Loans Held for Investment | Note 4 – Loans Held for Investment The Company’s loan portfolio is segmented according to loans that share similar attributes and risk characteristics. Investor loans secured by real estate include CRE non-owner-occupied, multifamily, construction, and land, as well as SBA loans secured by real estate, which are loans collateralized by hotel/motel real property. Business loans secured by real estate are loans to businesses that are collateralized by real estate where the operating cash flow of the business is the primary source of repayment. This loan portfolio includes CRE owner-occupied, franchise loans secured by real estate, and SBA loans secured by real estate, which are collateralized by real property other than hotel/motel real property. Commercial loans are loans to businesses where the operating cash flow of the business is the primary source of repayment. This loan portfolio includes commercial and industrial loans, franchise loans not secured by real estate, and SBA loans non-real estate secured. Retail loans include single family residential and consumer loans. Single family residential loans include home equity lines of credit, as well as second trust deeds. The following table presents the composition of the loan portfolio as of the dates indicated: December 31, (Dollars in thousands) 2023 2022 Investor loans secured by real estate CRE non-owner-occupied $ 2,421,772 $ 2,660,321 Multifamily 5,645,310 6,112,026 Construction and land 472,544 399,034 SBA secured by real estate 36,400 42,135 Total investor loans secured by real estate 8,576,026 9,213,516 Business loans secured by real estate CRE owner-occupied 2,191,334 2,432,163 Franchise real estate secured 304,514 378,057 SBA secured by real estate 50,741 61,368 Total business loans secured by real estate 2,546,589 2,871,588 Commercial loans Commercial and industrial 1,790,608 2,160,948 Franchise non-real estate secured 319,721 404,791 SBA non-real estate secured 10,926 11,100 Total commercial loans 2,121,255 2,576,839 Retail loans Single family residential 72,752 72,997 Consumer 1,949 3,284 Total retail loans 74,701 76,281 Loans held for investment before basis adjustment (1) 13,318,571 14,738,224 Basis adjustment associated with fair value hedge (2) (29,551) (61,926) Loans held for investment 13,289,020 14,676,298 Allowance for credit losses for loans held for investment (192,471) (195,651) Loans held for investment, net $ 13,096,549 $ 14,480,647 Total unfunded loan commitments $ 1,703,470 $ 2,489,203 Loans held for sale, at lower of cost or fair value $ — $ 2,643 ____________________________________________________ (1) Includes net deferred origination fees of $74,000 and $1.9 million, and unaccreted fair value net purchase discounts of $43.3 million and $54.8 million as of December 31, 2023 and 2022, respectively. (2) Represents the basis adjustment associated with the application of hedge accounting on certain loans. Refer to Note 19 – Derivative Instruments for additional information. The Company originates SBA loans with the intent to sell the guaranteed portion of the loans prior to maturity and, therefore, designates them as held for sale. From time to time, the Company may purchase or sell other types of loans in order to manage concentrations, maximize interest income, change risk profiles, improve returns, and generate liquidity. Loans Serviced for Others and Loan Securitization The Company generally retains the servicing rights of the guaranteed portion of SBA loans sold, for which the Company initially records servicing assets at fair value within its other assets category. Servicing assets are subsequently measured using the amortization method and amortized to noninterest income. At December 31, 2023 and 2022, the servicing assets totaled $1.6 million and $3.0 million, respectively, and were included in other assets on the Company’s consolidated statements of financial condition. Servicing assets are evaluated for impairment based upon the fair value of the servicing rights as compared to the carrying amount. Impairment is recognized through a valuation allowance, to the extent the fair value is less than the carrying amount. The fair value of retained servicing rights is generally evaluated at the loan level using a discounted cash flow analysis utilizing