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Loans Held For Investment
 3 Months Ended
Sep. 30, 2018
Loans and Leases Receivable Disclosure [Abstract]  
Loans Held For Investment
Note 6: Loans Held for Investment
 
Loans held for investment, net of fair value adjustments, consisted of the following:
(In Thousands)
  
September 30,
2018
    
June 30,
2018
  
Mortgage loans:
            
     Single-family
  
$
307,480
    
$
314,808
  
     Multi-family
    
454,821
      
476,008
  
     Commercial real estate
    
112,026
      
109,726
  
     Construction
    
8,956
      
7,476
  
     Other
    
167
      
167
  
Commercial business loans (1)
    
416
      
500
  
Consumer loans (2)
    
104
      
109
  
     Total loans held for investment, gross
    
883,970
      
908,794
  
                 
Undisbursed loan funds (3)
    
(5,110
)
    
(4,302
)
Advance payments of escrows
    
3
      
18
  
Deferred loan costs, net
    
5,383
      
5,560
  
Allowance for loan losses
    
(7,155
)
    
(7,385
)
     Total loans held for investment, net
  
$
877,091
    
$
902,685
  
(1)
Net of $1.5 million and $495 of undisbursed lines of credit as of September 30, 2018 and June 30, 2018, respectively.
(2)
Net of $497 and $503 of undisbursed lines of credit as of September 30, 2018 and June 30, 2018, respectively.
(3)
Comprised solely of undisbursed construction loan funds.
 
The following table sets forth information at September 30, 2018 regarding the dollar amount of loans held for investment that are contractually repricing during the periods indicated, segregated between adjustable rate loans and fixed rate loans.  Fixed-rate loans comprised 2% of loans held for investment at both September 30, 2018 and June 30, 2018.  Adjustable rate loans having no stated repricing dates that reprice when the index they are tied to reprices (e.g. prime rate index) and checking account overdrafts are reported as repricing within one year.  The table does not include any estimate of prepayments which may cause the Corporation's actual repricing experience to differ materially from that shown.
 
   
Adjustable Rate
              
(In Thousands)
  
Within One Year
    
After
One Year
Through 3 Years
    
After
3 Years
Through 5 Years
    
After
5 Years
Through 10 Years
    
Fixed Rate
    
Total
  
Mortgage loans:
                                    
     Single-family
  
$
116,585
    
$
28,559
    
$
93,276
    
$
57,120
    
$
11,940
    
$
307,480
  
     Multi-family
    
130,379
      
161,337
      
148,803
      
14,093
      
209
      
454,821
  
     Commercial real estate
    
32,602
      
43,629
      
35,269
      
—
      
526
      
112,026
  
     Construction
    
7,273
      
—
      
—
      
—
      
1,683
      
8,956
  
     Other
    
—
      
—
      
—
      
—
      
167
      
167
  
Commercial business loans
    
42
      
—
      
—
      
—
      
374
      
416
  
Consumer loans
    
104
      
—
      
—
      
—
      
—
      
104
  
     Total loans held for investment,
       gross
  
$
286,985
    
$
233,525
    
$
277,348
    
$
71,213
    
$
14,899
    
$
883,970
  
 
The Corporation has developed an internal loan grading system to evaluate and quantify the Bank's loans held for investment portfolio with respect to quality and risk.  Management continually evaluates the credit quality of the Corporation's loan portfolio and conducts a quarterly review of the adequacy of the allowance for loan losses using quantitative and qualitative methods. The Corporation has adopted an internal risk rating policy in which each loan is rated for credit quality with a rating of pass, special mention, substandard, doubtful or loss.  The two primary components that are used during the loan review process to determine the proper allowance levels are individually evaluated allowances and collectively evaluated allowances.  Quantitative loan loss factors are developed by determining the historical loss experience, expected future cash flows, discount rates and collateral fair values, among others.  Qualitative loan loss factors are developed by assessing general economic indicators such as gross domestic product, retail sales, unemployment rates, employment growth, California home sales and median California home prices.  The Corporation assigns individual factors for the quantitative and qualitative methods for each loan category and each internal risk rating.
 
