Good morning. Thank you for joining OFG Bancorp's Conference Call. My name is Maria, and I'll be your conference operator today. Our speakers are José Rafael Fernández, Chief Executive Officer and Vice Chair of the Board of Directors, and Maritza Arizmendi, Chief Financial Officer. A presentation accompanying today's remarks can be found on our Investor Relations website on the homepage in the what's new box or on the quarterly results page. This call may feature certain forward-looking statements about management's goals, plans, and expectations. These statements are subject to risks and uncertainties outlined in the Risk Factors section of OFG's SEC filings. Actual results may differ materially from those currently anticipated. We disclaim any obligation to update information disclosed in this call as a result of developments that occur afterwards. All lines have been placed on mute to prevent any background noise. After the speaker's remarks, there will be a question and answer session. Instructions will be given at that time. I would now like to turn the call over to Mr. Fernández. Good morning, and thank you for joining us. Before we get into the core of our presentation today, I want to share with you my perspective on how things are progressing in the island and how that translates into our businesses at OFG. After almost 17 years as CEO, this is the most optimistic I have been on Puerto Rico and OFG. We're certainly not out of the woods yet, but the island is in a far better place today than we were last year, and our outlook is much better than the previous almost two decades. Looking at the macroeconomic environment, we're a lot more optimistic about the flow of federal stimulus and reconstruction funds, the increased liquidity for individuals and small and medium-sized businesses, the rate that people are getting their vaccinations, and the island's bankruptcy resolution. All this resulting in the overall improvement of Puerto Rico's economy. I hope this perspective helps investors understand the inflection point we're in and our potential to deliver consistent, solid results as many of the macro distractions of the past finally are being resolved. At OFG, all our businesses are gaining very good momentum, and we're in an excellent strategic position to grow our market share in the years to come. Let's turn to page three and start with our presentation. Combined with the continued success of our strategies focused on our agility and service, we generated very strong first quarter results, while also increasing our dedication and purpose to help our customers, our people, and our communities through the pandemic and beyond. For our customers, our proprietary digital PPP portal once again facilitated access by small businesses to another $126 million in credit to keep their doors open and staff employed. Our teams helped our former Scotiabank customers to onboard and take advantage of our more robust online, mobile, ATM, and ITM offerings. For our people, we enabled vaccination for our staff, and so far, more than 40% have been inoculated. We continued our COVID-related spending to protect our staff and customers, and we stepped up our investment as planned to create a more secure hybrid infrastructure to make it easier for our teams to work seamlessly from the office or home. For our communities, we established a new outreach program to provide advice to small businesses affected by the COVID situation. We want to help them find better ways to manage through the pandemic. We also provided a series of virtual seminars during Women's History Month, and we sponsored virtual seminars for the next generation of college entrepreneurial leaders to help them better understand how innovation can solve business and community challenges. Please turn to page four. Confirming our multi-year strategy to bring digital solutions to our customers and help them simplify their lives, our overall digital adoption continued to grow. You can see it in this slide, the adoption levels across different digital solutions. These adoption levels confirm how much we have advanced our digital strategy, especially during COVID, but more importantly, how customers are sticking to digital online solutions even as restrictions subside and the economy reopens. A great example is how our customers are continuing to use our online or mobile platforms to schedule branch appointments. During the first quarter, we scheduled approximately 8,800 such appointments. Our goal is to convince customers that it is easier and more convenient to use our digital online technology for routine transactions, allowing our people to provide customers more value-added service, build stronger relationships, and in the process, increase business development opportunities. Please turn to page five to review our first quarter results. We reported $0.36 in earnings per share compared to $0.42 in the fourth quarter and breakeven in the year-ago quarter, which was the first quarter to be impacted by the pandemic. Total core revenues were $128 million. Net interest income of $98 million benefited from PPP loan fees and lower cost of deposits. Provision was $6.3 million, primarily due to improved economic and credit trends. This included the release of some COVID-related loan reserves, partially offset by provisioning for a commercial loan in workout before COVID. Allowance remained virtually the same. Net interest margin ticked up to 4.26% from the fourth quarter. Banking and wealth management revenues totaled $29 million. That's roughly equal to what we did in the fourth quarter when you eliminate seasonal items. First quarter fee revenue reflected strong mortgage banking activities as we have consistently generated a higher level of origination and servicing fees, both benefits of the Scotiabank acquisition. Non-interest expenses totaled $78 million. This was relatively flat after excluding merger expenses in