Reading Flash Cards
Endowments
perrmanent pools of capital owned by institutions such as colleges, universities, hospitals, museums, and religious institutions
Corpus
the nominal value of the initial gift
Operating foundations
the income generated by the endowment is used to fund the operations of the charitable organization
Community foundations
based in a specific geographical area, concentrating the charitable giving of a regions residents. The gifts and investment returns received by the community foundation are distributed in the form of grants to other charities in the community
Corporate foundations
sponsored by corporations and their employees. Similar distribution to community foundations.
Independent foundations
funded by an individual or family
Intergenerational equity
balancing the need for spending on the current generation of beneficiaries with the goal of maintaining a perpetual pool of assets. 50% = value of maintaining inflation adjusted value in perpetuity. 50
Foundation Spending Limits
Us law requires foundations to spend 5% per year on expenses and charitable activities
Endowment Model
aggressive return targets as well as the perpetual life of endowments has led to an aggressive asset allocation (which often incudes substantial alternative investments).
Return Attribution
contributions from strategic asset allocation + security selection + market timing/allocation
strategic asset allocation return
multiplying weightd by benchmark returns to each asset class
Tail risk
a large drawdown in portfolio value during times of increased systemic risk
Real Assets
include inflation linked bnds, both direct and private equity fund investments in mining, oil and gas, timber, farmland and infrastructure. Ideally a real-asset portfolio would earn long term returns smilair to equity markets, with yields similar to fixed
Inflation beta
a positive inflation beta represents an inflation hedge.
Pension Plans (pension schemes or superannuation plans)
manage assets that are used t provide workers with a low of income during their retirement years
Mortality risk
the age at which someone dies
Longetivity risk
the risk that an individual lives longer than anticipated
Defined Benefit (DB) Pension Plans
a type of pension plan in which an employer/sponsor promises a specified monthly benefit on retirement that is predetermined by a formula based on the employee’s earnings history, tenure of service and age, rather than depending directly on individual investment returns.
Retirement Income Replacement ratio
the pension benefit as a portion of final salary
Non-Portable Benefits
benefits earned at one employer do not continue to accrue at another employer
Accumulated Benefit Obligation
the present value of the amount of benefits currently accumulated by workers and retirees
Projected benefit obligation
the present value of the amount of benefits assumed to be paid to all future retirees of the firm
Funded status (pension plan)
the amount of the plan’s current assets compared to its projected benefit obligation (PBO)
Surplus of a pension plan
the amount of assets in excess of the projected benefit obligation (PBO)
Surplus risk
the tracking error of the assets relative to the present value of the liabilities
Frozen pension plan
a pension plan where employees scheduled to receive DB pension benefits will no longer continue to accrue additional years of service in the plan
Liability-driven investing (LDI)
seeks to reduce surplus volatility by building a portfolio of assets that produces returns that are highly correlated with the change of the plan’s liabilities
Government Social Security Plans
providing retirement income to all previously employed citizens of a specific country
Defined Contribution Plans
The employed makes a stated contribution to each covered employee on a regular basis. There is no surplus risk to the employee (assets always match liabilities).
Venture Capital
equity co-invested with entrepreneurs to fund their young and potentially fast-growing companies and is often active in technology sectors.
Early Stage VC
Split into the seed and startup stages
Seed Stage
takes place before a company is set up and any new product is sold
Startup Stage
Once the seed stage is successful the startup stage is used to establish the company and begin to market its new product
Expansion Stage (developmental capital stage)
company has already established the technology and market for its new product.
Buyout
capital provided as a mix of debt and equity to acquire from current shareholders an established business
5 Types of Buyout
MBO – management buyout, MBI – management buy-in, P2P – public-to-private, LBO – Leveraged buyout
Mezzanine
capital provided through the issuance of subordinated debt. Mezzanine financing is halfway between equity and secured debt
Rescue (turnaround) strategy
capital is provided to help established companies recover profitability after experiencing trading, financial, operational or other difficulties
Replacement capital (secondary purchase) strategy
capital provided to acquire existing shares in a company from another PE org.
Limited partnership structure
PE Fund Investment program buys units of a PE fund GP which in turn purchases units of a PE fund
Co-investment
the PE fund has an additional investment in a certain portfolio company typically at a preferential manager and fee terms
Going direct
eschew PE funds altogether – makes direct investments in to the portfolio company
Vintage year
the year in which the first capital is drawn down
J-curve – (hockey stick)
curve generated by plotting the returns generated by a PE fund against time
Net Asset Value (NAV) J-Curve
the evolution of NAV versus the net paid in (NPI)
Limited Partnership Agreement (LPA)
defines the legal framework of the fund and its terms and conditions. Divided up into two main categories (1) investor protection clauses and (2) economics terms and clauses.