current market assumptions derived from the secondary market. Key modeling assumptions include interest rates, prepayment assumptions, discount rate, and servicing cost. At December 31, 2023, and 2022, the Company determined that no valuation allowance was necessary. In connection with the acquisition of Opus Bank (“Opus”), the Company acquired Federal Home Loan Mortgage Corporation (“Freddie Mac”) guaranteed structured pass-through certificates, which were issued as a result of Opus’s securitization sale of $509.0 million in originated multifamily loans through a Freddie Mac-sponsored transaction in December 2016. The Company's continuing involvement includes sub-servicing responsibilities, general representations and warranties, and reimbursement obligations. Servicing responsibilities on loan sales generally include obligations to collect and remit payments of principal and interest, provide foreclosure services, manage payments of taxes and insurance premiums, and otherwise administer the underlying loans. In connection with the securitization transaction, Freddie Mac was designated as the master servicer and appointed the Company to perform sub-servicing responsibilities, which generally include the servicing responsibilities described above with the exception of the servicing of foreclosed or defaulted loans. The overall management, servicing, and resolution of defaulted loans and foreclosed loans are separately designated to the special servicer, a third-party institution that is independent of the master servicer and the Company. The master servicer has the right to terminate the Company in its role as sub-servicer and direct such responsibilities accordingly. To the extent the ultimate resolution of defaulted loans results in contractual principal and interest payments that are deficient, the Company is obligated to reimburse Freddie Mac for such amounts, not to exceed 10% of the original principal amount of the loans comprising the securitization pool at the closing date of December 23, 2016. The liability recorded for the Company’s exposure to the reimbursement agreement with Freddie Mac was $345,000 and $334,000 as of December 31, 2023 and 2022, respectively. Loans sold and serviced for others are not included in the accompanying consolidated statements of financial condition. The unpaid principal balances of loans and participations serviced for others were $373.8 million and $463.4 million at December 31, 2023 and 2022, respectively. Included in those totals are multifamily loans transferred through securitization with Freddie Mac of $48.0 million and $54.2 million at December 31, 2023 and 2022, respectively, and SBA participations serviced for others totaling $258.1 million and $315.3 million at December 31, 2023 and 2022, respectively. Concentration of Credit Risk As of December 31, 2023, the Company’s loan portfolio was primarily collateralized by various forms of real estate and business assets located principally in California. The Company’s loan portfolio contains concentrations of credit in multifamily, CRE non-owner-occupied, CRE owner-occupied, and C&I business loans. The Bank maintains policies approved by the Bank’s Board of Directors (the “Bank Board”) that address these concentrations, and diversifies its loan portfolio through loan originations, purchases, and sales to meet approved concentration levels. Under applicable laws and regulations, the Bank may not make secured loans to one borrower in excess of 25% of the Bank’s unimpaired capital plus surplus and likewise in excess of 15% of the Bank’s unimpaired capital plus surplus for unsecured loans. These loans-to-one-borrower limitations result in a dollar limitation of $834.6 million for secured loans and $500.8 million for unsecured loans at December 31, 2023. In order to manage concentration risk, the Bank maintains a house lending limit well below these statutory maximums. At December 31, 2023, the Bank’s largest aggregate outstanding balance of loans to one borrower was $269.4 million, primarily comprised of asset-based lines of credit. Credit Quality and Credit Risk Management The Company’s credit quality and credit risk is managed in two distinct areas. The first is the loan origination process, wherein the Bank underwrites credit and chooses which types and levels of risk it