NOTE 23 – FAIR VALUE

Fair Value Measurement

The FASB authoritative guidance for fair value measurement defines fair value as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. This guidance also establishes a fair value hierarchy for classifying financial instruments. The hierarchy is based on whether the inputs to the valuation techniques used to measure fair value are observable or unobservable. Three levels of inputs may be used to measure fair value:

Level 1	Valuations of Level 1 assets and liabilities are obtained from readily-available pricing sources for market transactions involving identical assets or liabilities. Level 1 assets and liabilities include equity securities that trade in an active exchange market, as well as certain U.S. Treasury and other U.S. government and agency securities and corporate debt securities that are traded by dealers or brokers in active markets.
Level 2	Valuations of Level 2 assets and liabilities are based on observable inputs other than Level 1 prices, such as quoted prices for similar assets or liabilities, or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities. Level 2 assets and liabilities include (i) MBS for which the fair value is estimated based on the value of identical or comparable assets, (ii) debt securities with quoted prices that are traded less frequently than exchange-traded instruments, and (iii) derivative contracts whose value is determined using a pricing model with inputs that are observable in the market or can be derived principally from or corroborated by observable market data.
Level 3	Valuations of Level 3 assets and liabilities are based on unobservable inputs that are supported by little or no market activity and are significant to the fair value of the assets or liabilities. Level 3 assets and liabilities include financial instruments whose value is determined by using pricing models for which the determination of fair value requires significant management judgments estimation.

Financial Instruments Recorded at Fair Value on a Recurring Basis

Investment securities available for sale and marketable equity securities held at fair value

The fair value of investment securities was the market value based on quoted market prices (as is the case with Treasury notes, non-callable U.S. Agency debt securities, and equity securities with readily determinable fair values), when available (Level 1), or, when available, market prices for identical or comparable assets (as is the case with MBS and callable U.S. agency debt) that are based on observable market parameters, including benchmark yields, reported trades, quotes from brokers or dealers, issuer spreads, bids, offers and reference data, including market research operations (Level 2). Observable prices in the market already consider the risk of nonperformance. If listed prices or quotes are not available, fair value is based upon discounted cash flow models that use unobservable inputs due to the limited market activity of the instrument, as is the case with certain private label MBS held by the Corporation (Level 3).

Derivative instruments

The fair value of most of the Corporation’s derivative instruments is based on observable market parameters and takes into consideration the credit risk component of paying counterparties, when appropriate. On interest caps, only the seller's credit risk is considered. The caps were valued using a discounted cash flow approach based on the related LIBOR and swap rate for each cash flow.

A credit spread is considered for those derivative instruments that are not secured. The cumulative mark-to-market effect of credit risk in the valuation of derivative instruments for the quarters ended March 31, 2019 and 2018 was immaterial.

Assets and liabilities measured at fair value on a recurring basis are summarized below:

		As of March 31, 2019								As of December 31, 2018
		Fair Value Measurements Using								Fair Value Measurements Using
	(In thousands)	Level 1		Level 2		Level 3		Assets/Liabilities at Fair Value		Level 1		Level 2		Level 3		Assets/Liabilities at Fair Value

Assets:
Securities available for sale :
U.S. Treasury Securities		$	7,485	$	-	$	-	$	7,485	$	7,456	$	-	$	-	$	7,456
Noncallable U.S. agency debt securities			-		325,949		-		325,949		-		319,124		-		319,124
Callable U.S. agency
debt securities and MBS			-		1,550,965		-		1,550,965		-		1,594,622		-		1,594,622
Puerto Rico government obligations			-		4,125		2,855		6,980		-		4,128		2,824		6,952
Private label MBS			-		-		13,351		13,351		-		-		13,914		13,914
Other investments			-		-		500		500		-		-		500		500
Equity securities			425		-		-		425		418		-		-		418
Derivatives, included in assets:
Purchased interest rate cap agreements			-		334		-		334		-		623		-		623
Interest rate lock commitments			-		247		-		247		-		383		-		383
Forward loan sales commitments			-		17		-		17		-		12		-		12
Liabilities:
Derivatives, included in liabilities:
Written interest rate cap agreements			-		332		-		332		-		617		-		617
Forward contracts			-		256		-		256		-		383		-		383

