FORM 10-Q
                     SECURITIES AND EXCHANGE COMMISSION
                           WASHINGTON, D.C. 20549


(X)    QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
       EXCHANGE ACT OF 1934

( )    TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
       EXCHANGE ACT OF 1934


               For the quarterly period ended March 31, 2000


                      Commission File Number 001-13937


                          ANTHRACITE CAPITAL, INC.
           (Exact name of registrant as specified in its charter)


         Maryland                                            13-3978906
 (State or other jurisdiction of                          (I.R.S. Employer
 incorporation or organization)                           Identification No.)


    345 Park Avenue, New York, New York                              10154
    (Address of principal executive offices)                        (Zip Code)


    (Registrant's telephone number including area code): (212) 409-3333


                               NOT APPLICABLE
      (Former name, former address, and former fiscal year if changed
                            since last report)


         Indicate by check mark whether the registrant (1) has filed all
reports required to be filed by Section 13 or 15(d) of the Securities
Exchange Act of 1934 during the preceding 12 months (or for such shorter
period that the registrant was required to file such reports), and (2) has
been subject to such filing requirements for the past 90 days.

                          (1)     Yes X             No___

                          (2)     Yes X             No___


         As of May 12, 2000, 20,955,434 shares of voting common stock
($.001 par value) were outstanding.



                          ANTHRACITE CAPITAL, INC.
                                 FORM 10-Q
                                   INDEX

<TABLE>
<CAPTION>

PART I - FINANCIAL INFORMATION                                                            Page
                                                                                          ----

<S>           <C>                                                                           <C>
Item 1.       Interim Financial Statements...................................................3

              Statements of Financial Condition
              At March 31, 2000 (Unaudited) and December 31, 1999............................3

              Statements of Operations and Comprehensive Income (Loss)
              For the Three Months Ended March 31, 2000 and 1999 (Unaudited).................4

              Statement of Changes in Stockholders' Equity
              For the Three Months Ended March 31, 2000 (Unaudited)..........................5

              Statements of Cash Flows
              For the Three Months Ended March 31, 1999 and 2000 (Unaudited).................6

              Notes to Financial Statements (Unaudited)......................................7

Item 2.       Management's Discussion and Analysis of Financial Condition and
              Results of Operations.........................................................24

Item 3.       Quantitative and Qualitative Disclosures about Market Risk....................37

Part II - OTHER INFORMATION

Item 1.       Legal Proceedings.............................................................42

Item 2.       Changes in Securities and Use of Proceeds.....................................42

Item 3.       Defaults Upon Senior Securities...............................................42

Item 4.       Submission of Matters to a Vote of Security Holders...........................42

Item 5.       Other Information.............................................................42

Item 6.       Exhibits and Reports on Form 8-K..............................................42


SIGNATURES..................................................................................43

Financial Data Schedule.....................................................................44

</TABLE>



<TABLE>
<CAPTION>

ANTHRACITE CAPITAL, INC.
STATEMENTS OF FINANCIAL CONDITION
(IN THOUSANDS, EXCEPT PER SHARE DATA)
-----------------------------------------------------------------------------------------------------------------------


                                                                          March 31, 2000         December 31, 1999
                                                                          --------------         -----------------
                                                                            (Unaudited)
ASSETS
<S>                                                                        <C>                     <C>
Cash and cash equivalents                                                  $   17,391              $    22,265
Securities available for sale, at fair value
     Subordinated commercial mortgage-backed securities (CMBS)             $  283,481              $   272,733
     Investment grade securities                                              275,006                  304,462
                                                                           -----------             -----------
Total securities available for sale                                           558,487                  577,195
Commercial mortgage loans, net                                                 99,703                   69,611
Other assets                                                                    9,698                   10,591
                                                                           ------------            -----------
     Total Assets                                                          $  685,279              $   679,662
                                                                           ============            ===========


LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities:
Borrowings:
    Secured by pledge of subordinated CMBS                                 $  163,859              $   162,738
    Secured by pledge of other securities available for sale
      and cash equivalents                                                    249,980                  272,289
    Secured by pledge of commercial mortgage loans                             59,134                   36,506
                                                                           ------------            -----------
Total borrowings                                                           $  472,973              $   471,533
Distributions payable                                                           6,077                    6,079
Other liabilities                                                               5,364                    3,767
                                                                           -------------           ------------
     Total Liabilities                                                        484,414                  481,379
                                                                           -------------           ------------

Redeemable Convertible Preferred Stock                                         30,109                    30,022
                                                                           -------------           -------------

Commitments and Contingencies

Stockholders' Equity:
Common stock, par value $0.001 per share; 400,000 shares authorized; 22,378
     shares issued, 20,955 shares outstanding in 2000 and 20,961 shares
     outstanding in 1999                                                           22                        22
Additional paid-in capital                                                    303,562                   303,562
Distributions in excess of earnings                                           (17,724)                  (18,107)
Accumulated other comprehensive loss                                          (98,979)                 (101,139)
Treasury stock, at cost; 1,423 shares in 2000; and 1,417 shares in 1999       (16,116)                  (16,077)
                                                                           ------------            -------------
      Total Stockholders' Equity                                              170,765                   168,261
                                                                           ------------            -------------
      Total Liabilities and Stockholders' Equity                           $  685,279              $    679,662
                                                                           ============            =============

The accompanying notes are an integral part of these financial statements.
</TABLE>



<TABLE>
<CAPTION>

ANTHRACITE CAPITAL, INC.
STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME (LOSS) (UNAUDITED)
(IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
---------------------------------------------------------------------------------------------------------------------
                                                                      For the Three                 For the Three
                                                                       Months Ended                  Months Ended
                                                                      March 31, 2000                 March 31, 1999
                                                                      --------------                 --------------

Interest Income:
<S>                                                                     <C>                          <C>
Securities available for sale                                           $ 14,342                     $ 11,299
Commercial mortgage loans                                                  1,989                          908
Trading securities                                                             -                        1,510
Cash and cash equivalents                                                    291                          241
                                                                    -------------------           -------------------
         Total interest income                                            16,622                       13,958
                                                                    -------------------           -------------------

Expenses:
Interest                                                                   7,467                        4,997
Interest-trading securities                                                    -                        2,126
Management fee                                                             1,290                        1,050
Other                                                                        887                          300
                                                                    -------------------           -------------------
        Total expenses                                                     9,644                        8,473
                                                                    -------------------           -------------------

Other Gain (Loss):
Gain on sale of securities available for sale                                 24                          136
Gain on securities held for trading                                          328                        1,181
Foreign currency loss                                                        (4)                          (67)
                                                                    -------------------           -------------------
        Total other gain                                                     348                        1,250
                                                                    -------------------           -------------------

Net Income                                                                 7,326                        6,735
                                                                    -------------------           -------------------

Dividends and accretion on redeemable convertible
preferred stock                                                              866                            -
                                                                    -------------------           -------------------
Net Income Available to Common Shareholders                             $  6,460                     $  6,735
                                                                    ===================           ===================

Comprehensive Income (Loss):
Net Income                                                              $  7,326                     $  6,735

Other Comprehensive Income (Loss):
Unrealized loss on securities available for sale:
Unrealized holding gain (loss) arising during period                       2,184                       (8,425)
Less: reclassification adjustment for realized
         gain included in net income                                          24                          136
                                                                    -------------------           -------------------
         Other Comprehensive Income (Loss)                                 2,160                       (8,289)
                                                                    -------------------           -------------------

Comprehensive Income (Loss)                                             $  9,486                     $ (1,554)
                                                                    ===================           ===================

Net Income Per Share:
   Basic                                                                    0.31                         0.33
   Diluted                                                                  0.29                         0.33

Weighted average number of shares outstanding:
   Basic                                                                  20,956                       20,279
   Diluted                                                                25,037                       20,279

The accompanying notes are an integral part of these financial statements.

</TABLE>


<TABLE>
<CAPTION>

ANTHRACITE CAPITAL, INC.
STATEMENT OF CHANGES IN STOCKHOLDERS' EQUITY (UNAUDITED)
(IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
-----------------------------------------------------------------------------------------------------------------

                                          Common     Additional   Distributions     Accumulated    Treasury       Total
                                           Stock,     Paid-In       In Excess          Other        Stock,    Stockholders'
                                         Par Value    Capital     Of Earnings      Comprehensive    At Cost       Equity
                                                                                       Loss
                                         -----------------------------------------------------------------------------------

<S>                                         <C>      <C>            <C>           <C>              <C>          <C>
Balance at December 31, 1999                $ 22     $ 303,562      $ (18,107)    $  (101,139)     $ (16,077)   $  168,261

Net income                                                              7,326                                        7,326

Change in net unrealized gain (loss) on
securities available for sale, net of
reclassification adjustment                                                             2,160                        2,160
Dividends declared - common stock                                      (6,077)                                      (6,077)
Dividends and accretion on redeemable
convertible preferred stock                                              (866)                                        (866)
Purchase of treasury stock                                                                               (39)          (39)
                                         -----------------------------------------------------------------------------------
Balance at March 31, 2000                   $ 22     $ 303,562      $ (17,724)    $   (98,979)     $ (16,116)   $  170,765
                                         ===================================================================================


     The accompanying notes are an integral part of these financial statements.

</TABLE>

<TABLE>
<CAPTION>

ANTHRACITE CAPITAL, INC.
STATEMENTS OF CASH FLOWS (UNAUDITED)
(IN THOUSANDS)

--------------------------------------------------------------------------------------------------------------------------
                                                                          For the Three Months     For the Three Months
                                                                                 Ended                    Ended
                                                                             March 31, 2000           March 31, 1999
                                                                         ----------------------- -------------------------

Cash flows from operating activities:

<S>                                                                            <C>                       <C>
     Net income                                                                $   7,326                 $    6,735

Adjustments to reconcile net income to net cash provided
by operating activities:
        Net sales of trading securities and securities sold short                    328                    173,371

        Noncash portion of gain on securities held for trading                         -                       (662)

        Premium amortization (discount accretion), net                               (14)                       314

        Noncash portion of net foreign currency loss                                   4                         67

        Net gain on sale of securities                                              (352)                    (1,317)

       (Decrease) Increase in other assets                                           893                       (816)

       Increase (decrease) in other liabilities                                      809                     (5,236)
                                                                         ----------------------- --------------------
Net cash provided by operating activities                                          8,994                    173,118
                                                                         ----------------------- --------------------

Cash flows from investing activities:

     Purchase of securities available for sale                                    (8,650)                   (59,613)

     Funding of commercial mortgage loan                                         (30,600)                    (4,393)

     Decrease in restricted cash equivalents                                           -                      3,250

     Principal payments received on securities available for sale                 17,482                     19,264

     Proceeds from sales of securities available for sale                         15,712                     20,113

     Net proceeds from sales of hedging securities                                (3,133)                         -
                                                                         ----------------------- -------------------------
Net cash used in investing activities                                             (9,189)                   (21,379)
                                                                         ----------------------- -------------------------

Cash flows from financing activities:

     Net increase (decrease) in borrowings                                         1,439                   (153,180)

     Proceeds from issuance of common stock                                            -                      6,726

     Dividends on common stock                                                    (6,079)                   (5,796)

     Purchase of treasury stock                                                      (39)                        -
                                                                         ----------------------- -------------------------
Net cash used by financing activities                                             (4,679)                 (152,250)
                                                                         ----------------------- -------------------------

Net decrease in cash and cash equivalents                                         (4,874)                     (511)

Cash and cash equivalents, beginning of period                                    22,265                     1,087
                                                                         ----------------------- -------------------------
Cash and cash equivalents, end of period                                       $  17,391                 $     576
                                                                         ======================= =========================
Supplemental disclosure of cash flow information:
     Interest paid                                                             $   7,195                 $   9,200
                                                                         ======================= =========================

Noncash financing activities:
     Net change in unrealized gain (loss) on securities
     available for sale                                                        $   2,160                 $  (8,289)
                                                                         ======================= =========================
     Dividends declared, not yet paid                                          $   6,077                 $   6,089
                                                                         ======================= =========================


The accompanying notes are an integral part of these financial statements.

</TABLE>



ANTHRACITE CAPITAL, INC.
NOTES TO FINANCIAL STATEMENTS
(DOLLARS IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
--------------------------------------------------------------------------


NOTE 1        ORGANIZATION AND SIGNIFICANT ACCOUNTING POLICIES

Anthracite Capital, Inc. (the "Company") was incorporated in Maryland in
November 1997 and commenced operations on March 24, 1998. The Company's
principal business activity is to invest in a diversified portfolio of
multifamily, commercial and residential mortgage loans, mortgage-backed
securities and other real estate related assets in the U.S. and non-U.S.
markets. The Company is organized and managed as a single business segment.

