An Overview of the Housing and Economic Crisis, Why There ... · Sources: Standard & Poor’s,...
Transcript of An Overview of the Housing and Economic Crisis, Why There ... · Sources: Standard & Poor’s,...
An Overview of the Housing and Economic Crisis, Why There Is More Pain to Come, and Two Investment Ideas
Whitney Tilson & Glenn TongueT2 Accredited Fund, LP
Tilson Offshore Fund, Ltd.T2 Qualified Fund, LP
Whitney Tilson & Glenn TongueT2 Accredited Fund, LP
Tilson Offshore Fund, Ltd.T2 Qualified Fund, LP
Value Investing CongressOctober 20, 2009
T2 Partners Management L.P. Manages Hedge Funds and Mutual Funds
and is a Registered Investment Advisor
145 E. 57th Street, 10th FloorNew York, NY 10022
(212) [email protected] www.T2PartnersLLC.com
145 E. 57th Street, 10th FloorNew York, NY 10022
(212) [email protected] www.T2PartnersLLC.com
3
Disclaimer
THIS PRESENTATION IS FOR INFORMATIONAL AND EDUCATIONAL PURPOSES ONLY AND SHALL NOT BE CONSTRUED TO CONSTITUTE INVESTMENT ADVICE. NOTHING CONTAINED HEREIN SHALL CONSTITUTE A SOLICITATION, RECOMMENDATION OR ENDORSEMENT TO BUY OR SELL ANY SECURITY OR OTHER FINANCIAL INSTRUMENT.
INVESTMENT FUNDS MANAGED BY WHITNEY TILSON AND GLENN TONGUE OWN STOCK IN MANY OF THE COMPANIES DISCUSSED HEREIN. THEY HAVE NO OBLIGATION TO UPDATE THE INFORMATION CONTAINED HEREIN AND MAY MAKE INVESTMENT DECISIONS THAT ARE INCONSISTENT WITH THE VIEWS EXPRESSED IN THIS PRESENTATION.
WE MAKE NO REPRESENTATION OR WARRANTIES AS TO THE ACCURACY, COMPLETENESS OR TIMELINESS OF THE INFORMATION, TEXT, GRAPHICS OR OTHER ITEMS CONTAINED IN THIS PRESENTATION. WE EXPRESSLY DISCLAIM ALL LIABILITY FOR ERRORS OR OMISSIONS IN, OR THE MISUSE OR MISINTERPRETATION OF, ANY INFORMATION CONTAINED IN THIS PRESENTATION.
PAST PERFORMANCE IS NO GUARANTEE OF FUTURE RESULTS AND FUTURE RETURNS ARE NOT GUARANTEED.
Background on the U.S. Housing Market
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A Record 10% of Mortgages on 1-to-4 Family Homes Were Delinquent or in Foreclosure as of Q2 2009
Source: National Delinquency Survey, Mortgage Bankers Association; T2 Partners estimates. Note: Delinquencies (60+ days) are seasonally adjusted.
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
Q4 197
9Q4 1
980
Q4 198
1Q4 1
982
Q4 198
3Q4 1
984
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5Q4 19
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987
Q4 198
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ome
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All Types of Loans Are Seeing a Surge in Delinquencies, Led by Subprime
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Perc
ent N
oncu
rrent
Alt AOption ARMJumboSubprimePrimeHome Equity Lines of Credit
Sources: Amherst Securities, LoanPerformance; National Delinquency Survey, Mortgage Bankers Association; FDIC Quarterly Banking Profile;T2 Partners estimates. Note: Prime is seasonally adjusted.
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Sources: LoanPerformance, Deutsche Bank; slide from Pershing Square presentation, How to Save the Bond Insurers, 11/28/07.
The Wave of Resets from Subprime Loans Is Mostly Behind Us
We are here
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The Mortgage Meltdown Has Moved Beyond Subprime
Sources: Federal Reserve Flow of Funds Accounts of the United States, IMF Global Financial Stability Report October 2008, Goldman Sachs Global Economics Paper No. 177, FDIC Quarterly Banking Profile, OFHEO, S&P Leverage Commentary & Data, T2 Partners estimates.