the fourth quarter and non-core items in this first quarter. First-quarter expenses were also in line with our previously announced plans for spending this year. The effective tax rate was 32% compared to 22% in the fourth quarter. Looking at the balance sheet, compared to December 31st, assets increased, reflecting higher cash balances. Loans declined due to higher mortgage refinancing activity and to a lesser degree, businesses with higher liquidity levels paying down lines of credit. Loan production totaled an impressive $528 million. We have good pipelines and momentum going forward in all business lines. We also saw strong deposit growth due to new PPP loans and COVID relief payments. Capital continued to build nicely, and we're starting to return some of that to shareholders via increases in common dividends and optimization of the capital stack via redemption of preferred shares. In January, we increased the regular quarterly common cash dividend 14%. In March, we announced the redemption of all three outstanding series of preferred stock. In addition to improving our capital structure, this enables us to effectively deploy excess liquidity and increase net income available to common shareholders by $6.5 million on an annualized basis. Stockholders' equity climbed to $1.11 billion. I would like also to point out that as of the first quarter, we more than earned back all the tangible book value per common share dilution anticipated in the Scotiabank acquisition, significantly ahead of schedule. To sum up, the first quarter demonstrated another strong performance, supported by the island's economic recovery, solid loan generation, improving payment activity and credit trends, and good banking and financial services fees. Now, here's Maritza to go over the financials in more detail. Thank you, José. Please turn to page six for our financial highlights. First quarter core revenues were $127.7 million. This compares to $132.8 million in the fourth quarter. First-quarter revenues included $1.6 million in interest income from $92 million of PPP loans that were forgiven. Fourth-quarter revenues included three items: $3.9 million in non-interest income from annual insurance commissions, $3.1 million in interest income from acquired loan prepayments, and $2 million in mortgage sales that were held back from the third quarter. Core revenues increased $2.3 million or 1.9%. This was driven by $1.4 million in lower cost of deposits and higher mortgage banking activities. First quarter non-interest expense totaled $7.7 million. This compares to $89 million in the fourth quarter. The first quarter reflected previously announced cost savings. It also included $1.8 million annually in gains on sales and improved valuation of foreclosed properties. The first quarter included $10.1 million in merger and restructuring expenses. As a result, the efficiency ratio improved to 60.84% from 67.06% in the fourth quarter, and 66.49% in the year-ago quarter. Our objective is to return to the mid-50% range. Looking at our performance metrics, return on average assets increased to 1.21% from 94 basis points in the fourth quarter and virtually nil in the year-ago quarter. Our objective continues to be a return on average assets above 1%. Return on average tangible common equity rose to 13.11% compared to 9.90% in the fourth quarter and virtually nil in the year-ago quarter. Our objective continues to be achieving return on average tangible common equity of above 12%. We were pleased to see that all of our key performance metrics significantly improved. Looking at capital, tangible book value was $70.39 per share. That's an increase of 11.5% year-over-year and 2.5% from the fourth quarter. The CET1 ratio increased to 13.56%. Please turn to page seven for our operational highlights. Average loan balances were $6.6 billion, a decline of 1% from the fourth quarter. Most of that was in our mortgage portfolio. This is to be expected considering the high level of refinancing activity in Puerto Rico and our own strategy of selling most of our own new production. Average core deposits were $8.5 billion, an increase of 1% from the fourth quarter. This reflected continued high liquidity in the economy from federal stimulus, which is especially meaningful in Puerto Rico, as well as our first quarter PPP lending. As José mentioned, loan generation totaled $528 million, or $401 million excluding PPP originations. In addition to PPP production, loan generation was driven by strong year-over-year increases in mortgage, auto, and commercial lending. Mortgages reflected new home sales and refinancing. Autos reflected strong sales of new and used cars. Most of our commercial lending was with small and medium-sized businesses. Loan yield was 6.61%, an increase of six basis points from the fourth quarter, largely due to PPP loan forgiveness. As anticipated in our last call, a reduction in CD balances helped drive the decline in cost of funds. Cost core deposit was 48 basis points, a decline of five basis points from the fourth quarter. We expect cost of core deposits to continue to improve this year as more CD balances reprice lower. During the first quarter, we acquired $127 million of mortgage-backed securities for our held-to-maturity portfolio. The result was that NIM increased two basis points from the fourth quarter. We expect a stable NIM this year. Please turn to page eight. Overall, credit trended positive across all portfolios. Our credit metrics also in line with general improving trends we have been seeing on a fairly consistent basis. Total net charge-offs were $9.1 million, or 55% of total loans. This is a decline compared to net charge-off of $44.8 million, or 2.67% in the fourth quarter, which included $31.2 million to charge off two acquired Scotiabank loans that were substantially and previously reserved. With the exception of the fourth quarter of 2020, the charge-off rate has been