2008 | 2009 | ||||||
Price: | 5.63 | EPS | |||||
Shares Out. (in M): | 0 | P/E | |||||
Market Cap (in $M): | 999 | P/FCF | |||||
Net Debt (in $M): | 0 | EBIT | 0 | 0 | |||
TEV (in $M): | 0 | TEV/EBIT |
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Investment Thesis:
Brief Business Overview:
Vacation Ownership Financing
1) WYN develops timeshare
resort along with adjacent sales offices to market the units
2) WYN attract visitors to the
resorts through adjacent hotels or other marketing activities (“Tours”) and
sells timeshare units (representing one week of use in a specific resort) for
an average price of about $20,000
3) WYN will typically extend
financing to purchasers of timeshare units in an amount equal to about 90% of
the purchase price and a weighted average interest rate of 12.5% and a maturity
of up to 10 years
4) WYN finances this activity
through an asset backed revolving conduit facility (“Conduit”) which has an
advance rate of 80% on gross receivables
5) WYN sets up special purpose
entities (“SPEs”) which buy a block of timeshare receivables out of the Conduit
referened in (5) and finance these purchases by issuing asset backed securities
(“Term Securitizations”). These SPEs
typically have 80% advance rates, similar to the conduit facility. Historically, WYN would do a few of these Term
Securitizations per year to make room for new receivables going into the
Conduit.
A few notes regarding the foregoing:
So what has changed?
As the credit market melted away, so did the asset
backed financing markets which are the lifeblood of the vacation ownership
business. The Conduit facility is
renewed annually on 10/31, which happened to coincide closely with the peak of
fear in the credit markets. Ultimately,
WYN was able to get a new Conduit in place, albeit at significantly less
favorable terms including a 50% advance rate (vs. 80%) and an interest rate
hike of 400bps. As onerous as the terms
were, it actually speaks to the strength of the underlying receivables and the
good underwriting practices of the Company that they were able to renew the
facility at all. I haven’t seen many companies
be able to raise new asset backed facilities for really any purpose on any set
of terms. So if and when the asset
backed financing markets come back to life, WYN will pretty far out in front as
an issuer.
The Company’s response to this problem has been to
dramatically slow the pace of development and sales in order to maximize the
cash flow runoff from existing receivables and limit the amount of new capital
that must be deployed to support new receivables. Initially the Company guided towards a sales
pace for 2009 15% below that of this year, which would require the Company to
be able to complete one Term Securitization transaction this year. As credit markets have not improved, on
December 8th, the Company announced a new plan that eliminates the
Company’s need to access ths asset backed financing markets this year. The plan includes a 40% reduction in volume
of vacation ownership interests sold.
The Company will therefore be able to maintain liquidity in its vacation
ownership business purely by selling down existing timeshare inventory and
generating cash from the runoff of the existing portfolio of timeshare
receivables.
Valuation
The first step in understanding the value thesis on
WYN is to pick apart the different components of the balance sheet to separate
out the bankruptcy-remote debt and securitized assets. I have done this as follows based on the
balance sheet at 9/30/08:
(A) | (B) | (C | (D) | |||
Less: | Adjusted | |||||
Assets | Securitized | Pro Forma | Book Value | |||
9/30/2008 | Assets/Liab. | Balance Sheet | VOI Biz | |||
Current assets: | ||||||
Cash and cash equivalents | 228 | 228 | ||||
Trade receivables, net | 412 | 412 | ||||
VOI contract receivables | 295 | 221 | 74 | 74 | ||
Inventory | 495 | 495 | ||||
Prepaid expenses | 158 | 158 | ||||
Deferred income taxes | 97 | 97 | ||||
Due from former Parent and subsidiaries | 6 | 6 | ||||
Other current assets | 299 | 299 | ||||
Total current assets | $1,990 | $1,769 | $74 | |||
Long-term VOI contract receivables | 2,973 | 2,098 | 875 | 700 | ||
Non-current inventory | 844 | 844 | 312 | |||
Property and equipment, net | 1,026 | 1,026 | ||||
Goodwill | 2,750 | 2,750 | ||||
Trademarks, net | 672 | 672 | ||||
Franchise agreements and other intangibles, net | 439 | 439 | ||||
Other non-current assets | 303 | 303 | ||||
Total assets | $10,997 | $2,319 | $8,678 | $1,086 | ||
Liabilities and Stockholders' Equity | ||||||
Current liabilities: | ||||||
Securitized vacation ownership debt | 324 | 324 | 0 | |||
Current portion of long-term debt | 182 | 182 | ||||
Accounts payable | 273 | 273 | ||||
Deferred income | 737 | 737 | ||||
Due to former Parent and subsidiaries | 97 | 97 | ||||
Accrued expenses and other current liabilities | 694 | 694 | ||||
Total current liabilities | $2,307 | $1,983 | $0 | |||
Long-term securitized vacation ownership debt | 1,760 | 1,760 | 0 | |||
Long-term debt | 1,547 | 1,547 | ||||
Deferred income taxes | 988 | 988 | ||||
Deferred income | 247 | 247 | ||||
Due to former Parent and subsidiaries | 265 | 265 | ||||
Other non-current liabilities | 130 | 130 | ||||
Total liabilities | $7,244 | $2,084 | $5,160 | $0 | ||
Total stockholders' equity | 3,753 | 235 | 3,518 | 1,086 | ||
Total liabilities and stockholders' equity | $10,997 | $2,319 | $8,678 | $1,086 |
In the chart above, column A represents the
Company’s balance sheet as stated.