$0.0 $0.5 $1.0 $1.5 $2.0 $2.5 $3.0 $3.5 $4.0 $4.5 $5.0
CDO/ CLO
Other Consumer
Construction & Development
Option ARM
Auto
Credit Card
Home Equity
Jumbo Prime
High-Yield / Leveraged Loans
Subprime
Commercial & Industrial
Other Corporate
Alt-A
Commercial Real Estate
Prime Mortgage
Amount Outstanding (Trillions)
Subprime is only a small part of the problem
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Delinquencies of Prime and Alt-A Mortgages Are Soaring
Source: New York Times, 5/24/09.
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Delinquencies of Prime Mortgages Are Soaring
Source: Mortgage Bankers Association National Delinquency Survey.
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Fannie Mae and Freddie Mac Serious Delinquencies Are Soaring
Note: Serious delinquencies are loans that have missed three or more consecutive payments (90+ days).Source: Company filings.
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71/082/083/084/085/086/087/088/089/0810/0
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81/092/093/094/095/096/097/098/09
FannieFreddie
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15 States With the Highest Prime Mortgage Foreclosure Rates
Source: New York Times, 5/24/09.
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Two Waves of Losses Are Behind Us…But Three Are Looming
Losses Mostly Behind Us• Wave #1: Borrowers committing (or the victim of) fraud, as well as
speculators, who defaulted quickly. Timing: beginning in late 2006 (as soon as home prices started to fall) into 2008. Mostly behind us.
• Wave #2: Mostly subprime borrowers who defaulted when their mortgages reset due to payment shock. Timing: early 2007 (as two-year teaser subprime loans written in early 2005 started to reset) to the present. Now tapering off as low interest rates mitigate payment shock.
Losses Mostly Ahead of Us• Wave #3: Prime loans (most of which are owned or guaranteed by the
GSEs) defaulting due to job loss and home price declines (i.e., underwater homeowners). Timing: started to surge in early 2008 to the present.
• Wave #4: Jumbo prime, second lien and HELOCs (most of which are on banks’ books) defaulting due to job loss and home price declines/ underwater homeowners. Timing: started to surge in early 2008 to the present.
• Wave #5: Losses among loans outside of the housing sector, the largest of which will be in the $3.5 trillion area of commercial real estate. Timing: started to surge in early 2008 to the present.
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Existing Homes Sales Have Risen in Recent Months, Leading to a Decline in Inventory – But Inventory Is Still at Double Historical Levels – And Shadow Inventory Lurks
Source: NATIONAL ASSOCIATION OF REALTORS® Existing Home Sales data series; estimates prepared for The Wall Street Journal by LPS Applied Analytics, WSJ, 9/23/09
Months SupplyAnnualized Rate of Existing Home Sales
4.0
4.5
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6.5
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1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009
Mill
ions
5.1 million units as of the end of August 2009
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6
7
8
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1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009
Mon
ths
3.6 million units, equal to 8.5 months as of the end of August 2009
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Home Prices Look Affordable Due to Price Declines and Ultra-Low Interest Rates
Source: Case-Shiller, Bureau of Labor Statistics, Amherst Securities.
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Modeled Home Prices - Interest Only
Modeled Home Prices - 30yr Fully Amortizing
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Home Prices Were in an Unprecedented Freefall Until A Bounce in Recent Months
Sources: Standard & Poor’s, OFHEO Purchase-Only Index, NATIONAL ASSOCIATION OF REALTORS® Existing Home Sales data series.
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S&P/Case-Shiller U.S. National Home Price IndexS&P/Case-Shiller 20-City CompositeOFHEO Purchase-Only IndexNAR Median Sales Price of Existing Homes
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Recent Signs of Stabilization Are Likely the Mother of All Head Fakes
Rather than representing a true bottom, recent signs of stabilization are likely due to seven factors that are (or are likely to be) short-term:1. Ultra-low interest rates2. The $8,000 tax credit for first-time homebuyers3. More middle- and upper-end homes are being sold (either
voluntarily or via foreclosure), which has the effect of raising the price at which the average home is sold – but more defaults of higher priced homes is very bad news for mortgage holders
4. A decline in resets5. A reduction in the inventory of foreclosed homes6. The FHA is providing massive support to the housing market, in
part by doing extremely risky lending7. Home sales and prices are seasonally strong in April-July due
to tax refunds and the spring selling season
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Another Wave of Resetting Loans Is On the HorizonThe Last Wave Was Driven By Subprime Loans; This Time, It Will be Option ARMs
Source: Loan Performance, Amherst Securities.