improving steadily from the fourth quarter of 2019. I would like to highlight the auto net charge-off rate. This fell to 0.85% in the first quarter from 1.56% in the fourth quarter and 2.31% in the year-ago quarter. Our non-performing loan rate and our early and total delinquency rates all fell as well from the fourth quarter. In particular, the early delinquency rate fell to 2.15% in the first quarter from 2.68% in the fourth quarter and 3.16% in the year-ago quarter. Provision declined from $14.2 million in the fourth quarter. It should be noted that the fourth quarter included $4.7 million to cover the unreserved amount of the Scotiabank loans that we charged off. First quarter provision included a reserve increase of $3.7 million. This reflects changes in our probability weights to the results of simulation using Moody's S3 and baseline scenarios. The first quarter also included a provision of $3.5 million for a commercial loan in workout prior to the pandemic. Excluding the large COVID reparation in the year ago, provision also has been declining steadily from the fourth quarter of 2019. Here is José. Thank you, Maritza Arizmendi. Please turn to page nine for our conclusion. Our culture, history, team, and our fácil, rápido, hecho approach are continuing to prove both successful and adaptable. As I said earlier, we're building good momentum in all our businesses. Our excess low-cost core deposits continue to provide us with significant dry powder. Our most recent capital actions solidify our record of deploying and returning capital to shareholders. Our agenda remains the same. We will continue as planned to invest for the future in transforming our business model. Our goal is to further simplify operations to improve efficiency and enhance our ability to serve customers. Our business focus is to utilize our excess liquidity, increase loan generation, and grow fee income. We still face challenges from COVID, high unemployment levels, our government's ability to effectively deploy federal stimulus and reconstruction funds, and high cost of electricity, but the future is looking brighter. The island is experiencing early signs of recovery with individual and businesses benefiting from COVID relief and stimulus, vaccination being extensively deployed, reconstruction projects getting underway, and a consensual agreement in principle to restructure Puerto Rico's debt, and an end to out-migration last year with signs of possible in-migration this year. At OFG, we're more than ready to benefit from and play a major role in the recovery of Puerto Rico and the U.S. Virgin Islands. We want to help our customers rise up and fulfill their lives again. With this, we end our formal presentation. Thank you all for listening. Operator, please start the Q&A. Thank you. If you have a question at this time, please press star one on your telephone keypad. If you wish to remove yourself from the queue, press the pound key. Our first question comes from Alex Twerdahl of Piper Sandler. Hey, good morning. Good morning, Alex. First off, José, I appreciate your comments on how optimistic you are for, I guess, the most optimistic in 17 years. I was wondering if you can give us a little bit more details, and you kind of alluded to a few things, such as potential in-migration to the island. Are you able to see anything else in the numbers for job creation or real estate valuations? actual concrete data on population inflows that you're able to share with us? Yep. Alex, from a macro perspective, Puerto Rico's economy is starting to show signs, right, in terms of the economic activity that we're seeing. Particularly, we saw last year that there was a net zero migration. You compare that to 2019 and 2018, where we had 70,000+, 60,000+ people net migration. 2020 was a very positive year from that end. We expect, and we're starting to see the need for workers. Lower line workers and early entry-level workers are needed in several industries, particularly agriculture, construction, medical services, even education. We're starting to see that need. As the economy opens, we see also the opportunity for some of those that left to come back. When you look at history, when Puerto Rico's economy gets into economic downturns, there's migration to the U.S. When the economy starts to recover, you see some of that migration, and most of it, coming back. The challenge we've had in the recent past is that the economic challenges have lasted for almost two decades. We haven't seen that migration returning, right? Our expectation is that it won't come back in droves immediately, but as the economy in Puerto Rico starts to show signs of a higher economic activity, and we expect that to occur into the end of this year and the beginning of next year, we will see some of those people that left to come back because opportunities will arise. We're starting to see that. We're in the early innings. The same way I've been in the past, when you see the picture, I'm trying to be candid and relay that picture from the ground. When things were not looking well, that's what I did with you and with everyone else that I spoke about. Well, this is the time where we're seeing the beginnings of a resurgence. It's going to take a couple of more years to solidify that. It's moving in the right direction, and it's moving actually at the right speed, too. We're seeing that activity moving, and we're seeing it from our customers. We're seeing it right now on the consumer side. We're seeing it on the construction side. Some of those customers are very active. Our expectation is for the economy to grow from here. That's helpful, Color. Just kind of the next step from that is, I think you said maybe see it more in the numbers starting at the tail end of this year. Is that the same timeframe that we should be expecting maybe to see an inflection point in loan balances, excluding PPP? As well as we think about the reserve levels, everything