The accompanying unaudited financial statements have been prepared in
conformity with the instructions to Form 10-Q and Article 10, Rule 10-01 of
Regulation S-X for interim financial statements. Accordingly, they do not
include all of the information and footnotes required by generally accepted
accounting principles for complete financial statements. These financial
statements should be read in conjunction with the annual financial
statements and notes thereto included in the Company's annual report on
Form 10-K for 1999 filed with the Securities and Exchange Commission.

In the opinion of management, the accompanying financial statements contain
all adjustments, consisting of normal and recurring accruals, necessary for
a fair presentation of the results for the interim periods. Operating
results for interim periods are not necessarily indicative of the results
that may be expected for the entire year.

In preparing the financial statements, management is required to make
estimates and assumptions that affect the reported amounts of assets and
liabilities and disclosure of contingent assets and liabilities at the
dates of the statements of financial condition and revenues and expenses
for the periods covered. Actual results could differ from those estimates
and assumptions. Significant estimates in the financial statements include
the valuation of the Company's mortgage-backed securities and certain other
investments.

A summary of the Company's significant accounting policies follows:

CASH AND CASH EQUIVALENTS

All highly liquid investments with original maturities of three months or
less are considered to be cash equivalents.

SECURITIES AVAILABLE FOR SALE

The Company has designated its investments in mortgage-backed securities,
mortgage-related securities and certain other securities as assets
available for sale because the Company may dispose of them prior to
maturity. Securities available for sale are carried at estimated fair value
with the net unrealized gains or losses reported as a component of
accumulated other comprehensive income (loss) in stockholders' equity.
Unrealized losses on securities that reflect a decline in value, which is
judged by management to be other than temporary, if any, are charged to
earnings. At disposition the realized net gain or loss is included in
income on a specific identification basis. The amortization of premiums and
accretion of discounts are computed using the effective yield method after
considering actual and estimated prepayment rates, if applicable, and
credit losses. Actual prepayment and credit loss experience is reviewed
quarterly and effective yields are recalculated when differences arise
between prepayments and credit losses originally anticipated and amounts
actually received plus anticipated future prepayments and credit losses.

The Company may, in the future, acquire similar securities that it intends to
hold to maturity, or change its intent with respect to certain securities
currently in its portfolio, and designate such securities as "held to
maturity."  Securities so designated would be carried at amortized cost,
subject to an impairment test.

SECURITIES HELD FOR TRADING

The Company has designated certain securities as assets held for trading
because the Company intends to hold them for short periods of time.
Securities held for trading are carried at estimated fair value with net
unrealized gains or losses included in income.

COMMERCIAL MORTGAGE LOANS

The Company purchases and originates certain commercial mortgage loans to
be held as long-term investments. Loans held for long-term investment are
recorded at cost at the date of purchase. Premiums and discounts related to
these loans are amortized over their estimated lives using the effective
interest method. Any origination fee income, application fee income and
direct costs associated with originating or purchasing commercial mortgage
loans are deferred and the net amount is included in the basis of the loans
on the statement of financial condition. The Company recognizes impairment
on the loans when it is probable that the Company will not be able to
collect all amounts due according to the contractual terms of the loan
agreement. The Company measures impairment based on the present value of
expected future cash flows discounted at the loan's effective interest rate
or the fair value of the collateral if the loan is collateral dependent.

SHORT SALES

As part of its short-term trading strategies (see Note 3), the Company may
sell securities that it does not own ("short sales"). To complete a short
sale, the Company may arrange through a broker to borrow the securities to
be delivered to the buyer. The proceeds received by the Company from the
short sale are retained by the broker until the Company replaces the
borrowed securities, generally within a period of less than one month. In
borrowing the securities to be delivered to the buyer, the Company becomes
obligated to replace the securities borrowed at their market price at the
time of the replacement, whatever that price may be. A gain, limited to the
price at which the Company sold the security short, or a loss, unlimited as
to dollar amount, will be recognized upon the termination of a short sale
if the market price is less than or greater than the proceeds originally
received. The Company's liability under the short sales is recorded at fair
value, with unrealized gains or losses included in net gain or loss on
securities held for trading in the statement of operations and
comprehensive income (loss).

The Company is exposed to credit loss in the event of nonperformance by any
broker that holds a deposit as collateral for securities borrowed. However,
the Company does not anticipate nonperformance by any broker.

FAIR VALUE OF FINANCIAL INSTRUMENTS

The fair values of the Company's securities available for sale, securities
held for trading, and securities sold short are based on market prices
provided by certain dealers who make markets in these financial
instruments. The fair values reported reflect estimates and may not
necessarily be indicative of the amounts the Company could realize in a
current market exchange.

FORWARD COMMITMENTS

As part of its short-term trading strategies (see Note 3), the Company may
enter into forward commitments to purchase or sell U.S. Treasury or agency
securities, which obligate the Company to purchase or sell such securities
at a specified date at a specified price. When the Company enters into such
a forward commitment, it will, generally within sixty days or less, enter
into a matching forward commitment with the same or a different counter
party which entitles the Company to sell (in instances where the original
transaction was a commitment to purchase) or purchase (in instances where
the original transaction was a commitment to sell) the same or similar
securities on or about the same specified date as the original forward
commitment. Any difference between the specified price of the original and
matching forward commitments will result in a gain or loss to the Company.
Changes in the fair value of open commitments are recognized on the
statement of financial condition and included among assets (if there is an
unrealized gain) or among liabilities (if there is an unrealized loss). A
corresponding amount is included as a component of net gain or loss on
securities held for trading in the statement of operations and
comprehensive income (loss).

The Company is exposed to interest rate risk on these commitments, as well
as to credit loss in the event of nonperformance by any other party to the
Company's forward commitments. However, the Company does not anticipate
nonperformance by any counter party.

FINANCIAL FUTURES CONTRACTS - TRADING

As part of its short-term trading strategies (see Note 3), the Company may
enter into financial futures contracts, which are agreements between two
parties to buy or sell a financial instrument for a set price on a future
date. Initial margin deposits are made upon entering into futures contracts
and can be either cash or securities. During the period that the futures
contract is open, changes in the value of the contract are recognized as
gains or losses on securities held for trading by "marking-to-market" on a
daily basis to reflect the market value of the contract at the end of each
day's trading. Variation margin payments are received or made, depending
upon whether gains or losses are incurred.

The Company is exposed to interest rate risk on the contracts, as well as
to credit loss in the event of nonperformance by any other party to the
contract. However, the Company does not anticipate nonperformance by any
counter party.

HEDGING INSTRUMENTS

As part of its asset/liability management activities, the Company may enter
into interest rate swap agreements, forward currency exchange contracts and
other financial instruments in order to hedge interest rate and foreign
currency exposures or to modify the interest rate or foreign currency
characteristics of related items in its statement of financial condition.

Income and expenses from interest rate swap agreements that are, for
accounting purposes, designated as hedging securities available for sale
are recognized as a net adjustment to the interest income of the hedged
item. During the term of the interest rate swap agreements, changes in fair
value are recognized on the statement of financial condition and included
among assets (if there is an unrealized gain) or among liabilities (if
there is an unrealized loss). A corresponding amount is included as a
component of accumulated other comprehensive income (loss) in stockholders'
equity. If the underlying hedged securities are sold, the amount of
unrealized gain or loss in accumulated other comprehensive income (loss)
relating to the corresponding interest rate swap agreement is included in
the determination of gain or loss on the sale of the securities. If
interest rate swap agreements are terminated, the associated gain or loss
is deferred over the remaining term of the agreement, provided that the
underlying hedged item still exists. The Company had no interest rate swap
agreements outstanding at March 31, 2000 or December 31, 1999.

Revenues and expenses from forward currency exchange contracts are
recognized as a net adjustment to foreign currency gain or loss. During the
term of the forward currency exchange contracts, changes in fair value are
recognized on the statement of financial condition and included among
assets (if there is an unrealized gain) or among liabilities (if there is
an unrealized loss). A corresponding amount is included as a component of
net foreign currency gain or loss in the statement of operations and
comprehensive income (loss).

Financial futures contracts that are, for accounting purposes, designated
as hedging securities available for sale, are carried at fair value, with
changes in fair value included in other comprehensive income (loss).
Realized gains and losses on closed contracts are deferred and recognized
in the basis of the hedged available for sale security, and amortized as a
yield adjustment over the security's remaining term. See Note 10 for a
description of the financial futures contracts open as of March 31, 2000.

The Company monitors its hedging instruments throughout their terms to
ensure that they remain effective at their intended purpose. The Company is
exposed to interest rate and/or currency risk on these hedging instruments,
as well as to credit loss in the event of nonperformance by any other party
to the Company's hedging instruments. However, the Company does not
anticipate nonperformance by any counter party.

FOREIGN CURRENCIES

Assets and liabilities denominated in foreign currencies are translated at
the exchange rate in effect on the date of the statement of financial
condition. Revenues, costs, and expenses denominated in foreign currencies
are translated at average rates of exchange prevailing during the period.
Foreign currency gains and losses resulting from this process are
recognized in earnings.

NET INCOME (LOSS) PER SHARE

Net income (loss) per share is computed in accordance with Statement of
Financial Accounting Standards ("SFAS") No. 128, Earnings Per Share. Basic
income (loss) per share is calculated by dividing net income (loss)
available to common shareholders by the weighted average number of common
shares outstanding during the period. Diluted income (loss) per share is
calculated using the weighted average number of common shares outstanding
during the period plus the additional dilutive effect of common stock
equivalents. The dilutive effect of outstanding stock options is calculated
using the treasury stock method, and the dilutive effect of redeemable
convertible preferred stock is calculated using the "if converted" method.

<TABLE>
<CAPTION>

                                                                         For the Three Months Ended March 31, 2000
                                                            ---------------------------------------------------------------------
                                                              Income (Numerator)      Shares (Denominator)    Per-Share Amount
<S>                                                                 <C>                      <C>                    <C>
Net income available to common shareholders                         $6,460
Basic net income per share                                          $6,460                   20,956                 $0.31
                                                                                                             ====================

Effect of dilutive securities:
10.5% Series A Senior Cumulative
Redeemable Preferred Stock                                              866                   4,081
                                                            ------------------------ ----------------------
Diluted net income per share                                        $7,326                   25,037                 $0.29
                                                            ======================== ======================= ====================

</TABLE>

The Company's stock options outstanding were antidilutive for all periods
presented. For the three months ended March 31, 1999, the Company had no
preferred stock outstanding, so basic and diluted earning per share are the
same.

INCOME TAXES

The Company has elected to be taxed as a Real Estate Investment Trust
("REIT") and to comply with the provisions of the Internal Revenue Code of
1986, as amended, with respect thereto. Accordingly, the Company generally
will not be subject to Federal income tax to the extent of its
distributions to stockholders and as long as certain asset, income and
stock ownership tests are met. As of December 31, 1999, the Company had a
capital loss carryover of $13,165 available to offset future capital gains.

COMPREHENSIVE INCOME

SFAS No. 130, Reporting Comprehensive Income, requires the Company to
classify items of "other comprehensive income", such as unrealized gains
and losses on securities available for sale, by their nature in the
financial statements and display the accumulated balance of other
comprehensive income (loss) separately from retained earnings and
additional paid-in capital in the stockholders' equity section of the
statement of financial condition. In accordance with SFAS No. 130,
cumulative unrealized gains and losses on securities available for sale are
classified as accumulated other comprehensive income (loss) in
stockholders' equity and current period-unrealized gains and losses are
included as a component of comprehensive income (loss).

RECENT ACCOUNTING PRONOUNCEMENTS

During 1998, the Financial Accounting Standards Board issued SFAS No. 133,
Accounting for Derivative Instruments and Hedging Activities. This
statement establishes accounting and reporting standards for derivative
instruments including certain derivative instruments embedded in other
contracts, and for hedging activities. It requires that the Company
recognize all derivatives as either assets or liabilities in the statement
of financial condition and measure those instruments at fair value. If
certain conditions are met, a derivative may be specifically designated as
a hedge of the exposure to changes in the fair value of a recognized asset
or liability, or a hedge of the exposure to variable cash flows. The
accounting for changes in the fair value of a derivative (e.g., through
earnings or outside of earnings, through comprehensive income) depends on
the intended use of the derivative and the resulting designation.

The Company is required to implement SFAS 133 (as amended by SFAS No. 137)
by January 1, 2001. Company management is evaluating the impact that this
statement will have on its hedging strategies and use of derivative
instruments and is currently unable to predict the effect, if any, it will
have on the Company's financial statements.

RECLASSIFICATIONS

Certain amounts from 1999 have been reclassified to conform to the 2000
presentation.


