Camden Property Trust Valuation – August 2018 $CPT

Company Profile (excerpt from Reuters): Camden Property Trust, incorporated in 1933, is a real estate investment trust (REIT). The Company is engaged in the ownership, management, development, redevelopment, acquisition and construction of multifamily apartment communities. As of December 31, 2016, the Company owned interests in, operated, or were developing 159 multifamily properties, which consisted of 55,366 apartment homes across the United States. The Company also owns land holdings, which it may develop into multifamily communities. The Company’s properties typically consist of mid-rise buildings or two and three story buildings in a landscaped setting and provide residents with a range of amenities common to multifamily rental properties. The 152 operating properties in which it owned interests and operated, as of December 31, 2016, averaged 953 square feet of living area per apartment home. As of December 31, 2016, 137 of its operating properties had over 200 apartment homes.


Downloadable PDF version of this valuation:

ModernGraham Valuation of CPT – August 2018

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 $8,767,786,648 Pass
2. Sufficiently Strong Financial Condition Current Ratio > 2 0.38 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 6621.05% Pass
6. Moderate PEmg Ratio PEmg < 20 26.44 Fail
7. Moderate Price to Assets PB Ratio < 2.5 OR PB*PEmg < 50 2.57 Fail
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 0.38 Fail
2. Sufficiently Strong Financial Condition Debt to NCA < 1.1 -13.94 Fail
3. Earnings Stability Positive EPS for 5 years prior Pass
4. Dividend Record Currently Pays Dividend Pass
5. Earnings Growth EPSmg greater than 5 years ago Pass


Stage 2: Determination of Intrinsic Value

EPSmg $3.49
MG Growth Estimate 3.27%
MG Value $52.58
Opinion Overvalued
MG Grade D+
MG Value based on 3% Growth $50.66
MG Value based on 0% Growth $29.70
Market Implied Growth Rate 8.97%
Current Price $92.38
% of Intrinsic Value 175.70%

Camden Property Trust 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 over the last ten years, and the high PEmg and PB ratios. The Enterprising Investor has concerns regarding the level of debt relative to the current assets. 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 $2.87 in 2014 to an estimated $3.49 for 2018. This level of demonstrated earnings growth does not support the market’s implied estimate of 8.97% annual earnings growth over the next 7-10 years. As a result, the ModernGraham valuation model, based on the Benjamin Graham value investing formula, returns an estimate of intrinsic value below the price.

At the time of valuation, further research into Camden Property Trust revealed the company was trading above its Graham Number of $36.25. The company pays a dividend of $3 per share, for a yield of 3.2%, putting it among the best dividend paying stocks today. Its PEmg (price over earnings per share – ModernGraham) was 26.44, which was below the industry average of 47.15, which by some methods of valuation makes it one of the most undervalued stocks in its industry. Finally, the company was trading above its Net Current Asset Value (NCAV) of $-27.34.

Camden Property Trust scores quite poorly in the ModernGraham grading system, with an overall grade of D+.

Stage 3: Information for Further Research

Net Current Asset Value (NCAV) -$27.34
Graham Number $36.25
PEmg 26.44
Current Ratio 0.38
PB Ratio 2.57
Current Dividend $3.00
Dividend Yield 3.25%
Number of Consecutive Years of Dividend Growth 7

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Most Recent Balance Sheet Figures

Balance Sheet Information 6/1/2018
Total Current Assets $97,125,000
Total Current Liabilities $255,309,000
Long-Term Debt $2,205,288,000
Total Assets $6,131,906,000
Intangible Assets $0
Total Liabilities $2,703,302,000
Shares Outstanding (Diluted Average) 95,337,000

Earnings Per Share History

EPS History
Next Fiscal Year Estimate $1.59
Dec2017 $2.13
Dec2016 $9.05
Dec2015 $2.76
Dec2014 $3.27
Dec2013 $3.78
Dec2012 $3.30
Dec2011 $0.66
Dec2010 $0.33
Dec2009 -$0.80
Dec2008 $1.28
Dec2007 $2.51
Dec2006 $3.96
Dec2005 $3.58
Dec2004 $0.98
Dec2003 $0.71
Dec2002 $1.73
Dec2001 $1.41
Dec2000 $1.63
Dec1999 $1.23
Dec1998 $1.12

Earnings Per Share – ModernGraham History

EPSmg History
Next Fiscal Year Estimate $3.49
Dec2017 $4.36
Dec2016 $5.13
Dec2015 $3.03
Dec2014 $2.87
Dec2013 $2.26
Dec2012 $1.32
Dec2011 $0.49
Dec2010 $0.75
Dec2009 $1.34
Dec2008 $2.43
Dec2007 $2.79
Dec2006 $2.68
Dec2005 $1.92
Dec2004 $1.16
Dec2003 $1.28
Dec2002 $1.52

Recommended Reading:

Other ModernGraham posts about the company

14 Best Stocks for Value Investors This Week – 2/11/17
Camden Property Trust Valuation – Initial Coverage $CPT

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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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