you said certainly wouldn't make you think that a reserve at 3.2% is still appropriate. Yeah. tackling those two issues, how should we be thinking about those going forward? Yep. You threw me a couple of questions in that one question, I'll try to answer them all, and if I miss any, please let me know so I can answer it. Regarding loan growth, I actually think that the liquidity levels that we have in Puerto Rico, and for sure in the financial systems, are very high, and they will continue to increase. I don't know if you realize that, the first quarter numbers do not reflect any of the $1,200 stimulus checks because they are starting to send them to residents and deposit them in their accounts just a couple of weeks ago. What you're seeing in deposit growth is primarily a reflection of the $600 stimulus checks, not the $1,200. I suspect that we will have more liquidity in the system. From regarding loan growth, we will see consumers and businesses with higher levels of liquidity and paying down some of those credit balances that they have. Credit cards, auto loans, and also lines of credit for the business. I would not expect loan growth by the end of the year. My expectation is, and our expectation is that come next year, when that liquidity starts to subside and flow through us as individuals and small businesses and medium-sized companies start using those deposits, they'll come back, and we'll start to see loan growth into next year, meaning calendar 2022. That's our expectation from loan growth. You mentioned something regarding our allowance, if I'm not mistaken. This is the way we see this. Look, we are still in the middle, I would say, in the latter, later innings of the COVID pandemic. Puerto Rico has reopened, but not fully. I've always said that the COVID pandemic is dealt with like the scientists have said in the past, with the hammer and the dance. Well, we're right now in a little bit of a hammer here in Puerto Rico, where you're having a little bit of a resurgence on COVID, and you're seeing the government talking about maybe not locking down, but at least increasing the restrictions. Having said that, it's not the end of the world. It's just like the latter efforts as we get vaccination rolling even faster. I think the data on Puerto Rico is pretty available, but our vaccinations are well on its way. I suspect that by the summer, we will have some more news regarding the COVID pandemic. When you look at our coverage and loan reserves, we will evaluate the levels as the credit continues to improve and as the economy continues to open. We don't want to be too premature given what we're seeing here in the island. Did I miss any of your questions, Alex? No, that's a great color. Just the final one for me, and then I'll get back in the queue, is just with respect to capital. Obviously, some nice actions we saw this in the first quarter with the dividend and the preferred. Maybe you can start by telling us what sort of you see as your governing capital ratio and what your target for that might be, and what sort of the priorities for getting to that target will be, and sort of what the timeframe for that will be. Yep. Thanks for the question. I think let's first have a look back here for a second, if you allow me. Indulge for a second here. The preferred that we're redeeming, two of them were reissued in 2004 when I became CEO. The other one was issued when we acquired BBVA in 2011 or 2012. When you look at our history, and we're the only bank who's paid them fully. We're the only bank who's never stopped paying those dividends. I said allow me to indulge because we, as a team, are extremely proud of that. We have managed 20 years or so, close to, very difficult, challenging economic environment. Our preferred shareholders who supported us and believed in us never lost a beat from us. We delivered 100%. First, I just wanted to get that out of the way. Short-term, though, I think we need to deal with the execution of that redemption, and we'll be finishing it off in this second quarter. When you look at what we have done with the common dividend, we increased it in January. Our board of directors has decided to look at the dividend twice a year. We will start looking at the dividend at the beginning of the year and also at the middle of the year. We also want to make sure that our common shareholders who have also been longstanding supporters of us also get on that. Long-term, we want to see how the Puerto Rico economy reopens, how it grows, and what organic opportunities we have to deploy that excess capital and excess liquidity. When you look at ourselves today and you see common equity tier 1 capital ratio of 13.56%, and you see our earnings potential, and you guys have your own models, really, we do have a very good opportunity here, not only to return capital to shareholders, but also try to manage bank with a CET1 ratio closer to 11%-12%. Again, I'm assuming that the economic reopening plays out as we're expecting, and obviously the economy starts growing in a consistent basis for the next several years. That's our expectation. We're confident about it. We'll have our challenges, we'll have our issues to tackle as everyone else does. We're looking forward for the first time in many years to be constructive and be able to generate good returns. Just as a follow-up to that with respect to the dividend and reassessing it later this year. Is there a target payout ratio? I mean, you guys are now-I think around 14%, which it seems like is maybe around half of what you might expect out of a bank your size. How should we think about the target payout ratio? In that same meeting that you discussed the dividend, is that also when you'd consider authorizing another common share repurchase authorization? The payout ratio for the dividend, that's why the board decided to look at the dividend twice a year, because we want to make sure that we get more