0
5
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Total Loan Balance ($Bil)
Option ARM Alt A Prime Subprime
We are here
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Banks Are Selling Their REO, But Foreclosures Have Plunged By More Than Half, Ballooning the Inventory Pipeline
Source: Loan Performance, Amherst Securities.
0%
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thly Roll Rates (%
)
Non Performing to Foreclosure Foreclosure to REO REO to Liquidation
0
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REO 90 Days PLUS Foreclosure
Inventory Pipeline
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Foreclosure to REO
90 Days & Foreclosure
REO
Monthly Roll Rates
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The Current “Housing Overhang” Is 7 Million Homes –Which Doesn’t Include Any New Defaults, Which Are Running at Approximately 300,000/Month!
Source: Mortgage Bankers Association, Loan Performance, Amherst Securities.
21Source: HUD/FHA, through August 31, 2009, NY Times, 10/8/09.
FHA’s Loan Book Is a Rapidly Growing Disaster17.9% of Loans Are in Some Stage of Default; For 2007 Loans, It’s 32.4%
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Existing Home Sales Are Highly Seasonal
Source: National Association of Realtors.
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Existing Home Sales Are Highly Seasonal
Source: National Association of Realtors.
HPA Seasonality Coefficient -- Deviation From Mean
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Home Prices Bounced From April-July…
Source: S&P Case-Shiller 20-city index.
Sequential Home Prices March 2005-July 2009
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July 2009: +1.6%
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…But They Always Bounce in the Spring and Early Summer!
Source: S&P Case-Shiller 20-city index.
Sequential Home Prices February 2000-July 2009
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Outlook for Housing Prices
• We think housing prices will reach fair value/trend line, down 40% from the peak based on the S&P/Case-Shiller national (not 20-city) index, which implies roughly a 10% further decline from where prices were as of the end of Q2 2009
• The key question is whether housing prices will go crashing through the trend line and fall well below fair value. This is a real possibility, though continued massive government subsidies could prevent it. In the long-term, housing prices will likely settle around fair value, but in the short-term prices will be driven both by psychology as well as supply and demand. The recent bounce in home prices has improved psychology, but the supply-demand trends are very unfavorable
– There is a huge mismatch between supply and demand, due largely to the tsunami of foreclosures. In addition, the “shadow” inventory of foreclosed homes already exceeds one year and there will be millions more foreclosures over the next few years, creating a large overhang of excess supply that will likely cause prices to overshoot on the downside, as they did in California
• Therefore, we expect housing prices to decline at least 40% from the peak, bottoming in mid-2010
• We are also quite certain that wherever prices bottom, there will be no quick rebound
– There’s too much inventory to work off quickly, especially in light of the millions of foreclosures over the next few years
– We don’t think the economy is likely to provide a tailwind, as we expect tepid economic growth at best for a number of years
The Current Unemployment Situation Is theMost Severe Since the Great Depression
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There Have More Than 8 Million Jobs Lost SoFar in This Recession, Though the Monthly Rate of Losses Has Eased in Recent Months
Source: Bureau of Labor Statistics.
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unemployment from rising
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The Unemployment Rate Continues to Rise, Reaching 9.8% in September
Source: Bureau of Labor Statistics.
If part-time and discouraged workers are factored in, the unemployment rate would have been 17.0% in September. The labor force participation rate was 65.2%, the lowest in 22 years. Finally, the average work week hit a record low of 33.0 hours. To return to the average of 33.8 hours would be the equivalent of three million new jobs not created.
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Chronic Unemployment Is Skyrocketing
Source: Labor Department, WSJ, 10/3/09.
35.6%
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The Average Weeks Unemployed is 26.2
Source: Labor Department, WSJ, 10/3/09.
26.2
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The Percentage of Unemployed Not on Temporary Layoff Has Risen to 54%
Source: Labor Department, WSJ, 10/3/09.