NOTE 2        SECURITIES AVAILABLE FOR SALE

The Company's securities available for sale are carried at estimated fair
value. The amortized cost and estimated fair value of securities available
for sale as of March 31, 2000 are summarized as follows:

<TABLE>
<CAPTION>

                                                                                      Gross           Gross          Estimated
                                                                    Amortized       Unrealized      Unrealized         Fair
                      Security Description                             Cost            Gain            Loss            Value
----------------------------------------------------------------- --------------- --------------- --------------- ----------------
Commercial mortgage-backed securities ("CMBS"):
<S>                                                                 <C>               <C>          <C>              <C>
Non-investment grade rated subordinated securities                  $ 335,339           -           $ (83,821)       $ 251,518
Non-rated subordinated securities                                      41,080           -              (9,117)          31,963
                                                                  --------------- --------------- --------------- ----------------
     Total CMBS                                                       376,419           -            ( 92,938)         283,481
                                                                  --------------- --------------- --------------- ----------------
Single-family residential mortgage-backed securities ("RMBS"):
Agency adjustable rate securities                                      46,047           -                (295)          45,752
Agency fixed rate securities                                          160,603           -              (4,177)         156,426
Privately issued investment grade rated fixed rate securities          74,396         $56              (1,624)          72,828
                                                                  =============== =============== =============== ================
Total RMBS                                                            281,046          56              (6,096)         275,006
                                                                  --------------- --------------- --------------- ----------------
     Total securities available for sale                             $657,465         $56            $(99,034)        $558,487
                                                                  =============== =============== =============== ================
</TABLE>

As of March 31, 2000, an aggregate of $587,791 in estimated fair value of
the Company's securities available for sale was pledged to secure its
borrowings.

The amortized cost and estimated fair value of securities available for
sale as of December 31, 1999 are summarized as follows:

<TABLE>
<CAPTION>

                                                                                     Gross           Gross          Estimated
                                                                   Amortized    Unrealized Gain    Unrealized         Fair
                     Security Description                            Cost                             Loss            Value
---------------------------------------------------------------- -------------- ---------------- --------------- ----------------
Commercial mortgage-backed securities ("CMBS"):
<S>                                                                <C>            <C>             <C>              <C>
Non-investment grade rated subordinated securities                 $ 334,162           -           $ (90,454)       $ 243,708
Non-rated subordinated securities                                     38,882           -              (9,857)          29,025
                                                                 -------------- ---------------- --------------- ----------------
     Total CMBS                                                      373,044           -            (100,311)         272,733
                                                                 -------------- ---------------- --------------- ----------------
Single-family residential mortgage-backed securities ("RMBS"):
Agency adjustable rate securities                                     57,826       $ 1,032             -               58,858
Agency fixed rate securities                                         166,323           -                (498)         165,825
Privately issued investment grade rated fixed rate securities
                                                                      78,091           -              (1,270)          76,821
                                                                 -------------- ---------------- --------------- ----------------
     Total RMBS                                                      302,240         1,032            (1,768)         301,504
                                                                 -------------- ---------------- --------------- ----------------
Agency insured project loan                                            3,050           -                 (92)           2,958
                                                                 -------------- ---------------- --------------- ----------------
     Total securities available for sale                           $ 678,334       $ 1,032         $(102,171)       $ 577,195
                                                                 ============== ================ =============== ================
</TABLE>

As of December 31, 1999, an aggregate of $497,542 in estimated fair value
of the Company's securities available for sale was pledged to secure its
collateralized borrowings.

As of March 31, 2000, there were 1,768 loans underlying the subordinated
CMBS held by the Company, with a principal balance of $9,308,294.

As of March 31, 2000, and December 31, 1999, the aggregate estimated fair
value by underlying credit rating of the Company's securities available for
sale are as follows:

<TABLE>
<CAPTION>

                                                      March 31, 2000                   December 31, 1999
                                                Estimated                          Estimated
             Security Rating                   Fair Value        Percentage        Fair Value      Percentage
-------------------------------------------- ----------------- ----------------- ---------------- ---------------
<S>                                           <C>                  <C>              <C>               <C>
Agency and agency insured securities          $ 204,362            36.6%            $ 227,641         39.5%
AAA                                              70,643            12.6                76,821         13.3
BB+                                              24,003             4.3                23,103          4.0
BB                                               22,908             4.1                22,051          3.8
BB-                                              52,561             9.4                50,412          8.7
B+                                               14,543             2.6                14,173          2.5
B                                                88,245            15.8                84,830         14.7
B-                                               33,886             6.1                32,770          5.7
CCC                                              15,372             2.8                16,368          2.8
Not rated                                        31,964             5.7                29,026          5.0
                                             ----------------- ----------------- ---------------- ---------------
Total securities available for sale           $ 558,487           100.0%            $ 577,195        100.0%
                                             ----------------- ----------------- ---------------- ---------------
</TABLE>

As of March 31, 2000 and December 31, 1999, the mortgage loans underlying
the CMBS held by the Company were secured by properties of the types and at
the locations identified below:


                       Percentage (1)                            Percentage (1)
-------------------------------------------------------------------------------
                                              Geographic
Property Type                                 Location
-------------------------------------------------------------------------------

Multifamily                30.6%              California             12.6%
Retail                     26.5               Texas                  11.2
Office                     16.5               New York                9.6
Lodging                     9.4               Florida                 6.4
Other                      17.0               Illinois                4.8
                                              Other (2)              55.4
                      -----------------                      ------------------
Total                     100.0%              Total                 100.0%
                      =================                      ==================

(1)      Based on a percentage of the total unpaid principal balance of the
         underlying loans.
(2)      No other individual state comprises more than 5% of the total.

The following table sets forth certain information relating to the
aggregate principal balance and payment status of delinquent mortgage loans
underlying the subordinated CMBS held by the Company as of March 31, 2000
and December 31, 1999:

<TABLE>
<CAPTION>

                                                     MARCH 31, 2000                              DECEMBER 31, 1999
                                                       NUMBER OF         % OF                        NUMBER OF         % OF
                                        PRINCIPAL      LOANS/REO      COLLATERAL      PRINCIPAL        LOANS        COLLATERAL
<S>                                    <C>               <C>           <C>           <C>               <C>           <C>
Past due 30 days to 60 days              $14,567           6             0.16%         $2,936            2             0.03%
Past due 60 days to 90 days               12,646           5             0.14%          13,522           3             0.14%
Past due 90 days or more                  27,940           6             0.30%          34,631           6             0.37%
Resolved loan                             22,434           1             0.24%          22,434           1             0.24%
REO                                       10,298           2             0.11%            --             --              --
TOTAL                                    $87,885          20             0.95%         $73,385           12            0.78%
</TABLE>


The Company's delinquency experience of 0.95% with the resolved loan is in
line with directly comparable collateral experience shown in the Lehman
Brothers 1998 CMBS index at 0.67%. Without the resolved loan the Company's
delinquencies at March 31, 2000 would be 0.71%.

To the extent that realized losses, if any, or such resolutions differ
significantly from the Company's original loss estimates, it may be
necessary to reduce the projected GAAP yield on the applicable CMBS
investment to better reflect such investment's expected earnings net of
expected losses, from the date of purchase. While realized losses on
individual assets may be higher or lower than original estimates, the
Company currently believes its aggregate loss estimates and GAAP yields are
appropriate.

The CMBS held by the Company consist of subordinated securities
collateralized by adjustable and fixed rate commercial and multifamily
mortgage loans. The RMBS held by the Company consist of adjustable rate and
fixed rate residential pass-through or mortgage-backed securities
collateralized by adjustable and fixed rate single-family residential
mortgage loans. Agency RMBS were issued by Federal Home Loan Mortgage
Corporation (FHLMC), Federal National Mortgage Association (FNMA) or
Government National Mortgage Association (GNMA). Privately issued RMBS were
issued by entities other than FHLMC, FNMA or GNMA. The Company's securities
available for sale are subject to credit, interest rate and/or prepayment
risks.

The CMBS owned by the Company provide credit support to the more senior
classes of the related commercial securitization. Cash flow from the
mortgages underlying the CMBS generally is allocated first to the senior
classes, with the most senior class having a priority entitlement to cash
flow. Then, any remaining cash flow is allocated generally among the other
CMBS classes in order of their relative seniority. To the extent there are
defaults and unrecoverable losses on the underlying mortgages, resulting in
reduced cash flows, the most subordinated CMBS class will bear this loss
first. To the extent there are losses in excess of the most subordinated
class' stated entitlement to principal and interest, then the remaining
CMBS classes will bear such losses in order of their relative
subordination.

As of March 31, 2000, the anticipated weighted average unleveraged yield to
maturity based upon adjusted cost of the Company's subordinated CMBS was
9.72% per annum, and of the Company's other securities available for sale
was 6.82% per annum. The Company's anticipated yields to maturity on its
subordinated CMBS and other securities available for sale are based upon a
number of assumptions that are subject to certain business and economic
uncertainties and contingencies. Examples of these include, among other
things, the rate and timing of principal payments (including prepayments,
repurchases, defaults and liquidations), the pass-through or coupon rate
and interest rate fluctuations. Additional factors that may affect the
Company's anticipated yields to maturity on its subordinated CMBS include
interest payment shortfalls due to delinquencies on the underlying mortgage
loans, and the timing and magnitude of credit losses on the mortgage loans
underlying the subordinated CMBS that are a result of the general condition
of the real estate market (including competition for tenants and their
related credit quality) and changes in market rental rates. As these
uncertainties and contingencies are difficult to predict and are subject to
future events, which may alter these assumptions, no assurance can be given
that the anticipated yields to maturity, discussed above and elsewhere,
will be achieved.

The agency adjustable rate RMBS held by the Company are subject to periodic
and lifetime caps that limit the amount such securities' interest rates can
change during any given period and over the life of the loan.

As of March 31, 2000, the unamortized net discount on securities available
for sale was $255,641 which represented 28% of the then remaining face
amount of such securities.

During three months ended March 31, 2000, the Company sold securities
available for sale for total proceeds of $15,712 resulting in a realized
gain of $24.

NOTE 3        SECURITIES HELD FOR TRADING

Securities held for trading reflect short-term trading strategies, which
the Company employs from time to time, designed to generate economic and
taxable gains. As part of its trading strategies, the Company may acquire
long or short positions in U.S. Treasury or agency securities, forward
commitments to purchase such securities, financial futures contracts and
other fixed income or fixed income derivative securities. Any taxable gains
from such strategies will be applied as an offset against the tax basis
capital loss carry forward that the Company incurred during 1998 as a
result of the sale of a substantial portion of its securities available for
sale.

The Company's securities held for trading are carried at estimated fair
value. As of March 31, 2000 and December 31, 1999, the Company did not have
any long or short positions in securities held for trading.

During the three months ended March 31, 2000 and March 31, 1999, aggregate
net realized gains on securities held for trading were $328 and $1,181,
respectively.

The Company's trading strategies are subject to the risk of unanticipated
changes in the relative prices of long and short positions in trading
securities, but are designed to be relatively unaffected by changes in the
overall level of interest rates.

NOTE 4        COMMERCIAL MORTGAGE LOANS

On August 26, 1998, the Company along with a syndicate of other lenders
originated a loan secured by a second lien on five luxury hotels in London,
England and the surrounding vicinity. The loan has a five-year maturity and
may be prepaid at any time. The loan is denominated in pounds sterling and
bears interest at a rate based upon the London Interbank Offered Rate
(LIBOR) for pounds sterling plus approximately 4%. The Company's investment
in the loan is carried at amortized cost and translated into U.S. dollars
at the exchange rate in effect on the reporting date. The amortized cost
and certain additional information with respect to the Company's investment
in the loan as of March 31, 2000, and December 31, 1999 (at the exchange
rates in effect on such dates) are summarized as follows:

<TABLE>
<CAPTION>

                                   March 31, 2000                       December 31, 1999
-----------------------------------------------------------------------------------------------------------
Interest         Principal     Unamortized   Amortized       Interest   Principal   Unamortized  Amortized
Rate             Balance       Discount      Cost            Rate        Balance    Discount       Cost
-----------------------------------------------------------------------------------------------------------
<S>              <C>             <C>          <C>             <C>       <C>              <C>      <C>
10.28%           $34,164         $62          $34,102         10.11%    $ 34,680         $54      $34,626
</TABLE>

The exchange rate for the British pound at March 31, 2000 was
(pound)0.628101 to US$1.00; at December 31, 1999 the exchange rate was
(pound)0.61908. The entire principal balance of the Company's investment in
the loan is pledged to secure line of credit borrowings. The borrower has
made all payments when due.

Toward the end of the first quarter of 2000, the Company funded a $30,600
subordinated participation in a first mortgage secured by a commercial
office building located in New York City. The loan matures December, 2001,
and payments are interest only based upon LIBOR plus approximately 6.5%.
The Company will receive a 50 basis point exit fee related to the loan,
which is being amortized into interest income over the life of the loan.
The entire principal balance of the Company's investment in the loan is
pledged to secure line of credit borrowings. As of March 31, 2000, the
interest rate on this loan was 12.63%, and the borrower has made all
payments when due.