Column B represents the SPEs, which are consolidated for GAAP purposes
but as discussed previously represents non-recourse debt. The resulting balance sheet (C) shows that
the Company has $1.5b in net debt that is recourse to the Company. Note that the Company’s recent guidance for
EBITDA in 2009 is $790-840mm (2.1x Total Debt/EBITDA).
In column D, I calculate an adjusted book value for
the Vacation Ownership business. The
purpose of this exercise is to think about value in a liquidation scenario,
which is the worst case scenario for valuation purposes. The main assets here are unsecuritized
vacation ownership receivables and inventory.
For the vacation ownership receivables I value these at 80%, which
corresponds to the advance rates that banks have lended at until recently (I
view the recent 50% advance rate as more a function of dislocation in the
credit markets than an indicator of value).
Also note that the balance sheet numbers are net of the Company’s normal
level of reserves that they take against receivables, which has been
conservative historically. So, I’m
taking a 20% haircut that is in addition to the 10% haircut that the Company
uses for its own reserves. With respect
to the timeshare inventory, these assets are more speculative, but I think some
value is justified.
Inventory | Value | ||||
Land held for VOI development | 155 | 0.0% | 0.0 | ||
VOI construction in process | 539 | 10.0% | 53.9 | ||
Completed inventory and vacation credits | 645 | 40.0% | 258.0 | ||
Total inventory | $1,339 | $311.9 |
The table above shows my assumptions on inventory
valuation. It is worth noting that VOI
inventory typically represents only about 25% of the related timeshare sales (the
$645mm of completed inventory would typically represent ~$2.5 billion of timeshare
unit sales).
The enterprise value of the Company is as follows
and I also show the implied valuation of the Lodging and Exchange business as
the enterprise value less the adjusted book value of the timeshare business.
Stock Price | $5.63 | |||
Basic Shares Outstanding | 177.5 | |||
Options / RSUs | 0.0 | |||
FD Shares | 177.5 | |||
Equity Market Cap | $999.3 | |||
Debt | 1,732.0 | |||
Cash & Equivalents | 228.0 | |||
Enterprise Value | $2,503.3 | |||
Less: Value of VOI Assets | 1,085.6 | |||
Implied Valuation of Lodging/Exchange Businesses | $1,417.7 |
The combined EBITDA of the loding
and vacation exchange businesses is $537mm ($229 and $308 respectively). Using a range of assumptions on appropriate
multiple for each business, I calculate the following range of values for the
stock:
Lodging Multiple | ||||||
4.0x | 6.0x | 8.0x | 10.0x | 12.0x | ||
2.0x | $6.27 | $8.85 | $11.43 | $14.02 | $16.60 | |
Exchange | 4.0x | $9.74 | $12.33 | $14.91 | $17.49 | $20.07 |
Multiple | 6.0x | $13.22 | $15.80 | $18.38 | $20.96 | $23.54 |
8.0x | $16.69 | $19.27 | $21.85 | $24.43 | $27.01 | |
10.0x | $20.16 | $22.74 | $25.32 | $27.90 | $30.48 |
For me what makes this investment really interesting
is that the Company doesn’t have to do anything spectacular to achieve some of
the outcomes shown above. The
securitized assets are tucked safely away in bankruptcy remote entities. All we’re talking about here is getting a
small recovery on the unencumbered timeshare assets that have no debt on them –
so you can make assumptions about cumulative default rates on the consumer
finance portfolio or recovery values on the inventory, but they’re not
leveraged and they are pretty decent assets, so I think the chances of getting
zero value out of timeshare is pretty remote (and if you did, I still think
there is a strong case that this stock is worth much more than the current
price).
So there are lots of obvious reasons to sell this
stock right now: 1) seemingly high leverage, 2) exposure to asset backed
securities, 3) exposure to consumer finance, 4) exposure to consumer spending,
5) exposure to a struggling hospitality industry etc… But as I look at the numbers, I see perhaps a
lot of uncertainty as to how this situation plays out, but I don’t see a
tremendous amount of risk to the downside looking a little farther out. After all 2/3 of the business are excellent,
high cash flow generating business models.
With respect to liquidity, if the asset backed markets never come back
and the end markets are even weaker than the already weak expectations, all the
Company has to do is continue to retreat from the business and focus on
liquidating the assets – a path the Company is already taking.
Oh, and how could I forget – management is in the
market buying stock, both the CEO and also the head of the timeshare business -
a nice confidence booster in the market!
Look forward to your questions…
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