Bond real estate : Relation Value of Property to the Funded Debt

hello friends, today, article we see the bond real estate from Security analysis book chapter 10, Specific standard for bond Investment ( continued). In this chapter, we see Criteria 6: Relation of the Value of property to the funded debt. so let’s see the bond of real estate.

Previous Chapter 9

Bond real estate
Criteria 6:- Relation of the value of property to the funded debt (bond real estate)

As discussed soundness of bond investment depends on the oblique corporation to take the core of its depts, rather than the value of the property on which the bond has a lien.

so we say before that if a company fails, then their properties value also decreases.

so New York Statutes Recommend that the properties value is more than the 66.67% of bond issues.

let’s see an example to understand it

if Bond issued $100 million of any company, then properties value is about $167 million dollars.

so the author explains some special cases in that we have to consider the value of properties.

Some Special Cases:-bond real estate

1 ) Equipment Trust Obligations:

These issues issued by the railroad and also called as equipment trust certificate

In this case, we kept some mortgage for this valuation so railroad companies kept the locomotive like the engine of the railway and their parts as a mortage.

this type of investment company kept and then, they issue the debt.

so in this, we have to consider the Value Because, this instrument, that companies kept as a mortgage, and they are movable and they have their sellable price ( value) because any other companies railway use this type of assets.

If company fail, then does affect on that, because we can see this to other company and get the money.

2) Collateral-Trust Obligation:-bond real estate

In this, company issue, the debt and kept as mortgage as a security purpose, that company, buy that security

means, those are investment trusts, that trust company buy the security of other company and kept their security as mortgage and issue the debt for himself.

In this companies portfolio, we know the market value of the company and we can give them loans while considering their value.

3) Real- Estate bond:

In this case, the main criteria is that how much properties value.

The company gives loans, only 66.67% of the Properties value.

so property fair value matters

so let’s see how we get the property fair value from earning power.

For this, the author gives simple examples, how do we give the loan on properties?

Example, 

A home cost is about = $10,000

Rental Value is about = $1200

On the rent, you have to pay the Tax and whatever operation cost, you have to pay

so after this by paying tax and operation cost from $1200

your net income is about = $800

5% mortage, you get on that house, up to 60% of the value of properties, i.e. $6000

so 5% of $6000 = $300

so your coverage ratio is = $800 / $300  = 2.67 X

 

but any industrial plant they want to issue debt by they want from us

for this, we have to keep more coverage ratio, because, on that plant, this much rental value does not get us.

so after these special cases, the author gives the 7 things on Real Estate bond

Things to consider when dealing with these bonds:

1 ) Properties value increases, then rental value Increases:

If properties value decreases, then rental value also decreases

if this does not happen, then people directly buy the house instead of staying in rent, because properties value decrease but rental value increases

so Properties value increases, then rental value Increases.

2) Misleading character of Appraisals:

If sometimes, the real-Estate boom comes, then properties prices ( value) Increases.

so you have to consider those values of experienced buyers and lenders instead of the booming price of properties.

That experienced buyer wants to buy on the price, that price we have to consider instead that, we can think that if that much price is on booming time is have, then we can buy this property or not if the answer is no then don’t buy on that price.

or you can ask your friends, that price of booming time and they are comfortable to buy that price.

so let’s understand with examples

e.g. the building making cost is about $1 million and in boom time, their price increases after building full develop up to $1.5 million,

so 50% profit on making time of that building.

so let’s see a third thing or bond real-estate

3) Abnormal rental, used as a basis for Valuation:-bond real estate

let’s understand this thing, from previous examples, so property value increases 50% means, Original value is $ 1 million and in boom time is about $1.5 million

so your properties rental is abnormally high, so you have to correct them and adjust to the downside.

so in this problem is

If you get a high return i.e. 50% increase so people, try to make the building. and more and more building is developed then supply increases then all building prices suddenly goes down,

so abnormal rental, used as a basis for valuation.

