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This is primarily due to an increase in payroll and benefit costs, including non-cash stock grant amortization and to a lesser degree, an increase in franchise taxes due to a refund received in 2024 and increase in costs associated with adding additional Board members. Most of our mortgages lead to ownership.
The tax-efficient net unrealized gain on our equity portfolio now stands at $5.4 The most notable growth came from our personal lines, marine and energy, property and general liability product lines while we saw lower premium volume within our professional liability product lines. billion, compared to $4.2 billion a year ago.
Our as-adjusted tax rate for the second quarter was approximately 25%. We continue to estimate that 25% is a reasonable projected tax run rate for the remainder of 2023. The actual effective tax rate may differ because of nonrecurring or discrete items, or potential changes in tax legislation.
We recognized a pre-tax gain on sale of that transaction of approximately 15 million. We received $15 million in proceeds during 2023 and recorded a pre-tax gain of $15 million on the sale. The effective tax rate was 25.8% And for 2024, we're expecting an effective rate -- tax rate of approximately 26%.
NAV is defined as total assets minus total liabilities and is also reported on a per share basis. There are currently tax rules that sunset in '25. Any of the -- because a lot of what you do there is assisting in tax planning option for people looking to transition. Dwayne Hyzak -- Chief Executive Officer Yes, Robert.
increased 5%, reflecting a higher tax rate compared to a year ago. Our as-adjusted tax rate for the third quarter was 26%. The prior-year quarter included $215 million of discrete tax benefits, while the third quarter of 2024 was impacted by $22 million of discrete expense. Earnings per share of $11.46
This approach not only enhances long-term risk-adjusted returns, but also allows for diversification and access to dealflow that is not otherwise available through indexing to public markets. They should and can use tax dollars to help drive policy and they should be held accountable for those decisions, including at the ballot box.
And we delivered a 25% free cash flow margin on a trailing 12-month basis or 30% on a pre-tax basis. above the high end of our guidance range, driven by the items I just highlighted, and a slightly lower tax rate, driven by several discrete items related to additional foreign tax credits and incentives. per diluted share.
Our conversion rate of deals approved by our investment committee to letters of intent signed is the highest in over two years at approximately 38%. Simultaneously, we have ramped up our efforts and leveraged our tenant relationships, exemplifying how we create proprietary dealflow and accretive off-market opportunities.
As dealflow increases, “we’ll get to a more natural balance and you won’t have lenders having to do silly things,” he said. One thing to keep in mind is the move to private credit is actually a great thing for the capital markets because it matches the assets with a more suitable liability.
Dealflow is very strong, and we believe that we are still the best partner in the industry. Our effective GAAP tax rate during the quarter was 28.6%, an increase over the effective tax rate in the third quarter of 2023 of 18.6%. We continue to expect a normalized tax rate of about 32%. million or $0.24
This will also help public and corporate leaders to better assess cyber risks and liabilities, so they can develop effective strategies and mitigate potential impacts. And is there any difference in linearity of dealflow during the quarter, this quarter versus previous quarters? And then one more if I may.
We continue to experience healthy dealflow, which helped offset the margin impact of our system integration, which we estimate was approximately 130 basis points in the quarter. Our effective GAAP tax rate during the quarter was 19.3%. Gross profit increased 6.3% million, representing a 30.2% Turning to expenses.
Over the last several years, we've maintained a strong risk appetite framework and have been very deliberate about how we deploy our deposits and other liabilities into high-quality assets. And our investment bank and commercial bank are going to be closely coordinated to harvest the dealflow around the world.
We intend to launch a strategy focused on triple net lease in Europe, driven by dealflow we already see today. I'd like to end with a couple of comments on tax rates and FRE margins to set the stage for 2024 and beyond. On taxes, the headline here is we expect our effective tax rate to be lower for longer.
Our team's continued efforts to create value and identify these opportunities combined with our improved cost of capital have opened up a larger opportunity set and resulted in accelerated dealflow. Please see our Terms and Conditions for additional details, including our Obligatory Capitalized Disclaimers of Liability.
We have virtually no net debt, no insurance liabilities and a share count that is almost unchanged over the past seven years despite the extraordinary growth we've achieved. The relationships we have there, that dealflow is very helpful to our credit business as well. So we feel good about what we're doing.
To add more context around overall dealflow, EMEA grew the fastest during the quarter, followed by the Americas and APJ. Our non-GAAP results for the third quarter exclude, among other items, a discrete income tax benefit of $207 million from the release of a valuation allowance for GAAP purposes.
Asset and wealth management reported net income of 925 million with pre-tax margin of 28%. But having said that, I think we're seeing a bit of pickup in dealflow, and I would expect the environment to be a bit more supportive. And then to complete our lines of business, AWM on Page 8. Revenue of 4.7
Our buyers are doing a fantastic job partnering with suppliers, and we are seeing healthy dealflow across categories. For adjusted net income purposes, we forecast a slightly higher 2023 tax rate of 30%. We're seeing healthy dealflow across departments, which feels really good. and gross profit increased 16.9%
Our team's efforts continue to produce unique and proprietary dealflow, and we continue to identify attractive investment opportunities across all three external growth platforms. Please see our Terms and Conditions for additional details, including our Obligatory Capitalized Disclaimers of Liability.