is willing to accept. The Company maintains a credit policy which addresses many related topics, sets forth maximum tolerances for key elements of loan risk, and indicates appropriate protocols for identifying and analyzing these risk elements. The policy sets forth specific guidelines for analyzing each of the loan products the Company offers from both an individual and portfolio-wide basis. The credit policy is reviewed annually by the Bank Board. The Bank’s underwriters ensure all key risk factors are analyzed, with most underwriting including a global cash flow analysis of the prospective borrowers and guarantors. The second area is in the ongoing oversight of the loan portfolio, where existing credit risk is measured and monitored, and where performance issues are dealt with in a timely and appropriate fashion. Credit risk is monitored and managed within the loan portfolio by the Company’s portfolio managers based on both the credit policy and a credit and portfolio review policy. This latter policy requires a program of financial data collection and analysis, thorough loan reviews, property and/or business inspections, monitoring of portfolio concentrations and trends, and consideration of current business and economic conditions. The portfolio managers also monitor asset-based lines of credit, loan covenants, and other conditions associated with the Company’s business loans as a means to help identify potential credit risk. Most individual loans, excluding the homogeneous loan portfolio, are reviewed at least annually, including the assignment or confirmation of a risk grade. Risk grades are based on a six-grade Pass scale, along with Special Mention, Substandard, Doubtful, and Loss classifications, as such classifications are defined by the federal banking regulatory agencies. The assignment of risk grades allows the Company to, among other things, identify the risk associated with each credit in the portfolio and to provide a basis for estimating credit losses inherent in the portfolio. Risk grades are reviewed regularly with the Company’s Credit and Portfolio Review Committee, and the portfolio management and risk grading process is reviewed on an ongoing basis by both an independent loan review function and periodic internal audits, as well as by regulatory agencies during scheduled examinations. The following provides brief definitions for risk grades assigned to loans in the portfolio: • Pass assets carry an acceptable level of credit quality that contains no well-defined deficiencies or weaknesses. • Special Mention assets do not currently expose the Bank to a sufficient risk to warrant classification in one of the adverse categories, but possess correctable deficiencies or potential weaknesses deserving management’s close attention. • Substandard assets are inadequately protected by the current net worth and paying capacity of the obligor or of the collateral pledged, if any. These assets are characterized by the distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected. Other real estate owned (“OREO”) acquired through foreclosure are also classified as substandard assets. • Doubtful credits have all the weaknesses inherent in substandard credits, with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of currently existing facts, conditions, and values, highly questionable and improbable. • Loss assets are those that are considered uncollectible and of such little value that their continuance as assets is not warranted. Amounts classified as loss are promptly charged off. The Bank’s portfolio managers also manage loan performance risks, collections, workouts, bankruptcies, and foreclosures. A special assets department, whose portfolio managers have professional expertise in these areas, typically handles or advises on these types of matters. Loan performance risks are mitigated by our portfolio managers acting promptly and assertively to address problem credits when they are identified. Collection efforts commence immediately upon non-payment, and the portfolio managers seek to promptly determine the appropriate steps to minimize the Company’s risk of loss. When foreclosure will maximize the Company’s recovery for a non-performing loan, the portfolio managers will take appropriate action to initiate the foreclosure process. When a loan is