4) Debt based on excessive construction cost:

in boom time, the company can issue more debt, in this boom time

because, properties construction cost is higher because, the demand for making houses is increased, so construction suppliers also increase the rate.

suppose, a cost increase of making houses is about $100 million

so now boom time, their cost is about $200 million

so you can give a loan as per the 60% rule, which is about $130 million

while properties value in boom time is $200 million but their actual price is about $100 million

so $100 million is 60% is about $60 million and you give the loan on that properties is about $130 million means your debt given that properties are not safe, and logically they did not come in 60% rule of properties.

Because, when the value of properties comes to their original fair price, then you are already paying more loan than their fair price of whole properties and loan criteria is up to 60% but you give the $130 million means more 113% of properties.

so debt is based on excessive construction costs, you have to consider this.

5) Weakness of specialized buildings:

In this people make the mistake is that the apartment house, office, storehouse, clubs, the church building

so in this people make the mistake is, they don’t differentiate between them but they have different values.

so in this, you have to treat differently because in this we can not dispose of easily while considering same value

or

this value depends on those companies they have it and they become successful, or not depends on their own value.

those are apartment buildings, they do not depend on that company, because this any can use.

for this, you have to ask for the maximum margin of safety

so for this is good that 50% margin of safety on properties on the loan amount,

in this, you have to ask for a 100% margin of safety.

so this is important is that you have to consider the weakness of specialized buildings.

6) Value-Based on initial rental misleading:

At some time, we take the initial rent for valuing properties, but those are new building their rental obviously is more

so instead of that we have to think like that while considering the new building rent instead that we have to consider after this building is old, what are the rent of this building and that rent we have to consider.

and we can approve.

because initial rent is not for the long term.

 

7) Lack of financial Information:

In real estate financing, the main character is, they sell the bond to the public but, they hold the stocks privately.

so companies issue, the bond, then they forgot about the bond and bondholders.

and they do not offer any financial data to the bondholder.

so this end some exception and some special case

after that author give their own suggestions

The Author suggestion:

  • The amount of loan is never over 66.675 of the value of the property (2/3)
  • Value of property must not reflect recent speculative inflation ( booming value consideration not allowed, what come after long term that only allowed)

or you can see, how much you pay for buying that  or any other experience buyer and lender, how much pay for that

  • the property value is more than 50% of the loan value.
  • Income account you have to see in that you know when vacancy is available and what is losses or rental rate decline what happen building when they become old.
  • The income coverage ratio is twice and income is after consideration depression.
  • You have to consider depression, because, the property becomes depressed or not any reason like this does not charge or they firstly spend on that so this is not considered the reason. so this type of stupidity doesn’t do.
  • buy when bond, then borrower must agree to supply bondholder with regular operating and financial statement.

If those are company that deals with the hotel, garage

so for this, you have to provide loan when this hotel is running well. if they are new so don’t make the deal

if they have a successful record then only give.

  • Investor should be satisfied with the location and type of building

These are the most important things, the large loss probability in unfavorable conditions.

for this point, understanding the author gives the example

In 1933 after conditions going to improve, but those are a financial district of new york, their activity is less and that reason people gets loses and rental rate also decline so location matters most.

  • the author also talks about financial instruments i.e. first leasehold Mortage

In this, the land has another owner and we build the building on that land.

but we pay regular payment to the landowner

so those companies build the building on that land, this land is the first mortage bond for that company.

but this is not actually the first mortage for you because first mortage of ground to the company is not for you and ground rent this company have to pay

interest coverage ratio = ground rent + interest expenses of the building increases the cost

 

so this is all bout the bond real estate and also chapter 10 of the security analysis book.

Investment Grade Corporate Bonds

Hello friends, in today’s article we see Investment Grade Corporate Bonds and their specific standard for bond investment ( criteria 3, 4 & 5) from chapter 9 of the Security Analysis book. so let’s see one by one criterion

Previous Chapter 8

Investment Grade Corporate Bonds
Specific Standard for Bond Investment continued ( criteria 3, 4, and 5):-Investment Grade Corporate Bonds

In this chapter we see the three types of criteria and what told by the New York statute and Benjamin Graham what advice us. so let’s start with this

Criteria 3: Provision of Issues :-Investment Grade Corporate Bonds

In these provision means, what are the Characteristics of Bonds, and what condition that affect the interest rate and what happens effect of maturity on bond character and their price.

so those things come in bond Indenture that come also inn this means provision of issues

and What is the seniority of bond, and what are their mortgage debenture, so this all comes in the provision of issues.