The Corporation categorizes all of the loans held for investment into risk categories based on relevant information about the ability of the borrower to service their debt such as current financial information, historical payment experience, credit documentation, public information, and current economic trends, among other factors.  A description of the general characteristics of the risk grades is as follows:
 
▪
Pass - These loans range from minimal credit risk to average, but still acceptable, credit risk.  The likelihood of loss is considered remote.
▪
Special Mention - A special mention loan has potential weaknesses that may be temporary or, if left uncorrected, may result in a loss.  While concerns exist, the bank is currently protected and loss is considered unlikely and not imminent.
▪
Substandard - A substandard loan is inadequately protected by the current sound worth and paying capacity of the borrower or of the collateral pledged, if any.  Loans so classified must have a well-defined weakness, or weaknesses, that may jeopardize the liquidation of the debt.  A substandard loan is characterized by the distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected.
▪
Doubtful - A doubtful loan has all of the weaknesses inherent in one classified as substandard with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of the currently existing facts, conditions and values, highly questionable and improbable.
▪
Loss - A loss loan is considered uncollectible and of such little value that continuance as an asset of the institution is not warranted.
 
The following tables summarize gross loans held for investment, net of fair value adjustments, by loan types and risk category at the dates indicated:
  September 30, 2018
In Thousands)
Single-
family
    
Multi-
family
    
Commercial Real Estate
    
Construction
    
Other
Mortgage
    
Commercial
Business
     Consumer      
Total
                                                             
Pass
$
298,414
    
$
450,894
    
$
112,026
    
$
6,906
    
$
167
    
$
348
    
$
104
    
$
868,859
Special Mention
  
1,141
      
3,927
      
—
      
—
      
—
      
—
      
—
      
5,068
Substandard
  
7,925
      
—
      
—
      
2,050
      
—
      
68
      
—
      
10,043
   Total loans held for
      investment, gross
$
307,480
    
$
454,821
    
$
454,821
    
$
8,956
    
$
167
    
$
416
    
$
104
    
$
883,970
 
  June 30, 2018
In Thousands)
Single-
family
    
Multi-
family
    
Commercial Real Estate
    
Construction
    
Other
Mortgage
    
Commercial
Business
       
Consumer
    
Total
                                                             
Pass
$
304,619
    
$
472,061
    
$
108,786
    
$
7,476
    
$
167
    
$
430
    
$
109
    
$
893,648
Special Mention
  
2,548
      
3,947
      
940
      
—
      
—
      
—
      
—
      
7,435
Substandard
  
7,641
      
—
      
—
      
—
      
—
      
70
      
—
      
7,711
   Total loans held for
      investment, gross
$
314,808
    
$
476,008
    
$
109,726
    
$
7,476
    
$
167
    
$
500
    
$
109
    
$
908,794
 
The allowance for loan losses is maintained at a level sufficient to provide for estimated losses based on evaluating known and inherent risks in the loans held for investment and upon management's continuing analysis of the factors underlying the quality of the loans held for investment.  These factors include changes in the size and composition of the loans held for investment, actual loan loss experience, current economic conditions, detailed analysis of individual loans for which full collectability may not be assured, and determination of the realizable value of the collateral securing the loans.  The provision (recovery) for (from) the allowance for loan losses is charged (credited) against operations on a quarterly basis, as necessary, to maintain the allowance at appropriate levels.  Although management believes it uses the best information available to make such determinations, there can be no assurance that regulators, in reviewing the Corporation's loans held for investment, will not request a significant increase in its allowance for loan losses.  Future adjustments to the allowance for loan losses may be necessary and results of operations could be significantly and adversely affected as a result of economic, operating, regulatory, and other conditions beyond the Corporation's control.
 
Non-performing loans are charged-off to their fair market values in the period the loans, or portion thereof, are deemed uncollectible, generally after the loan becomes 150 days delinquent for real estate secured first trust deed loans and 120 days delinquent for commercial business or real estate secured second trust deed loans.  For loans that were modified from their original terms, were re-underwritten and identified in the Corporation's asset quality reports as troubled debt restructurings ("restructured loans"), the charge-off occurs when the loan becomes 90 days delinquent; and where borrowers file bankruptcy, the charge-off occurs when the loan becomes 60 days delinquent.  The amount of the charge-off is determined by comparing the loan balance to the estimated fair value of the underlying collateral, less disposition costs, with the loan balance in excess of the estimated fair value charged-off against the allowance for loan losses.  The allowance for loan losses for non-performing loans is determined by applying Accounting Standards Codification ("ASC") 310, "Receivables."  For restructured loans that are less than 90 days delinquent, the allowance for loan losses are segregated into (a) individually evaluated allowances for those loans with applicable discounted cash flow calculations still in their restructuring period, classified lower than pass, and  containing an embedded loss component or (b) collectively evaluated allowances based on the aggregated pooling method.  For non-performing loans less than 60 days delinquent where the borrower has filed bankruptcy, the collectively evaluated allowances are assigned based on the aggregated pooling method.  For non-performing commercial real estate loans, an individually evaluated allowance is derived based on the loan's discounted cash flow fair value (for restructured loans) or collateral fair value less estimated selling costs and if the fair value is higher than the loan balance, no allowance is required.
 
