2012 | 2013 | ||||||
Price: | 46.41 | EPS | $0.00 | $0.00 | |||
Shares Out. (in M): | 42 | P/E | 0.0x | 0.0x | |||
Market Cap (in $M): | 1,945 | P/FCF | 0.0x | 0.0x | |||
Net Debt (in $M): | 537 | EBIT | 0 | 0 | |||
TEV (in $M): | 2,482 | TEV/EBIT | 0.0x | 0.0x |
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Alexander and Baldwin (ALEX) is a long as it is undervalued on a sum-of-the-parts basis. The catalyst for value creation is coming up later this year in the form of a separation of the Company’s two main businesses, Matson, a Jones Act container shipping and logistics business and, A&B, a real estate leasing, development and agriculture business. Once the separation occurs, it will be much easier for the street to value each piece of the company as there will be better disclosure and more analyst coverage. In addition, the valuation of ALEX on a post-split basis should improve as shipping investors can focus on Matson and real estate investors can focus on A&B.
SUMMARY
Catalyst: ALEX is splitting into separate publicly-traded shipping and real estate companies.
Timing: Form 10 filing in late Mar 2012/early Apr; Split complete in 3Q 2012.
Valuation: $58 - $75, Average Value = $66.50
Upside: 25% - 62%
Key Risks: Recession, weak shipping volumes/pricing, global trade war, weak demand for commercial RE, lack of RE sales, RE project delays/cancelations, low sugar prices
VALUATION
Sum of the Parts Valuation |
Average |
Low |
High |
Ocean Transportation |
$1,233mln |
$1,160mln |
$1,305mln |
Logistics |
$105 |
$80 |
$130 |
SSA Terminals JV Interest |
$249 |
$201 |
$297 |
Real Estate Leasing |
$588 |
$543 |
$633 |
Real Estate Development |
$675 |
$644 |
$723 |
Agribusiness |
$105 |
$90 |
$120 |
Agricultural Land |
$323 |
$228 |
$418 |
ConservationLand |
$35 |
$25 |
$45 |
Total Enterprise Value |
$3,321 |
$2,971 |
$3,671 |
Less Net Debt |
($537) |
($537) |
($537) |
Equity Value |
$2,784 |
$2,434 |
$3,134 |
Shares Outstanding |
41.9mln |
41.9mln |
41.9mln |
Equity Value per Share |
$66.50 |
$58.13 |
$74.85 |
DETAIL
ALEX comprises two very different companies: 1) Matson, a Jones Act container shipping and logistics company and 2) Alexander & Baldwin (A&B), a real estate leasing, development and agricultural business.
Matson
Matson comprises a few different businesses, 1) Ocean Transportation, 2) Logistics, 3) 35% ownership in SSA Terminals.
Ocean Transportation
Financials |
2005 |
2006 |
2007 |
2008 |
2009 |
2010 |
2011 |
Avg. |
Revenue |
$878.3 |
$945.8 |
$1,006.9 |
$1,023.7 |
$888.6 |
$1,016.5 |
$1,077.6 |
$976.8 |
EBITDA* |
$155.9 |
$139.3 |
$165.4 |
$156.2 |
$108.3 |
$163.3 |
$126.0 |
$144.9 |
Margin |
17.8% |
14.7% |
16.4% |
15.3% |
12.2% |
16.1% |
11.7% |
14.8% |
*excludes SSAT equity earnings and 50% of total ALEX Corporate Expenses
Logistics
Financials |
2005 |
2006 |
2007 |
2008 |
2009 |
2010 |
2011 |
Avg. |
Revenue |
$431.6 |
$444.2 |
$433.5 |
$436.0 |
$320.9 |
$355.6 |
$386.4 |
$401.2 |
EBITDA |
$15.9 |
$22.3 |
$23.3 |
$20.8 |
$10.2 |
$10.4 |
$8.2 |
$15.9 |
Margin |
3.7% |
5.0% |
5.4% |
4.8% |
3.2% |
2.9% |
2.1% |
4.0% |
SSA Terminals JV
Financials |
2005 |
2006 |
2007 |
2008 |
2009 |
2010 |
2011 |
Avg. |
Equity Earn |
$17.1 |
$13.3 |
$10.7 |
$5.2 |
$6.2 |
$12.8 |
$8.6 |
$10.6 |
A&B
A&B is in the real estate leasing, property development, and agricultural products business. In addition, A&B owns approximately 87,000 acres of land that is currently designated for either agricultural use (58,000 acres) or conservation (29,000 acres) in Hawaii most of which is on the islands of Maui (approx 67,000 acres) and Kauai (approx 20,000 acres).