Distribution waterfall
defines how returns are split between LP and GP and how fees are calculated
Moral Hazard
cheating
adverse selection
Lying
holdup problem
In economics this is a situation in which two parties refrain from cooperating due to concerns that they might give the other party increased bargaining power and therefore reduce their own profits
Qualified majority
75% of the limited partners (as opposed to 50% for a simple majority)
Carried interest (carry)
the share in the funds profits received by the fund manager. This can be calculated on either fund as a whole or a deal by deal basis
Preferred return (hurdle rate)
the minimum return the manager must make before they acquire the carry
Key person provision
allows the limited partners to suspend investment/divestment activities until a replacement is found
Bad-leaver cause
allows for a for-cause removal of the GP. Normally requires a simple majority, but is hard to prove cause/conditions for a for cause removal
Good-leaver termination
requires a qualified majority (75%) but requires no cause
Clawback
a liability triggered when at the end of a funds life, the limited partners have received less than the sum of contributed capital and a certain amount of the funds profits. Can go both ways (GPLP)
Type 1 Conflict of Interest
conflict between a firms own economic interests and the interests of its own clients
Type 2 Conflict of Interest
conflict between the firms clients, or between types of clients and forces the firm to pick between the two.
PE Performance Drivers
portfolio design, management of liquidity, and fund manager selection
Bottom up approach
based on fund manager research, emphasis is on screening all investment opportunities in the targeted PE markets and picking the perceived best fund managers.
Top down approach
analyzes the macroeconomic conditions surrounding the targeted PE markets and then determines the strategic asset allocation
Core-satellite approach
is a way of allocating assets to protect and grow wealth. The portfolio is structured into various sub portfolio.
Core portfolio
the safe/base portfolio.
Satellite portfolio
the bet on radical changes
Naïve diversification
the optimal strategy when there is no information that allows differentiation among assets
Interim Internal Rate of Return (IIRR)
cash weighted IRR and the since-inception IRR. The most appropriate return measure for VC and PE funds. [(Dt / (1 + IIRRt)^t) – (Ct / (1 + IRRt)^t) + (NAVt / (1 + IIRRt)^t) = 0]; where Dt = fund distribution in period t, Ct = capital contribution or drawd
Internal Rate of Return (IRR)
the implied discount rate that makes the NPV of all cash flows equal to 0. [(Dt / (1 + IRRt)^t) – (Ct / (1 + IRRt)^t) = 0]; where Dt = fund distribution in period t, Ct = capital contribution or drawdown in period t.
Modified IRR (MIRR)
assumes a given reinvestment rate, instead of using the IRR rate.
Total Value to paid in ratio (TVPI or total return)
a measure of the cumulative distribution to investors plus the total value of the unrealized investments to the total capital drawn from investors
Distribution to paid-in ratio (DPI or realized return)
a measure of the cumulative distribution to investors relative to the total capital drawn from investors
Residual value to paid-in ratio (RVPI on unrealized return)
a measure of the total value of the unrealized investments relative to the total capital drawn from investors
Benchmarking
aims to evaluate the performance of a specific entity by comparison to a standard or a point of reference.
Important aspects of a benchmark:
Unambiguous/knowable, Investable, Measurable, Specified in advance, Appropriate
Survivorship bias
the bias that managers or funds that perform poorly tend to go out of business and drop out of the peer universe
Style drift
the tendency of investment managers to deviate over time from their initially stated and agreed-on investment style
Two main exit routes to PE investments –
secondary transactions and securization
Secondary transactions
there is a secondary market for limited partnership shares. Transactions take place at a negotiated price, often at a significant discount to NAV
Securitization
involves the transfer of a partnership share to a SPV for a collateralized fund obligation.
