Month: February 2010

 

Rickmers – DBS

April D-day looming up

 

At a Glance

• 4Q09 DPU payout of 0.57Uscts, 5% lower than 3Q09

• Loan restructuring process drags on; revenue growth stymied by inability to take on vessels on orderbook

• Significant near term liquidity risk in the form of US$130m bullet repayment less than 2 months away

• Limited DPU visibility, maintain SELL with TP of S$0.30

 

Comment on Results

In spite of the uncertain outlook, RMT’s quarterly report card continued to impress, underpinned by long-term cash flows. On a sequential basis, operations were stable, with revenues coming in flat at US$38m and cash generation of US$18.6m, down 4%. Net profit surged 65% q-o-q to US$15.2m, however, owing to US$6m accelerated amortisation of deferred income from charter contract – resulting from early redelivery of the Maersk Djibouti. Excluding this non-cash gain, net profit would have been at par with 3Q09.

 

Outlook & Recommendation

While revenues have been steady for the last 3 quarters, we should see some decline from 1Q10, owing to the redelivery of the aforementioned Maersk vessel on 1 Feb 2010. The vessel will be shortly sent for drydocking but employment thereafter is not guaranteed, and neither are freight rates likely to be attractive.

 

Except the Hanjin Newport, which the Trust took delivery of last year, the remaining 3 Hanjin 4250 TEU vessels have been delivered to and are currently being warehoused by parent, Rickmers Group. We believe it is unlikely that the Trust will be able to recognize revenue from these charters in the near term as well. While RMT has more than US$150m of undrawn credit facility at this point of time, the facility is likely to be frozen, till ongoing multiparty negotiations involving its 10 lenders and its parent are concluded.

 

RMT has formed a Finance Committee – comprising 4 Independent Directors – to safeguard the interests of minority shareholders in the loan restructuring process, but we are not hopeful of an early resolution to the crisis. Till then, operating cash flows may have to be fully redirected towards loan repayment, and visibility on future DPU payout is extremely limited. Maintain SELL.

Rickmers – BT

Rickmers lowers Q4 DPU on funding shortfalls

 

RICKMERS Maritime Trust put in a creditable fourth quarter performance despite the cloud of unsecured funding hanging over it, with charter revenue and income available for distribution rising 29 per cent and 12 per cent to US$38.1 million and US$17.7 million respectively.

Distribution per unit (DPU), however, dipped a little further even from its already cut level in the past two quarters to 0.57 US cent from 0.6 US cent in the past two quarters. Year-on-year, it was a 75 per cent drop from the 2.25 US cents it was giving a year earlier. This was due to Rickmers continuing to conserve cash in the face of funding shortfalls for deliveries due later this year.

For FY09, charter revenue rose 43 per cent to US$146.3 million from US$102.1 million the year before. The strong performance came on the back of revenue contributions from three new vessels delivered during the year.

For the full year, income available for distribution grew 36 per cent to US$76.1 million but DPU plunged by more than half to 3.91 US cents. This represents a payout of 14 per cent and 22 per cent of income available for distribution in Q4 and FY09 respectively.

Cash and cash equivalents have been building steadily over the year as Rickmers retained cash and as at Dec 31, 2009 stood at US$110.7 million.

Rickmers maintained high operational efficiency, with only 0.2 off-hire days in the fleet in Q4 and a total of 7.9 days in FY09, thereby maximising charter revenue for the trust. However, the Kaethe C Rickmers, a 5,060 TEU containership (formely Maersk Djibouti), was re-delivered to the trust from Maersk on Feb 1 and is proceeding with its first scheduled dry-docking in Asia, which should last till mid-March, management said. Rickmers is actively marketing the vessel for future employment.

Said Thomas Preben Hansen, CEO of trustee-manager Rickmers Trust Management: ‘With the cooperation of our ship manager, we have succeeded in providing our charterers with the highest level of operating efficiency at 99.9 per cent utilisation rate.’

CFO Quah Ban Huat noted that while the trust has enjoyed a good year in terms of financial and operational performance, its unresolved financing issues makes it necessary to continue with cash conservation efforts.

As negotiations with Rickmers’ lending banks are still ongoing, the trust is unable to provide any forward guidance on distribution. Since the beginning of the year, the trust has actively engaged its creditors in discussions on the resolution of its financing issues including its value-to-loan covenants, the refinancing of its US$130 million top-up loan facility maturing in April and the financing of its orderbook. None of these proposals have been accepted so far.