Those are the New York Statute, that we talk earlier,

so they only allow mortgage secure bonds from public utility groups and not allowed debentures.

so debentures are allowed only for railways but not a public utility.

On this point, the author says, ” Unsecured bond issues of any groups without any reason, reject them is not right, whatever the lien on the company, so nothing happen.”

The debenture is also one type of liens like unsecured debt, and junior lien, and above this, the mortgage bond is also present. (Investment Grade Corporate Bonds)

then the author says, ”  those are investors they are more attachment with maturity debt. so those are short maturity”

they are safer Because your maturity comes near, and those are long maturity people they are a risky bond investment.

but the author says, ” this type of thinking is very wrong”

Because, of that, so those are short maturity, they have to refinance and the company needs good cash to repay for those are short maturity that comes as an obligation to the company.

or if they have strong financial and good earning power, then they can issue new bonds and raise the fund.

so some companies do issue short maturity because they don’t have a good credit rating to issue long-term maturity bonds. (Investment Grade Corporate Bonds)

so this type of company, most of the time gets the trouble for investors.

then author discusses some examples in that author takes the short and long issue of the same bond.

For Examples.

In 1932,

the Bond is First 5s, this bond short maturity in 1934 and long term maturity in 1944.

so in this bond, only maturity difference occurs all rating and coupon rates are the same.

First 5s means,  they are first in seniority of bonds, and 5s means 5% coupon rate, if 5s instead that 6s means 6% coupon rate.

Debenture means, they are unsecured

So Due to 1934 means, maturity in 1934

Due to 1944 means, maturity in 1944

I hope basic terminology you understand

let’s come with examples

so those short bonds which mature in 1934, their price is $96.5, and those 1944 long term mature bond price is $35.

means those are mature in 1934, they, you can buy on $96.5 and those are mature in 1944 their price, so you can buy is $35. (Investment Grade Corporate Bonds)

so what happened in 1934, the company pay off the short-term maturity bonds by the company.

so those issue of 1944, their price increases up to $91.

so this long-term bond ( 1944) is a good opportunity because in this principle profit we get.

the author gives another example

Secured 6.5s, and their maturity in 1933 and secured 6.5s, their maturity for the long term in 1935.

The price of the short-maturity bond is $94 and

Long maturity bond price is $43

so this both issues, company payoff at maturity

so in this also long term issue is a good opportunity to investment

because you get the cheap price of a long-term maturity bond.

Other issues

In 1938 First 5s bond, price is $99.88 and they mature in 1944

First 5s bond, for long term maturity in 1954 bond price is $45

so both are default in 1939, before his maturity. (Investment Grade Corporate Bonds)

those are price is $99.88 decrease to $36

and the price of long term maturity bonds decreases to $20

so those are very expensive and short term maturity bonds, their price is highly falling than long term maturity bonds.

so like this author gives the two and three examples

the author also says, ” Is this is not meaning to buy maturity bond that is cheap and long term bond, just because they are cheap.”

so seeing Safety is important, if safety standards, we have to satisfy, if the company does not satisfy with the safety standard, then we don’t have to buy that bond, because we are not benefiting and taking the risk of losing principal.

this is all come in criteria 3

so let’s see criteria 4

Criteria 4: Record of interest and Dividend payments :-Investment Grade Corporate Bonds

so start with as per the New York Statutes

  • The bonds of state say, ” those are bond, they don’t have to be default in a single year of a 10-year lifespan
  • The Municipalities says, ” Not default for previous 25 years.”
  • The bond of Railroads says, ” Not defaulted for previous 6 years”
  • The bond of Public Utilities says, ” not defaulted for previous 8 years”

So after this new york statute rules, then the author says, ” suppose there are new municipalities establish, then according to them then, don’t get the finance, and they can’t wait for 25 years, so those are new states, they can’t wait for 10 years if they follow the rules of New York statutes. means, they don’t get finance.”

