MIM: The Menace of the Super-Voting Shareholder

4.12.11
Posted by Kerrisdale at 9:04 am

In this post, we’ll profile an interesting case study that illustrates the potential dangers of owning shares within a dual class share structure where insiders benefit from owning a majority of the class with supermajority voting control.

Recently, for instance, we profiled Urbana Corp, which has common shares and A shares. The public shareholders predominantly hold the more liquid but non-voting A shares whereas insiders own a majority of the voting common shares. In this dual share structure, insiders don’t own a majority of the company’s equity, but effectively control the company via owning a majority of the voting shares.

Sometimes, insider supermajority voting control can add value; an insider can make decisions that may be unpopular to short-term-oriented public shareholders but beneficial for the long-term interests of the company. Other times, as in the case of MIM, supermajority voting shares by insiders can substantially destroy value for public shareholders.

In 2003, auto parts maker Magna Automotive spun off ownership of their real estate assets as MI Developments (NYSE:MIM). In short, MIM owned factories and office space and received steady rental income from Magna Automotive through long term triple net leases. The twist was that the founder and controlling shareholder, Frank Stronach, received 400,000 class B super voting shares in MIM, giving him effective voting control.  Also, MIM owned a controlling stake in a money losing horse racing venture dubbed Magna Entertainment (MECA), which was a pet project of Stronach’s.  Naturally, Stronach and the management of MIM made promises that MIM’s stable rental income would not be used to finance ongoing losses at the unpopular horse-racing venture.

The firm was spun off in November 2003 for about $23 a share, with none other than David Einhorn’s Greenlight capital taking a large stake in the common Class A Shares…


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Abercrombie’s Stealthy Reincorporation to Ohio

1.19.11
Posted by Kerrisdale at 11:01 pm

In the closing days of 2010, The New York Times’ Dealbook published an excellent piece documenting how Abercrombie & Fitch Co. (NYSE:ANF) is quietly seeking shareholder approval to reincorporate the company in the state of Ohio. This is an exceedingly rare move, as ANF is currently incorporated in the state of Delaware, a state that is home to 63% of the Fortune 500, 73% of all new U.S. IPOs and more than 879,000 other business entities. American states engage in a form of horizontal regulatory competition, the result of a conflict of laws principle that allows companies to choose their place of incorporation separately from their place of operations. Over the last century, Delaware has emerged victorious as the leader in new business entity formation, as well as attracting existing entities which initially incorporated in other states.

Why do such a disproportionate number of business entities choose Delaware? Among the many reasons, the most compelling include its non-existent income tax on out-of-state filers, flexible General Corporation Law, and, most importantly, its unique court structure. The Delaware Court of Chancery is a 219-year-old institution devoted solely to corporate law issues. The result of its long history and specialist judges (called chancellors) is that Delaware has the most well-developed body of corporate case law in the nation, which provides a predictability in interpretation and outcome that corporations seek. Former Chief Justice William Rehnquist said the following of the Delaware Court of Chancery:

“[S]ince the turn of the century, it has handed down thousands of opinions interpreting virtually every provision of Delaware’s corporate law statute. … Perhaps most importantly, practitioners recognize that ‘[o]utside the takeover process…most Delaware corporations do not find themselves in litigation. The process of decision in the litigated cases has so refined the law, that business planners may usually order their affairs to avoid law suits.’”

Given the depth and breadth of case law arising from Delaware, and the consequent predictability it affords in-state corporations, it is quite surprising that ANF seeks to reincorporate in Ohio partly so as to gain clarity on corporate governance issues. ANF provides the following as a rationale behind the move:

We believe that Ohio law affords directors a clearer balance of corporate governance rights and obligations than Delaware law and would thereby enhance our ability to attract and retain highly qualified individuals to serve as directors.

Seeing that numerous Delaware-based Fortune 500 companies have no problem attracting and retaining competent directors, this is a questionable claim. Beyond this, ANF also cites tax savings, but these savings are a meager 0.000062% of revenues and are certainly offset by the costs of creating and distributing a proxy, and the legal fees associated with effecting the reincorporation. The company’s final rationale is a vague “commitment” to the state of Ohio.