into the more normal payout ratio, which is closer to 25%, our target. Regarding share repurchase, I think it's too early to talk about that at this point. I think, as I said earlier, we want to kind of get through the redemption. Let's look at the dividend and let's see how the economy reopens and grows and what organic opportunities for us to deploy the capital. We want to have capital available to lend to our commercial clients and individuals also. We see those opportunities there, and we want to have that ability. We'll have more news in the next several quarters. At this point in time, I think we're focusing more on the redemption of the preferred and looking at the dividend, and we'll give you more news shortly on the dividend. All right. Thank you for taking my questions. Yep. Thank you for your questions, Alex. Again, if you would like to ask a question, press star, then the number one on your telephone keypad. Our next question comes from Glen Manna of Keefe, Bruyette & Woods. Hi. Good morning. Good morning, Glen. How are you? I'm well, thank you. I just wanted to follow up on conditions down on the island. There was a pretty significant announcement last week that seems to indicate projects on the island could be approved with a little faster rate than they've been approved over the last few years. There's been a double whammy on the island with COVID causes depletion in inventory. What are you hearing from your customers and how they're kind of gearing up for those two events, maybe an inventory restocking and projects coming a little bit faster and— Yep. —have you seen it in your pipeline yet or? Yeah. Thank you for your question, Glen. Let me just start by saying that since the beginning of the year, the Washington executive branch and Congress has been much more constructive with Puerto Rico. Let me also say that the current governor of Puerto Rico has also worked so far very positively in regaining the confidence and the trust from Congress and the executive too. To each their own, right? That helps. I think the current administration is also constructively working with the fiscal board, and that has also helped on reaching some of those agreements, at least in principle. It looks like we're on our way in a very positive way to get bankruptcy behind us sometime later this year or maybe next year. The big question remaining is still the Electric Power Authority, and I know for a fact that they're working on that. That's one thing. The other thing is when you ask me about what do our customers and commercial clients are saying to us. They are mostly construction services. They are already engaged, and they have been engaged in somewhat last year on the rebuilding with roads and bridges and the infrastructure. I think that's starting to accelerate now, and we're seeing new projects coming in and being put to work. Those construction services companies are starting to increase their level of activity. I also think that we're very shortly, later in this year, going to start seeing home construction from the CDBG funds that are being released. I think, again, some of those construction services firms are seeing that opportunity, and they're ready too. I mentioned in my remarks, I think, or to Alex's question earlier, that there is a need for workers, and I think it's transitory. Part of it has to do with the excess liquidity in the system, but that's not going to last forever. I think there's an opportunity here to add more people to the workforce, particularly on the reconstruction side of the economy. As construction is also, Glen, how an economic revival starts is with construction. We're in the early innings of that, and you can see it in the island. From the consumer side, I'd like just to mention that we're seeing good auto sales. We're seeing good consumption and good sales on all the retail places. There's some challenges right now with inventory. I think that's not particular to Puerto Rico. I think it's particular to the world and because of the chips and some of the parts that are missing on auto and other products. Our clients are recognizing that, and they're starting to either build their inventories or starting to look at larger facilities for them to hold larger amounts of inventory as they are seeing demand growing, particularly on the retail side. Thank you. You mentioned your digital numbers, that they've kind of stuck after COVID, and that kind of fits with the theory that once someone goes digital, they tend not to go back. What do you think that means for the future of branching on the island, and what the right size of a franchise footprint is? Yeah. The branches in the island and how the future of branches in the island, it's no different than the future of branches in the United States. At the end of the day, digital adoption is here to stay and it's here to grow. We've been on that side of the equation for the last five years, and we've been pushing it. As I said in other calls in the past, the COVID pandemic has accelerated that very nicely. Our job is to continue to provide that infrastructure, continue to provide those digital solutions to our customers, and help them understand the benefits of it, make their lives simpler, and that's kind of what we're at. What you're seeing is precisely that. You're starting to see more and more of our customers feeling more and more comfortable using digital and starting to recognize that the branches are the place to get value add. It's not to cash a check or to deposit a check or pay a loan. It's more to sit down with our expert bankers and have a conversation about what their goals and their aspirations are, and decide what is the best way for them to manage their finances. We're moving in that direction, and I think that's the future of banking in Puerto Rico. Certainly, it's been in the United States for a while now. Here in Puerto Rico, as people recognize the benefits of