RE:RE:FMV of MRT.UN propertiesThanks for mentioning Partners REIT. I like to study failed companies.
I'll lay out some reasons why I think MRT.UN is very different from PAR.UN (delisted, went private, they did not bankrupt)
1. PAR.UN had a leverage ratio of 60%. MRT. UN has way lower ratio (sorry, too lazy to open FS to find the acutal ratio lmao, it's Saturday, cheers)
2. PAR had only a total enterprise value of 102M. MRT is a billion-dollar company.
3. Morguard is a reputable real estate asset management company. If they do aggressive accounting with MRT.UN, they gonna lose their institutional investors. PAR.UN were managed by some random guys and they started on the venture exchange.
Thank you for mentionning a failed company with a flawed business strategy. I learn nothing from cheap and solid companies :)
wheeloffortune wrote: The problem is if I type in TMX MRT.UN, key data says EPS = -5.75. It is bleeding serious cash. PRV.UN EPS -=+0.45, DIVY=7.45 and it's an $8 stock trading at $6 (a much better deal). The mismanagement at MRT.UN hasn't changed for years. There are so many way better REITs out there that pay a better divy, are still at discount and are not bleeding serious cash due to mismanagement. Investors who lost money on pre-pandemic mismanaged reits that liquidated like PARTNERS REIT don't want to get burned again. They were saying the same BS with Partners REIT that FMV was high vs liabilities, but then management sold off the properties at a huge discount (pre-pandemic) screwing over the shareholders with little equity left. "OH, but it's audited financials with tonnes of equity", you say... You think the same can't happen here by this bad management group??
15Stanmore wrote: At December 31, 2019 the audited FS of MRT.UN reported a unit holder's equity or $1,537 million and 60,735,539 units issued and outstanding, for a Net FMV per unit of $25.32. Total assets were $2,937 million and liabilities were $1,399 million.
The shares closed on December 31, 2019 at $11.79, a 53% discount to its apparent audited FMV.
At December 31, 2020 the audited FS of MRT.UN reported a unit holder's equity or $1,158 million and 64,125,215 units issued and outstanding, for a Net FMV per unit of $18.05. Total assets were $2,558 million and liabilities were $1,400 million.
The shares closed on December 31, 2019 at $5.39, a 70% discount to its apparent audited FMV.
This would appear to be an unsupportable discount, especially when compared to other Canadian REITs many of whom trade at a modest 5% to 10% discount, and some who trade at a premium (TNT.UN for example, currently trading at an 8% premium).
On the other hand, the earnings generated by the FMV assets appear to be significantly below industry standards. Does this suggest the current FMV calculations of the properties are vastly overstated, even after being written down by $420 million (about 14%) at the end of 2020.
I would normally be interested in buying a security trading at a 70% discount to its fair value, as time should see it revert to something closer to its true value and hence reward a patient investor. I am not sure it applies in this circumstance with its persistent history of oversized discounts to FMV.
Can anyone help?