graded as special mention, substandard, or doubtful, the Company obtains an updated valuation of the underlying collateral. Collateral generally consists of accounts receivable, inventory, fixed assets, real estate properties, and cash. If, through the Company’s credit risk management process, it is determined the ultimate repayment of a loan will come from the foreclosure upon and ultimate sale of the underlying collateral, the loan is deemed collateral dependent and evaluated individually to determine an appropriate ACL for the loan. The ACL for such loans is measured as the amount by which the fair value of the underlying collateral, less estimated costs to sell, is less than the amortized cost of the loan. The Company typically continues to obtain or confirm updated valuations of underlying collateral for special mention and classified loans on an annual or biennial basis in order to have the most current indication of fair value of the underlying collateral securing the loan. Additionally, once a loan is identified as collateral dependent, due to the likelihood of foreclosure, and repayment of the loan is expected to come from the eventual sale of the underlying collateral, an analysis of the underlying collateral is performed at least quarterly. Changes in the estimated fair value of the collateral are reflected in the lifetime ACL for the loan. Balances deemed to be uncollectable are promptly charged-off. However, if a loan is not considered collateral dependent and management determines that the loan no longer possesses risk characteristics similar to other loans in the loan portfolio, the loan is individually evaluated, and the associated ACL is determined through the use of a discounted cash flow analysis. The following table stratifies the loans held for investment portfolio by the Company’s internal risk grading, and by year of origination, as well as the gross charge-offs on a year-to-date basis by year of origination as of December 31, 2023: Term Loans by Vintage (Dollars in thousands) 2023 2022 2021 2020 2019 Prior Revolving Revolving Converted to Term During the Period Total December 31, 2023 Investor loans secured by real estate CRE non-owner-occupied Pass $ 71,452 $ 482,045 $ 549,828 $ 192,399 $ 315,139 $ 795,856 $ — $ — $ 2,406,719 Special mention — 3,811 2,530 — — 625 — — 6,966 Substandard — 412 — — — 7,675 — — 8,087 Multifamily Pass 179,055 1,184,329 2,008,126 725,123 822,411 714,638 — — 5,633,682 Special mention — — — — — 11,628 — — 11,628 Construction and land Pass 59,993 309,677 94,845 2,223 2,368 3,438 — — 472,544 SBA secured by real estate Pass — 6,478 — 493 4,804 16,496 — — 28,271 Substandard — — 131 — 536 7,462 — — 8,129 Total investor loans secured by real estate 310,500 1,986,752 2,655,460 920,238 1,145,258 1,557,818 — — 8,576,026 Current period gross charge-offs — — 217 — 1,582 3,653 — — 5,452 Business loans secured by real estate CRE owner-occupied Pass 19,014 543,413 660,967 224,333 211,283 458,975 — — 2,117,985 Special mention — 16,535 — 476 4,775 11,775 919 — 34,480 Substandard — 15,539 2,162 5,505 3,873 11,790 — — 38,869 Franchise real estate secured Pass 10,580 39,239 124,424 25,697 15,731 72,342 — — 288,013 Special mention 1,758 3,603 1,903 — 795 1,615 — — 9,674 Substandard — 3,964 — — 2,571 292 — — 6,827 SBA secured by real estate Pass 113 9,334 7,634 1,979 4,109 22,417 — — 45,586 Special mention — 536 — — — 83 — — 619 Substandard — — — — — 4,536 — — 4,536 Total loans secured by business real estate 31,465 632,163 797,090 257,990 243,137 583,825 919 — 2,546,589 Current period gross charge-offs — — 318 191 — 1,861 — — 2,370 Commercial loans Commercial and industrial Pass 46,765 172,987 160,275 40,988 110,526 146,310 966,733 6,518 1,651,102 Special mention 239 23,242 12,270 367 16 2,139 42,570 407 81,250 Substandard 425 8,052 2,689 588 173 1,138 26,462 14,187 53,714 Doubtful and loss — — — — — — — 4,542 4,542 Franchise non-real estate secured Pass 6,801 74,441 112,112 16,355 34,770 53,957 — 753 299,189 Special mention 433 845 1,633 — 627 692 — — 4,230 Substandard — 1,646 322 2,324 10,451 1,559 — — 16,302 Term Loans by Vintage (Dollars in thousands) 2023 2022 2021 2020 2019 Prior Revolving Revolving Converted to Term During the Period Total December 31, 2023 SBA non-real estate secured Pass 1,075 4,485 343 113 1,464 2,490 — — 9,970 