This Housing Play May Be Overlooked
Still, there are reasons to think CAH, a portfolio of 16,000 single-family homes that is one of the largest single-family rental companies in the U.S., could win investors over the second time around. That would give a substantial lift to shares of Colony Financial, which has a 25% stake in CAH and is the controlling shareholder.
Richard Saltzman, Colony Financial's CEO, said Tuesday at a conference hosted by Keefe Bruyette & Woods that a CAH spinoff could occur in 2014 and is likely "within the next 12 months, plus or minus."
He added that the unit was structured "as a private REIT that eventually could eventually could go public. There are a lot of different ways to get public. You could do a conventional traditional road show kind of offering. Or you could do spins or potentially consolidation transactions that could kind of get you to the same place so all these options are under consideration."
Though shares of Silver Bay Realty Trust
What's more, Saltzman said during a conference call after Colony cancelled the CAH IPO that the company had originally targeted it for 2014 or 2015, but moved it up "based upon the perception that the market was wide open for this type of offer."
That window shut, however, when a sudden jump in interest rates killed enthusiasm for housing stocks.
Colony doesn't publicly assign a value to CAH, though it says it paid $550 million for its stake, including $295 million in 2013 and $255 million in late 2012.
Still, a May 20 report from Goldman Sachs analyst Eric Beardsley values the stake at just $529 million. By contrast, Moody's Investors Service assigned a value of $585 million to a portfolio of 3,400 CAH homes on March 20, when it rated bonds sold by CAH. That implies a value of $2.75 billion for CAH or $688 million for Colony's 25% stake.
Moody's arrived at its value by cutting 15% from what realtors said the properties were worth, even though it hired a third party to check the appraisals from the brokers and that third party agreed with most of the appraisals. So if you add back the 15% you get $790 million for Colony's stake, or $2.70 more per share than the $5.44 Goldman's Beardsley assigned to it.