.59	42.51	45.00

Multi-Stage Valuation

Metric	LOW	BASE	HIGH
WACC / Discount Rate	5.99%	5.99%	5.99%
Growth Rate	-2.00%	-1.00%	0.00%
Year 1 PV (M)	36.15	36.52	36.89
Year 2 PV (M)	34.62	35.33	36.05
Year 3 PV (M)	33.12	34.14	35.19
Year 4 PV (M)	31.64	32.96	34.31
Year 5 PV (M)	30.20	31.78	33.41
PV of Terminal Value (M)	1,068.74	1,124.39	1,182.34
Equity Value (M)	1,234.48	1,295.12	1,358.18
Shares Outstanding (M)	30.00	30.00	30.00
Fair Value	$41.15	$43.17	$45.27
Upside / Downside	62.27%	70.24%	78.53%

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AG Mortgage Investment Trust, Inc. 9.500% Senior Notes due 2029 (MITN)

Valuation Snapshot

Dividend History & Growth Metrics (10Y)

Stable Growth Model (Adjusted)

Multi-Stage Model: Projections

Multi-Stage Valuation

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