During 1999, the Company funded its entire commitment, $35,000, under a
floating rate commercial real estate construction loan secured by a second
mortgage on an office complex located in Santa Monica, California (the
"California Loan"). The loan matures August 2001, and payments are interest
only, based upon LIBOR plus approximately 6.5%. The loan provides for two
one-year extensions through August 2003 at the borrowers option, based upon
property performance. The Company received a $175 commitment fee relating
to the commitment, which is being amortized into income over the expected
two-and-one-half year life of the loan. The entire principal balance of the
California Loan is pledged to secure borrowings under a term financing
agreement. As of March 31, 2000, the interest rate on amounts funded under
the commitment was 12.63% and the borrower had made all payments when due.

NOTE 5        COMMON STOCK

On January 5, 2000, the Company repurchased 6,100 shares of its common
stock for $39 in open market transactions. Such purchase was made at a
price of $6.42 per share (including commissions). The remaining number of
shares authorized for repurchase is 2,713,519.

On March 31, 1999 the Company filed a $200,000 shelf registration statement
with the SEC. The shelf registration statement will permit the Company to
issue a variety of debt and equity securities in the public markets should
appropriate opportunities arise.

On March 16, 2000, the Company declared distributions to its shareholders
of $0.29 per share, payable on April 28, 2000 to stockholders of record on
March 31, 1999. For U.S. Federal income tax purposes, the dividends are
ordinary income to the Company's stockholders.

NOTE 6        PREFERRED STOCK

On December 2, 1999 the Company authorized and issued 1,200,000 shares of
10.5% Series A Senior Cumulative Redeemable Preferred Stock ("Preferred
Stock"), $0.001 par value per share, for aggregate proceeds of $30,000. The
new series of preferred stock carries a 10.5% coupon and is convertible
into the Company's common stock at a price of $7.35. The Preferred Stock
has a seven-year maturity at which time, at the option of the holders, the
shares may be converted into common shares or liquidated ("Liquidation
Preference") for $27.75 per share. If converted, the Preferred Stock would
convert into approximately 4 million shares of the Company's common stock.
The difference between the liquidation price and the proceeds received
totals $3,300, and is being accreted to the carrying value of the Preferred
Stock over its seven-year life. As of March 31, 2000, the Company has
authorized and unissued Preferred Stock of 98,800,000 shares.

The Preferred Stock was privately placed by the Company, and there was no
underwriting discount paid. At the closing of the proposed merger (see Note
11), the Liquidation Preference will be increased from $27.75 to $28.50 per
share.

NOTE 7        TRANSACTIONS WITH AFFILIATES

The Company has a Management Agreement (the "Management Agreement") with
BlackRock Financial Management, Inc. (the "Manager"), a majority owned
indirect subsidiary of PNC Bank Corp. ("PNC") and the employer of certain
directors and officers of the Company, under which the Manager manages the
Company's day-to-day operations, subject to the direction and oversight of
the Company's Board of Directors. The initial two year term of the
Management Agreement was to expire on March 20, 2000; on March 16, 2000,
the Management Agreement was extended for an additional two years, with the
approval of a majority of the unaffiliated directors, on terms similar to
the prior agreement. The Company pays the Manager an annual base management
fee equal to a percentage of the average invested assets of the Company as
defined in the Management Agreement. The base management fee is equal to 1%
per annum of the average invested assets rated less than BB- or not rated,
0.75% of average invested assets rated BB- to BB+, and 0.35% of average
invested assets rated above BB+.

The Company accrued $1,290 and $1,050 in base management fees in accordance
with the terms of the Management Agreement for the three months ended March
31, 2000 and March 31, 1999 respectively. In accordance with the provisions
of the Management Agreement, the Company recorded reimbursements to the
Manager approximately of $100 and $85 for certain expenses incurred on
behalf of the Company by the Manager during 2000 and 1999, respectively.

The Company will also pay the Manager, as incentive compensation, an amount
equal to 25% of the funds from operations of the Company (as defined) plus
gains (minus losses) from debt restructuring and sales of property, before
incentive compensation, in excess of the amount that would produce an
annualized return on equity equal to 3.5% over the Ten-Year U.S. Treasury
Rate as defined in the Management Agreement. For purposes of the incentive
compensation calculation, equity is generally defined as proceeds from
issuance of common stock before underwriting discounts and commissions and
other costs of issuance. The Company has not accrued for or paid the
Manager any incentive compensation since it commenced operations.

On March 17, 1999, the Company's Board of Directors approved an
administration agreement with the Manager and the termination of a previous
agreement with an unaffiliated third party. Under the terms of the
administration agreement, the Manager provides financial reporting, audit
coordination and accounting oversight services. The Company pays the
Manager a monthly administrative fee at an annual rate of 0.06% of the
first $125 million of average net assets, 0.04% of the next $125 million of
average net assets and 0.03% of average net assets in excess of $250
million subject to a minimum annual fee of $120. The terms of the
administrative agreement are substantially similar to the terms of the
previous third-party agreement. For both the three months ended March 31,
2000 and March 31, 1999, the administration fee was $30.

During the three months ended March 31, 1999, the Company purchased
certificates representing a 1% interest in Midland Commercial Mortgage
Owner Trust I for a total of $1,377. During the three months ended March
31, 2000, the Company purchased certificates representing a 1% interest in
Midland Commercial Mortgage Owner Trust IV, Midland Commercial Mortgage
Owner Trust V and Midland Commercial Mortgage Owner Trust VI for a total of
$1,649, $851 and $557, respectively. These Trusts were purchased from
Midland Loan Services, Inc. ("Midland"), a wholly owned indirect subsidiary
of PNC and the depositor to the Trusts. The assets of the Trusts consist of
commercial mortgage loans originated or acquired by Midland. In connection
with these transactions, the Company entered into a $4,500 committed line
of credit from PNC Funding Corp., a wholly owned indirect subsidiary of
PNC, to borrow up to 90% of the fair market value of the Company's interest
in the Trusts. Outstanding borrowings against this line of credit bear
interest at a LIBOR based variable rate. The Company earned $33 from the
Trust and paid interest of approximately $28 to PNC Funding Corp. during
the three months ended March 31, 2000; no interest was paid during the
three months ended March 31, 1999.

NOTE 8        STOCK OPTIONS

The Company has adopted a stock option plan (the "1998 Stock Option Plan")
that provides for the grant of both qualified incentive stock options that
meet the requirements of Section 422 of the Code, and non-qualified stock
options, stock appreciation rights and dividend equivalent rights. Stock
options may be granted to the Manager, directors, officers and any key
employees of the Company, directors, officers and key employees of the
Manager and to any other individual or entity performing services for the
Company.

The exercise price for any stock option granted under the 1998 Stock Option
Plan may not be less than 100% of the fair market value of the shares of
common stock at the time the option is granted. Each option must terminate
no more than ten years from the date it is granted. Subject to
anti-dilution provisions for stock splits, stock dividends and similar
events, the 1998 Stock Option Plan authorizes the grant of options to
purchase an aggregate of up to 2,470,453 shares of common stock.

Pursuant to the 1998 Stock Option Plan, during 1998 certain officers,
directors and employees of the Company and the Manager were granted options
to purchase 1,163,967 shares of the Company's common stock and PNC
Investment Corp., a wholly owned indirect subsidiary of PNC, was granted
options to purchase 324,176 shares of the Company's common stock. The
exercise price of these options is $15 per share. The remaining contractual
life of each option is approximately 8 years at March 31, 2000. One half of
these options, representing 744,072 shares, have vested as of March 31,
2000; the remaining options vest in equal installments on March 27, 2001
and March 27, 2002. 25,000 of these options have been terminated and none
have been exercised as of March 31, 2000.

During 1999 pursuant to the 1998 Stock Option Plan, options to purchase
270,000 shares of the Company's common stock were granted to certain
officers of the Company and employees of the Manager who provide services
to the Company. The exercise price of these options is $8.44 per share. The
remaining contractual life of each option is approximately 9 years at March
31, 2000. One half of these options vested on March 31, 2000 and the
remainder vest on March 31, 2001. 15,000 of these options were terminated
and none have been exercised as of March 31, 2000.

In addition to the foregoing, in 2000 pursuant to the 1998 Stock Option
Plan, options to purchase 70,000 shares of the Company's common stock were
granted to certain officers of the Company and employees of the Manager who
provide services to the Company. The exercise price of these options is
$8.02 per share. The remaining contractual life of each option is
approximately 10 years at March 31, 2000. The options vest in two equal
installments on March 31, 2001 and March 31, 2002.

NOTE 9         BORROWINGS

The Company's borrowings consist of lines of credit borrowings and reverse
repurchase agreements.

The Company has an agreement with Merrill Lynch Mortgage Capital Inc.
("Merrill Lynch"), which permits the Company to borrow up to $200,000. As
of March 31, 2000 and December 31, 1999 the outstanding borrowings under
this line of credit were $62,378 and $64,575, respectively. The agreement
requires assets to be pledged as collateral, which may consist of rated
CMBS, rated RMBS, residential and commercial mortgage loans, and certain
other assets. Outstanding borrowings under this line of credit bear
interest at a LIBOR based variable rate.

In June 1999, the Company closed a $17,500, three year term financing
secured by the Company's $35,000 California Loan. As of March 31, 2000 and
December 31, 1999, the Company had drawn $14,131 under this loan.
Outstanding borrowings under this term financing bear interest at a LIBOR
based variable rate.

On July 19, 1999, the Company entered into a $185,000 committed credit
facility with Deutsche Bank, AG. The facility has a two-year term and
provides for a one-year extension at the Company's option. The facility can
be used to replace existing reverse repurchase agreement borrowings and to
finance the acquisition of mortgage-backed securities and loan investments,
which will be used to collateralize borrowings under the facility. As of
March 31, 2000 and December 31, 1999, the outstanding borrowings under this
facility were $27,972 and $5,022, respectively. Outstanding borrowings
under this credit facility bear interest at a LIBOR based variable rate.

In December 1999 the Company entered into a two-year $50,000 credit
facility with an institutional lender. This facility will be used to
finance the acquisition of mortgage-backed securities and loan investments.
As of March 31, 2000 and December 31, 1999, the Company borrowed $8,910
under this facility. Outstanding borrowings under this term financing bear
interest at a LIBOR based variable rate.

The Company is subject to various covenants in its lines of credit,
including maintaining a minimum GAAP net worth of $140,000, a
debt-to-equity ratio not to exceed 4.5 to 1, a minimum cash requirement
based upon certain debt to equity ratios, a minimum debt service coverage
ratio of 1.5, and a minimum liquidity reserve of $10,000. Additionally, the
Company's GAAP net worth cannot decline by more than 37% during the course
of any two consecutive fiscal quarters. As of March 31, 2000 and December
31, 1999, the Company was in compliance with all such covenants.

The Company has entered into reverse repurchase agreements to finance most
of its securities available for sale that are not financed under its lines
of credit. The reverse repurchase agreements are collateralized by most of
the Company's securities available for sale and bear interest at a LIBOR
based variable rate.

Certain information with respect to the Company's collateralized borrowings
at March 31, 2000 is summarized as follows:
<TABLE>
<CAPTION>
                                                                                                               Total
                                                       Lines of Credit and     Reverse Repurchase          Collateralized
                                                            Term Loans             Agreements                Borrowings
                                                       --------------------- ----------------------- --------------------------
<S>                                                        <C>                     <C>                        <C>
Outstanding borrowings                                       $ 117,539               $ 355,434                  $ 472,973
Weighted average borrowing rate                                  7.39%                   6.29%                      6.56%
Weighted average remaining maturity                           394 days                 19 days                   112 days
Estimated fair value of assets pledged                       $ 163,940               $ 423,851                  $ 587,791
</TABLE>

As of March 31, 2000, $22,054 of borrowings outstanding under the lines of
credit were denominated in pounds sterling and interest payable is based on
sterling LIBOR.

As of March 31, 2000, the Company's collateralized borrowings had the
following remaining maturities:

<TABLE>
<CAPTION>

                                                     Lines of                Reverse                    Total
                                                    Credit and             Repurchase               Collateralized
                                                    Term Loan              Agreements                 Borrowings
                                                 ---------------------- ----------------------- ----------------------------
<S>                                                <C>                     <C>                       <C>
Within 30 days                                               -               $ 355,434                 $ 355,433
31 to 59 days                                                -                       -                         -
Over 60 days                                         $ 117,539                       -                 $ 117,539
                                                 ---------------------- ----------------------- ----------------------------
                                                     $ 117,539               $ 355,434                 $ 472,973
                                                 ====================== ======================= ============================
</TABLE>

Certain information with respect to the Company's collateralized borrowings
as of December 31, 1999 is summarized as follows:

<TABLE>
<CAPTION>

                                                                                  Reverse                   Total
                                                       Lines of Credit and      Repurchase              Collateralized
                                                            Term Loans          Agreements                Borrowings
                                                       --------------------- ----------------------- --------------------------
<S>                                                           <C>                 <C>                     <C>
Outstanding borrowings                                        $ 94,035            $ 377,498               $ 471,533
Weighted average borrowing rate                                  7.25%                6.32%                   6.50%
Weighted average remaining maturity                           360 Days              36 Days                101 Days
Estimated fair value of assets pledged                        $133,301            $ 412,983               $ 546,284
</TABLE>

As of December 31, 1999, $22,375 of borrowings outstanding under the line
of credit were denominated in pounds sterling.