Substandard — 527 — 141 53 235 — — 956 Total commercial loans 55,738 286,225 289,644 60,876 158,080 208,520 1,035,765 26,407 2,121,255 Current period gross charge-offs 132 3,053 62 5 362 37 6,387 503 10,541 Retail loans Single family residential Pass 20 — — 167 — 44,104 28,461 — 72,752 Consumer loans Pass — — 3 9 5 788 1,144 — 1,949 Total retail loans 20 — 3 176 5 44,892 29,605 — 74,701 Current period gross charge-offs — — — — — 983 3 — 986 Loans held for investment before basis adjustment (1) $ 397,723 $ 2,905,140 $ 3,742,197 $ 1,239,280 $ 1,546,480 $ 2,395,055 $ 1,066,289 $ 26,407 $ 13,318,571 Total current period gross charge-offs $ 132 $ 3,053 $ 597 $ 196 $ 1,944 $ 6,534 $ 6,390 $ 503 $ 19,349 ______________________________ (1) Excludes the basis adjustment of $29.6 million to the carrying amount of certain loans included in fair value hedging relationships. Refer to Note 19 – Derivative Instruments for additional information. The following table stratifies the loans held for investment portfolio by the Company’s internal risk grading, and by year of origination, as of December 31, 2022: Term Loans by Vintage (Dollars in thousands) 2022 2021 2020 2019 2018 Prior Revolving Revolving Converted to Term During the Period Total December 31, 2022 Investor loans secured by real estate CRE non-owner-occupied Pass $ 523,895 $ 607,153 $ 208,760 $ 347,889 $ 308,317 $ 651,593 $ — $ — $ 2,647,607 Special mention — — — — 7,487 — — — 7,487 Substandard — — — — 194 4,570 — 463 5,227 Multifamily Pass 1,230,359 2,187,255 786,436 889,737 263,241 732,808 — — 6,089,836 Special mention — — — 12,667 — — — — 12,667 Substandard — 6,057 — 2,723 — 743 — — 9,523 Construction and land Pass 187,567 154,231 38,760 9,615 1,843 7,018 — — 399,034 SBA secured by real estate Pass 6,571 130 493 5,407 7,361 13,199 — — 33,161 Substandard — — — — 2,416 6,558 — — 8,974 Total investor loans secured by real estate $ 1,948,392 $ 2,954,826 $ 1,034,449 $ 1,268,038 $ 590,859 $ 1,416,489 $ — $ 463 $ 9,213,516 Term Loans by Vintage (Dollars in thousands) 2022 2021 2020 2019 2018 Prior Revolving Revolving Converted to Term During the Period Total December 31, 2022 Business loans secured by real estate CRE owner-occupied Pass $ 593,826 $ 718,223 $ 242,125 $ 240,772 $ 114,581 $ 448,531 $ 5,661 $ — $ 2,363,719 Special mention 334 1,015 — — 675 327 — — 2,351 Substandard 10,838 2,541 11,970 2,403 4,676 33,665 — — 66,093 Franchise real estate secured Pass 54,654 131,541 33,513 44,229 32,815 55,893 — — 352,645 Special mention 4,891 13,145 — — — — — — 18,036 Substandard 980 — — 6,092 — 304 — — 7,376 SBA secured by real estate Pass 10,993 6,978 2,329 5,710 4,440 25,415 — — 55,865 Special mention — — — — — 118 — — 118 Substandard — — — — 1,354 4,031 — — 5,385 Total loans secured by business real estate 676,516 873,443 289,937 299,206 158,541 568,284 5,661 — 2,871,588 Commercial loans Commercial and industrial Pass 282,131 262,044 55,659 155,310 78,684 121,918 1,134,568 3,412 2,093,726 Special mention 15,105 3,567 798 — 1,864 41 9,898 — 31,273 Substandard 2,590 80 — 3,867 562 1,029 27,680 141 35,949 Franchise non-real estate secured Pass 102,542 128,030 18,486 46,027 28,664 43,486 778 — 368,013 Special mention 1,372 14,382 — 11,829 — — — — 27,583 Substandard 1,757 385 2,852 2,256 1,637 308 — — 9,195 SBA non-real estate secured Pass 3,444 435 276 1,638 633 3,124 — — 9,550 Substandard — — — 130 224 606 — 590 1,550 Total commercial loans 408,941 408,923 78,071 221,057 112,268 170,512 1,172,924 4,143 2,576,839 Retail loans Single family residential Pass — — 176 — 22 49,729 23,065 — 72,992 Substandard — — — — — 5 — — 5 Consumer loans Pass — 6 17 11 — 969 2,254 — 3,257 Substandard — — — — — 27 — — 27 Doubtful and loss — — — — — — — — — Total retail loans — 6 193 11 22 50,730 25,319 — 76,281 Loans held for investment before basis adjustment (1) $ 3,033,849 $ 4,237,198 $ 1,402,650 $ 1,788,312 $ 861,690 $ 2,206,015 $ 1,203,904 $ 4,606 $ 14,738,224 ______________________________ (1) Excludes the basis adjustment of $61.9 million to the carrying amount of certain loans included in fair value hedging relationships. Refer to Note 19 – Derivative Instruments for additional information. The following tables stratify the loans held for investment portfolio by delinquency as of the periods indicated: Days Past Due (Dollars in