Financing Choice and Liability Structure of Real Estate Investment Trusts

We conduct an analysis of public financial offerings of equity Real Estate Investment Trusts (REITs), with a focus on liability structure effects and whether or not firms target longer-run debt ratios. Our major findings are that (1) proceeds from equity offers are more likely to fund investment, whereas public debt offer proceeds are typically used to reconfigure the liability structure of the firm; (2) public debt issuers are often capital constrained and target total leverage ratios to retain an investment grade credit rating; and (3) the preoffer liability structure affects the issuance choice decision, in that firms with higher preoffer levels of secured (unsecured) debt tend to issue equity (public debt). Other notable findings are that the market for public REIT debt is integrated with the broader debt markets and that higher credit quality firms issue longer-maturing bonds.     

An Analysis of REIT Security Issuance Decisions

This article tests the ability of traditional capital structure theories to explain the issuance decisions of real estate investment trusts (REITs). For issuances made between 1997 and 2006, we find strong support for the market timing theory of capital structure. Controlling for past returns and growth, a REIT is more likely to issue equity when its price-to–net asset value ratio is high. This suggests that REITs issue equity in public markets when the cost of equity capital is lower in the public market than in the private market. Consistent with traditional market timing, REITs are more likely to issue equity after experiencing large price increases. We also find some support for REITs following the trade-off theory of capital structure. REITs are less likely to issue debt when proxies for expected bankruptcy costs are high.     

Finance, Investment and Investment Performance: Evidence from the REIT Sector

We examine financing, investment and investment performance in the equity REIT sector over the 1981–1999 time period. Analysis reveals significant differences between the old-REIT (1981–1992) and new-REIT (1993–1999) eras. The sector experienced rapid growth in the new-REIT era, primarily from firm-level investment as opposed to new entry. Firm-level investment was largely financed by equity and long-term debt, with little reliance on retained earnings. Financing policy stabilized in the new-REIT era, and capital structures became more complex. We find that REITs provided returns over and above their cost of capital, where most of the value-added investment occurred in the new-REIT era by newer firms. Finally, we present novel evidence on IPO activity and new firm investment–investment performance relations that is consistent with Tobin's q theory of investment.     

REIT Dividend Determinants: Excess Dividends and Capital Markets

The determinants of excess dividend payments above mandatory requirements in real estate investment trusts (REITs) are evaluated. Payment of excess dividends is related to factors associated with reduced agency costs, strong operating performance, the implementation of a stock repurchase plan and an ability to access short-term bank debt. Recognizing that access to external capital is essential for long-term growth, REITs manage dividend policy to allow for capital acquisition in the form of both equity and debt. The acquisition and use of short-term bank debt provides REIT management flexibility in determining dividend policy.     

REIT and Commercial Real Estate Returns: A Postmortem of the Financial Crisis

In the years surrounding the financial crisis, the share prices of equity Real Estate Investment Trusts (REITs) were much more volatile than the underlying commercial real estate prices. To better understand this phenomenon we examine the cross‐sectional dispersion of REIT returns during this time period with a particular focus on the influence of their capital structures. By looking at both the debt ratio and the maturity structure of the debt, we separate the pure leverage effect from the effect of financial distress. Consistent with leverage and financial distress costs amplifying the price decline, we find that the share prices of REITs with higher debt‐to‐asset ratios and shorter maturity debt fell more during the 2007 to early‐2009 crisis period. Although REIT prices rebounded with the bounce back in commercial real estate prices, financial distress costs had a permanent effect on REIT values. In particular, we find that REITs with more debt due during the crisis period tended to sell more property and issue more equity in 2009, when prices were depressed.     

Real Estate Valuation Models: Lender and Equity Investor Criteria

The use of valuation models that focus on lender criteria has been growing in the appraisal field. In the rush to build lender criteria into real estate valuation models, equity investor criteria, expectations, and requirements occasionally have been ignored. The specific criteria considered in this paper are the loan-to-value ratio and the debt coverage ratio for lenders and the equity dividend rate for equity investors. Each of these three criteria may be a binding constraint on value.
Graphical analysis provides a framework within which major real estate valuation models (i.e., Ellwood, McLaughlin, Gettel, Lusht-Zerbst, and Steele) are compared. A new valuation model (i.e., the Cannaday-Colwell model) is developed which utilizes the equity dividend rate.
The three definitional models (i.e., McLaughlin, Gettel, and Steele) are found to be relevant only by mere coincidence. Each of these models simultaneously considers two of the three key criteria, completely eliminating the possibility of consideration of anything else; i.e., the models become tautological.
It is shown that the discounted cash flow based models (i.e., Ellwood, Lusht-Zerbst, and Cannaday-Colwell) each tell one-third of the story. One of these models will be relevant depending upon whether the binding constraint is the maximum loan-to-value ratio, the minimum debt coverage ratio, or the minimum equity dividend rate. The relevant model is the one that yields the lowest value estimate of the three.     