The following table summarizes the Corporation's allowance for loan losses at September 30, 2018 and June 30, 2018:
 
(In Thousands)
  
September 30, 2018
    
June 30, 2018
  
Collectively evaluated for impairment:
            
   Mortgage loans:
            
      Single-family
  
$
2,617
    
$
2,632
  
      Multi-family
    
3,336
      
3,492
  
      Commercial real estate
    
1,012
      
1,030
  
      Construction
    
38
      
47
  
      Other
    
3
      
3
  
   Commercial business loans
    
14
      
18
  
   Consumer loans
    
6
      
6
  
            Total collectively evaluated allowance
    
7,026
      
7,228
  
                 
Individually evaluated for impairment:
                
   Mortgage loans:
                
      Single-family
    
124
      
151
  
   Commercial business loans
    
5
      
6
  
            Total individually evaluated allowance
    
129
      
157
  
Total loan loss allowance
  
$
7,155
    
$
7,385
  
 The following table is provided to disclose additional details on the Corporation's allowance for loan losses:
   
For the Quarters Ended
September 30,
  
(Dollars in Thousands)
  
2018
    
2017
  
             
Allowance at beginning of period
  
$
7,385
    
$
8,039
  
                 
(Recovery) provision for loan losses
    
(237
)
    
169
  
                 
Recoveries:
                
Mortgage loans:
                
      Single-family
    
32
      
84
  
Consumer loans
    
1
      
—
  
   Total recoveries
    
33
      
84
  
                 
Charge-offs:
                
Mortgage loans:
                
      Single-family
    
(25
)
    
(229
)
Consumer loans
    
(1
)
    
—
  
   Total charge-offs
    
(26
)
    
(229
)
                 
   Net recoveries (charge-offs)
    
7
      
(145
)
      Balance at end of period
  
$
7,155
    
$
8,063
  
                 
Allowance for loan losses as a percentage of gross loans held for investment at the end of
   the period
    
0.81
%
    
0.88
%
Net (recoveries) charge-offs as a percentage of average loans receivable, net, during the
   period (annualized)
    
0.00
%
    
0.06
%
 
The following tables denote the past due status of the Corporation's gross loans held for investment, net of fair value adjustments, at the dates indicated.
   
September 30, 2018
  
(In Thousands)
  
Current
    
30-89 Days
Past Due
    
Non-Accrual (1)
    
Total Loans Held for Investment, Gross
  
                         
Mortgage loans:
                        
Single-family
  
$
301,055
    
$
—
    
$
6,425
    
$
307,480
  
Multi-family
    
454,821
      
—
      
—
      
454,821
  
Commercial real estate
    
112,026
      
—
      
—
      
112,026
  
Construction
    
6,906
      
—
      
2,050
      
8,956
  
Other
    
167
      
—
      
—
      
167
  
Commercial business loans
    
348
      
—
      
68
      
416
  
Consumer loans
    
104
      
—
      
—
      
104
  
     Total loans held for investment, gross
  
$
875,427
    
$
—
    
$
8,543
    
$
883,970
  
(1)  All loans 90 days or greater past due are placed on non-accrual status.
 
 
   
June 30, 2018
  
(In Thousands)
  
Current
    
30-89 Days
Past Due
    
Non-Accrual (1)
    
Total Loans Held for Investment, Gross
  
                         
Mortgage loans:
                        
Single-family
  
$
307,863
    
$
804
    
$
6,141
    
$
314,808
  
Multi-family
    
476,008
      
—
      
—
      
476,008
  
Commercial real estate
    
109,726
      
—
      
—
      
109,726
  
Construction
    
7,476
      
—
      
—
      
7,476
  
Other
    
167
      
—
      
—
      
167
  
Commercial business loans
    
430
      
—
      
70
      
500
  
Consumer loans
    
108
      
1
      
—
      
109
  
     Total loans held for investment, gross
  
$
901,778
    
$
805
    
$
6,211
    
$
908,794
  
 
(1)  All loans 90 days or greater past due are placed on non-accrual status.
 