54%
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The Proportion of Unemployed Whose Unemployment Benefits Have Expired Has Soared
Source: Labor Department, http://ows.doleta.gov/unemploy/claimssum.asp.
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There Are Now Six Unemployed People for Every Job Opening
Source: Bureau of Labor Statistics, NY Times, 9/27/09.
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5.2% of All Jobs Have Disappeared, Far Worse Than Any of the Past Five Recessions
Source: Bureau of Labor Statistics; John Burns Real Estate Consulting.
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Months after pre-recession peak
1980 2001 - 051990 - 931974 - 76
2007- present
1981 - 83
Consumer Spending, Which Accounts for 70% of GDP, Is Weak and Likely to Remain So
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Consumer Confidence Has Rebounded Somewhat But Remains Low
Note: 1985=100. Source: The Conference Board (www.pollingreport.com/consumer.htm)
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Total Consumer Credit Is Falling Sharply
Source: Federal Reserve Board, WSJ, 10/9/09.
Total Consumer Credit Outstanding(Change From Year Earlier)
Down $119 billion or 4.6% from its peak in 7/08. Down $12 billion in August, a 5.8% seasonally
adjusted annual rate, the seventh straight month of declines, the longest stretch since 1991.
Total Amount of Revolving and NonrevolvingConsumer Credit Outstanding
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Household Credit Market Debt Outstanding Has Declined for the First Time Since This Was Measured Beginning in the Early 1950s
Source: St. Louis Fed.
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The Percentage of Banks Tightening Standards for Consumer Loans Has Risen Sharply
Source: Federal Reserve Board Senior Loan Officer Opinion Survey on Bank Lending Practices, July 2009.
The U.S. Savings Rate Hit a 15-Year High of 6.9% in May, but Fell to 3.0% in AugustThis is good news in the long run, but could be a severe economic headwind in the short run, given that consumer spending is 2/3 of GDP
Source: Paul Kedrosky’s blog, 6/26/09; http://paul.kedrosky.com/archives/2009/06/the_black_swan.html; www.bea.gov/newsreleases/national/pi/2009/pi0709.htm.41
Peaked
Household Liabilities as a Percentage of Disposable Income Remains Very High
Source: U.S. Federal Reserve, WSJ, 10/13/09.42
Peaked 1991: 90%
Peak: 138%
2000: 101%
Today: 129%
Investment Idea #1Short the Homebuilders Via the
iShares Dow Jones US Home Construction ETF (ITB)
Housing Starts, Completions and Sales Are At or Near All-Time Lows
Source: Commerce Department, data through 9/09.44
A slight rebound in starts and sales in recent months
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There Is an Enormous Inventory Glut of New HomesThe Average New Home Has Been on the Market for 12.9 Months
Source: Census Bureau, through 8/09.45
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Vacant Housing Stock Creates an Enormous Inventory Overhang
Source: Census BureauSource: Census Bureau, Moody’s Economy.com.
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1.1-1.5 million excess units, equal to 2-3 years of existing home sales
Nearly 6% of Homes Built This Decade Are Vacant
Source: Census BureauSource: Census Bureau, through Q4 2008.
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5.9%
2.0%
April 2000 to presentMarch 2000 or earlier
Vacancy Rate By Date of Construction
Unlike Past Housing Downturns, New Home Sales Have Fallen Far More Than Existing Home Sales
Source: National Assoc. of Realtors (existing sales) and Census Bureau (new sales), both via Haver Analytics; chart from the New York Times, 6/27/09; manually updated through 8/09. 48
A slight rebound from March-August
New homes sales fell 76% from the peak; still down 69% through August
Debt-to-Equity Ratio ofMajor Homebuilders
Source: Census BureauSource: Company filings.
49
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Inventory-to-Equity Ratio ofMajor Homebuilders
Source: Census BureauSource: Company filings.
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0.300.50
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Price-to-Book Ratio ofMajor Homebuilders
Source: Census BureauSource: Company filings.
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NVR MDC TOL RYL MTH DHI LEN MHO PHM BHS KBH SPF BZH HOV-3.09
Investment Idea #2Iridium (IRDM)
53
Overview
• Iridium is the world’s only communication provider with the ability to provide real-time voice and data communications over 100% of the earth’s service by virtue of the company’s 66-satellite low-earth orbit (LEO) constellation. In addition, Iridium is one of the few satellite operators with the ability to provide effective voice, machine-to-machine (M2M), and high-speed data services.