The reasons provided don’t appear to justify the effort, so what is the real reason for the move? A close inspection of ANF’s filing reveals a common thread – the threat of takeover and associated liability. ANF says it will gain “operational and statutory benefits” in Ohio that will allow it to remove its supermajority voting requirement and poison pill, both of which are designed to decrease the ability of potential acquirers to be successful. Further, it states that Ohio’s law provides “explicit guidelines regarding the matters that are appropriate for directors to consider … when deciding whether a proposed takeover is in the best interests of the corporation,” which provides clarity on potential director liability arising from a takeover. Additionally, as Chief Justice Rehnquist stated…


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St Joe’s: Another Public Activist Debate

1.10.11
Posted by Kerrisdale at 12:01 am

We previously profiled the public debate between Bill Ackman’s Pershing Square Capital and Eric Hovde’s Hovde Capital over General Growth Properties (NYSE: GGP). Another interesting debate is unfolding over The St. Joe Company (NYSE: JOE), between David Einhorn’s Greenlight Capital and Bruce Berkowitz’s Fairholme Funds. The St. Joe Company operates resorts and timberland, but its primary asset consists of approximately 577,000 acres of land in the Florida panhandle, 70% of which is within 15 miles of the beach.

The debate over JOE has been ongoing since at least May 23, 2007, when Einhorn used The Ira Sohn Investment Research Conference (an annual forum where select hedge fund managers present their investment ideas to raise money for charity) as a platform to present his short thesis. At the time, JOE was trading at $55 and Einhorn valued it at $15. JOE dropped 10% after Einhorn’s presentation and nearly 50% in the subsequent six months (of course, this was during the general market meltdown in the second half of 2007). Notes from the presentation were passed around at the time and we have shown below in full certain notes compiled by BTIG and re-printed on ZeroHedge:

Short – JOE – The St. Joe Company
Company has primarily been in the business of development and sale of oceanfront properties in the Florida Panhandle.

  • Sales to speculators led to record sales in 2005.
  • Speculators have now turned into sellers. Most of St. Joes land holdings are timberland swamp.
  • Poverty in the area does not help the company’s situation. The average income in the area is 30% below the national average.
  • Great hope for new airport in 2010 but current airport underutilized. Comparable airports built (Jacksonville) have not had significant impacts upon that area.
  • Lots of management turnover.
  • Sell side models value stock at current price.
  • peak ROE was 23% last year it was 9%.
  • At current prices investors are paying over 8x book value for land.

Einhorn performed a discounted cash flow analysis as if they developed all properties in 10 years.
Discounted at 10% leaves the stock valued at $15

The company has two remaining businesses to service the $400 million in debt.

  • Commercial real estate development.
  • Sale of undeveloped acreage, this has been the principal source of revenue

More information about Einhorn’s 2007 thesis can be found here.

Entering 2009, JOE remained well below its 2007 trading levels. It was then, in May, that Bruce Berkowitz entered the debate. Berkowitz, whose Fairholme Funds is JOE’s largest shareholder with a 29% stake, began publicly touting his long thesis, while the stock traded at $25. Berkowitz became publicly more bullish after the Deepwater Horizon accident in the Gulf of Mexico which sent shares of JOE from $35 to $22 over the following two months, predominantly the result of fear that JOE’s coastal properties would be negatively impacted by the oil spill.

Berkowitz’s long thesis is based on three points. First, the company has…


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Dynegy: The Dangers of Weak Indentures

9.14.10
Posted by Jeff Borack and Sahm Adrangi at 4:09 pm

Last month, Blackstone (BX) announced an acquisition bid for Dynegy (DYN), an electric utility company that’s been struggling against weak demand.  The deal is unique because there are no change-of-control provisions on the unsecured debt, so BX can just buy the equity and not have to deal with much refinancing.  After buying out shareholders at $542mm, BX plans to sell assets worth $1.363 billion to NRG.  If BX could then dividend those proceeds to itself, DYN would effectively have required an upfront investment of only $97mm. Fears that this strategy would leave unsecured bond holders even less secured have driven bond prices down 10 points.  We can see in the chart below that the share price went up but the longest duration bonds took a hit when the buyout offer was made on August 13th.