digital, the time they save, and the benefits and value add that a good conversation can bring to help achieve financial success for our customers, I think that's what differentiates us, too. We're really excited to be able to deploy that. Now, as to your question on what's the right size of branches, who knows? We are being very methodical and very disciplined on how to look at it, and really proud of the work we've done on the retail side, on the retail channel, and our teams have done an excellent job. In the next several years, you'll see how do we continue to push the envelope with digital solutions and value add to our customers. Okay. The last one from me, and with the understanding that I heard what Maritza said, and I've heard what you've said in the past, that your practice is to sell a lot of your mortgage loan production. It is a significant part of your originations, and you kind of alluded to in your comments that construction could include some home construction and home renovation. Is there any point that you change your mind on that and maybe start to portfolio some of that residential mortgage production? Yeah. There's going to be a point at some point where we start to see that it makes kind of sense for us in terms of duration and yield, right? At the end of the day, most of our originations are 30-year fixed rate mortgages. We feel that at this point, we rather not kind of speed up the excess liquidity utilization and manage it from the cost of funds perspective, as we've talked in the past. At this point, I think interest rates need to go a bit higher for us to feel more comfortable. You saw that we bought some mortgage-backed securities in the quarter. That was when interest rates kind of ticked up to a level where we said, "Okay, we got to put something on held to maturity." That's kind of how we look at liquidity levels and how do we mortgage banking activities for us, nice fees that we're generating. At the end of the day, I think interest rates need to tick higher for us to decide to keep it on the portfolio. Okay. I said that I'm going to ask you one more because you led into it there. Maritza noted that there was about $126 million in mortgage-backed securities put on the balance sheet. Is this the beginning of something, the full execution of something, or where do you expect you'd go with that? With more stimulus coming down to the island, there's going to be more deposits, and you've been getting your share. Yeah. No, this is not the beginning of anything in particular, Glen. I think this is just us managing our asset and liability and making sure that we be opportunistic on some increases in interest rates. We do think that the economy in the U.S. is going to grow significantly this year and the next. Interest rates are most likely going to move higher. We're in no hurry to get ourselves in a long situation of the investment portfolio at this level. This is just more of asset and liability kind of a decision. Okay. Thank you for taking my questions. You're welcome, Glen. Thank you for your questions. If you would like to ask a question, press star then the number one on your telephone keypad. Our next question comes from Steven Martin of Slater. Thanks a lot. I'm a recent shareholder and have been building my position over the last six months, so it was well-timed, I think. Most of my questions have been asked and answered, can you talk about the prospect of statehood and its potential benefits? Can you talk about what may be in Biden's infrastructure plan to benefit Puerto Rico? Can you talk about how you see the hospitality industry in Puerto Rico recovering from COVID and the hurricane a year and a half ago? Welcome to our call. Thank you for being a shareholder. Let me start with the last one, hospitality. Pandemic hit hospitality, as you would imagine, it happened here in Puerto Rico also. We have taken care of most of our hospitality commercial clients. We gave them the deferrals and all. Most of them are out of the deferrals. We really don't have much deferral left. Right now, what we're seeing in terms of hotel bookings and the level of percentage of occupancy, we're seeing it increasing above, let's say, 60% or 65% some specific weekends and some holidays. In general, it's still well below the levels that they were before the pandemic. They're more in the 30% and 40% levels. Depends on which hotels, right? The higher end, the ones that are in Dorado and Bahia Beach, the Ritz-Carlton Reserve in Dorado, as well as the Bahia Beach in Loíza. Those are higher end, and from the information that we have, they're fully booked. The other ones that are more casual, less expensive, they're still having lower levels of occupancy. Into the future, I think given what's happened with COVID, I think hospitality, Puerto Rico as an island, per se, and as a Caribbean island, will benefit and will recover nicely and probably will benefit even more from the aftermath of COVID, given the weather that we have here. That's kind of our take on the hospitality. In terms of the second question that you asked, in terms of the Biden infrastructure plan, I don't have any specific details as things are really very fluid over there. As you can imagine, we don't have that much granularity on what's going on over there. I can tell you that the infrastructure plan is going to include, we expect that it will include Puerto Rico as one of the beneficiaries. How much we will benefit, it's hard to tell, but there is going to be some infrastructure funds coming to Puerto Rico from whatever they approve in Washington, which is, as I said, and you know more than I do, it's very fluid right now. We expect that. Your first question about statehood is the 64,000 question that has been asked for the last, let's say, 80 years. Really, at the end of the day, the answer to that question is in Congress. Puerto Rico is still relatively divided through the middle in terms