The following tables summarize the Corporation's allowance for loan losses and recorded investment in gross loans, by portfolio type, at the dates and for the periods indicated.
    Quarter Ended September 30, 2018  
(In Thousands)
  
Single-
family
    
Multi-
family
    
Commercial
Real Estate
    
Construction
    
Other
    
Commercial
Business
    
Consumer
    
Total
  
Allowance for loan losses:
                                                
Allowance at beginning of  period
  
$
2,783
    
$
3,492
    
$
1,030
    
$
47
    
$
3
    
$
24
    
$
6
    
$
7,385
  
Recovery from the allowance for loan
 losses
    
(49
)
    
(156
)
    
(18
)
    
(9
)
    
—
      
(5
)
    
—
      
(237
)
Recoveries
    
32
      
—
      
—
      
—
      
—
      
—
      
1
      
33
  
Charge-offs
    
(25
)
    
—
      
—
      
—
      
—
      
—
      
(1
)
    
(26
)
     Allowance for loan losses,
      end of period
  
$
2,741
    
$
3,336
    
$
1,012
    
$
38
    
$
3
    
$
19
    
$
6
    
$
7,155
  
                                                                 
Allowance for loan losses:
                                                                
Individually evaluated for impairment
  
$
124
    
$
—
    
$
—
    
$
—
    
$
—
    
$
5
    
$
—
    
$
129
  
Collectively evaluated for impairment
    
2,617
      
3,336
      
1,012
      
38
      
3
      
14
      
6
      
7,026
  
     Allowance for loan losses,
       end of period
  
$
2,741
    
$
3,336
    
$
1,012
    
$
38
    
$
3
    
$
19
    
$
6
    
$
7,155
  
                                                                 
Loans held for investment:
                                                                
Individually evaluated for impairment
  
$
6,370
    
$
—
    
$
—
    
$
2,050
    
$
—
    
$
68
    
$
—
    
$
8,488
  
Collectively evaluated for impairment
    
301,110
      
454,821
      
112,026
      
6,906
      
167
      
348
      
104
      
875,482
  
     Total loans held for investment,
        gross
  
$
307,480
    
$
454,821
    
$
112,026
    
$
8,956
    
$
167
    
$
416
    
$
104
    
$
883,970
  
Allowance for loan losses as
  a percentage of gross loans
  held for investment
    
0.89
%
    
0.73
%
    
0.90
%
    
0.42
%
    
1.80
%
    
4.57
%
    
5.77
%
    
0.81
%
 
   
Quarter Ended September 30, 2017
  
(In Thousands)
  
Single-
family
    
Multi-
family
    
Commercial
Real Estate
    
Construction
    
Commercial
Business
    
Consumer
    
Total
  
Allowance for loan losses:
                                          
Allowance at beginning of  period
  
$
3,601
    
$
3,420
    
$
879
    
$
96
    
$
36
    
$
7
    
$
8,039
  
Provision (recovery) for loan losses
    
123
      
11
      
(4
)
    
44
      
(5
)
    
—
      
169
  
Recoveries
    
84
      
—
      
—
      
—
      
—
      
—
      
84
  
Charge-offs
    
(229
)
    
—
      
—
      
—
      
—
      
—
      
(229
)
     Allowance for loan losses,
       end of period
  
$
3,579
    
$
3,431
    
$
875
    
$
140
    
$
31
    
$
7
    
$
8,063
  
                                                         
Allowance for loan losses:
                                                        
Individually evaluated for impairment
  
$
17
    
$
—
    
$
—
    
$
—
    
$
15
    
$
—
    
$
32
  
Collectively evaluated for impairment
    
3,562
      
3,431
      
875
      
140
      
16
      
7
      
8,031
  
     Allowance for loan losses,
       end of period
  
$
3,579
    
$
3,431
    
$
875
    
$
140
    
$
31
    
$
7
    
$
8,063
  
                                                         
Loans held for investment:
                                                        