As of December 31, 1999, the Company's collateralized borrowings had the
following remaining maturities:

<TABLE>
<CAPTION>
                                                        Lines of             Reverse                    Total
                                                  Credit and Term Loans    Repurchase               Collateralized
                                                                           Agreements                 Borrowings
                                                 ---------------------- ----------------------- ----------------------------
<S>                                                     <C>                <C>                       <C>
Within 30 days                                                  -            $ 157,918                 $ 157,918
31 to 59 days                                                   -              219,580                   219,580
Over 60 days                                              $94,035                    -                    94,035
                                                 ====================== ======================= ============================
                                                          $94,035            $ 377,498                 $ 471,533
                                                 ====================== ======================= ============================
</TABLE>

Under the lines of credit and the reverse repurchase agreements, the
respective lender retains the right to mark the underlying collateral to
estimated market value. A reduction in the value of its pledged assets will
require the Company to provide additional collateral or fund margin calls.
From time to time, the Company expects that it will be required to provide
such additional collateral or fund margin calls.

NOTE 10       HEDGING INSTRUMENTS

The Company has entered into forward currency exchange contracts pursuant
to which it has agreed to exchange (pound)8,000 (pounds sterling) for
$13,152 (U.S. dollars) on July 21, 2000. In certain circumstances, the
Company may be required to provide collateral to secure its obligations
under the forward currency exchange contracts, or may be entitled to
receive collateral from the counter party to the forward currency exchange
contracts. At March 31, 2000, no collateral was required under the forward
currency exchange contracts. The estimated fair value of the forward
currency exchange contracts was $408 as of March 31, 2000, which was
recognized as part of net foreign currency gain.

As of March 31, 2000, the Company had outstanding a short position of 186
thirty-year U.S. Treasury Bond future contracts, 580 five-year, and 1,250
ten-year U.S. Treasury Note future contracts expiring in June 30, 2000,
which represented $18,600 and $183,000 in face amount of U.S. Treasury
Bonds and Notes, respectively. These contracts are designated as hedging
certain of the Company's available for sale securities. The unrealized loss
of these contracts was approximately $3,717 as of March 31, 2000 and is
included in the carrying value of the hedged available for sale securities.
During the three months ended March 31, 2000 the Company had $2,001 of
realized gains from futures contracts in US Treasury securities, which
reduced the basis of the hedged available for sale securities.

NOTE 11    PROPOSED MERGER

On February 8, 2000 the Company entered into a definitive merger agreement
with CORE Cap, Inc. ("CORE Cap"). The merger agreement provides for the
Company to acquire 100% of the outstanding common shares of CORE Cap for
common shares of the Company, using an exchange ratio based upon the
respective net asset values attributable to each company's common stock. As
of December 31, 1999 CORE Cap had equity capital of approximately $90
million, comprised of common stock and 10% perpetual, cumulative
convertible preferred stock. CORE Cap's preferred stock would be exchanged
for a new series of the Company's preferred stock with substantially
identical terms. As of December 31, 1999 CORE Cap had assets of
approximately $1.4 billion, comprised of investment grade quality
residential loans and mortgage backed securities. The merger, which is
structured as a taxable stock-for-stock transaction, was approved by the
CORE Cap shareholders on May 10, 2000 and is expected to close in May 2000.

The merged Company will obtain for a $2.15 million payment the right to
require GMAC Mortgage Asset Management, Inc., CORE Cap's current manager,
to assign its management contract with CORE Cap to BlackRock. Under the
terms of such assignment, BlackRock will be primarily obligated to make all
payments required to satisfy the termination provisions of the management
contract. Payments required under the termination provision would be made
over a ten-year period. If the Company were to terminate the Manager
without cause within ten years the Company will be obligated to make any
remaining payments to GMAC. CORE Cap's assets, as included in the merged
company would be managed by BlackRock under its existing agreement with the
Company.


ITEM 2.  Management's Discussion and Analysis of Financial Condition and
         Results of Operations

GENERAL: The Company was organized in November 1997 to invest in a
diversified portfolio of multifamily, commercial and residential Mortgage
Loans, MBS and other real estate related assets in the U.S. and non-U.S.
markets. In March 1998, the Company received $296.9 million of net proceeds
from the initial public offering of 20,000,000 shares and the private
placement of 1,365,198 shares of its Common Stock, which the Company used
to acquire its initial portfolio of investments. The Company commenced
operations on March 24, 1998.

The Company is a real estate finance company that generates income based on
the spread between the interest income on its investments and the interest
expense from borrowings used to finance its investments. Because the
Company has elected to be taxed as a REIT its income is largely exempt from
corporate taxation and the Company is able to generate a higher level of
net interest earnings than otherwise obtainable by a taxable corporation
making similar investments. The principal risks that the Company faces are
(i) credit risk on the high yield real estate loans and securities it
underwrites, (ii) interest rate risk on the spread between the rates
(typically one month LIBOR) at which the Company borrows and the generally
longer term rates (as represented by the U.S. Ten Year Treasury) at which
the Company lends; and (iii) funding risk in the amount and cost of debt
financing employed by the Company over time versus the level of such
funding that is sustainable by the financing markets. These risks are
discussed in more detail below, under the heading, "Quantitative and
Qualitative Disclosures About Market Risk and under Capital Resources and
Liquidity".

The following discussion should be read in conjunction with the financial
statements and related notes. Dollar amounts are expressed in thousands,
other than per share amounts.

MARKET CONDITIONS:
Credit: The Company considers The Lehman Brothers delinquency statistics
for 1998 conduit transactions to be the most relevant for its CMBS
holdings, because most of the Company's CMBS were originated during 1998.
Pursuant to these statistics as of March 31, 2000, 41 different
securitizations were being monitored by the index and 0.67% of principal
balances were delinquent. As of December 31, 1999, these 41 securitizations
monitored by the index had 0.47% of principal balances delinquent. The
broader Lehman Brothers CMBS collateral delinquency statistics representing
all CMBS conduit deals dates back to 1993 originations. As of March 31,
2000, 152 securitizations were being monitored among the larger universe
and 0.67% of outstanding balances were delinquent, compared to 147
securitizations as of December 31, 1999 and 0.51% delinquent. Morgan
Stanley Dean Witter (MSDW) also tracks CMBS loan delinquencies using a
slightly smaller universe. Their index tracks all CMBS transactions with
more than $200,000 of collateral that have been seasoned for at least one
year. This will generally adjust for the lower delinquencies that occur in
newly originated collateral. As of March 31, 2000, MSDW delinquencies on
120 securitizations were 0.86% on $99.7B outstanding balance of 120
securitizations. As of December 31, 1999 this same index tracked 117
securitizations with delinquencies of 0.89%.

Real Estate: The commercial real estate market in the U.S. remains in
healthy condition, buoyed by strong GDP growth. The strength of the economy
continues to generate demand for space that has absorbed new construction.
While construction activity remains high, most markets remain in balance
with only some fast-growth Southern markets posing a concern. Overall
construction activity has remained higher than expected but not gotten out
of balance relative to demand. Analysts believe that construction will slow
as a result of more restrictive lending requirements and the effects of
higher interest rates are felt through the real estate capital markets.

Interest Rates: Action by the Federal Reserve and buybacks of Treasury
bonds have impacted both the shape of the Treasury curve and the level of
interest-rate swap spreads. Mortgage rates and CMBS market prices are
impacted by both Treasury yields and swap spreads. While interest rates
generally rose in 1999, the first quarter of 2000 saw rising short-term
interest rates and lower long-term rates. Short-term rates followed, as one
month LIBOR increased by 31 basis points from 5.82% to 6.13%. Yields on
ten-year Treasury bonds declined by 42 basis points and on thirty-year
bonds by 64 basis points to yields of 6.02% and 5.84% respectively. The
Federal Reserve's continued concern about inflation continues to keep
upward pressure on short-term rates. See below the section titled,
"Quantitative and Qualitative Disclosures About Market Risk" for a detailed
discussion of how interest rates and spreads affect the Company.

Real Estate Capital Markets: Liquidity and capital allocated to CMBS and
commercial loans remains at the levels which prevailed at the beginning of
2000. Credit spreads widened modestly from 1999 year-end levels in sympathy
with wider swap spread levels and wider spreads on high yield corporate
bonds as well. CMBS spreads remain at historically wide levels despite
continued strength in the commercial real estate markets. Capital flows
into public real estate equity market continue to be negative. Mutual fund
outflows in the sector during the first quarter were $418 million. This
follows net outflows of $1.22 billion in 1999 and net outflows of $1.06
billion in 1998. This channel for investment in real estate equity has had
difficulty attracting new investor interest relative to direct equity
purchases. This has led to significant reinvestment opportunities as public
equity REIT's are forced to look to private sources of financing. As an
example of the relative opportunity in real estate, evidence shows that
investors continue to demand greater compensation for real estate related
high yield paper, albeit at a narrower margin, than similarly rated
corporate high yield paper in other industries. The chart below compares
the credit spreads for high yield CMBS to high yield corporate bonds.
<TABLE>
<CAPTION>

                                    Average Credit Spreads (in basis points)*
                                    ---------------------------------------
                                     BB CMBS                    BB Corporate               Difference
<S>                               <C>                         <C>                        <C>
As of March 31, 2000                 571                        438                        133
As of December 31, 1999              550                        349                        201

                                     B CMBS                     B Corporate                Difference
As of March 31, 2000                 931                        646                        285
As of December 31, 1999              915                        496                        419
*Source - Lehman Brothers CMBS High Yield Index & Lehman Brothers High Yield Index
</TABLE>


EFFECT OF MARKET CONDITIONS ON COMPANY PERFORMANCE:
The decrease in interest rates during the first quarter of 2000 led to an
increase in the value of the Company's investment portfolio. The unrealized
loss on the Company's holdings of CMBS decreased from $101,139 at December
31, 1999 to $98,979 at March 31, 2000. The Company performs a detailed
review of its loss assumptions on a quarterly basis. As of March 31, 2000
the Company concluded that real estate credit fundamentals remain solid,
and the Company believes there has been no material change in the credit
quality of its portfolio.

The Company purchased its CMBS portfolio at prices that reflect the
assumption that credit losses will occur. The adjusted purchase price of
the Company's CMBS portfolio as of March 31, 2000 represents 62% of its par
amount. As the portfolio matures the Company expects to recoup its original
purchase price, provided that the credit losses experienced are not greater
than the credit losses assumed in the purchase analysis.

The Company's earnings depend, in part, on the relationship between
long-term interest rates and short-term interest rates. A significant part
of Company's investments bear interest at fixed rates determined by
reference to the yields of medium or long-term U.S. Treasury securities or
at adjustable rates determined by reference (with a lag) to the yields on
various short-term instruments. Approximately $100,000 of the Company's
assets earn interest at rates that are determined with reference to LIBOR.
All of the Company's borrowings bear interest at rates that are determined
with reference to LIBOR. To the extent that interest rates on the Company's
borrowings increase without an offsetting increase in the interest rates
earned on the Company's investments, the Company's earnings could be
negatively affected. The chart below compares the rate for the ten-year
U.S. Treasury securities to the one-month LIBOR rate.



                           Ten Year                     One month
                           U.S Treasury Securities      LIBOR       Difference
                           -----------------------      ---------   ----------
  March 31, 2000           6.02%                        6.13%       (0.11%)
  December 31, 1999        6.44%                        5.82%        0.62%
  March 31, 1999           5.24%                        4.94%        0.30%

The increase in LIBOR from December 31, 1999 to March 31, 2000 had a
negative impact on the Company's financing costs. At the end of April 2000,
the ten-year U.S. Treasury yield had increased from its March 31, 2000
level to 6.23%, and one month LIBOR increased slightly to 6.28% during the
same period.

The Company's CMBS represents approximately $600,000 of par collateralized
by underlying pools of commercial mortgages with a balance of over $9.3
billion as of March 31, 2000. The Company is in a first loss position with
respect to these loans. The Company manages its credit risk through
conservative underwriting, diversification, active monitoring of loan
performance and exercise of its right to control the workout process as
early as possible. All of these processes are based on the extensive
intranet-based analytic systems developed by BlackRock.

In underwriting loans, the Company performs site inspections and/or desktop
reviews of all loans in the pools. This process includes detailed analysis
of regional economic factors, industry outlooks, project viability and
documentation. Unacceptable risks are removed from the pool. An assumption
of expected losses is developed and the securities are priced accordingly.

