Building a (Global) Timberland Portfoliosites.nicholas.duke.edu/ti2019/files/2019/05/... · Why...
Transcript of Building a (Global) Timberland Portfoliosites.nicholas.duke.edu/ti2019/files/2019/05/... · Why...
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Constructing and Managing a (Global) Timberland Portfolio
JOE BACHMAN
DUKE UNIVERSITY
NICHOLAS SCHOOL OF THE ENVIRONMENT
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AgendaI. Overview: Why Invest in Global Timberlands?
II. Top Down – Portfolio Perspective
III. Bottom Up – The “do it” challenge
IV. ExamplesU.S. South
Uruguay
New Zealand
Australia
V. Observations and Implications
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Why Forests?
Interesting returns in a low-interest rate environment
Improvement in portfolio efficiency (shift of efficient frontier)
Source of CAPM alpha
Inflation-hedge
Steadiness of returns within the alternative-asset sector
Independence of growth and ingrowth relative to macroeconomic factors
Forest markets less efficient
Match with long investment horizon
Attractive income-tax attributes
Rising interest rate environment
Low relative liquidity
Are returns commensurate with illiquidity? Risk?
Duration exceeds investment horizon
Relatively high denominations required
Time lags between development and achievement of asset-allocation targets
Timing
Why Not?
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Why Invest in (Global) Forests?Investment performance
Inflation hedge
Low volatility
Uncorrelated to other asset classes
Diversification
Long-term markets for wood fiber
Biological Growth: “Trees grow…”
Inefficient Markets
Active Management
Optionality/Investment Horizon
Intergenerational Wealth Transfer
Environmental, Social & Corporate Governance objectives (ESG)
Sustainably managed renewable resource
Eco-friendly source of building products
Renewable energy
Carbon storage
Habitat and other ecosystem services
How do these translate into investment value?
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Why go Global? 1. Modern Portfolio Theory (MPT) (✓)
2. Replicating Global Timberland
3. Managerial Expertise (Spectrum of Global Investment Breadth)
(Strategic Fit)
(Execution Risk)
4. Emerging Markets (Increasing Blended Returns)
(Managing Factor Loadings)
5. Biological Growth (Actively Managing Components of Return)
6. Option Value(Reduced Real-Estate Value Offshore)
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Investing + Forestry: Unlikely Marriage?
Markets
Operations
Silviculture
Portfolio Theory
Underwriting
Selection
?
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Top Down: Portfolio Approach
Portfolio Theory
Underwriting
Selection
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Forest Investment Value Chain
Investors InvestmentAdvisors
InvestmentVehicles
Forest Assets
• Pension Funds• Foundations• Endowments• Family Offices• Clubs• Conservation Orgs.• Individuals
• RIAs• TIMOs• REITS• C-Corps• Consultants
• Funds• Separate Account• Trusts• MLPs• Portfolio Companies• LLCs• Fee Simple
• Land• Trees• Non-timber Values
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How?: Three Questions
How is Value Created?
What’s it Worth?
Willingness to Pay?
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What’s it Worth?Valuation:
Like any other project the value of a forest investment may be estimated to be the net present value (NPV) of its future cash flows
Simple Business:
Cash Flow = Price x Volume
Discount Rates:
DR is both a tool to estimate and express risk but also a reflection of expected returns…
Based on a survey of market participants by James W. Sewall Company, investors see current discount rates for U.S. Timberland at about 5%
Based on CAPM -- ? Closer to 10%!