Economic value approach
used to forecast cash flows
Bottom up cash flow projection
analyzing a funds main drivers and aggregating these individual components
Modified bottom up approach
this is used when it is difficult or too costly to determine to determine specific exit scenarios. In this case, alternative inputs are used at the fund manager or market level, including fund manager track record or broad VC market insight
Modified comparable approach (Top down cash flow projection)
this method does not rely on the projection of individual portfolio company exit values, but rather on a high level evaluation of the overall private equity fund and on information on the pas performance of cash flows of comparable funds
CAPM
defines the relationship between risk and return. E(Ra) = Rf + Ba [ E(Rm) – Rf ]
Relative volatility
measures the volatility of an asset relative to the average volatility across all assets in the market
Bottom-up beta approach
estimating risk parameters using the financial characteristics of the portfolio companies
Unleveraged Beta
B(u) = B(l) / [ 1 + (1-Tc) x (D/E) ]; where Tc = corporate tax rate and D/E = debt to equity ration
Advantages to real estate
Absolute returns, Inflation hedge, Diversification with stocks and bonds, Cash inflows, Income tax advantages
Disadvantages
Heterogeneity (uniqueness, every property is very different and hard to analyze), Lumpiness (assets cannot easily be bought and sold), Illiquidity
Mortgage
a debt instrument collateralized by real estate. Mortgages with high credit risk can behave like equity and long term leases can behave like debt
Private Real Estate Equity
involves the direct or indirect acquisition and management of actual physical properties that are not traded on an exchange
Public Real Estate Investment
the buying of shares of real estate investment companies and investing in other indirect forms of real estate
REITs
securitized pools of real estate. Advantages are liquidity, investor access, low transaction costs, better corporate governance and transparency
2 Main Restrictions to REITS
(1) 75% of income must be derived from real estate activities – (2) 90% of taxable income must be paid out in the form of dividends
Fisher effect
states that nominal interest rates will incorporate both real interest rates and a premium for anticipated inflation. The net result is every asset in an informationally efficient market provides identical protection from anticipated inflation
Smooth
the extent that a price or return series demonstrates a delayed response to price movement
Unsmoothing
the process of removing the effects of smoothing from a data series
Causes of RE smoothing
Appraisals and transaction costs cause smoothing
First order autocorrelation
when the first data point correlates to the data point prior
Anchoring
the disproportionate weight given to previous observations
Core Real Estate
assets that achieve a relatively high percentage f their return from income and are expected to have low volatility. Core properties are the most liquid, most developed, least leveraged, and most recognizable properties in a real estate portfolio. Most of
Value-Added Real Estate
exhibit one or more of the following attributes: (1) achieving a substantial portion of their return from appreciation in value, (2) exhibiting moderate volatility, (3) not having the reliability of core properties
Opportunistic Real Estate
properties expected to derive a substantial part of their return from property appreciation and may exhibit substantial volatility in value and returns.
Real estate style boxes
use 2 categorizations of real estate to generate a box or matrix that can be used to characterize properties or portfolios
Cap Rate
the cap rate of a real estate investment is the net operating income (NOI) of the investment divided by some measure of the real estate’s total value: Cap Rate = NOI / Value
Real Estate Value
NOI / Cap Rate
Cap Rate Spread
the excess of the cap rate over the yield of a default-free 10 Yr bond.
Risk Premium Approach
expresses a risky assets return as the sum of a riskless return and a premium for bearing the risk of that asset
NCREIF NPI (National Property Index)
appraisal based index. Value weighted. Calculated on an unleveraged basis and pre-tax. Property values are reported every quarter
Real estate price discovery
the process by which the opinions of market participants about the value of an asset are combined together into a single statistic.
Hedonic price index
involves using observed real estate transaction of some properties to estimate the prices of all properties.
Pooling of securities
a collection of tradable securities into a single tradable entity
Securitization
a collection of non-tradeable securities into a single tradable entity
Open Ended vs. Closed End Funds
Closed end funds have a fixed amount of shares, so it will be trading at a premium/discount to NAV. Open ended funds should trade close to NAV
Income Taxation
investors in high income brackets should concentrate on real estate investments that offer substantial income taxation advantages, and investors in low or zero income tax brackets should generally avoid investments that offer tax advantages
2 Primary Tax Advantages to Investing in RE
(1) Deferral of gains (real estate can offer the advantage of deferred taxation of investment gains until the assets are liquidated) and (2) Leverage (generally offers tax deductible financing costs for income tax purposes)
Leveraged Return Formula
R(lev) = R (asset) * L; where L = leverage factor
Leveraged Volatility
Vol(lev) = Vol(asset) * L
Rational for Farmland as an investment
Inflation hedge, A diversifying source of return, and As an asset positioned for a food and energy scarcity theme