• One of two major players in Global Satellite Communications industry• Single subscriber device works worldwide• Motorola spent $5 billion launching satellites in late 1990s• Filed for bankruptcy in 1999 with only 50,000 customers due to too much
debt and clunky phones that didn’t work inside buildings
Iridium Serves Many Different Markets
Source: Company presentation, 6/09.54
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A Highly Attractive Business
• Growing market share in a growing industry• Huge barriers to entry• US Department of Defense is an anchor customer (22% of
revenues in Q2 ‘09)• Very high and rapidly expanding margins• New products and applications
Iridium’s Market Share Has Grown Rapidly
Source: Company presentation, 9/08.56
Iridium Has Shown Extraordinary Growth in Subscribers
Source: Company filings.57
Up 24% YOY in Q2 ’09 to 347,000 subscribers
Iridium Has Shown Extraordinary Growth in Revenue and Operational EDITDA
Source: Company filings.58
In Q2 ’09, revenue was only up 1% due to weak equipment sales, but Operational EBITDA rose 32% and net income grew 53%.
Subscriber Growth Has Been Driven by Commercial and Machine-to-Machine
Source: Stifel Nicolaus, company filings.59
Iridium’s Stock Has Tumbled Since It Began Trading a Few Weeks Ago
Source: BigCharts.com.60
61
Why Is Iridium Out of Favor?
• SPAC structure– Many SPAC shareholders were just in it for the cash payout
upon consummation of a deal and are now selling• Many warrant owners are shorting the stock
– Iridium tried to mitigate technical issues:• Retired 30.5 million $7 warrants• Issued 16 million new shares• Repurchased15.9 million shares
• Large future funding requirement for Iridium NEXT• Dismal record of early telecom satellite networks• Prior bankruptcy
62
Iridium Came Public Via a SPAC Transaction
• SPACs have very poor track records in general• But Iridium was acquired by a SPAC (Special Purpose
Acquisition Company) controlled by Greenhill, a top quality private equity sponsor
• The deal price was negotiated during the market meltdown last fall (deal was announced 9/23/08), then the price was reduced in April and warrant dilution was cut back in July
63
Iridium NEXT
• Current satellite constellation will need to be replaced starting in 2014– Backwards compatible (existing customers will not need to
replace equipment)– Improved capacity and data rates
• Total cost: $2.7 billion– Satellites: $1.9 billion– Launch: $0.6 billion– Other: $0.2 billion
• Funding– Internally generated cash flow– Debt– Equity– Revenue offsets (hosted payloads)
Iridium’s Cap Ex Requirements Will Rise to Fund Iridium Next, and Then Fall
Source: Stifel Nicolaus estimates.64
Iridium Should Be Able to Fund Iridium NEXT From Cash Flow, Hosted Payloads and Warrant Conversion
Source: Raymond James estimates.65
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Valuation
Share price (10/19/09): $8.38Shares outstanding: 68.2 million$7 warrants 13.5 million$11.50 warrants 14.4 millionMarket cap: $572 millionLess cash: $80 millionEnterprise value: $492 million
2009 EBITDA (E) $130EV/EBITDA: 3.8x
Iridium’s Operational EBITDA is Projected to Double in Only Three Years
Source: Raymond James estimates.67
We Expect a Mid-20% IRR on This Investment for Many Years to Come
Source: T2 Partners estimates.68
Stock Price Based on EV/EBITDA MultiplesMultiple 2016 2017 2018
8 $25.36 $31.20 $37.779 $29.05 $35.22 $42.10
10 $32.74 $39.25 $46.43IRRMultiple 2016 2017 2018
8 21% 21% 24%9 23% 23% 26%
10 26% 25% 28%
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Drivers of Stock Price Appreciation
• Low current valuation multiple (40% discount to closest public comp, Inmarsat)
• Rapid growth in earnings• Removal of legacy SPAC investors• Warrant holders finish hedging (shorting the stock)• Removal of uncertainty overhang related to future capital
expenditures