of remaining as we are or becoming a state. It's going to take, I think, a lot of effort for Congress to take a look at Puerto Rico as a statehood per se any time soon. Again, politics come in play too, and Democrats and Republicans also need to come to terms with that issue. I wish I can give you a more specific answer to that question on statehood. I would say that in the short term, and when I say short term, I would say the next five years, it's very hard for me to visualize Puerto Rico becoming a state. The work is in the hands of Congress, and Puerto Rico and the political community in Puerto Rico need to also come to some level of understanding of what's the path for Puerto Rico. We're still sending very conflicting messages to Congress and Washington in general. Thank you very much. You're welcome. Thank you for your questions. Again, if you would like to ask a question, please press star, then the number one on your telephone keypad. Our next question comes from Alex Twerdahl of Piper Sandler. Hey. Just had a couple technical follow-up questions, if I could. First off, Maritza, I think you said that you expect the NIM to be stable for 2021 rather. Can you just walk through kind of what the moving parts that get you or what the assumptions are that get you to that NIM stability this year in terms of, I think, the timing of PPP forgiveness, cost of deposits, cost of funds, deployment of cash, things like that? Yes. I think, Alex, that you already identified key items that we're looking at in the next couple of quarters We still see additional cash coming in, as also mentioned regarding the most recent stimulus that was approved. We will see more level of cash, so that will put pressure on our NIM. The lower cost of fund will compensate for that pressure in the cash balances. That's why our basis scenario is to have a stable NIM for the rest of the year. Got it. One of the things that I've asked you about in the past, and just want to drill in on a bit, is just the amount of cash. You had average balances of $2.2 billion during the quarter, went up at the end of the quarter, should continue to go up based on your commentary, earning just kind of 10 or 11 basis points. I look on the deposit side, and one thing that kind of jumped out at me is that the cost of deposits on NOW accounts and savings accounts actually increased a little bit in the first quarter, which I was hoping you can touch on maybe what caused that. Is there not just a huge opportunity here to really lower cost of deposits? Yep. in a more aggressive way? Yep. Thanks for your question, Alex. We called it last quarter, and we said we finished the integration, we finished the conversion with Scotiabank. As part of the acquisition, we had some CDs that are coming maturing this year. They're starting to mature. Some of those balances kind of moved to the savings and checking. First, what we decided was to take care of our customers and not tinker with additional stress above and beyond COVID, integration, conversion, et cetera, from our Scotiabank clients. We didn't want to move those deposit costs back then. Now we're starting to see the CDs maturing, and at the same time some of them are moving, mostly higher balances CDs, are moving to the savings. As you alluded to, we have a slight tick up in the cost of those deposits. That's dry powder that we have, and we are actively working towards. This is kind of our strategy now. It's kind of take advantage of that. That's kind of some of the benefit that we expect to generate probably by the end of the year, where we start to look at those accounts and reprice them. That's kind of how we see this. 2020 was a really challenging year to do a conversion, an integration, an acquisition, and we just want to make sure that given all the noise that that creates, we extracted all the value from the Scotiabank acquisition, which particularly is driven by our customers. That's kind of how we think about it. You're right. We do have an opportunity there, and we are definitely looking at it. Are you able to share with us in terms of the CDs that you expect to reprice or potentially migrate over to savings in the second, third, and fourth quarter? Is there a dollar amount that you can give us? I don't have it with me right now. If you want, we can provide that to you at a later time, Alex. I don't have that specific information. Okay. Another comment in the prepared remarks is that you're targeting an efficiency ratio in the mid 50% range. I was wondering if you have sort of a timeframe on achieving that, and if that can come just from the balance sheet and sort of what you're seeing in the current rate environment, or if you really need higher rates to get that efficiency ratio lower. Yeah, I think probably right. We probably need a little bit of a break on the higher interest rates so that we can comfortably achieve the goal. We're also optimistic about 2022 and our level of fee and net interest income generation, so regardless of interest rates. I think it's going to take us a couple of, I would say a year or so, for us to start feeling more comfortable on mid-50% range on efficiency. Again, there are many moving parts. One of them is the cost structure that we continue to look into. We'll update you throughout the next several quarters on that end, on how we do with the cost side because we do want to continue to invest for our platforms. As I think Glen mentioned about the digital adoption and all that, it doesn't happen out of thin air. We need to invest in technology and our infrastructure. There's some timing issues. We need to make sure that we buy the time to invest on our vision and our strategy going forward. That's kind of what we're doing. We're here for the long haul. We are truly believers on what we're doing, how we're doing it, and how we're going to be successful about it. That's what our focus is. Give us a little bit of a breathing room