The first question we need to ask concerns the likelihood that BX will be able to dividend itself the proceeds from the NRG transaction.  While there’s nothing concrete preventing this, there are two factors we should consider.  The first consideration is that the Federal Energy Regulatory Commission (FERC) likely doesn’t want a grossly overleveraged DYN.  DYN provides a lot of power to a lot of people, and FERC regularly reviews M&A activity.  If the acquisition is approved, it will be implied that BX should manage the business responsibly.  If nothing else, BX should be concerned…


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EROC: Organizing a Fragmented Shareholder Base

8.30.10
Posted by Sahm Adrangi at 4:08 pm

Over the past few weeks, we’ve profiled two of the case studies that we’ll be presenting for our upcoming speech on “Distressed Debt Activism In The Age Of Electronic Media” at the 6th Global Forum on Investing in Distressed Debt. In our first profile, we chronicled the public debate on General Growth Partners (GGP) between the long camp consisting of Bill Ackman’s Pershing Square Capital and Whitney Tilson’s T2 Partners and the short camp consisting of Eric Hovde’s Hovde Capital. In our second profile, we documented Birch Run Capital’s activism on behalf of equity holders in the Chapter 11 bankruptcy case of Energy Partners Limited (EPL).

In our third and final case study, we’ll discuss our own work on Eagle Rock Energy Partners LP (EROC), a distressed master limited partnership that underwent a financial restructuring earlier this year to lighten its debt load and avoid looming covenant defaults. We believed that the restructuring plan supported by the company’s financial sponsor allowed the sponsor to unfairly steal value from public equity holders. We set up a website at www.fair-eroc.comadvocating our views. In the end, our activism didn’t work – although the company was forced to delay its first ballot due to a lack of support, the company mustered a majority of yes-votes on the second ballot to complete their transaction. Our egos were hurt, but our financial returns were not; the stock jumped ~15% on the announcement and overall our investment in EROC generated a nice return. All’s well that ends well.

Below is an annotated stock chart of EROC. Note that this chart doesn’t fully capture the total return generated by EROC equity holders who held shares through the recapitalization, since they received value in the form of warrants and rights received as part of the restructuring. So while the stock price is flat prior to and after the recapitalization, shareholders actually received a substantial return through the rights / warrants they received. Based on our calculations, unitholders received $1.25 to $2.00 of value from the rights / warrants package, which equates to a 20% to 33% contribution to a holder’s total return assuming a stock price of $6.

Below we’ll describe the situation and our activism, as well as relevant conclusions worth discussing. In addition to the foregoing and www.fair-eroc.com, we wrote about our investment in Eagle Rock Energy in this post in January.

The Situation

Eagle Rock Energy Partners, LP is a master limited partnership engaged…


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EPL: Enhancing Value for the Equity

8.18.10
Posted by Sahm Adrangi & Jeff Borack at 10:08 am

Below is the second part in our series on “Distressed Debt Activism In The Age Of Electronic Media”. We will be presenting on this topic at the 6th Global Forum on Investing in Distressed Debt, and thought it fitting to discuss on our blog some of the case studies which we’ll be profiling. Last week, we examined the very public Pershing-Tilson-Hovde debate over General Growth Properties, and next week, we’ll cover our own work on Eagle Rock Energy. This week, we’ll profile the activism of Birch Run Capital in the bankruptcy of Energy Partners Ltd. (EPL), an oil & gas operator that filed for bankruptcy in May 2009.