The table below presents qualitative information for significant assets and liabilities measured at fair value on a recurring basis using significant unobservable inputs (Level 3) as of March 31, 2019 and December 31, 2018:

	March 31, 2019
(In thousands)	Fair Value		Valuation Technique	Unobservable Input	Range

Investment securities available-for-sale:
Private label MBS	$	13,351	Discounted cash flows	Discount rate	14.1%
				Prepayment rate	3.3% - 17.0% (Weighted Average 9.2%)
				Projected Cumulative Loss Rate	0.00% - 6.6% (Weighted Average 3.0%)
Puerto Rico government obligations		2,855	Discounted cash flows	Discount rate	6.56%
Puerto Rico government obligations		2,855	Discounted cash flows	Prepayment rate	3.00%

Information about Sensitivity to Changes in Significant Unobservable Inputs

Private label MBS: The significant unobservable inputs in the valuation include probability of default, the loss severity assumption, and prepayment rates. Shifts in those inputs would result in different fair value measurements. Increases in the probability of default, loss severity assumptions, and prepayment rates in isolation would generally result in an adverse effect on the fair value of the instruments. Meaningful and possible shifts of each input were modeled to assess the effect on the fair value estimation.

Puerto Rico Government Obligations: The significant unobservable input used in the fair value measurement is the assumed prepayment rate of the underlying residential mortgage loans that collateralize these obligations, which are guaranteed by the Puerto Rico Housing Finance Authority. A significant increase (decrease) in the assumed rate would lead to a higher (lower) fair value estimate. The fair value of these bonds was based on a discounted cash flow analysis that contemplates the credit quality of the holder of second mortgages and a discount for liquidity constraints on the bonds considering the absence of an active market for them. Due to the guarantee of the Puerto Rico Housing Finance Authority and other applicable contractual safeguards, no additional credit spread is applied for debt service default.

There were no changes in unrealized gains and losses recorded in earnings for the quarters ended March 31, 2019 and 2018 for Level 3 assets and liabilities that were still held at the end of each period.

As of March 31, 2019, impairment or valuation adjustments were recorded for assets recognized at fair value on a non-recurring basis as shown in the following table:

		Carrying value as of March 31, 2019						Losses recorded for the Quarter Ended March 31, 2019
		Level 1		Level 2		Level 3
(In thousands)

Loans receivable (1)		$	-	$	-	$	366,773	$	(8,863)
OREO (2)			-		-		129,716		(2,643)
Loans held for sale (3)			-		-		7,381		-

(1)	Consists mainly of impaired commercial and construction loans. The impairments were generally measured based on the fair value of the collateral. The fair values were derived from external appraisals that took into consideration prices in observed transactions involving similar assets in similar locations but adjusted for specific characteristics and assumptions of the collateral (e.g., absorption rates), which are not market observable.
(2)	The fair values were derived from appraisals that took into consideration prices in observed transactions involving similar assets in similar locations but adjusted for specific characteristics and assumptions of the properties (e.g., absorption rates and net operating income of income producing properties), which are not market observable. Losses were related to market valuation adjustments after the transfer of the loans to the OREO portfolio.
(3)	Nonaccrual commercial and construction loans transferred to held for sale in 2018 and still in inventory at period end. The value of these loans was primarily derived from broker price opinions that the Corporation considered.

As of March 31, 2018, impairment or valuation adjustments were recorded for assets recognized at fair value on a non-recurring basis as shown in the following table:

		Carrying value as of March 31, 2018						Losses recorded for the Quarter Ended March 31, 2018
		Level 1		Level 2		Level 3
(In thousands)


Loans receivable (1)		$	-	$	-	$	392,493	$	(4,224)
OREO (2)			-		-		154,639		(287)
Loans held for sale (3)			-		-		64,945		(6,203)

(1)	Consists mainly of impaired commercial and construction loans. The impairments were generally measured based on the fair value of the collateral. The fair values were derived from external appraisals that took into consideration prices in observed transactions involving similar assets in similar locations but adjusted for specific characteristics and assumptions of the collateral (e.g., absorption rates), which are not market observable.
(2)	The fair values were derived from appraisals that took into consideration prices in observed transactions involving similar assets in similar locations but adjusted for specific characteristics and assumptions of the properties (e.g., absorption rates and net operating income of income producing properties), which are not market observable. Losses were related to market valuation adjustments after the transfer of the loans to the OREO portfolio.
(3)	The value of these loans was primarily derived from external appraisals, adjusted for specific characteristics of the loans.