thousands) Current 30-59 60-89 90+ Total December 31, 2023 Investor loans secured by real estate CRE non-owner-occupied $ 2,421,360 $ — $ — $ 412 $ 2,421,772 Multifamily 5,645,310 — — — 5,645,310 Construction and land 472,544 — — — 472,544 SBA secured by real estate 35,980 — — 420 36,400 Total investor loans secured by real estate 8,575,194 — — 832 8,576,026 Business loans secured by real estate CRE owner-occupied 2,186,679 — — 4,655 2,191,334 Franchise real estate secured 304,222 292 — — 304,514 SBA secured by real estate 50,604 137 — — 50,741 Total business loans secured by real estate 2,541,505 429 — 4,655 2,546,589 Commercial loans Commercial and industrial 1,788,855 228 1,294 231 1,790,608 Franchise non-real estate secured 318,162 1,559 — — 319,721 SBA not secured by real estate 10,119 249 — 558 10,926 Total commercial loans 2,117,136 2,036 1,294 789 2,121,255 Retail loans Single family residential 72,733 19 — — 72,752 Consumer loans 1,949 — — — 1,949 Total retail loans 74,682 19 — — 74,701 Loans held for investment before basis adjustment (1) $ 13,308,517 $ 2,484 $ 1,294 $ 6,276 $ 13,318,571 December 31, 2022 Investor loans secured by real estate CRE non-owner-occupied $ 2,655,892 $ — $ — $ 4,429 $ 2,660,321 Multifamily 6,103,246 2,723 — 6,057 6,112,026 Construction and land 399,034 — — — 399,034 SBA secured by real estate 42,135 — — — 42,135 Total investor loans secured by real estate 9,200,307 2,723 — 10,486 9,213,516 Business loans secured by real estate CRE owner-occupied 2,424,174 1,434 — 6,555 2,432,163 Franchise real estate secured 370,984 7,073 — — 378,057 SBA secured by real estate 60,177 — 104 1,087 61,368 Total business loans secured by real estate 2,855,335 8,507 104 7,642 2,871,588 Commercial loans Commercial and industrial 2,152,302 4,657 81 3,908 2,160,948 Franchise non-real estate secured 401,199 3,592 — — 404,791 SBA not secured by real estate 10,511 — — 589 11,100 Total commercial loans 2,564,012 8,249 81 4,497 2,576,839 Retail loans Single family residential 71,940 1,057 — — 72,997 Consumer loans 3,282 2 — — 3,284 Total retail loans 75,222 1,059 — — 76,281 Loans held for investment before basis adjustment (1) $ 14,694,876 $ 20,538 $ 185 $ 22,625 $ 14,738,224 ______________________________ (1) Excludes the basis adjustment of $29.6 million and $61.9 million to the carrying amount of certain loans included in fair value hedging relationships as of December 31, 2023 and 2022, respectively. Refer to Note 19 – Derivative Instruments for additional information. Individually Evaluated Loans The Company evaluates loans collectively for purposes of determining the ACL in accordance with ASC 326. Collective evaluation is based on aggregating loans deemed to possess similar risk characteristics. In certain instances, the Company may identify loans that it believes no longer possess risk characteristics similar to other loans in the loan portfolio. These loans are typically identified from a substandard or worse internal risk grade, since the specific attributes and risks associated with such loans tend to become unique as the credit deteriorates. Such loans are typically nonperforming, modified loans made to borrowers experiencing financial difficulty, and/or are deemed collateral dependent, where the ultimate repayment of the loan is expected to come from the operation of or eventual sale of the collateral. Loans that are deemed by management to no longer possess risk characteristics similar to other loans in the portfolio are evaluated individually for purposes of determining an appropriate lifetime ACL. The Company uses a discounted cash flow approach, using the loan’s effective interest rate, for determining the ACL on individually evaluated loans, unless the loan is deemed collateral dependent, which requires evaluation based on the estimated fair value of the underlying collateral, less estimated costs to sell. The Company may increase or decrease the ACL for collateral dependent individually evaluated loans based on changes in the estimated expected fair value of the collateral. Changes in the ACL for all other individually evaluated loans is based substantially on the Company’s evaluation of cash flows expected to be received from such loans. As of December 31, 2023, $24.8 million of loans were individually evaluated, with no ACL attributed to such