Active monitoring of loan performance is a critical function that is
performed via electronic uploads of information gathered from the loan
services, PNC Bank and external data providers. This internet based system
allows the Company to monitor payments, debt service coverage ratios,
regional economic statistics, general real estate market trends and other
relevant factors.

The Company also uses the internet system to monitor delinquencies. The
Company updates this information monthly allowing for more detailed
analysis of loans before problems develop. The following table shows the
comparison of delinquencies:
<TABLE>
<CAPTION>

                                                         03/31/00                                         12/31/99
                                                        NUMBER OF           % OF                         NUMBER OF          % OF
                                        PRINCIPAL       LOANS/REO        COLLATERAL      PRINCIPAL         LOANS         COLLATERAL
<S>                                    <C>                <C>            <C>             <C>               <C>            <C>
Past due 30 days to 60 days              $14,567            6              0.16%           $2,936            2              0.03%
Past due 60 days to 90 days              $12,646            5              0.14%          $13,522            3              0.14%
Past due 90 days or more                 $27,940            6              0.30%          $34,631            6              0.37%
Resolved loan                            $22,434            1              0.24%          $22,434            1              0.24%
REO                                      $10,298            2              0.11%             -               -                -
TOTAL                                    $87,885           20              0.95%          $73,385           12              0.78%

</TABLE>

Of the 18 delinquent loans at March 31, 2000, three are delinquent due to
technical reasons and seven are in foreclosure proceedings or workout
negotiations. The loan listed above as a resolved loan was restructured in
November 1999 and has been changed to current status by the trustee in
April 2000. Regarding one of the loans, the party which originally
contributed the loan to the CMBS trust has indemnified the trust against a
loss of up to $1,300. This loan has a principal balance of $9,065.

The Company's delinquency experience of 0.95% with the resolved loan is in
line with directly comparable collateral experience shown in the Lehman
Brothers 1998 CMBS index at 0.67%. Without the resolved loan the Company's
delinquencies as of March 31, 2000 would be 0.71%.

During the first quarter of 2000 the Company also experienced early payoffs
of $38,800, representing 0.42% of the existing pool balance. These loans
were paid at par with no loss. The anticipated losses attributable to these
loans will be reallocated to the loans remaining in the pools, and no
increase to loss adjusted yields will be made.

Subsequent to March 31, 2000, three of the 18 loans were brought current.

The Company also owns three mezzanine whole loans. The California Loan is a
$35 million second mortgage on an office construction project in Santa
Monica, California. The building is expected to be completed on time by mid
2000. The building is currently 51% leased at rents of approximately $40
per square foot. This is higher than the base case expectations at the time
the Company originated the loan. Furthermore, the real estate values for
this class of office space in Santa Monica have increased significantly
since origination.

The London Loan is a (pound) 21,470 Sterling denominated loan that was
funded in August of 1998. It is secured by five luxury hotel properties in
and around London, England. The operations of the hotels continue to meet
expectations. While the underlying properties have performed well, the
loan's estimated liquidation value as of March 31, 2000 was 92% of par.

During the end of the first quarter of 2000, the company closed on a
$30.6mm subordinated participation in a first mortgage secured by a 545
million square foot, 100% leased, class A office building in Midtown
Manhattan. The loan is scheduled to mature in December, 2001.

RECENT EVENTS: The Company's definitive merger agreement with CORE Cap,
Inc. was approved on May 10, 2000, by the CORE Cap shareholders (see Note
11). The merger is expected to close in May 2000.

FUNDS FROM OPERATIONS (FFO): Most industry analysts, including the Company,
consider FFO an appropriate supplementary measure of operating performance
of a REIT. In general, FFO adjusts net income for non-cash charges such as
depreciation, certain amortization expenses and gains or losses from debt
restructuring and sales of property. However, FFO does not represent cash
provided by operating activities in accordance with GAAP and should not be
considered an alternative to net income as an indication of the results of
the Company's performance or to cash flows as a measure of liquidity.

The Company computes FFO in accordance with the definition recommended by
the National Association of Real Estate Investment Trusts. The Company
believes that the exclusion from FFO of gains or losses from sales of
property was not intended to address gains or losses from sales of
securities as they apply to the Company. Accordingly, the Company includes
gains or losses from sales of securities in its calculation of FFO.

The Company's FFO for the three months ended March 31, 2000 and 1999 was
$7,326, and $6,735, respectively, which were the same as its reported GAAP
net income for the periods. The Company reported cash flows provided by
operating activities of $8,984 and $173,118, cash flows used in investing
activities of $(9,189) and $(21,379) and cash flows used in financing
activities of $(4,679) and $(152,250) in its statement of cash flows for
the three months ended March 31, 2000 and 1999, respectively.

RESULTS OF OPERATIONS

Net income for the three months ended March 31, 2000 and 1999 was $7,326,
or $0.31 per share ($0.29 diluted) and $6,735, or $0.33 per share (basic
and diluted), respectively. Further details of the changes are set forth
below.

INTEREST INCOME: The following table sets forth information regarding the
total amount of income from certain of the Company's interest-earning
assets and the resulting average yields. Information is based on monthly
average balances during the period.


<TABLE>
<CAPTION>


                                                                For the Three Months Ended March 31, 2000
                                                    ------------------------------------------------------------------
                                                          Interest               Average              Annualized
                                                           Income                Balance                Yield
                                                    ---------------------- --------------------- ---------------------
<S>                                                      <C>                 <C>                      <C>
CMBS                                                       $9,093              $374,023                 9.72%
Other securities available for sale                         5,249               293,014                 7.17%
Commercial mortgage loans                                   1,989                77,801                10.22%
Cash and cash equivalents                                     291                21,000                 5.55%
                                                    ---------------------- --------------------- ---------------------
Total                                                     $16,622              $765,838                 8.68%
                                                    ====================== ===================== =====================
</TABLE>

<TABLE>
<CAPTION>

                                                                For the Three Months Ended March 31, 1999
                                                    ---------------------- --------------------- ---------------------
                                                          Interest               Average              Annualized
                                                           Income                Balance                Yield
                                                    ---------------------- --------------------- ---------------------
<S>                                                        <C>                 <C>                      <C>
CMBS                                                       $8,357              $351,866                 9.46%
Securities available for sale                               2,942               183,991                 6.40%
Commercial mortgage loan                                      908                36,769                 9.88%
Cash and cash equivalents                                     241                21,000                 4.60%
                                                    ---------------------- --------------------- ---------------------
Total                                                     $12,448              $593,626                 8.39%
                                                    ====================== ===================== =====================
</TABLE>

In addition to the foregoing, the Company earned $1,510 in interest income
from securities held for trading during the three months ended March 31,
1999.

INTEREST EXPENSE: The following table sets forth information regarding the
total amount of interest expense from certain of the Company's
collateralized borrowings. Information is based on daily average balances
during the period.

<TABLE>
<CAPTION>

                                                                For the Three Months Ended March 31, 2000
                                                    ------------------------------------------------------------------
                                                          Interest               Average              Annualized
                                                           Expense               Balance                 Rate
                                                    ---------------------- --------------------- ---------------------
<S>                                                        <C>                  <C>                    <C>
Reverse repurchase agreements                              $5,802               $378,539                 6.13%
Lines of credit and term loan                               1,665                 88,793                 7.50%
                                                    ---------------------- --------------------- ---------------------
Total                                                      $7,467               $467,332                 6.39%
                                                    ====================== ===================== =====================

                                                                For the Three Months Ended March 31, 1999
                                                    ------------------------------------------------------------------
                                                          Interest               Average              Annualized
                                                           Expense               Balance                 Rate
                                                    ---------------------- --------------------- ---------------------
Reverse repurchase agreements                              $3,941               $272,212                 5.79%
Lines of credit borrowings                                  1,056                 65,300                 6.47%
                                                    ---------------------- --------------------- ---------------------
Total                                                      $4,997               $337,512                 5.92%
                                                    ====================== ===================== =====================
</TABLE>

In addition to the foregoing, the Company incurred $2,126 in interest
expense from collateralized borrowings relating to its securities held for
trading and securities sold short during the three months ended March 31,
1999.

NET INTEREST MARGIN AND NET INTEREST SPREAD FROM THE PORTFOLIO: The Company
considers its portfolio to consist of its securities available for sale,
its commercial mortgage loans and its cash and cash equivalents because
these assets relate to its core strategy of acquiring and originating high
yield loans and securities backed by commercial real estate, while at the
same time maintaining a portfolio of liquid investment grade securities to
enhance the Company's liquidity.

Net interest margin from the portfolio is annualized net interest income
from the portfolio divided by the average market value of interest-earning
assets in the portfolio. Net interest income from the portfolio is total
interest income from the portfolio less interest expense relating to
collateralized borrowings. Net interest spread from the portfolio equals
the yield on average assets for the period less the average cost of funds
for the period. The yield on average assets is interest income from the
portfolio divided by average amortized cost of interest earning assets in
the portfolio. The average cost of funds is interest expense from the
portfolio divided by average outstanding collateralized borrowings.

The following chart describes the interest income, interest expense, net
interest margin, and net interest spread for the Company's portfolio.
<TABLE>
<CAPTION>

                                             For the Three Months         For the Three Months
                                                     Ended                       Ended
                                                March 31, 2000               March 31, 1999
                                         ----------------------------- ---------------------------
<S>                                                <C>                         <C>
  Interest Income                                  $16,622                     $12,448
  Interest Expense                                  $7,467                      $4,997
  Net Interest Margin                               5.72%                        5.32%
  Net Interest Spread                               2.29%                        2.60%
</TABLE>

OTHER EXPENSES: Expenses other than interest expense consist primarily of
management fees and general and administrative expenses. Management fees of
$1,290 and $1,050 for the three months ended March 31, 2000 and 1999,
respectively, were comprised solely of the base management fee paid to the
Manager for such periods (in accordance with the management agreement
between the Manager and the Company), as the Manager earned no incentive
fee for such periods. Other expenses of $887 and $300 for the three months
ended March 31, 2000 and 1999, respectively, were comprised of accounting
agent fees, custodial agent fees, directors' fees, fees for professional
services, insurance premiums, broken deal expenses, due diligence costs,
amortization of prepaid expenses, and other miscellaneous expenses. The
increase in other expenses is primarily due to amortization of the costs of
new credit facilities entered into in 1999, and the write-off of additional
broken deal expenses.

OTHER GAINS (LOSSES): During the three months ended March 31, 2000 the
Company sold a portion of its securities available for sale for total
proceeds of $15,712, resulting in a realized gain of $24. For the first
quarter of 1999, the Company sold securities available for sale for total
proceeds of $20,113, resulting in realized gain of $136. The gains on
securities held for trading were $328 and $1,181 for the three months ended
March 31, 2000 and 1999, respectively. The foreign currency losses of $4
and $67 for the three months ended March 31, 2000 and 1999, respectively,
relate to the Company's net investment in a commercial mortgage loan
denominated in pounds sterling and associated hedging.

DIVIDENDS DECLARED: On March 16, 2000, the Company declared distributions
to its stockholders of $0.29 per share, payable on April 28, 2000 to
stockholders of record on March 31, 2000. For U.S. Federal income tax
purposes, the dividends are ordinary income to the Company's stockholders.

On March 17, 1999, the Company declared distributions to its stockholders
totaling $6,089 or $0.29 per share, which were paid on April 15, 1999 to
stockholders of record on March 31, 1999.

TAX BASIS NET INCOME AND GAAP NET INCOME: Net income as calculated for tax
purposes (tax basis net income) was estimated at $8,319 or $0.36 ($0.33
diluted) per share, for the three months ended March 31, 2000, compared to
a net income as calculated in accordance with generally accepted accounting
principles (GAAP) of $7,326, or $0.31 ($0.29 diluted) per share.

Tax basis income was $7,853, or $0.39 per share (basic and diluted), for
the three months ended March 31, 1999, compared to a net income as
calculated in accordance with GAAP of $6,735 or $0.33 per share (basic and
diluted).

For tax purposes the fourth quarter 1999 and 1998 dividend of $0.29 each
period are treated as 1999 distributions. Thus, for tax purposes the total
dividends paid year to date in 2000 and 1999 were $0.29 and $0.58,
respectively.

Differences between tax basis net income and GAAP net income arise for
various reasons. For example, in computing income from its subordinated
CMBS for GAAP purposes, the Company takes into account estimated credit
losses on the underlying loans whereas for tax basis income purposes, only
actual credit losses are taken into account. As there were no actual credit
losses incurred in the three months ended March 31, 2000, tax basis income
is higher than GAAP income. Certain general and administrative expenses may
differ due to differing treatment of the deductibility of such expenses for
tax basis income. Also, differences could arise in the treatment of premium
and discount amortization on the Company's securities available for sale.

