REIT Stocks

HCP Inc Valuation – July 2016 $HCP

Benjamin Graham taught that Intelligent Investors must do a thorough fundamental analysis of investment opportunities to determine their intrinsic value and inherent risk.  This is best done by utilizing a systematic approach to analysis that will provide investors with a sense of how a specific company compares to another company or by reviewing the 10 Companies Benjamin Graham Would Invest In Today – June 2016.  By using the ModernGraham method one can review a company’s historical accomplishments and determine an intrinsic value that can be compared across industries.  What follows is a stock analysis showing a specific look at how HCP Inc (HCP) fares in the ModernGraham valuation model.

Company Profile (obtained from Google Finance): HCP, Inc. (HCP) is a self-administered real estate investment trust (REIT). The Company invests in real estate serving the healthcare industry in the United States. Its portfolio consists of investments in various healthcare segments: senior housing, post-acute/skilled nursing, life science, medical office and hospital. Its portfolio includes owned portfolio, unconsolidated joint ventures, and developments and redevelopments. It has interests in unconsolidated joint ventures representing approximately 30 properties primarily in its senior housing, life science and medical office segments. The Company has interests in approximately 530 senior housing facilities, including over 25 properties owned by its unconsolidated joint ventures. Its senior housing facilities include independent living facilities, assisted living facilities, memory care facilities, care homes and continuing care retirement communities. It has interests in approximately 310 post-acute/skilled nursing facilities.

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Downloadable PDF version of this valuation:

ModernGraham Valuation of HCP – July 2016

Stage 1: Is this company suitable for the Defensive Investor or the Enterprising Investor?

What kind of Intelligent Investor are you?

Defensive Investor; must pass 6 out of the following 7 tests.
1. Adequate Size of the Enterprise Market Cap > $2Bil $16,480,011,753 Pass
2. Sufficiently Strong Financial Condition Current Ratio > 2 1.70 Fail
3. Earnings Stability Positive EPS for 10 years prior Fail
4. Dividend Record Dividend Payments for 10 years prior Pass
5. Earnings Growth Increase of 33% in EPS in past 10 years using 3 year averages at beginning and end -29.59% Fail
6. Moderate PEmg Ratio PEmg < 20 26.14 Fail
7. Moderate Price to Assets PB Ratio < 2.5 OR PB*PEmg < 50 1.82 Pass
Enterprising Investor; must pass 4 out of the following 5 tests, or be suitable for the Defensive Investor.
1. Sufficiently Strong Financial Condition Current Ratio > 1.5 1.70 Pass
2. Sufficiently Strong Financial Condition Debt to NCA < 1.1 27.88 Fail
3. Earnings Stability Positive EPS for 5 years prior Fail
4. Dividend Record Currently Pays Dividend Pass
5. Earnings Growth EPSmg greater than 5 years ago Pass

Stage 2: Determination of Intrinsic Value

HCP value chart July 2016

EPSmg $1.37
MG Growth Estimate 0.27%
MG Value $12.44
Opinion Overvalued
MG Grade D+
MG Value based on 3% Growth $19.93
MG Value based on 0% Growth $11.68
Market Implied Growth Rate 8.82%
Current Price $35.94
% of Intrinsic Value 288.95%

HCP, Inc. does not satisfy the requirements of either the Enterprising Investor or the more conservative Defensive Investor. The Defensive Investor is concerned with the low current ratio, insufficient earnings stability or growth over the last ten years, and the high PEmg ratio. The Enterprising Investor has concerns regarding the level of debt relative to the net current assets, and the lack of earnings stability over the last five years. As a result, all value investors following the ModernGraham approach should explore other opportunities at this time or proceed cautiously with a speculative attitude.

As for a valuation, the company appears to be Overvalued after growing its EPSmg (normalized earnings) from $1.35 in 2012 to an estimated $1.37 for 2016. This level of demonstrated earnings growth does not support the market’s implied estimate of 8.82% annual earnings growth over the next 7-10 years. As a result, the ModernGraham valuation model, based on Benjamin Graham’s formula, returns an estimate of intrinsic value below the price.

HCP, Inc. scores quite poorly in the ModernGraham grading system, with an overall grade of D+.

Stage 3: Information for Further Research

HCP charts July 2016

Net Current Asset Value (NCAV) -$23.62
Graham Number $34.40
PEmg 26.14
Current Ratio 1.70
PB Ratio 1.82
Current Dividend $2.27
Dividend Yield 6.32%
Number of Consecutive Years of Dividend Growth 12

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Useful Links:

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Yahoo Finance Seeking Alpha
GuruFocus SEC Filings

Most Recent Balance Sheet Figures

Balance Sheet Information 3/1/2016
Total Current Assets $955,065,000
Total Current Liabilities $562,800,000
Long-Term Debt $10,935,944,000
Total Assets $21,199,927,000
Intangible Assets $635,676,000
Total Liabilities $11,969,180,000
Shares Outstanding (Diluted Average) 466,262,000

Earnings Per Share History

Next Fiscal Year Estimate $2.66
Dec2015 -$1.21
Dec2014 $2.00
Dec2013 $2.13
Dec2012 $1.90
Dec2011 $1.29
Dec2010 $1.00
Dec2009 $0.40
Dec2008 $1.79
Dec2007 $2.71
Dec2006 $2.66
Dec2005 $1.12
Dec2004 $1.11
Dec2003 $0.97
Dec2002 $0.97
Dec2001 $0.89
Dec2000 $1.07
Dec1999 $1.13
Dec1998 $1.27
Dec1997 $1.10
Dec1996 $1.06

Earnings Per Share – ModernGraham History

Next Fiscal Year Estimate $1.37
Dec2015 $0.90
Dec2014 $1.85
Dec2013 $1.63
Dec2012 $1.35
Dec2011 $1.20
Dec2010 $1.34
Dec2009 $1.58
Dec2008 $2.07
Dec2007 $2.05
Dec2006 $1.60
Dec2005 $1.05
Dec2004 $1.01
Dec2003 $0.98
Dec2002 $1.01
Dec2001 $1.05
Dec2000 $1.13

Recommended Reading:

Other ModernGraham posts about the company

HCP Inc Valuation – January 2016 Update $HCP
13 Best Stocks For Value Investors This Week – 10/17/15
13 Best Stocks For Value Investors This Week – 10/17/15
HCP Inc. Valuation – October 2015 Update $HCP
18 Companies in the Spotlight This Week – 10/25/14

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Disclaimer:

The author did not hold a position in any company mentioned in this article at the time of publication and had no intention of changing that position within the next 72 hours.  See my current holdings here.  This article is not investment advice; any reader should speak to a registered investment adviser prior to making any investment decisions.  ModernGraham is not affiliated with the company in any manner.  Please be sure to review our detailed disclaimer.

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