Real Estate Leasing
Financials |
2005 |
2006 |
2007 |
2008 |
2009 |
2010 |
2011 |
Avg. |
Revenue |
$89.7 |
$100.6 |
$108.5 |
$107.8 |
$103.2 |
$94.4 |
$100.1 |
$100.6 |
Op Inc* |
$31.7 |
$39.2 |
$38.0 |
$37.3 |
$32.3 |
$23.7 |
$29.2 |
$33.0 |
Taxes@38%* |
($12.0) |
($14.9) |
($14.4) |
($14.2) |
($12.3) |
($9.0) |
($11.1) |
($12.5) |
Net Income |
$19.6 |
$24.3 |
$23.5 |
$23.1 |
$20.0 |
$14.7 |
$18.1 |
$20.5 |
Plus D&A |
$12.4 |
$14.1 |
$15.7 |
$17.9 |
$19.5 |
$20.3 |
$21.6 |
$17.2 |
Unlev NOIAT |
$32.0 |
$38.4 |
$39.2 |
$41.0 |
$39.5 |
$35.0 |
$39.7 |
$37.8 |
*Op Inc is after 50% Corp Exp Allocation, 38% tax rate=average tax rate over last 7 years
Per-property Valuation Comparable Transactions
Property |
Prop Type |
Date |
Price |
GLA |
Price/SF |
KomohanaIndustrial Park |
Hawaii- Industrial |
7/20/10 |
$37.7mln |
238K SF |
$158/SF |
PacificGuardianTower |
Hawaii- Office |
10/27/09 |
$37.9mln |
130K SF |
$290/SF |
MililaniShopping Center |
Hawaii- Retail |
1/25/10 |
$50.3mln |
180K SF |
$280/SF |
Midstate 99 Dist Ctr. (CA) |
Mainland – Industrial |
11/1/08 |
$35.2mln |
790K SF |
$45/SF |
Beltway Antoine Bus Ctr. (TX) |
Mainland – Industrial |
8/15/11 |
$37.5mln |
383K SF |
$98/SF |
SiemensBuilding(WA) |
Mainland – Office |
9/14/11 |
$19.7mln |
147K SF |
$134/SF |
ParkPlaza (CA) |
Mainland – Office |
10/6/11 |
$12.7mln |
73K SF |
$174/SF |
WestbirdPlaza(FL) |
Mainland – Retail |
9/9/10 |
$17.6mln |
100K SF |
$176/SF |
WestburyPlaza(NY) |
Mainland – Retail |
10/29/09 |
$104mln |
400K SF |
$260/SF |
CulverCenter(CA) |
Mainland – Retail |
10/6/11 |
$115mln |
217K SF |
$531/SF |
Per-property Valuation of A&B Leasing Portfolio
HAWAII |
Industrial |
Office |
Retail |
MAINLAND |
Industrial |
Office |
Retail |
Tot GLA |
565K SF |
167K SF |
692K SF |
Total GLA |
4.5mln SF |
1.2mln SF |
866K SF |
Value/SF |
$147/SF |
$188/SF |
$283/SF |
Value/SF |
$51/SF |
$120/SF |
$176/SF |
Est.Value |
$82.9mln |
$31.4mln |
$195.7mln |
Est. Value |
$229.6mln |
$145.3mln |
$152.5mln |
Real Estate Sales
Property |
Acres /Units |
After-Tax Profit |
Total Acres |
AvgVal /Acre |
Value Range |
Wailea developments |
317 units |
$374K/unit |
96 |
$1.082mln |
$102-106mln |
Wailea acreage |
83 acres |
$620K/acre |
83 |
$620K |
$52-$52mln |
OtherMauiResidential |
718 units |
$145K/unit |
81 |
$1.013mln |
$79-$85mln |
KahuluiTownCtr-retail only |
1 unit |
$11.6mln |
5 |
$2.058mln |
$10-$10mln |
MauiBusiness Park |
179 acres |
$930K/acre |
179 |
$444K |
$71-$88mln |
Kukui’ula (inclcom.center)* |
785 units* |
$614K/unit |
737 |
$323K |
$214-$262mln |
Brydeswood |
24 units |
$525K/unit |
352 |
$32K |
$11-$11mln |
Waihonua at Kewalo |
345 units |
$189K/unit |
1.7 |
$34mln |
$57-$59mln |
Ka Milo at Mauna Lani |
57 units |
$155K/unit |
15.3 |
$510K |
$8-$8mln |
OtherHawaiiProperties |
Various |
Various |
NA |
Various |
$3-$3mln |
Mainland projects |
6 Props |
$14.1M/prop |
569 |
$68K |
$38-$39mln |
*Assumed 70% economic interest in Kukui’ula JV
Agribusiness
Financials |
2005 |
2006 |
2007 |
2008 |
2009 |
2010 |
2011 |
Avg. |
Revenue |
$123.2 |
$127.4 |
$123.7 |
$124.3 |
$107.0 |
$163.9 |
$161.7 |
$133.0 |
EBITDA |
$20.6 |
$17.0 |
$10.9 |
($1.4) |
($15.9) |
$18.8 |
$34.1 |
$12.0 |
Margin |
16.7% |
13.3% |
8.8% |
-1.1% |
-14.9% |
11.5% |
21.1% |
9.0% |
Undeveloped Land
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