Disclamer: The statements made do not represent the opinion of GGP's management. Any decision based on the advice contained herein is made solely by that party making the decision and MoneyMaker2000$$ shall not be held liable for any loss eminating there from. Any profit made on account of your acting on said advice shall be charged a 25% "advice" fee payable to Josh Patinkin.How could a company teetering on the edge of bankruptcy still have share value? Good question, the answer is simple. GGP's current ails is a question of liquidity not a question of solvency. Meaning, the net of all its assets outweigh its liabilities, even if GGP had to sell each individual asset at a big discount.
So why is GGP stock trading at $.50? Four words, NEAR TERM MATURING DEBT. $900mn in non-recourse mortgages November 28th, $58mn in bonds December 1st, $595mn in bonds March and April 2009, another $800mn in non-recourse mortgages in 1st and 2nd quarter 2009. Over the next 20 months, the company needs to raise over $6bn in capital to pay down existing debt, no small task indeed.
Allow me to lay out the facts. First off, GGP has $27.85bn in debt, irrefutable. Moving to the income side, GGP estimates 2008 Net Operating Income (before interest, taxes and depreciation) at $2.614bn. GGP's portfolio of malls is considered one of the finest in the industry, 75% of the $2.614bn in NOI comes from Grade A malls, trophy assets. In recent history, Grade A malls have sold between 15-18 times NOI. Even in the recession of 2002, Grade A malls were changing hands at a multiple of 12-13 times NOI. This being the case, if GGP was forced to sell its core mall business in good times at an 18 multiple it would gross around $47bn. In bad times with a multiple as low as 12 it would gross $31.3bn. You have to get down to a multiple of 10 before GGP equity value gets wiped out. I don't think I have ever heard of good mall assets selling at a 10 multiple, maybe in the 70s under Carter.
Just to hammer the point home that GGP is indeed a very solvent company, there are a few other big unencumbered assets on the balance sheet. Outside of its mall business is its master planned communities segment, the company owns huge swaths of land in Columbia, MD, Huouston, TX and Summerlin, LV. The company's audited books put the value of all this land at around $2.176bn. In good times the market would support these land holdings in excess of $4bn, today they are worthless. The company also holds numerous shopping center sites planned for development around the country as well as a former robust development pipeline which intrinsically hold value. In its last 10Q filing, GGP estimated this value to be at $1-1.3bn.
Taken together, audited book value of the Master Planned Communities segment ($2.176bn), its other land holdings and development pipeline ($1bn) and a conservative estimate on its assets 2009-10 market value ($30bn) the company has combined assets of $33.176bn against debts totalling $27.85bn. It is true, GGP simply cannot sell everything today, given liquidity levels in the capital markets. However, in a chapter 11 bankruptcy scenario the Company has the exclusive right to propose a plan of reorganization for a period of time. Given the complexity of the estate ($30+bn in assets), this period of time would be quite long and if history has told us anything it is that the American economy is resilient. GGP would not begin selling its assets aggressively until 3rd and 4th quarter of 2009, by which time the economy will most likely be back in some manner and real estatate assets marketable for sale.
Furthermore, no one likes bankruptcy, not even the creditors, it is super expensive, timely and generally a waste. The only party that benifits are the god damn attorneys (BD = sucky). It is my opinion that the banks will work with GGP to avoid bankruptcy, pushing the behemoth mall REIT into Chapter 11 would only stop their interest payments, delay their balloon payments and cost them tens of millions in attorney's fees.
GGP does indeed have an uphill battle in front of them, but the new management team is working ferociously to deleverage the balance sheet. The most likely scenario is that the creditors GGP is beholden to extend maturing loans based on advantageous terms (10-15% interest) and allow GGP the time to deleverage itself by selling assets. Bankruptcy or not, the company has upwards of $4bn in equity, about $12 a share, if it had to sell itself over the next 1-2 years. If you bought a share right now at $.5, I think you would see a mimimum 2,400% gain on your investment when all is set and done.
That said, you have to be willing to lock up your cash for awhile. And while the potential upside is not as great, it is a much safer play to bet on GGP's corporate debt or on its Mortgage Backed Securities (MBS). Both are trading at about 50 cents on the dollar right now and I just cannot forsee a situation where all of it does not get paid back in full, even in the advent of a Macy's or Nordstrom bankruptcy (extremely unlikely unless we really do go into an extended consumer depression).
You guys decide for yourself, but if I did not already have what once was many thousands in GGP, I would make a play here.