Investment Q&A

Q: Good afternoon!
This is one of Dorr Capital's funds that invest in mortgages (assumedly higher risk), and are speculating (pun intended!) a return of 7.5% annually, with distributions monthly.
The management fee is 1.25% (Series "A") or .85% (Series "F"). There is a cost to redeem on 30 days notice of 2% if in 1 year or 1% if in the second year.
I don't think this is much of a good idea, but was wondering:
1) Your thoughts on this specific investment?
2) Would there be any equities you could steer me towards that do this type of investment but without the management fees or the slow redemptions?
Thanks!
PaulK

Q: Can you comment on their recent acquisition? What’s your Updated view since your last comments and does this follow along with the theme that with housing becoming more unaffordable for some does this “trailer park/mobile home” space make sense for investment. It seems to according to Financial Post article

https://www.google.ca/amp/s/financialpost.com/real-estate/trailer-parks-could-hold-the-answer-to-canadas-national-housing-crisis/wcm/757f8662-6526-490c-bca4-d962c6e6c8b1/amp/

Your thoughts?

Q: Hi Peter & 5i,

Just a comment. I always find your answers to ROC (Return of Capital) perplexing to me. 5i seems to view ROC as almost a completely negative situation and that you are almost always receiving your own money back. That is just not the case. Today's response to a question from Albert regarding the ROC with regards to CAR.UN and REIT'S highlighted this situation even more. I like a stock (CAR.UN) that has went from $30 in 2016 and is $60 in 2021 and that 63.8% of the distribution during those 5 years has been ROC. Multiple great things to like in a non-registered account from a total return basis and a tax scenario.

The technical details for ROC and REIT's can be highlighted in this response from John Heinzl of the Globe and Mail. It is one of the best answers that I've seen.

Please post as Public if you think it can help with the ROC understanding.

This is the question posed to John Heinzl - I have a question about calculating the yields of real estate investment trusts. Many REITs distribute significant amounts of return of capital. It has never made sense to me to include getting my own money back when calculating my yield. Do posted yields need to be adjusted by deducting the ROC to get a more realistic idea of what one is receiving?

Answer - Return of capital doesn’t necessarily mean you are “getting your own money back.” In general, ROC is defined as the portion of a distribution that does not consist of dividends, interest, realized capital gains or other income. In some cases – for example, a high-yielding mutual fund that distributes so much ROC that its net asset value erodes over time – you are indeed getting paid with a portion of your original capital.

But with REITs, it’s not that simple. ROC typically arises when a REIT’s distributions exceed its taxable income. This isn’t necessarily a problem, however, because income is affected by accounting items, such as depreciation, that don’t reduce cash available for distributions. In other words, when you receive ROC, you are getting cash generated by the business, not some sleight-of-hand trick by the REIT.

For investors, ROC has one big advantage: It is not taxed immediately. Rather, ROC is subtracted from the investor’s adjusted cost base, which gives rise to a larger capital gain – or smaller capital loss – when the units are eventually sold. For REITs that distribute large amounts of ROC, it can significantly reduce the tax burden in non-registered accounts.

Interested in a particular REIT? Most REIT websites provide a detailed annual breakdown of the tax characteristics of their distributions. In addition to distributing ROC, REITs typically pay out capital gains (50 per cent of which is taxable), other income (which is fully taxable) and in some cases, dividends (which benefit from the dividend tax credit).

One final note: When assessing their operating performance, many REITs focus on real estate cash-flow measures, such as funds from operations (FFO) and the more stringent adjusted funds from operations (AFFO). These measures are also useful for determining a REIT’s payout ratio and assessing the sustainability of its distributions.

Q: American Tower pick-up COR but premium doesn't look that great .

Dan

Q: Which would you prefer SIA.un or Charwell and why.

Q: Thoughts on the Opendoor quarter? Do you think this type of technology/business model has a bright future? Would you rather an equal weighting of all three of these names (say 2% each) or is there a clear leader in which it might be more prudent to take a single larger 5% position?

I feel that the real estate sector could become much more efficient and liquid especially with a large player or consolidator that increases competition and should lead to lower transaction costs. Real estate agencies and the (until somewhat recently) gatekept MLS feel like a 'dinosaur' of an industry ripe for tech-based disruption. What are your thoughts about this? Thanks.

Q: I have shifted some funds from Cap and inter-rent reits to Boardwalk. My thinking is that alberta seems poised for more rent growth near-midterm with the recovery in AB and a still depressed relative valuation at BEI. What do you think of this move? And what did you think of boardwalks recent results? Thanks

Q: Why was CARs distribution in 2020 56% ROC? Is this related to their tax status?

Q: What are your recommendations for the best US and Canadian REITS for a 5-10 year hold?

Q: On your latest report on Tricon you mention an NAV of 478 M, or 2.83 per share. I am a little puzzled, on their Q2 report they report a net equity of USD of just over 2B for just over 200M shares, wouldn't that make a NAV of aprox. US $10. Please help me understand this.
Thank you.

Q: What did you think of their q3 results? Seems like the company is benefiting from exposure to the strong texas market. How does the valuation/growth compare to to other alternatives? Thanks

Q: How was their q3? Did it beat expectations? What do you think of this reit relative to alternatives?

Q: DIR is up 25% since June. Do you think this REIT is now overvalued or fairly valued and what are your thoughts about its growth prospects in the next 2 to 3 years?

Thanks for the great service.

Q: Could you comment on both DRM's third quarter results and also your overall impression of it. It has grown in to my second largest holding and it seems like they are doing many things right....wondering if you feel the same?

Q: I was very impressed with the recent quarterly report for ERE it would appear that its growth prospects are excellent and dividends will surely go up again in february (or thereabouts). Do you agree?

Is the share price divided by AFFO the most appropriate way of evaluating whether it is undervalued or fully valued, compared to its peers? If so, isn't this one very cheap indeed? Debt and POR look good, so I am just wondering about the valuation.

I realize it is harder to get information from
Europe, but this one seems to be in an excellent housing market with an excellent pipeline - and they have proven this already - so should there really be a discount (or much of one)?

Q: How did the earnings look?

Q: Do you think REITS, with their combination of high debt and yield are particularly vulnerable in a rising rate environment? Or does the underlying economic improvement that leads to rising rates counteract this? Also which sectoral REITS would you prefer in a rising rate environment if any, and finally if you have any other thoughts on this, please share them. Thanks.

Q: My Real Estate holdings, aside from a paid off home, are DIR.UN (39% of real estate holdings; up 46%), GRT.UN (13%; 11.7%), SMU.UN (16.5%; 9.5%) and TCN (31.5%; 28%).

My longer term holdings have been DIR and TCN. Following 5i's emphasis upon Industrials as a current favourable sector and comments that Industrial REITs are fewer in number (eg WPT's recent buy out by Blackstone) and therefore more valuable, plus a TD analyst comments on the possibility of an SMU buy out, I bought GRT and SMU.

However, in a general intent to streamline my overall portfolio to fewer and 'best quality' holdings, how would you suggest I amalgamate these holdings to maintain subsector and geographic coverage with projected best return? Which is the least desirable holding(s) that I might sell?

Q: I would appreciate your thoughts about this company. Thanks!

Q: Could you please update your views on Americold. Do you think the recent price declines represent an opportunity? Thanks!