So those default in 10 years or 25 years, then they don’t get the finance if we follow the new york statutes.

Then for this, The author says, ” This is the different stringent rule, so what is a solution or so for this, buy the high coupon rate bond, then you have the risk of principal loss. (Investment Grade Corporate Bonds)

So the author says, “this is not a good idea just like before say so many times”

so right way is the author says, ” you have to stringent your own standard because those happen failure in 25 years of companies part to compensate with them your stringent standard.”

Like see this thing,

the city or state what if they rehabilitate, their and reduce the expenditure and increases the Tax rate to collect maximum revenue and also minimize the debt and reorganization of corporate in companies.

so this thing you have to see to invest in their bonds,

So then you ask for a higher yield is not because you have a loss of principle instead that to satisfy yourself.

So before is bad, and I take high yield, so this listening looks, weird.

but the author says, that

so let’s talk about dividend Record

Dividend Record:

Dividend record is company pay the dividend record before 5 years, in past.

so the myth is that those are companies that pay the dividend, they are strong companies

so this looks logically good, because if the company has money, then only they pay the dividend.

So the company has money and they issue a bond, and bond investment is also good.

so then the author says, ” company pays the dividend regularly, then we only know that companies financial strength is good, but those are bondholder,

they don’t have any direct benefit instead that they got the loss because, companies resources are used by the common stockholder, and companies cash is payable to the stockholder,

so in future, some difficulties come, then companies don’t have the cash to pay for bondholders.

so this thing, you can know from companies balance sheet that company is sound, so that necessary to pay a dividend, so they have money to pay dividend bu they not paying, so this thing is better than paying a dividend.

so in dividend-paying companies have this advantage is, if company cancel the dividend, then we know companies in the future have some difficulties so that line company concern the dividend because, their problem in future performance. (Investment Grade Corporate Bonds)

But, in this have difficulty is if some company perform bad and condition is weak bu they pay the dividend because, their credit rating is going low so this is very dangerous things, we have to stay attentive on that.

so summary of dividend criteria is those companies pay the dividend, they have some condition, we have to see that condition, and what benefited to the bondholder, then only you have to invest in that companies bond.

so let’s talk about criteria 5

Criteria 5: Relation of Earnings to interest requirement

This is also, interest coverage ratio, and this is also interest earing multiple)

to this is important, so this called as Margin of safety.

So what say New York Statutes

Railroad ( Mortage bonds):

on this, the New York Statute says, 1.5X of earning interest charges in past 6 years out 5 individuals year.

so means, In the past 6 years, in 5 years the interest coverage ratio is 1.5X

or

The recent year is important and there are the first year and remaining 5 years in that any 4 years.

so those are debentures or income bonds of railroads. (Investment Grade Corporate Bonds)
(on income bond we can talk later when we talk about the preferred stock)

so in this multiple is 2X in the latest year ( previous first year) and in past 5 years in that 4 years of any four years.

Those are Public utilities:- their earning is 2X in past 5 years average of interest charges

so we talk about in railroads of individuals year of past years,

but in public utility, we take an average of years.

So get the value of interest coverage ratio, you have to know about three things

* 3 things to consider for interest coverage ratio:

so for this author give the three things that help you to consider interest coverage ratio, so let’s see

  1. Methods of computation of interest coverage ratio
  2. amount of courage required
  3. The period required for the test ( time period)

so let’s see the Method of computation of interest coverage ratio: in this author give three methods that people used in previous past time, and also suggest which is best

a) Prior deduction method

b) Commutative deduction method

c) Total deductions method aka. Overall methods

so all methods discussed while taking examples

a) Prior deduction Method

Suppose A company, $10 million worth of First Mortage 5% bond, and Debentures worth $5 million.

