Trump questions
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HB 474 in-class assignment, SS2024
Valuation: Let’s get started………
All materials for this assignment are available on D2L!
Pre Assignment questions/thoughts:
Ex-post Performance Evaluation of Trump and associates wrt the Post Office In Washington D.C. rental and re-sale of rental agreement
What does IRR tell us???
What is a Money Partner???
What Role Do Trump Companies Play????
Names: Phuong Vu, Gustavo Biem, Yatharth Chandna
For this in-class (not graded) assignment you may work with as many as 3 other people (of your choosing, the instructor will not form workgroups) . You may choose to do the assignment alone if you wish. Please turn-in one solution for the entire group. Your work should be emailed to johnsonm@broad.msu.edu
. . A word file containing answers to these questions and an excel spreadsheet showing computations (for your group) should be submitted to the instructor via email (
johnsonm@broad.msu.edu
.
On November 14, 2021, the Wall Street Journal
announced that the Trump family organization had sold its long-term federal government lease to operate the Trump International Hotel located in the Old Post Office building, Washington, D.C. The purpose of this team assignment is to evaluate the lease from the perspective of the federal government and the lessees. Please begin the assignment by reading the Wall Street Journal
article, “Trumps Selling Prized Washington, D.C., Hotel for $375 Million,”. Additional information about the deal is available in the document Wiki Excerpts, which summarizes relevant information from Wikipedia.
When it purchased the lease, the Trump family organization partnered with Colony Capital. In real estate deals, it’s common to have a money partner, who provides most of the required financing, and an operating partner, who identifies a promising property, provides a modest amount of financing (typically, 5%-10% of the investment amount), and operates the property over the lease term. In this deal, the Trump family organization is the operating partner, and Colony Capital is the money partner. Typically, the contract between the money and operating partners provides the money partner with a “preferred IRR”. This preferred IRR is sometimes
referred to as a “waterfall”. This rate of return must be paid to the money partner before the operating partner receives any profits. Sometime the waterfall is stated in raw dollars rather than
a preferred IRR. We do not know the terms of the Trump/Colony contract, so we will be evaluating the project, rather than the return to either of the partners. We will also ignore tax considerations because the partnership is a pass-through entity.
(As an aside, Democratic Congressmen have alleged that the Trump International Hotel in D.C. was a vehicle for emoluments. Those allegations do not include the purchase or sale of the lease, so will not be considered in our analysis. In addition, the lease was purchased in late 2013, at a point in time when Trump was not expected to run for President.)
1.
In 2011, a 60-year lease (renewable for an additional 40 years) to operate the Old Post Office Building as a hotel was offered for bid by the Obama Administration, as part of a project to generate cash flow from underutilized federal government properties. The Trump/Colony bid included a $200 million investment in redevelopment of the property and lease payments to the federal government of $3 million per year, adjusted for the Consumer Price Index (CPI). The competing bid, from Monument Realty, included a $116.5 million investment in redevelopment and lease payments of $5.1 million annually,
adjusted for increases over time in the property’s revenue. If you were the federal official tasked with evaluating bids, which bid would you accept?
For simplicity, please assume that changes in the CPI for the Trump Offer and changes in
property revenue for the Monument offer will be approximately the same.
2.
To provide an ex-post evaluation of the investment from the standpoint of Trump/Colony, you’ll need a discount rate to calculate the NPV of the project’s cash flows. Use the following information (and any subjective assessments you think are relevant) to determine a reasonable discount rate: a.
The Trump/Colony bid is 100% equity financed.
b.
Reminder from finance: R
e
= R
f
+ b*(R
m
– R
f
)
i.
Where: R
e
= cost of equity
R
f
= risk-free rate
b = equity beta
R
m
= return on the market
c.
The average publicly-traded hotel company has an observed beta of 1.0 and an unlevered beta of 0.60. What is an unlevered beta? An unlevered beta is the beta the firm would have if it were 100% equity financed.
d.
The average risk-free rate of return since 1940 is 2%.
e.
The average return on the market is 12%.
f.
The average Aaa corporate bond yield is 3.5%, the average Baa corporate bond yield is 4.0%, and the average CCC (junk bond) rate is 9%.
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3.
Evaluate the return to Trump/Colony using a cost of capital of 8% and the following assumptions about cash flows. What is the project’s NPV? Was the investment profitable for Trump/Colony? Assume that the cash flows come at the end of each period. Draw a net present value profile for the project.
a.
The deal was finalized in late 2013. During negotiations, the Trump/Colony redevelopment investment was reduced from $200 million to $160 million. Assume that $80 million is spent in 2014 and $80 million was spent in 2015.
b.
The $3 million per year lease payments begin in 2015.
c.
Analysts estimate that over the period 2016 – 2021, the hotel lost $70 million. Assume these losses are concentrated during the pandemic as follows:
2016
-$1 million
2017
-$1 million
2018
-$1 million
2019
-$22 million
2020
-$23 million
2021
-$22 million
d.
Due to the losses, Trump/Colony invested an additional $24 million in the hotel in
2020.
e.
At the end of 2021, Trump/Colony receive $375 million from the sale of the lease.
4.
Prior to becoming President of the United States Trump was involved in 4 separate bankruptcies. Can the structure of the Typical Trump family of companies investment help to explain how Trump exited those bankruptcies largely unscathed? What, if any, agency issues are raised in the typical deal structure? How does the waterfall concept help mitigate these problems?
5.
In November of 2021, Trump/Colony sold the lease for $375 million to CGI Merchant Group, who will partner with Hilton Hotels to operate the property under Hilton’s Waldorf-Astoria brand. Assume that the remaining lease term is 92 years and that the cash flows Hilton/CGI will receive are an annuity.
a.
What must the annual free cash flow from the hotel be, to justify a $375 million purchase price? To keep your calculations manageable, assume that: a) the purchase is a 0 NPV project, b) there are 92 years remaining on the lease; c) the cash flows are an annuity (i.e., a constant amount each period); and d) Hilton’s cost of capital is 8%.
b.
If your team has time, also address this question: Is it reasonable to expect that Hilton will generate $30 million per year from the hotel? One way to assess this is
to calculate the ex-ante cash inflows implied by the original Trump/Colony offer. What are those cash flows?
Note: if you are interested in knowing more about Trumps Private Equity Partner you may wish to go to: https://www.perenews.com/this-is-it-how-it-all-ends-for-colony-
capital/
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