Individually evaluated for impairment
  
$
6,239
    
$
—
    
$
—
    
$
—
    
$
79
    
$
—
    
$
6,318
  
Collectively evaluated for impairment
    
316,124
      
482,617
      
96,863
      
16,290
      
387
      
131
      
912,412
  
     Total loans held for investment,
       gross
  
$
322,363
    
$
482,617
    
$
96,863
    
$
16,290
    
$
466
    
$
131
    
$
918,730
  
Allowance for loan losses as
  a percentage of gross loans
  held for investment
    
1.11
%
    
0.71
%
    
0.90
%
    
0.86
%
    
6.65
%
    
5.34
%
    
0.88
%
 
The following tables identify the Corporation's total recorded investment in non-performing loans by type at the dates and for the periods indicated.  Generally, a loan is placed on non-accrual status when it becomes 90 days past due as to principal or interest or if the loan is deemed impaired, after considering economic and business conditions and collection efforts, where the borrower's financial condition is such that collection of the contractual principal or interest on the loan is doubtful.  In addition, interest income is not recognized on any loan where management has determined that collection is not reasonably assured.  A non-performing loan may be restored to accrual status when delinquent principal and interest payments are brought current, the borrower(s) has demonstrated sustained payment performance and future monthly principal and interest payments are expected to be collected on a timely basis.  Loans with a related allowance reserve have been individually evaluated for impairment using either a discounted cash flow analysis or, for collateral dependent loans, current appraisals less costs to sell, to establish realizable value.  This analysis may identify a specific impairment amount needed or may conclude that no reserve is needed.  Loans that are not individually evaluated for impairment are included in pools of homogeneous loans for evaluation of related allowance reserves.
   
At September 30, 2018
  
   
Unpaid
                      
Net
  
   
Principal
    
Related
    
Recorded
          
Recorded
  
(In Thousands)
  
Balance
    
Charge-offs
    
Investment
    
Allowance(1)
    
Investment
  
                               
Mortgage loans:
                              
Single-family:
                              
With a related allowance
  
$
2,313
    
$
—
    
$
2,313
    
$
(408
)
  
$
1,905
  
Without a related allowance(2)
    
4,832
      
(684
)
    
4,148
      
—
      
4,148
  
    Total single-family
    
7,145
      
(684
)
    
6,461
      
(408
)
    
6,053
  
                                         
Construction:
                                        
Without a related allowance(3)
    
745
      
—
      
745
      
—
      
745
  
    Total construction
    
745
      
—
      
745
      
—
      
745
  
                                         
Commercial business loans:
                                        
With a related allowance
    
68
      
—
      
68
      
(4
)
    
64
  
Total commercial business loans
    
68
      
—
      
68
      
(4
)
    
64
  
                                         
Total non-performing loans
  
$
7,958
    
$
(684
)
  
$
7,274
    
$
(412
)
  
$
6,862
  

 
(1)  Consists of collectively and individually evaluated allowances, specifically assigned to the individual loan, and fair value credit adjustments.
(2)  There was no related allowance for loan losses because the loans have been charged-off to their fair value or the fair value of the collateral is higher than the loan balance.
(3)  There was no related allowance for loan losses because the loans, net of undisbursed loan funds, have been charged-off to their fair value or the fair value of the collateral is higher than the net loan balance.
 
   
At June 30, 2018
  
   
Unpaid
                      
Net
  
   
Principal
    
Related
    
Recorded
          
Recorded
  
(In Thousands)
  
Balance
    
Charge-offs
    
Investment
    
Allowance(1)
    
Investment
  
                               
Mortgage loans:
                              
Single-family:
                              
With a related allowance
  
$
1,333
    
$
—
    
$
1,333
    
$
(185
)
  
$
1,148
  
Without a related allowance(2)
    
5,569
      
(724
)
    
4,845
      
—
      
4,845
  
Total single-family
    
6,902
      
(724
)
    
6,178
      
(185
)
    
5,993
  
                                         
Commercial business loans:
                                        
With a related allowance
    
70
      
—
      
70
      
(6
)
    
64
  
Total commercial business loans
    
70
      
—
      
70
      
(6
)
    
64
  
                                         
Total non-performing loans
  
$
6,972
    
$
(724
)
  
$
6,248
    
$
(191
)
  
$
6,057
  
 
(1)  Consists of collectively and individually evaluated allowances, specifically assigned to the individual loan, and fair value credit adjustments.
(2)  There was no related allowance for loan losses because the loans have been charged-off to their fair value or the fair value of the collateral is higher than the loan balance.
 