and companies average earning is $1,400,000

so the company have to pay interest on the first mortgage is 5% of $10 million is equal to $500,000

so coverage ratio is = $1,400,000/$500,000 = 2.8X

and remain is = $1,400,000 – $500,000 = $900,000

so those are junior debentures for this they have to pay 6% on $ 5 million of debenture

so interest on 6% = $300,000

so coverage ratio = $900,000 / $300,000 = 3X

The stupid thing is

those are senior bonds their coverage ratio is 2.8X and those are junior bonds and their coverage ratio is 3X

it means that junior issue is more protected than senior issues. (Investment Grade Corporate Bonds)

So these things are very stupid, 

Because obviously those are senior bonds they have more protection than the junior bond and they got first money when the company is failing. but in that not happen like that so

this method is a useless method and misleading method, but so many companies use this ratio in past and they fool the investor and investors also do stupid things and don’t think about this and they only see quantitative but not see qualitative.

So people forgot the figure and people go in calculation and say, this value is original whatever they come.

They forget also, whatever value comes, they are not checked for is sensible or not.

b) Commutative Deduction method:

In these, those are the first mortgage, and they are the same as above mentioned

because, on that method, no one is  superior

so the ratio is  for the First 5s = 2.8X is coverage ratio ( calculate above)

so come for a debenture,

for debenture, in this method, First of all, you have to pay first mortgages

so $800,000 , total interest charges

so debenture 6% ratio = $1,400,000/ $500,000 + $300,000   =1.75X

so this method is good, than the first method, because, it looks sensible

but the author says, ” we have to use the third method i.e. Over all method or total reduction method.”

This means whatever, you buy ( senior or junior) total debt safety is required.

so for both ( first and debenture 6s also)

for this, you have to add junior and senior interest charged i.e. $500,000 + $300,000

then ratio is = $1,400,000/ 800,000 = 1.75X

for both

because, if junior lien default, then, his effect also happens on senior in coming future.

If you buy senior issues ( mortgage bonds), they can also use this method

Add junior and senior interest charge for ratio

if you consider your own interest expense  then you get more than good things and have added in advantage

but don’t use that rule. (Investment Grade Corporate Bonds)

so for total, this rule and added advantages

now let’s talk about other points

2) Amount of coverage required:

in this author give the specif coverage ratio for each and every category

  1. for public utility ratio is = 1.75X
  2. for railroads ratio is = 2X
  3. for industrials ratio is = 3X

so this ratio author gives from his experience and their practices and also see companies history in depression also.

3) Period Required for Test:

So New York Statutes says, you have to take a period of five years and also says, for utility take an average of five years and for railroads take an independent year of 4 in past and immediate precious year not in taht.

so for this author says, 7 years period is better than 5 years period

and we can also modify it by increasing or decreasing year by seeing previous year performance

Suppose, we invest in 1940,  in that time you can take 7 years, but year 1933 is in depression so for this, you can take only 6 years, by modifying according to the situation and that is very helpful.

If you invest in 1934 or 1935, so in this time, you can’t help with 7 years period, because in that 3 years in the depression, so for this you have to take 10 or 12 years of the time period to unusual things is average out the depression time freme. (Investment Grade Corporate Bonds)

so in this, you have two kind situation

in the first situation, you can take the actual earning in depression(whatever come -ve) year for interest coverage ratio, but interest coverage ratio is come very less, so for this author says, ” take the Zero earning of those years that are in a depression instead that taking whatever is coming.

and consider time period for 12 years and take their average and after that found the ratio ( coverage ratio)

so this author recommends, instead of separate,

the author says, after this all, we have to see other points also

” We have to see what are the average trends and minimum figure and also the current figure.”

so suppose earning profit increases means, a rising trend is going, then this is good and current showing figure is also good, then better and you get the good margin on that then also better in a rising trend.

If earning Trend is Unfavorable ( downward trend,) then you don’t have to accept until the first thing is the earning ratio is required maximum.

The second thing is the earning trend is downward, then you have to confirm that this trend is temporary ( instead is not only I think so it’s not like this reason) you have to good conviction reason why goes high this trend.

so these are all things we have to conclude while investing in bonds.