Our effective GAAP tax rate during the quarter was 31.9%. We are now forecasting a normalized tax rate of about 32% due to higher non-deductible share-based compensation expense. Please see our Terms and Conditions for additional details, including our Obligatory Capitalized Disclaimers of Liability. This includes a $3.8
Typically, the fourth quarter is the strongest quarter of revenues for Walker & Dunlop Affordable Equity, formerly Alliant, due to the gains realized from the disposition of maturing tax credit deals. We have a fantastic business model that generates strong cash flow, and we ended the year with $329 million of cash on hand.
As we look forward, dealflow is significant. On the mortgage company side, total pre-tax income for the -- in the quarter. Please see our Terms and Conditions for additional details, including our Obligatory Capitalized Disclaimers of Liability. The investment opportunities we're seeing are very, very attractive.
Healthy dealflow and a favorable buying environment drove margin expansion and more than offset inventory inefficiencies related to our system transition, which we estimate to have impacted gross margin by approximately 50 basis points. Our new stores are performing well and building in line with our expectations.
We have provided the granular guidance on corporate unallocated expense, deal related amortization, interest expense and tax rate in the supplemental deck posted to our IR site. There's not a lot of dealflow. This is an area where people have been looking at how they're going to be managing their own expenses.
So in the early years we only had 10 million of assets, but we had billions of dollars of dealflow. So some people want liquidity, they’re gonna do accounts receivable if a big endowment or foundation is less concerned about regular demands on capital or future liabilities. 00:35:50 [Speaker Changed] Huh. Fair statement.
So, I think that we have not changed our underwriting standards, and we are seeing some good dealflow. So, there's adequate dealflow for us to maintain our policy to think in terms of investing $100 million a year. David Marsh -- Singular Research -- Analyst Got it. Thank you, guys, very much for the color.
But as we look at 2025 and given what we're working on, we remain confident that we are going to be bringing to the table both gaming and nongaming deals, big and small. Please see our Terms and Conditions for additional details, including our Obligatory Capitalized Disclaimers of Liability. The Motley Fool recommends Vici Properties.
And again, I -- at a time like this when the gaming dealflow is what it is, we believe we serve our stockholders very well by developing these kinds of relationships to give our stockholders participation in what we think is some of the most compelling placemaking taking place right now. Thanks and good morning.
Our as-adjusted tax rate for the first quarter was approximately 23% and included discrete tax benefits related to stock-based compensation awards that vest in the first quarter of each year. These inflows were partially offset by seasonal tax trading-related outflows from our U.S. style box exposure in Precision ETFs.
Our as-adjusted tax rate for the fourth quarter was approximately 24%, driven, in part, by discrete items. We currently estimate that 25% is a reasonable projected tax run rate for 2024, though the actual effective tax rate may differ because of nonrecurring or discrete items or potential changes in tax legislation.
We held our team together throughout the downturn to be able to capture dealflow when markets returned and our investment sales team's efforts in the back half of 2024 were fantastic and set us up very well for 2025 and beyond. For the full year, our property sales team sold $9.8 billion of properties in the first half of the year.
Our as-adjusted tax rate for the second quarter was approximately 24%. We continue to estimate that 25% is a reasonable projected tax run rate for the remainder of 2024. The actual effective tax rate may differ because of nonrecurring or discrete items or potential changes in tax legislation.
Net income and EPS increased 19% and 22%, respectively, driven primarily by the strong operating income growth and further aided by a discrete tax benefit recognized in the fourth quarter. I mean that's really subject to what kind of dealflow and deal activity we see. EPS was $3.82, which includes an $0.08
We raised Alliant's 117th low-income tax credit fund during Q2, and we broadened our investment banking capabilities from predominantly single-family by hiring a new managing director focused on the commercial real estate market. The vast majority of our bankers and brokers are still with us. The Motley Fool has a disclosure policy.
With lower interest rates and an increasing supply of capital to the commercial real estate sector, we are optimistic about the opportunities to capture dealflow and grow as the commercial real estate market recovers from the last two years of restricted interest rates. Thank you for your time this morning.
High prices for homes, mortgage rates, property taxes, and insurance continue to support rental demand, and this is not changing anytime soon. Additionally, during the third quarter, we had $0.015 per share of favorability, resulting primarily from higher fee income, lower interest expense, and lower income tax expense.
They are well behind, but they aren't losing dealflow to other capital sources. What we are seeing in this challenging fundraising environment is that investors value Walker & Dunlop's access to dealflow and banker/broker distribution network as deals get harder and traditional sources of capital move in and out of the market.
And the Government segment was weaker than we had anticipated based on timing of dealflow. Through our divestiture program, which generated approximately $780 million of after-tax proceeds, we repurchased 52 million shares and prepaid $639 million against our term loans, including $100 million in the fourth quarter.
Due to increased dealflow and revenues, we grew diluted earnings per share 33% year over year to $0.85 W&D affordable housing is an important growth area as Fannie, Freddie, and HUD focus on affordable lending and the need for low-income housing tax credits expands. We closed $11.6 Jade Rahmani -- Analyst Thanks.
There's also a variable around the sort of the level of dealflow a year ago and the benefit that comes from buying those funds at a discount to the fund returns in the short term. Please see our Terms and Conditions for additional details, including our Obligatory Capitalized Disclaimers of Liability.
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