At both September 30, 2018 and June 30, 2018, there were no commitments to lend additional funds to those borrowers whose loans were classified as non-performing, except for one construction loan with undisbursed loan funds at September 30, 2018..
 
For the quarters ended September 30, 2018 and 2017, the Corporation's average recorded investment in non-performing loans was $7.0 million and $7.9 million, respectively.  The Corporation records payments on non-performing loans utilizing the cash basis or cost recovery method of accounting during the periods when the loans are on non-performing status.  For both quarters ended September 30, 2018 and 2017, interest income of $65,000 and $160,000, respectively, was recognized, based on cash receipts from loan payments on non-performing loans and $56,000 and $94,000, respectively, was collected and applied to reduce the loan balances under the cost recovery method.
The following table presents the average recorded investment in non-performing loans and the related interest income recognized for the quarters ended September 30, 2018 and 2017:
   
Quarter Ended September 30,
  
   
2018
    
2017
  
   
Average
    
Interest
    
Average
    
Interest
  
   
Recorded
    
Income
    
Recorded
    
Income
  
(In Thousands)
  
Investment
    
Recognized
    
Investment
    
Recognized
  
                         
Without related allowances:
                        
Mortgage loans:
                        
Single-family
  
$
4,599
    
$
40
    
$
6,167
    
$
135
  
Commercial real estate
    
—
      
—
      
67
      
13
  
Construction
    
248
      
—
      
—
      
—
  
     
4,847
      
40
      
6,234
      
148
  
                                 
With related allowances:
                                
Mortgage loans:
                                
Single-family
    
2,071
      
24
      
1,609
      
11
  
Commercial business loans
    
68
      
1
      
79
      
1
  
     
2,139
      
25
      
1,688
      
12
  
                                 
Total
  
$
6,986
    
$
65
    
$
7,922
    
$
160
  
 
For the quarters ended September 30, 2018 and 2017, there were no loans that were newly modified from their original terms, re-underwritten or identified in the Corporation's asset quality reports as restructured loans.  During the quarters ended September 30, 2018 and 2017, no restructured loans were in default within a 12-month period subsequent to their original restructuring.  Additionally, during the quarters ended September 30, 2018 and 2017, there were no loans whose modification was extended beyond the initial maturity of the modification.  At both September 30, 2018 and June 30, 2018, there were no commitments to lend additional funds to those borrowers whose loans were restructured.
 
As of September 30, 2018, the Corporation held 10 restructured loans with a net outstanding balance of $4.8 million: one loan was classified as substandard and remains on accrual status ($1.4 million); and nine loans were classified as substandard on non-accrual status ($3.4 million). As of June 30, 2018, the Corporation held 11 restructured loans with a net outstanding balance of $5.2 million: one loan was classified as special mention and remains on accrual status ($389,000); one loan was classified as substandard and remains on accrual status ($1.4 million); and nine loans were classified as substandard on non-accrual status ($3.4 million).  Substandard assets have one or more defined weaknesses and are characterized by the distinct possibility that the Corporation will sustain some loss if the deficiencies are not corrected.  Assets that do not currently expose the Corporation to sufficient risk to warrant adverse classification but possess weaknesses are designated as special mention and are closely monitored by the Corporation.  As of September 30, 2018 and June 30, 2018, $3.1 million or 66%, and $2.9 million or 56%, respectively, of the restructured loans were current with respect to their modified payment terms.
 
The Corporation upgrades restructured single-family loans to the pass category if the borrower has demonstrated satisfactory contractual payments for at least six consecutive months; 12 months for those loans that were restructured more than once; and if the borrower has demonstrated satisfactory contractual payments beyond 12 consecutive months, the loan is no longer categorized as a restructured loan.  In addition to the payment history described above, multi-family, commercial real estate, construction and commercial business loans must also demonstrate a combination of the following characteristics to be upgraded: satisfactory cash flow, satisfactory guarantor support, and additional collateral support, among others.
 
To qualify for restructuring, a borrower must provide evidence of their creditworthiness such as, current financial statements, their most recent income tax returns, current paystubs, current W-2s, and most recent bank statements, among other documents, which are then verified by the Corporation.  The Corporation re-underwrites the loan with the borrower's updated financial information, new credit report, current loan balance, new interest rate, remaining loan term, updated property value and modified payment schedule, among other considerations, to determine if the borrower qualifies.
 