<TABLE>
<CAPTION>

A reconciliation of GAAP net income to tax basis net income is as follows:
                                                                          For the Three      For the Three
                                                                          Months Ended       Months Ended
                                                                         March 31, 2000     March 31, 1999
                                                                         -----------------------------------
<S>                                                                          <C>               <C>
GAAP net income                                                               $7,326            $6,735
Subordinate CMBS income differences                                              993             1,102
General and administrative expense differences                                     -                16
                                                                         -----------------------------------
Tax basis net income                                                          $8,319            $7,853
                                                                         ===================================
</TABLE>

CHANGES IN FINANCIAL CONDITION

SECURITIES AVAILABLE FOR SALE: At March 31, 2000 and December  31, 1999, an
aggregate of $98,979 and $101,139, respectively, in unrealized losses on
securities available for sale was included as a component of accumulated
other comprehensive income (loss) in stockholders' equity.

The Company's securities available for sale, which are carried at estimated
fair value, included the following at March 31, 2000:

<TABLE>
<CAPTION>
                                                                               Estimated
                                                                                 Fair
                           Security Description                                  Value          Percentage
--------------------------------------------------------------------------- ----------------- ----------------
Commercial mortgage-backed securities:
<S>                                                                             <C>              <C>
Non-investment grade rated subordinated securities                              $251,518          45.0%
Non-rated subordinated securities                                                 31,963           5.7
                                                                            ----------------- ----------------
                                                                                 283,481          50.7
                                                                            ----------------- ----------------
Single-family residential mortgage-backed securities:
Agency adjustable rate securities                                                 45,752           8.2
Agency fixed rate securities                                                     156,426          28.0
Privately issued investment grade rated fixed rate securities                     70,644          12.6
Privately issued investment grade rated adjustable rate securities                 2,184           0.5
                                                                            ----------------- ----------------
                                                                                 275,006          49.3
                                                                            ----------------- ----------------
                                                                                $558,487         100.0%
                                                                            ================= ================
</TABLE>

<TABLE>
<CAPTION>

The Company's securities available for sale included the following at
December 31, 1999:

                                                                              Estimated
                                                                                Fair
                          Security Description                                  Value           Percentage
------------------------------------------------------------------------- ------------------- ----------------
<S>                                                                     <C>                     <C>

Commercial mortgage-backed securities:
Non-investment grade rated subordinated securities                              $243,708          42.7%
Non-rated subordinated securities                                                 29,025           4.6
                                                                          ------------------- ----------------
                                                                                 272,733          47.3
                                                                          ------------------- ----------------
Single-family residential mortgage-backed securities:
Agency adjustable rate securities                                                 58,858          10.2
Agency fixed rate securities                                                     165,825          28.7
Privately issued investment grade rated fixed rate securities                     76,821          13.3
                                                                          ------------------- ----------------
                                                                                 301,504          52.2
                                                                          ------------------- ----------------
Agency insured project loan                                                        2,958           0.5
                                                                          ------------------- ----------------
                                                                                $577,195         100.0%
                                                                          =================== ================
</TABLE>

During the first quarter of 2000 the fair value of the Company's securities
available for sale decreased by $18,708 as a result of purchases of $8,650
and sales and principal paydowns of $33,194, increases in market value of
$2,160 and other hedging activities of approximately $3,676.

BORROWINGS: To date, the Company's debt has consisted of line-of-credit
borrowings, term loans and reverse repurchase agreements, which have been
collateralized by a pledge of most of the Company's securities available
for sale, securities held for trading and its commercial mortgage loans.
The Company's financial flexibility is affected by its ability to renew or
replace on a continuous basis its maturing short-term borrowings. To date,
the Company has obtained financing in amounts and at interest rates
consistent with the Company's short-term financing objectives.

Under the lines of credit, term loans, and the reverse repurchase
agreements, the lender retains the right to mark the underlying collateral
to market value. A reduction in the value of its pledged assets will
require the Company to provide additional collateral or fund margin calls.
From time to time, the Company expects that it will be required to provide
such additional collateral or fund margin calls.

The following tables set forth information regarding the Company's
collateralized borrowings.
<TABLE>
<CAPTION>

                                                                        For the Three Months Ended
                                                                              March 31, 2000
                                                     -----------------------------------------------------------------
                                                          March 31,
                                                             2000                Maximum               Range of
                                                           Balance               Balance              Maturities
                                                     --------------------- --------------------- ---------------------
<S>                                                       <C>                   <C>                  <C>
Reverse repurchase agreements                             $335,434              $378,115             1 to 62 days
Line of credit and term loan borrowings                    117,539               117,539             140 to 840 days
                                                     --------------------- --------------------- ---------------------
</TABLE>

HEDGING INSTRUMENTS: The Company's hedging policy with regard to its
sterling denominated commercial mortgage loan is to minimize its exposure
to fluctuations in the sterling exchange rate. At March 31, 2000, the
Company's hedging transactions outstanding consisted of forward currency
exchange contracts pursuant to which the Company agreed to exchange
(pound)8,000 (pounds sterling) for U.S. $13,152 on July 21, 2000. These
contracts are intended to hedge currency risk in connection with the
Company's investment in a commercial mortgage loan denominated in pounds
sterling. The estimated fair value of the forward currency exchange
contracts were a receivable of $408 at March 31, 2000, which was recognized
as a reduction of net foreign currency gains (losses).

From time to time the Company may reduce its exposure to market interest
rates by entering into various financial instruments that shorten portfolio
duration. These financial instruments are intended to mitigate the effect
of interest rates on the value of certain assets in the Company's
portfolio. At March 31, 2000, the Company had outstanding a short position
of 186 thirty-year U.S. Treasury Bond future contracts, 580 five-year, and
1,250 ten-year U.S. Treasury Note future contracts expiring in June 30,
2000, which represented $18,600 and $183,000 in face amount of U.S.
Treasury Bonds and Notes, respectively. The estimated unrealized loss of
these contracts was approximately $(3,717) at March 31, 2000.

CAPITAL RESOURCES AND LIQUIDITY: Liquidity is a measurement of the
Company's ability to meet potential cash requirements, including ongoing
commitments to repay borrowings, fund investments, loan acquisition and
lending activities and for other general business purposes. The primary
sources of funds for liquidity consist of collateralized borrowings,
principal and interest payments on and maturities of securities available
for sale, securities held for trading and commercial mortgage loans, and
proceeds from sales thereof.

If the Company is unable to maintain its borrowings at their current level
due to changes in the financing markets for the Company's assets, then the
Company may be required to sell assets in order to achieve lower borrowings
levels. In this event, the Company's level of net earnings would decline.
The Company's principal strategies for mitigating this risk are to maintain
portfolio leverage at levels it believes are sustainable and to diversify
the sources and types of available borrowing and capital. The Company has
utilized committed bank facilities and preferred stock, and will consider
resecuritization or other achievable term funding of existing assets to
diversify its existing capital base.

On March 31, 1999, the Company filed a $200,000 shelf registration
statement with the SEC. The shelf registration statement will permit the
Company to issue a variety of debt and equity securities in the public
markets. There can be no certainty, however, that the Company will be able
to issue, on terms favorable to the Company, or at all, any of the
securities so registered.

On March 10, 2000, the Company filed a Registration Statement on Form S-3
with the Securities and Exchange Commission registering for resale the
1,200,000 shares of Series A Preferred Stock and the shares of Common Stock
into which the Series A Preferred Stock is convertible.

As of March 31, 2000, $157,028 of the Company's $185,000 committed credit
facility with Deutsche Bank, AG was available for future borrowings,
$41,090 was available under the Company's $50,000 credit facility, and
$3,369 was available under the Company's term financing secured by the
California Loan.

The Company's operating activities provided cash of $8,994 and $173,118
during the three months ended March 31, 2000, and 1999, respectively,
primarily through sales of trading securities in excess of purchases.

The Company's investing activities used cash totaling $9,189 and $21,379
during the three months ended March 31, 2000, and 1999, respectively,
primarily to purchase securities available for sale and to fund commercial
mortgage loans, offset by principal payments received on securities
available for sale and proceeds from sales of securities available for
sale.

The Company's financing activities used cash of $4,679 during the three
months ended March 31, 2000, primarily to pay distributions. The Company's
financing activities used cash of $152,250 during the three months ended
March 31, 1999 primarily to reduce the level of short-term borrowings and
to pay distributions.

Although the Company's portfolio of securities available for sale was
acquired at a net discount to the face amount of such securities, the
Company has received to date and expects to continue to receive sufficient
cash flows from these securities to fund distributions to the Company's
stockholders.

The Company is subject to various covenants in its lines of credit,
including maintaining a minimum GAAP net worth of $140,000, a
debt-to-equity ratio not to exceed 4.5 to 1, a minimum cash requirement
based upon certain debt to equity ratios, a minimum debt service coverage
ratio of 1.5, and a minimum liquidity reserve of $10,000. Additionally, the
Company's GAAP net worth cannot decline by more than 37% during the course
of any two consecutive fiscal quarters. As of March 31, 2000 and December
31, 1999, the Company was in compliance with all such covenants.

The Company's ability to execute its business strategy depends to a
significant degree on its ability to obtain additional capital. Factors
which could affect the Company's access to the capital markets, or the
costs of such capital, include changes in interest rates, general economic
conditions and perception in the capital markets of the Company's business,
covenants under the Company's current and future credit facilities, results
of operations, leverage, financial conditions and business prospects.
Current conditions in the capital markets for REITs such as the Company
have made permanent financing transactions more difficult and more
expensive than at the time of the Company's initial public offering.
Consequently, there can be no assurance that the Company will be able to
effectively fund future growth through the capital markets. Except as
discussed herein, management is not aware of any other trends, events,
commitments or uncertainties that may have a significant effect on
liquidity.

REIT STATUS: The Company has elected to be taxed as a REIT and to comply
with the provisions of the Internal Revenue Code of 1986, as amended, with
respect thereto. Accordingly, the Company generally will not be subject to
Federal income tax to the extent of its distributions to stockholders and
as long as certain asset, income and stock ownership tests are met. The
Company may, however, be subject to tax at corporate rates or at excise tax
rates on net income or capital gains not distributed.

INVESTMENT COMPANY ACT: The Company intends to conduct its business so as
not to become regulated as an investment company under the Investment
Company Act of 1940, as amended (the "Investment Company Act"). Under the
Investment Company Act, a non-exempt entity that is an investment company
is required to register with the Securities and Exchange Commission ("SEC")
and is subject to extensive, restrictive and potentially adverse regulation
relating to, among other things, operating methods, management, capital
structure, dividends and transactions with affiliates. The Investment
Company Act exempts entities that are "primarily engaged in the business of
purchasing or otherwise acquiring mortgages and other liens on and
interests in real estate" ("Qualifying Interests"). Under current
interpretation by the staff of the SEC, to qualify for this exemption, the
Company, among other things, must maintain at least 55% of its assets in
Qualifying Interests. Pursuant to such SEC staff interpretations, certain
of the Company's interests in agency pass-through and mortgage-backed
securities and agency insured project loans are Qualifying Interests. In
general, the Company will acquire subordinated interests in commercial
mortgage-backed securities ("subordinated CMBS") only when such mortgage
securities are collateralized by pools of first mortgage loans, when the
Company can monitor the performance of the underlying mortgage loans
through loan management and servicing rights, and when the Company has
appropriate workout or foreclosure rights with respect to the underlying
mortgage loans. When such arrangements exist, the Company believes that the
related subordinated CMBS constitute Qualifying Interests for purposes of
the Investment Company Act. Therefore, the Company believes that it should
not be required to register as an "investment company" under the Investment
Company Act as long as it continues to invest primarily in such
subordinated CMBS and/or in other Qualifying Interests. However, if the SEC
or its staff were to take a different position with respect to whether the
Company's subordinated CMBS constitute Qualifying Interests, the Company
could be required to modify its business plan so that either (i) it would
not be required to register as an investment company or (ii) it would
comply with the Investment Company Act and be able to register as an
investment company. In such event, (i) modification of the Company's
business plan so that it would not be required to register as an investment
company would likely entail a disposition of a significant portion of the
Company's subordinated CMBS or the acquisition of significant additional
assets, such as agency pass-through and mortgage-backed securities, which
are Qualifying Interests or (ii) modification of the Company's business
plan to register as an investment company would result in significantly
increased operating expenses and would likely entail significantly reducing
the Company's indebtedness (including the possible prepayment of the
Company's short-term borrowings), which could also require it to sell a
significant portion of its assets. No assurances can be given that any such
dispositions or acquisitions of assets, or deleveraging, could be
accomplished on favorable terms. Consequently, any such modification of the
Company's business plan could have a material adverse effect on the
Company. Further, if it were established that the Company were an
unregistered investment company, there would be a risk that the Company
would be subject to monetary penalties and injunctive relief in an action
brought by the SEC, that the Company would be unable to enforce contracts
with third parties and that third parties could seek to obtain rescission
of transactions undertaken during the period it was established that the
Company was an unregistered investment company. Any such results would be
likely to have a material adverse effect on the Company.


ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

MARKET RISK: Market risk is the exposure to loss resulting from changes in
interest rates, credit curve spreads, foreign currency exchange rates,
commodity prices and equity prices. The primary market risks to which the
Company is exposed are interest rate risk and credit curve risk. Interest
rate risk is highly sensitive to many factors, including governmental,
monetary and tax policies, domestic and international economic and
political considerations and other factors beyond the control of the
Company. Credit risk is highly sensitive to dynamics of the markets for
commercial mortgage securities and other loans and securities held by the
Company. Excessive supply of these assets combined with reduced demand will
cause the market to require a higher yield. This demand for higher yield
will cause the market to use a higher spread over the U.S. Treasury
securities yield curve, or other benchmark interest rates, to value these
assets. Changes in the general level of the U.S. Treasury yield curve can
have significant effects on the market value of the Company's portfolio.
The majority of the Company's assets are fixed rate securities valued based
on a market credit spread to U.S. Treasuries. As U.S. Treasury securities
are priced to a higher yield and/or the spread to U.S. Treasuries used to
price the Company's assets is increased, the market value of the Company's
portfolio may decline. Conversely, as U.S. Treasury securities are priced
to a lower yield and/or the spread to U.S. Treasuries used to price the
Company's assets is decreased, the market value of the Company's portfolio
may increase. Changes in the market value of the Company's portfolio may
affect the Company's net income or cash flow directly through their impact
on unrealized gains or losses on securities held for trading or indirectly
through their impact on the Company's ability to borrow. Changes in the
level of the U.S. Treasury yield curve can also affect, among other things,
the prepayment assumptions used to value certain of the Company's
securities and the Company's ability to realize gains from the sale of such
assets. In addition, changes in the general level of the LIBOR money market
rates can affect the Company's net interest income. The majority of the
Company's liabilities are floating rate based on a market spread to U.S.
LIBOR. As the level of LIBOR increases or decreases, the Company's interest
expense will move in the same direction.

The Company may utilize a variety of financial instruments, including
interest rate swaps, caps, floors and other interest rate exchange
contracts, in order to limit the effects of fluctuations in interest rates
on its operations. The use of these types of derivatives to hedge
interest-earning assets and/or interest-bearing liabilities carries certain
risks, including the risk that losses on a hedge position will reduce the
funds available for payments to holders of securities and, indeed, that
such losses may exceed the amount invested in such instruments. A hedge may
not perform its intended purpose of offsetting losses or increased costs.
Moreover, with respect to certain of the instruments used as hedges, the
Company is exposed to the risk that the counterparties with which the
Company trades may cease making markets and quoting prices in such
instruments, which may render the Company unable to enter into an
offsetting transaction with respect to an open position. If the Company
anticipates that the income from any such hedging transaction will not be
qualifying income for REIT income test purposes, the Company may conduct
part or all of its hedging activities through a to-be-formed corporate
subsidiary that is fully subject to federal corporate income taxation. The
profitability of the Company may be adversely affected during any period as
a result of changing interest rates.

The following tables quantify the potential changes in the Company's net
portfolio value and net interest income under various interest rate and
credit spread scenarios. Net portfolio value is defined as the value of
interest-earning assets net of the value of interest-bearing liabilities.
It is evaluated using an assumption that interest rates, as defined by the
U.S. Treasury yield curve, increase or decrease up to 300 basis points and
the assumption that the yield curves of the rate shocks will be parallel to
each other.

Net interest income is defined as interest income earned from
interest-earning assets net of the interest expense incurred by the
interest bearing liabilities. It is evaluated using the assumptions that
interest rates, as defined by the U.S. LIBOR curve, increase or decrease by
200 basis points and the assumption that the yield curve of the LIBOR rate
shocks will be parallel to each other. Market value in this scenario is
calculated using the assumption that the U.S. Treasury yield curve remains
constant.

All changes in income and value are measured as percentage changes from the
respective values calculated in the scenario labeled as "Base Case". The
base interest rate scenario assumes interest rates as of March 31, 2000.
Actual results could differ significantly from these estimates.

         PROJECTED PERCENTAGE CHANGE IN PORTFOLIO NET MARKET VALUE
                 GIVEN U.S. TREASURY YIELD CURVE MOVEMENTS


--------------------------------------------------------
          Change in               Projected Change in
    Treasury Yield Curve,              Portfolio
       +/- Basis Points            Net Market Value
------------------------------- ------------------------
             -300                        19.2%
             -200                        13.0%
             -100                         6.6%
          Base Case                         0
             +100                        (6.9)%
             +200                       (14.0)%
             +300                       (21.4)%

         PROJECTED PERCENTAGE CHANGE IN PORTFOLIO NET MARKET VALUE
                       GIVEN CREDIT SPREAD MOVEMENTS


--------------------------------------------------------
          Change in               Projected Change in
       Credit Spreads,                 Portfolio
       +/- Basis Points            Net Market Value
------------------------------- ------------------------
             -300                        38.2%
             -200                        24.3%
             -100                        11.7%
          Base Case                         0
             +100                       (10.0)%
             +200                       (19.4)%
             +300                       (27.2)%

        PROJECTED PERCENTAGE CHANGE IN PORTFOLIO NET INTEREST INCOME
                           GIVEN LIBOR MOVEMENTS


---------------------------------------------------------
                                  Projected Change in
       Change in LIBOR,                Portfolio
       +/- Basis Points           Net Interest Income
------------------------------- -------------------------
             -200                        17.6%
             -100                         8.8%
          Base Case                         0
             +100                        (8.8)%
             +200                       (17.6)%

CREDIT RISK: Credit risk is the exposure to loss from loan defaults.
Default rates are subject to a wide variety of factors, including, but not
limited to, property performance, property management, supply and demand
factors, construction trends, consumer behavior, regional economics,
interest rates, the strength of the American economy, and other factors
beyond the control of the Company.

All loans are subject to a certain probability of default. The nature of
the CMBS assets owned are such that all losses experienced by a pool of
mortgages will be borne by the Company. Changes in the expected default
rates of the underlying mortgages will significantly affect the value of
the Company, the income it accrues and the cash flow it receives. An
increase in default rates will reduce the book value of the Company's
assets and the Company's earnings and cash flow available to fund
operations and pay dividends.

The Company manages credit risk through the underwriting process,
establishing loss assumptions, and careful monitoring of loan performance.
Before acquiring a security that represents a pool of loans, the Company
will perform a rigorous analysis of the quality of substantially all of the
loans proposed for that security. As a result of this analysis, loans with
unacceptable risk profiles will be removed from the proposed security.
Information from this review is then used to establish loss assumptions.
The Company will assume that a certain portion of the loans will default
and calculate an expected, or loss adjusted yield, based on that
assumption. After the securities have been acquired, the Company monitors
the performance of the loans, as well as external factors that may affect
their value. Factors that indicate a higher loss severity or timing
experience is likely to cause a reduction in the expected yield, and
therefore reduce the earnings of the Company and may require a significant
write down of assets.

For purposes of illustration, a doubling of the losses in the Company's
credit sensitive portfolio, without a significant acceleration of those
losses would reduce the expected yield from approximately 9.84% to 8.40%.
This would reduce GAAP income going forward and cause a significant write
down in assets at the time the loss assumption is changed.

ASSET AND LIABILITY MANAGEMENT: Asset and liability management is concerned
with the timing and magnitude of the repricing and/or maturing of assets
and liabilities. It is the objective of the Company to attempt to control
risks associated with interest rate movements. In general, management's
strategy is to match the term of the Company's liabilities as closely as
possible with the expected holding period of the Company's assets. This is
less important for those assets in the Company's portfolio considered
liquid, as there is a very stable market for the financing of these
securities.

The Company uses interest rate duration as its primary measure of interest
rate risk. This metric, expressed when considering any existing leverage,
allows the Company's management to approximate changes in the net market
value of the Company's portfolio given potential changes in the U.S.
Treasury yield curve. Interest rate duration considers both assets and
liabilities. As of March 31, 2000, the Company's duration on equity was
approximately 7.7 years. This implies that a parallel shift of the U.S.
Treasury yield curve of 100 basis points would cause the Company's net
asset value to increase or decrease by approximately 7.7%. Because the
Company's assets, and their markets, have other, more complex sensitivities
to interest rates, the Company's management believes that this metric
represents a good approximation of the change in portfolio net market value
in response to changes in interest rates, though actual performance may
vary due to changes in prepayments, credit spreads and the cost of
increased market volatility.

Other methods for evaluating interest rate risk, such as interest rate
sensitivity "gap" (defined as the difference between interest-earning
assets and interest-bearing liabilities maturing or repricing within a
given time period), are used but are considered of lesser significance in
the daily management of the Company's portfolio. The majority of the
Company's assets pay a fixed coupon and the income from such assets are
relatively unaffected by interest rate changes. The majority of the
Company's liabilities are borrowings under its line of credit or reverse
repurchase agreements that bear interest at variable rates that reset
monthly. Given this relationship between assets and liabilities, the
Company's interest rate sensitivity gap is highly negative. This implies
that a period of falling short-term interest rates will tend to increase
the Company's net interest income while a period of rising short-term
interest rates will tend to reduce the Company's net interest income.
Management considers this relationship when reviewing the Company's hedging
strategies. Because different types of assets and liabilities with the same
or similar maturities react differently to changes in overall market rates
or conditions, changes in interest rates may affect the Company's net
interest income positively or negatively even if the Company were to be
perfectly matched in each maturity category.

The Company currently has positions in forward currency exchange contracts
to hedge currency exposure in connection with its commercial mortgage loan
denominated in pounds sterling. The purpose of the Company's foreign
currency-hedging activities is to protect the Company from the risk that
the eventual U.S. dollar net cash inflows from the commercial mortgage loan
will be adversely affected by changes in exchange rates. The Company's
current strategy is to roll these contracts from time to time to hedge the
expected cash flows from the loan. Fluctuations in foreign exchange rates
are not expected to have a material impact on the Company's net portfolio
value or net interest income.

FORWARD-LOOKING STATEMENTS: Certain statements contained herein are not,
and certain statements contained in future filings by the Company with the
SEC, in the Company's press releases or in the Company's other public or
shareholder communications may not be, based on historical facts and are
"Forward-looking statements" within the meaning of the Private Securities
Litigation Reform Act of 1995. Forward-looking statements which are based
on various assumptions (some of which are beyond the Company's control),
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. Actual results could differ materially from
those set forth in forward-looking statements due to a variety of factors,
including, but not limited to, those related to the economic environment,
particularly in the market areas in which the Company operates, competitive
products and pricing, fiscal and monetary policies of the U.S. Government,
changes in prevailing interest rates, acquisitions and the integration of
acquired businesses, credit risk management, asset/liability management,
the financial and securities markets and the availability of and costs
associated with sources of liquidity. Additional information regarding
these and other important factors that could cause actual results to differ
from those in the Company's forward looking statements is contained under
the section entitled "Risk Factors" in the Company's Registration Statement
on Form S-3 (File No. 333-32155), as filed with the SEC on March 10, 2000.
The Company hereby incorporates by reference those risk factors in this
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.




Part II - OTHER INFORMATION

Item 1.      Legal Proceedings

At March 31, 2000 there were no pending legal proceedings to which the
Company was a party or of which any of its property was subject.

Item 2.      Changes in Securities and Use of Proceeds

During the first quarter of 2000, pursuant to the 1998 Stock Option Plan,
options to purchase 70,000 shares of the Company's common stock were
granted to certain officers of the Company and employees of the Manager who
provide services to the Company.

Item 3.     Defaults Upon Senior Securities

Not applicable

Item 4.     Submission of Matters to a Vote of Security Holders

Not applicable

Item 5.     Other Information

None

Item 6.     Exhibits and Reports on Form 8-K

(a)   Exhibits

Exhibit 27.1 - Financial Data Schedule (filed herewith)

(b)   Reports on Form 8-K

The Company filed a current report on Form 8-K (the "8-K") with the Securities
and Exchange Commission on February 16, 2000. The Company reported in the
8-K that the Company and CORE Cap had announced that both parties had
entered into a merger agreement on February 9, 2000. The Company did not
file any financial statements as part of the 8-K.




                                 SIGNATURES


Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.




                           ANTHRACITE CAPITAL, INC.



Dated:  May 15, 2000       By:  /s/ Hugh R. Frater
                                ------------------
                                Name: Hugh R. Frater
                                Title: President and Chief Executive Officer
                                (authorized officer of registrant)




Dated:  May 15, 2000     By:  /s/ Richard M. Shea
                              -------------------
                              Name: Richard M. Shea
                              Title: Chief Operating Officer and Chief
                              Financial Officer (principal accounting officer)