Qualitative information regarding the fair value measurements for Level 3 financial instruments as of March 31, 2019 are as follows:

	March 31, 2019
	Method	Inputs
Loans	Income, Market, Comparable Sales, Discounted Cash Flows	External appraised values; probability weighting of broker price opinions; management assumptions regarding market trends or other relevant factors
OREO	Income, Market, Comparable Sales, Discounted Cash Flows	External appraised values; probability weighting of broker price opinions; management assumptions regarding market trends or other relevant factors

The following tables present the carrying value, estimated fair value and estimated fair value level of the hierarchy of financial instruments as of March 31, 2019 and December 31, 2018:

	Total Carrying Amount in Statement of Financial Condition March 31, 2019		Fair Value Estimate March 31, 2019		Level 1		Level 2		Level 3
(In thousands)

Assets:
Cash and due from banks and money
market investments (amortized cost)	$	589,575	$	589,575	$	589,575	$	-	$	-
Investment securities available
for sale (fair value)		1,905,230		1,905,230		7,485		1,881,039		16,706
Investment securities held to maturity (amortized cost)		144,673		123,906		-		-		123,906
Equity Securities (fair value)		44,438		44,438		425		44,013		-
Loans held for sale (lower of cost or market)		33,175		33,746		-		26,365		7,381
Loans held for investment (amortized cost)		8,996,816
Less: allowance for loan and lease losses		(183,732)
Loans held for investment, net of allowance	$	8,813,084		8,329,345		-		-		8,329,345
Derivatives, included in assets (fair value)		598		598		-		598		-

Liabilities:
Deposits (amortized cost)		9,070,834		9,073,967		-		9,073,967		-
Securities sold under agreements
to repurchase (amortized cost)		100,000		119,361		-		119,361		-
Advances from FHLB (amortized cost)		740,000		735,445		-		735,445		-
Other borrowings (amortized cost)		184,150		184,091		-		-		184,091
Derivatives, included in liabilities (fair value)		588		588		-		588		-

	Total Carrying Amount in Statement of Financial Condition December 31, 2018		Fair Value Estimate December 31, 2018		Level 1		Level 2		Level 3
(In thousands)

Assets:
Cash and due from banks and money
market investments (amortized cost)	$	586,203	$	586,203	$	586,203	$	-	$	-
Investment securities available
for sale (fair value)		1,942,568		1,942,568		7,456		1,917,874		17,238
Investment securities held to maturity (amortized cost)		144,815		125,658		-		-		125,658
Equity securities (fair value)		44,530		44,530		418		44,112		-
Loans held for sale (lower of cost or market)		43,186		43,831		-		27,720		16,111
Loans held for investment (amortized cost)		8,858,123
Less: allowance for loan and lease losses		(196,362)
Loans held for investment, net of allowance	$	8,661,761		8,213,144		-		-		8,213,144
Derivatives, included in assets (fair value)		1,018		1,018		-		1,018		-

Liabilities:
Deposits (amortized cost)		8,994,714		9,005,679		-		9,005,679		-
Securities sold under agreements
to repurchase (amortized cost)		150,086		169,366		-		169,366		-
Advances from FHLB (amortized cost)		740,000		730,253		-		730,253		-
Other borrowings (amortized cost)		184,150		177,201		-		-		177,201
Derivatives, included in liabilities (fair value)		1,000		1,000		-		1,000		-

The short-term nature of certain assets and liabilities result in their carrying value approximating fair value. These include cash and due from banks and other short-term assets, such as FHLB stock. Certain assets, the most significant being premises and equipment, mortgage servicing rights, deposits base, and other customer relationship intangibles, are not considered financial instruments and are not included above. Accordingly, this fair value information is not intended to, and does not, represent the Corporation’s underlying value. Many of these assets and liabilities subject to the disclosure requirements are not actively traded, requiring management to estimate fair values. These estimates necessarily involve the use of judgment about a wide variety of factors, including but not limited to, relevancy of market prices of comparable instruments, expected futures cash flows, and appropriate discount rates.