The following table summarizes at the dates indicated the restructured loan balances, net of allowance for loan losses, by loan type and non-accrual versus accrual status:
   
At
    
At
  
(In Thousands)
  
September 30, 2018
    
June 30, 2018
  
Restructured loans on non-accrual status:
            
   Mortgage loans:
            
     Single-family
  
$
3,280
    
$
3,328
  
   Commercial business loans
    
64
      
64
  
     Total
    
3,344
      
3,392
  
                 
Restructured loans on accrual status:
                
   Mortgage loans:
                
     Single-family
    
1,425
      
1,788
  
     Total
    
1,425
      
1,788
  
                 
     Total restructured loans
  
$
4,769
    
$
5,180
  
The following tables identify the Corporation's total recorded investment in restructured loans by type at the dates and for the periods indicated.
   
At September 30, 2018
  
   
Unpaid
                      
Net
  
   
Principal
    
Related
    
Recorded
          
Recorded
  
(In Thousands)
  
Balance
    
Charge-offs
    
Investment
    
Allowance(1)
    
Investment
  
                               
Mortgage loans:
                              
Single-family:
                              
With a related allowance
  
$
2,221
    
$
—
    
$
2,221
    
$
(125
)
  
$
2,096
  
Without a related allowance(2)
    
3,015
      
(406
)
    
2,609
      
—
      
2,609
  
Total single-family
    
5,236
      
(406
)
    
4,830
      
(125
)
    
4,705
  
                                         
Commercial business loans:
                                        
With a related allowance
    
68
      
—
      
68
      
(4
)
    
64
  
Total commercial business loans
    
68
      
—
      
68
      
(4
)
    
64
  
                                         
Total restructured loans
  
$
5,304
    
$
(406
)
  
$
4,898
    
$
(129
)
  
$
4,769
  
(1)  Consists of collectively and individually evaluated allowances, specifically assigned to the individual loan.
(2)  There was no related allowance for loan losses because the loans have been charged-off to their fair value or the fair value of the collateral is higher than the loan balance.
 
   
At June 30, 2018
  
   
Unpaid
                      
Net
  
   
Principal
    
Related
    
Recorded
          
Recorded
  
(In Thousands)
  
Balance
    
Charge-offs
    
Investment
    
Allowance(1)
    
Investment
  
                               
Mortgage loans:
                              
Single-family
                              
With a related allowance
  
$
2,228
    
$
—
    
$
2,228
    
$
(151
)
  
$
2,077
  
Without a related allowance(2)
    
3,450
      
(411
)
    
3,039
      
—
      
3,039
  
Total single-family
    
5,678
      
(411
)
    
5,267
      
(151
)
    
5,116
  
                                         
Commercial business loans:
                                        
With a related allowance
    
70
      
—
      
70
      
(6
)
    
64
  
Total commercial business loans
    
70
      
—
      
70
      
(6
)
    
64
  
                                         
Total restructured loans
  
$
5,748
    
$
(411
)
  
$
5,337
    
$
(157
)
  
$
5,180
  
(1)  Consists of collectively and individually evaluated allowances, specifically assigned to the individual loan.
(2)  There was no related allowance for loan losses because the loans have been charged-off to their fair value or the fair value of the collateral is higher than the loan balance.
 
During the quarter ended September 30, 2018, no properties were acquired in the settlement of loans, while one previously foreclosed upon property was sold.  This compares to the quarter ended September 30, 2017 when no properties were acquired in the settlement of loans, while two previously foreclosed upon properties were sold. As of September 30, 2018, there was one outstanding real estate owned property located in California with a net fair value of $524,000. This compares to two real estate owned properties located in California with total net fair value of $906,000 at June 30, 2018.  A new appraisal was obtained on each of the properties at the time of foreclosure and fair value was derived by using the lower of the appraised value or the listing price of the property, net of selling costs.  Any initial loss was recorded as a charge to the allowance for loan losses before being transferred to real estate owned.  Subsequent to transfer to real estate owned, if there is further deterioration in real estate values, specific real estate owned loss reserves are established and charged to the statement of operations.  In addition, the Corporation records costs to carry real estate owned as real estate operating expenses as incurred.