on the efficiency ratio for the next year and a half. Got it. You guys just popped above the $10 billion threshold again this quarter. Is that something at this point that you're committed to being higher than $10 billion, or is there still some remixing and potentially delaying Durbin even forward that's a consideration? Yeah. I don't think there's any way back. I think we crossed $10 billion. The rules are the rules, so we need to kind of do it, and we're going to have to make the investments and deal with the reality. That's kind of how we see it. We were very effective of preventing that from happening at the end of last year. With what I have said here today, and the expectations that we have, I see it hard to prevent us from consistently being above the $10 billion mark. Understood. Just the final question from me, another thing that jumped out is just the write-up and the value of foreclosed properties that you saw in the expense line. I know it's not the first quarter that we've seen that, but it is the biggest sort of gain that you've seen in the last couple of quarters. Yeah. Is that being driven from commercial properties, from mortgage properties, and sort of what's really leading? It's res— To those gains? Yeah. It's residential mortgage. Again, it's what we're seeing on the ground. We're no longer seeing high-end properties with increasing in prices. We're starting to see across the board, in the different sizes, home values no longer stabilizing. They're starting to go up, and we're starting to see young professionals moving from renting to buying, and trying to buy their homes. Again, those are the data points that are not shown in any statistics because the statistics are backward-looking. They look through the rear-view mirror. As I sit here today, we're seeing a lot of home remodeling, and we're seeing a lot of $300,000-$500,000 homes being bought. We're also seeing $75,000-$200,000 lower kind of income type of homes also in play. The prices are, I'm not saying they're skyrocketing like in some areas in the U.S., but are picking up. Those are small green shoots that confirm what we've been saying in this call today. Got it. Thank you for taking my questions. Yeah. You're welcome. Thank you for your questions, Alex. Again if you wish to ask a question, please press star one on your telephone keypad. Our next question comes from Jon Krautmann of Rubric. José, can you talk to us about what you're seeing on Moody's economic forecast real-time, and does that appropriately capture the informal economy, workers getting paid in cash, et cetera? How much does that Moody's economic forecast guide your as an input your model thinking about re— I think I was able to understand your question. You were breaking up in the middle. Regarding the Moody's model and the probabilities that we assign to, I think it's very hard for the Moody's to model to take into consideration the underground economy or the unofficial economy, however you want to call it. I think it just reflects it's a model. Models are made of variables, and some of those variables are accurate and some are not. Again, I don't have much insight to provide to you above and beyond the pointed question, right, about the informal economy. I don't think it's included in there. It's going to continue to evolve, right? The model is going to continue to evolve as things play out in the economy in Puerto Rico. If you had another question regarding this issue, please feel free to repeat, because I was hard to understand the full question. That's fine. Just a second question. What is the latest that you're hearing on increased activity out of pharmaceutical companies, mainland pharmaceutical companies increasing their activity levels or staffing on the island? What are you hearing coming out of D.C., out of the legislature, and any efforts there to aid Puerto Rico in attracting additional pharmaceutical activity on the island? Yep. Last information we've got is two smaller pharmaceuticals are moving production to Puerto Rico. They're establishing some of their production in Puerto Rico. That was, I think, announced earlier this year or maybe late last year. That's going to happen sometime during the year. I don't know if people realize, but 25% of the GDP of Puerto Rico is pharmaceutical. It's either medical devices and/or pharmaceuticals, and we have still 90%-95% of the global production of all kinds of medications and medical devices, from TYLENOL, Advil, to all the usual suspects in medications. That is still in play. What we're seeing here now is with COVID, the opportunity for that infrastructure to be optimized even further. Have we seen any changes there? Not yet. I think it's going to take a couple more innings for that to play out because there's politics involved, and in Washington and in Puerto Rico also regarding that issue. It's an opportunity for us to continue to look at the infrastructure of the island to make it more competitive and more efficient for those players to come to Puerto Rico. We'll be competing with some of the states in the United States. We have an advantage with the infrastructure that has already been built from those companies. We need to do a better job as an island to provide efficiency in energy and on services and all that stuff. To be honest, I think it's too early to call it pharmaceuticals increasing their production here in Puerto Rico. It's something that's still in the works. Thank you. Thank you for your questions. We have now reached the top of the hour. Does anyone have any final questions? If there are no other questions, I thank the operator for coordinating this call, and I would like to thank all our team members who have helped our customers through the pandemic. They've done an outstanding job. Also, thanks to all our stakeholders who have listened in today. Looking forward to our next call. Have a great day. Thank you. This concludes today's call.