MLT – Nomura

Valuers upbeat, risks remain

 

• Valuers upbeat on asset values

Valuers of Mapletree Logistics Trust (MLT) appear increasingly confident of the outlook for REITs assets as well as the broader industrial market, given that they have chosen to revalue MLT’s portfolio (the first revaluation in 12 months) downwards by a surprisingly modest 0.6%. While rental growth expectations perhaps have slipped, asset values have been underpinned by a compression in capitalisation rates. On our numbers, the Singapore portfolio was valued at an average cap rate of 6.5%, versus 7.0-7.25% for the previous valuations at end-2008. Notwithstanding broader market risks, we have trimmed our portfolio cap rate assumption by 50bp to reflect the valuers’ more upbeat assessment of the portfolio amid stabilising asset values. The 50bp decline in cap rates, as well as marginal adjustments to the underlying achieved rents (on the back of slightly better 4Q09 earnings), results in our asset valuation rising by 11.6%, which flows directly to our revised intrinsic NAV of S$0.60/unit.

 

• Risks remain in the industrial sector

We still envisage risks in the industrial market – weakening demand and risks of negative reversions following a 29.2% y-y decline in industrial rents over the course of 2009 (according to Jones Lang La Salle) as warehouse vacancy rises to 10.0%.

 

• Price target revised to S$0.60/unit; maintain REDUCE

A 50bp cut in our portfolio cap rate assumption resulted in an 11.3% increase in our gross asset valuations. Following adjustments to our model to reflect: 1) new acquisitions and 2) lower interest expenses, our forecast FY10 DPU is raised to S¢5.8 versus (S¢5.1 previously) delivering a FY10 yield of 7.4%. Our intrinsic NAV rises to S$0.60/share, though valuations prompt us to retain our REDUCE call.

Cambridge – Nomura

Executing two-step funding

 

• FY10-11F DPU cut to reflect asset sale, sale of AAREIT stake; FY12F DPU of S$0.052

Following the 4Q09 results, we have revised our estimates for CREIT to reflect the sale of 16 Tuas Avenue 18A and six strata units at Enterprise Hub during the quarter. In addition, we have factored in a loss of S$2.4mn booked in 4Q09 from the sale of CREIT’s entire stake in AAREIT (formerly MIREIT), which we had previously included in our distribution forecast. All in, we have cut our FY10-11F DPU forecasts by 10.5-10.8% and we introduce our FY12F DPU forecast of S$0.052 (+1.6% y-y).

 

• Further asset divestment could pare DPU by S$0.003

As of end-4Q09, assets worth S$78.6mn have been contracted for sale over the next 12 months and booked as “investment properties held for divestment”. Assuming an average exit yield of 8% for these assets and that the proceeds will repay borrowings that cost 4.2% in cash interest, our numbers suggest another S$0.003 could be shed from our FY10-12F DPU forecasts. Given that this is in essence a two-step funding process for potential accretive opportunities (divestment proceeds to pay down existing term loan facility, and then use the debt capacity to gear up for asset enhancement of existing portfolio or external acquisition), the ultimate DPU impact therefore will depend on management’s execution of this strategy.

 

• NEUTRAL, price target raised to S$0.48

We have cut our cap rate assumption by 50bps and, adjusting for other changes following the results, we have raised our core NAV and price target to S$0.48 (from S$0.44). Our new price target offers a potential total return of 17.7%, including a projected FY10F dividend yield of 11.3%.

A-REIT – Nomura

Valuation risks remain

 

• Industrial valuers seemingly upbeat on asset values

Based on recent market valuations Ascendas REIT is unlikely to post marked changes in underlying asset values in its forthcoming 4Q10 results (April 2009), underscoring its low gearing of 0.31x. On our numbers, A-REIT’s valuation of its Singapore portfolio at cap rates of 7.0-7.25% seems modestly conservative in light of Mapletree Logistic Trust’s recent revaluation for its predominantly Singapore logistics portfolio at 6.5%. Notwithstanding broader market risks, we have trimmed our portfolio cap rate assumption by 50bp to reflect valuers’ more upbeat assessment of the industrial sector amid stabilising asset values. The 50bp decline in cap rates as well as marginal adjustments to the underlying achieved rents (following its 3Q FY10 results) sees our asset valuation rising by 12.3% (equivalent to S$0.26/unit, which flows directly to our intrinsic NAV, which is revised to S$1.66/unit from S$1.39/unit).

 

• Risks remain in the industrial sector

We still envisage risks in the industrial market — weakening demand and risks of negative reversions following a 29.2% y-y decline in industrial rents over the course of 2009 (according to Jones Lang La Salle) as warehouse vacancy rises to 10.0%.

 

• Price target revised to S$1.66; maintain REDUCE

A 50bp cut in our portfolio cap rate assumption resulted in a 10.5% increase in our gross asset valuations. Following adjustments to our model to reflect marginally higher net income as a consequence of lower operating expenses, our FY10 DPU forecast is raised to S¢13.4 versus S¢12.5 previously, delivering a FY10 yield of 6.9%. Our intrinsic NAV rises to S$1.66/share, although valuations prompt us to retain our REDUCE call.