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Risk Premia: “Core” Geographies
0 50 100 150 200 250 300 350 400 450
UKNew Zealand -…
Australia - PineAustralia - EucCanada - B.C.…
Chile -- PineUruguay - Euc.Australia - Euc.Uruguay - Pine
S. Brazil PineS. Brazil Euc.
Panama TeakW. Central Brazil
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Risk Premia: “Emerging (?) Markets”
0 100 200 300 400 500 600 700 800 900
Latvia, Lithuania, Estonia (Hwd.)Romania
Hungary/Poland HwdUruguay - Pine
S. Brazil PineS. Brazil Euc.
W. Central BrazilCosta Rica Teak
Australia SandalwoodPeru-Brazil Native
Colombia Euc.ArgentinaNicaragua
W. Central Brazil - TeakGuatemala - Teak
Indonesia - PlantationsCambodia - Plantations
Ecuador - PlantatoinsMexico - Plantations
Russia - Boreal (Africa 5)S. Africa - Plantations
Malaysia - PlantationsChina - Plantations
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What a timber portfolio might look likeGeography/Investment Size (USD mm) % Expected Return
Australia 200 29% 9.0
New Zealand 200 29% 8.5
Uruguay 100 14% 9.0
Chile 100 14% 9.0
Brazil 50 7% 10.0
Other 50 7% 12.0
Total $700 100% 9.1%
Geography/Investment
Size (USD mm)
% Expected Return Risk??
Australia 200 29% 9.0
New Zealand 200 29% 8.5
Uruguay 100 14% 9.0
Chile 100 14% 9.0
Brazil 50 7% 10.0
Other 50 7% 12.0
Total $700 100% 9.1%
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Diversification: Good, Better…
New Zealand29%
Chile14%
Brazil7%
Uruguay14%
Other7%
Australia29%
Geography
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Diversification: Even Better…
Sawlog53%Pulplog
41%
Specialty 5%Product
Asia33%
Australia15%India
10%
Europe7%
Local LatAm7%
North America28%
Market
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Bottom Up: Forest Value Chain
Markets
Operations
Silviculture
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How?: Three Questions
How is Value Created?
What’s it Worth?
Willingness to Pay?
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Forest Products Value ChainThe basic economic system of value creation
Forest Production
Harvest, Transport, Manufacturing Marketing, Distribution
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Forest Products Value ChainDisaggregation of value chain allows identification of opportunities to create value
Marketing, Distribution
Harvest, Transport, Manufacturing
Forest Production
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Forest (Investment) Management Strategies
Freehold w. Land Rental*
Freehold, Even-aged
Freehold, Mature
Freehold, Mid-rotation
Freehold, Regeneration
Anchor/Aggregation
Turnaround/Reposition Species
Aggregation
Greenfield
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Forest (Investment) Management Strategies
Freehold w. Land Rental*
Freehold, Even-aged
Freehold, Mature
Freehold, Mid-rotation
Freehold, Regeneration
Anchor/Aggregation
Turnaround/Reposition Species
Aggregation
Greenfield
Risk
Ret
urn Ag
ES
EM
VI
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U.S. South Plantation (re)Establishment
Confidential | 24
Source: RISI
0.0
0.5
1.0
1.5
2.0
2.5
3.0M
illi
on
Acre
s
US South Pine Tree Plantings
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Forestry in the SouthBUT WHAT ABOUT PRICING?
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U.S. South: Summary Thoughts
1. Robust Supply: Reforestation Subsidies
2. Demand Shock
3. “10 years into a 4 year recovery”
4. Key Risk: Price Projection
5. Timber/Timberland Pricing Divergence
6. Discount Rate Decline…
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UruguayIf you build it, will they come?
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Relative Global Softwood Growth Rates
0
5
10
15
20
25
30
35
RussiaBoreal
CanadaBC/Alberta
NordicCountries
U.S. South SouthAfrica
Australia NewZealand
Uruguay SouthernBrazil
m3/h
a/yr
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Uruguay (Pine)Trees grow quickly and factor costs are relatively low.