loans. At December 31, 2023, $12.2 million of individually evaluated loans were evaluated based on the underlying value of the collateral and $12.6 million were evaluated using a discounted cash flow approach. All individually evaluated loans were on nonaccrual status at December 31, 2023. As of December 31, 2022, $30.9 million of loans were individually evaluated, and the ACL attributed to such loans totaled $1.7 million. At December 31, 2022, all of the individually evaluated loans were evaluated based on the underlying value of the collateral, and none were evaluated using a discounted cash flow approach. All individually evaluated loans were on nonaccrual status at December 31, 2022. Purchased Credit Deteriorated Loans The Company analyzed acquired loans for more-than-insignificant deterioration in credit quality since their origination. Such loans are classified as purchased credit deteriorated loans. Please see Note 1 – Description of Business and Summary of Significant Accounting Policies for more information concerning the accounting for PCD loans. The Company had PCD loans of $359.3 million and $422.7 million at December 31, 2023 and 2022, respectively. Acquired loans classified as PCD are recorded at an initial amortized cost, which is comprised of the purchase price of the loans (or initial fair value) and the initial ACL determined for the loans, which is added to the purchase price, as well as any resulting discount or premium related to factors other than credit. The Company accounts for interest income on PCD loans using the interest method, whereby any purchase discounts or premiums are accreted or amortized into interest income as an adjustment of the loan’s yield. Subsequent to acquisition, the ACL for PCD loans is measured in accordance with the Company’s ACL methodology. Please also see Note 5 – Allowance for Credit Losses for more information concerning the Company’s ACL methodology. Collateral Dependent Loans Loans that have been classified as collateral dependent are loans where substantially all repayment of the loan is expected to come from the operation of or eventual liquidation of the collateral. Collateral dependent loans are evaluated individually for purposes of determining the ACL, which is determined based on the estimated fair value of the collateral. Estimates for costs to sell are included in the determination of the ACL when liquidation of the collateral is anticipated. In cases where the loan is well secured and the estimated value of the collateral exceeds the amortized cost of the loan, no ACL is recorded. The following tables summarize collateral dependent loans by collateral type as of the dates indicated: (Dollars in thousands) Office Properties Industrial Properties Retail Properties Land Properties Hotel Properties Multifamily Properties Other CRE Properties Business Assets Total December 31, 2023 Investor loan secured by real estate CRE non-owner-occupied $ — $ — $ 412 $ — $ — $ — $ — $ — $ 412 SBA secured by real estate — — — — 1,205 — — — 1,205 Total investor loans secured by real estate — — 412 — 1,205 — — — 1,617 Business loans secured by real estate CRE owner-occupied 4,011 — — 4,655 — — — — 8,666 Total business loans secured by real estate 4,011 — — 4,655 — — — — 8,666 Commercial loans Commercial and industrial — — — 231 — — — 1,150 1,381 SBA non-real estate secured — — — — — — — 558 558 Total commercial loans — — — 231 — — — 1,708 1,939 Total collateral dependent loans $ 4,011 $ — $ 412 $ 4,886 $ 1,205 $ — $ — $ 1,708 $ 12,222 December 31, 2022 Investor loan secured by real estate CRE non-owner-occupied $ — $ — $ 463 $ — $ — $ — $ 3,966 $ — $ 4,429 Multifamily — — — — — 8,780 — — 8,780 SBA secured by real estate — — — — 533 — — — 533 Total investor loans secured by real estate — — 463 — 533 8,780 3,966 — 13,742 Business loans secured by real estate CRE owner-occupied 4,417 — — 4,813 — — 2,245 — 11,475 SBA secured by real estate 104 1,087 — — — — — — 1,191 Total business loans secured by real estate 4,521 1,087 — 4,813 — — 2,245 — 12,666 Commercial loans Commercial and industrial — — — 238 — — 490 3,180 3,908 SBA non-real estate secured — — — — — — — 589 589 Total commercial loans — — — 238 — — 490 3,769 4,497 Total collateral dependent loans $ 4,521 $ 1,087 $ 463 $ 5,051 $ 533 $ 8,780 $ 6,701 $ 3,769 $ 30,905 |