As in GGP, EPL provides another case of a distressed debt activism in which the benefits to the activist went beyond the return on investment.  Birch Run Capital, a value-oriented fund run by Daniel Beltzman and Greg Smith, first invested in EPL through its bonds, but soon realized that the equity was undervalued as well. But with no one yet challenging the proposed plan of reorganization or willing to fund the costs of forming an equity committee, it appeared shareholders wouldn’t be represented.  The timeline below shows how the situation played out:

In the chart above, the objection filed by Birch Run was actually a 40 page valuation report employing a comparative analysis, a DCF, and the “standardized measure” estimates unique to…


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GGP: A Case Study in Internet Activism

8.10.10
Posted by Sahm Adrangi & Jeff Borack at 10:08 am

In September, we will be giving a presentation at the 6th Global Forum on Investing in Distressed Debt on the topic of “Distressed Debt Activism In The Age Of Electronic Media”. We’ll focus on how activist investors in distressed situations are increasingly using internet communication to achieve faster and more meaningful impacts on their targets.

Given that we publish an active blog, we’ll also write posts on the case studies that we’ll be profiling at the conference. We will discuss three examples where the internet has allowed distressed activists to share their analyses with a broader audience, recruit new investors and ultimately increase pressure on their intended targets. Our first case study, which we will profile in this post, is the battle between Pershing Square, T2 Partners and Hovde Capital over General Growth Properties.  In our second part, we’ll profile the bankruptcy of Energy Partners Limited, where Birch Run Capital successfully petitioned for an equity committee and forced bondholders to submit a revised Plan of Reorganization. In our third part, we’ll discuss our work on Eagle Rock Energy LP, an MLP that underwent a financial restructuring to avoid covenant violations, where we tried to use our website www.fair-eroc.com to rally shareholders to demand better terms.

General Growth Partners Case Study

GGP is a mall-based REIT which filed for bankruptcy in April 2009.  Pershing Square Capital Management was  involved from the beginning, even offering a DIP loan at the inception of the bankruptcy (which was later rejected in favor of another proposal).  In May, Bill Ackman, the manager of Pershing Square, presented the GGP Investment Case at the Ira Sohn Conference. Six months passed without much happening, and Pershing gave another presentation on mall REITs in early December.  Both presentations made their way through the hedge fund community, much like Ackman’s previous presentations on MBIA (May 2007) and Wendy’s (May 2008). Ackman’s work was likely helping frame the debate on General Growth’s valuation during the bankruptcy proceedings.

In December, things became a bit more interesting. Hovde Capital, which was short GGP, decided to respond to Ackman’s activism by going public with its own presentation. Entitled Fool’s Gold, Hovde claimed that weakness in the markets would lead to declining revenue at GGP, and that Ackman’s capitalization rate forecasts were too high.  We show in the timeline below how the Hovde presentation sparked an intense public debate.

The initial Pershing Square report was based upon two main claims. The first and most important argument was that GGP’s assets were not impaired.  Despite a troubled economy, its properties were performing well, and were not suffering sufficient deterioration to deem the equity underwater. The second important point was that…


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The ETF Market: Size, Growth, and Impact

7.20.10
Posted by Jeff Borack at 12:07 pm

Last week we commented on a WSJ article implicating ETFs as the cause for increased correlation between individual securities in the S&P.  Inspired by that article, we decided to do a little more research on the ETF market.  Relative to mutual funds, ETFs still make up a small piece of the market.  This Bloomberg chart shows what types of managed funds investors are using and what the 5-year return has been…


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Profiting Off the Herd Instinct

7.14.10
Posted by Jeff Borack at 2:07 pm

An article was published in the WSJ yesterday titled “The Herd Instinct Takes Over”, with interesting implications.  The article was based off a chart published by Birinyi Associates showing the increased correlation between individual components of the S&P 500, and the author hypothesized that one potential reason for this is the increased use of ETFs…


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Employment vs Unemployment

7.13.10
Posted by Jeff Borack at 12:07 pm

Unemployment is on everyone’s mind these days, but because the labor force excludes discouraged job seekers, the actual unemployment rate isn’t the most informative metric to look at.  For some reason, analysts don’t seem to pay much attention to the employment-population ratio, which compares the number of people who are employed to the total non-institutionalized population over the age of 16.  Unless people are so discouraged that they’re committing crimes to get into jail, or the government is so desperate to produce good numbers that it’s sending more people to jail, the employment-to-population numbers will be difficult to manipulate.  Data stretching back to 1970 can be found below…


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