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Uruguay (Pine)Incentives for plantation establishment in 1990s
Solid wood industrialization is still in its early stages
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UruguayFrom the late 1990s, a landscape was transformed and a forest products economy developed
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Uruguay (Hwd.)Solid wood industrialization is still in its early stages
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Uruguay (Hwd.)Solid wood industrialization is still in its early stages
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Uruguay
Forest technology fundamental in developing resource
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Uruguay
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UruguayI N D U S T R I A L D E V E LO P M E N T H A S B E E N M O S T S U C C E S S F U L W I T H H A R D W O O D P U L P P R O D U C T I O N
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Brazil
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Uruguay: Summary Thoughts1. MPT ✓
2. Active Management of Return Component ✓
3. Managerial Expertise: Differences … ✓
4. Emerging Markets: ✓ , HW yes/SW not yet…
5. Option Value: Mitigated by Soil Governance ?
6. How do you price the risk?
7. What do you do if it doesn’t work out?
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New Zealand: Small Islands, Big Timber
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New Zealand: Small Islands, Big Timber
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New ZealandCarbon value of forests is becoming a factor in land use decisions
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New Zealand
Just like Wisconsin… Cows and Trees
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New Zealand ETS: the Early DaysCertified Emissions Reduction SchemeForestry admitted into scheme in 2008; recognized as “Carbon Sink” (19% of NZ emissions)
Distinction between “pre-1990” and “post-1989” forestsPre-1990: allocation of 60 NZUs per hectare as partial compensation (no deforestation)Post-1989: generation of NZUs through rotation; liability incurred at harvest unless reforestation occurs (i.e. no deforestation)
1 NZU = 1 ton of CO2 emission; initial surrender price of $25/NZU“2 for one” surrender obligation (i.e. ½ price!)Linked to international certified carbon markets, notably Europe
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Dairy Pricing Adds Another Wrinkle!
Milk Prices: USD/cwt
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2007CARBON DATING: A RACE AGAINST TIME ON THE WAIKATO PLAIN…
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2008With introduction of ETS carbon value of forests is becoming a factor in land use decisions
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New ZealandCompeting land uses including carbon value drive reforestation decisions
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New ZealandCarbon value of forests is becoming a factor in land use decisions
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New ZealandCarbon value of forests is becoming a factor in land use decisions
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New Zealand Unit PricingPolicy-driven Changes in New Zealand ETS have driven price volatility of NZUs
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New Zealand Forestry Carbon
Investment Landscape• Carbon “windfall” for dedicated forest
landowners given acquisition pre-ETS
• Later acquisitions, both assets and liabilities associated with credits priced into market
Value can be created in many ways• Sale of pre-1990 credits• Leasing of post-1989 credits• Curing of carbon liabilities with external credits• Curing of liabilities with shortened rotations• Optimization of land use in financial terms given
carbon liabilities allowed production forest to remain as forest
• However, optionality of forest for carbon has been eliminated
Development of NZ ETS created dynamic that drove land use choices
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New Zealand: Summary Thoughts
1. Softwood Core Competency
2. Globalization Winner
3. Environmental Market Early Adopter
4. Opportunities Limited
5. Supply Chain Complexity and Expense
6. Currency!
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Australia
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Australia
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They’re on the road, mate…
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Australia
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AustralianMIS HardwoodPlantations
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WA
Green Triangle
Bachman, J., Presentation to “Who Will Own the Forest 11”, September, 2015
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Australia: Transport and Logistics Key
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Brazil in AustraliaAUST R A L IA I S A N ET I MPORT ER OF F I N I SHED FOR EST PRODUC TS A N D YET A N ET EXPORT ER OF R AW M AT ER I ALS
GO F I GURE…
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Australia Hardwood: Summary Thoughts1. Aussie = Net Wood Importer
2. Political Stability
3. Emerging China Market
4. Supply Side Volume Threat (Vietnam, Chile, Acacia spp.)
5. Supply Chain Complexity and Expense
6. Operational Challenges: Trucks, Ports, Boats
7. Currency!
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Why go Global? 1. Modern Portfolio Theory (MPT) (✓)
2. Replicating Global Timberland
3. Managerial Expertise (Spectrum of Global Investment Breadth)
(Strategic Fit)
(Execution Risk)
4. Emerging Markets (Increasing Blended Returns)
(Managing Factor Loadings)
5. Biological Growth (Actively Managing Components of Return)
6. Option Value(Reduced Real-Estate Value Offshore)
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Making it happen…
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