Environmental risk management and the cost of capital

Our study of 267 U.S. firms shows that improved environmental risk management is associated with a lower cost of capital. Our findings provide an alternative perspective on the environmental‐economic performance relationship, which has been dominated by the view that improvements in economic performance stem from better resource utilization. Firms also benefit from improved environmental risk management through a reduction in their cost of equity capital, a shift from equity to debt financing, and higher tax benefits associated with the ability to add debt. These findings help build better theory regarding the outcomes of strategic improvements in environmental risk management. Copyright © 2008 John Wiley & Sons, Ltd.     

Start-ups,entrepreneurial networks and equity crowdfunding: A processual perspective

This paper outlines findings from a large-scale interview based study of start-ups who obtained equity crowdfunding in the UK. It takes a novel integrative approach towards the analysis of entrepreneurial networks by examining both personal and business networks involved in the equity crowdfunding process. Adopting a processual perspective, the empirical findings show that networks and social capital play a critical role in the crowdfunding process. Start-ups leverage, build and draw upon a complex array of network actors and “ties” as they move through the different stages of their crowdfunding journey. The paper shows that this form of funding confers important relational benefits to recipients which amount to “more than money”. It concludes that equity crowdfunding is a highly “relational” form of entrepreneurial finance, requiring holistic forms of empirical investigation. Implications for theoretical development, managerial practice and further research are outlined.     

Industry risk and market structure

This paper examines the relationship between industry risk and industry profitability. A three-equation model is employed in which profits, profit variability (total risk) and debt (financial risk) are simultaneously determined. One of the main findings of the study is that risk, as measured by profit variability, is not related to industryprofitability. One possible explanation is that risk-reducing strategies reduced profit variability and thus profit variability had little, role to play in explaining interindustry profitability. A second reason suggested by the results of the profit equation is that the equity/asset variable may be a better measure of risk.     

Review of: “ EXPERIMENTS ON DECISIONS WIDER RISK: THE EXPECTED UTILITY HYPOTHESIS ” by Paul J. H. Schoemaker,Martinos Nijhoff Publishing,Boston, 1980, xxii + 211 pages,list $18.95.

Almost every capital budgeting textbook has a chapter on the weighted average cost of capital (WACC). Though this is theoretically satisfying, it does not describe how companies actually operate. The WACC calls for a balanced capital structure in which debt and equity are utilized at some predetermined percentage. The problem is that researchers have shown that firms try to avoid selling new shares whenever possible. This leads to the pecking order theory in which firms first use internal funds, then low-risk debt, then high-risk debt, and finally, as a last resort, new common stock. There is no attempt to balance the capital structure. This survey study basically confirms that approach.     

Inflation and Real Estate Investment Value

It is demonstrated that the inflation rate must be reflected in the anticipated benefit flows used in investment value models. When flows are left unadjusted, a biased value estimate results. It is also shown that the actual effects of the inflation rate on investment value will depend on the relationships of original cost, the debt/equity ratio, and the level of depreciation expense. Inflation has a fundamentally negative impact on value traceable to capital gains and depreciation effects. This can be offset by the use of debt financing.     

资本市场开放对企业债务违约风险的影响研究——基于“陆港通”样本的双重差分分析

随着我国资本市场的逐步开放,与债务违约相关的问题也受到了社会各界人士的关注,而资本市场开放对企业经营风险存在双刃效应。本文运用2011~2020年A股上市公司样本,将“陆港通”政策的出台作为外生冲击,进行多期DID分析检验,得出资本市场开放能够显著降低企业债务违约风险;进一步研究发现,上述效应主要通过缓解融资约束与提升信息披露质量两个途径实现。本文从资本市场开放的实体效应视角,为企业违约风险的解决提供了一定的经验证据和政策建议。     

Cross‐border mergers and acquisitions: The role of private equity firms

Research summary: We show that private equity ownership (“PE backing”) of the acquirer is a signal of deal quality in cross‐border takeovers. As such, PE‐backed acquirers experience higher announcement returns in cross‐border takeovers, but only if targets are in poor information environments. We show that PE backing is a positive market signal because of PE firms' experience and networks that result from prior deals in target countries. We document that the market correctly anticipates that operating performance of PE‐backed acquirers increases as a result of cross‐border mergers and acquisitions (M&A). Managerial summary: We study cross‐border acquisitions by acquirers that are partially owned by private equity firms (“PE backing”). Cross‐border acquisitions are challenging as acquirers often have little information about targets. We document that investors react positively to cross‐border deals of PE‐backed acquirers—their stock prices increase upon deal announcements. However, this is only the case if targets are in countries with poor information environments. This is because PE backing allows acquirers to access PE firms' deal experience and networks. This makes it easier to identify and evaluate good targets, making it more (less) likely that a deal eventually creates (destroys) value. Consistent with this, we find that earnings of PE‐backed acquirers increase after buying targets in poor information environments. Copyright © 2016 John Wiley & Sons, Ltd.     

REIT Stock Price Volatility and the Effects of Leverage

This article sheds light on several puzzling empirical observations. We examine the volatility implications of equity Real Estate Investment Trust (REIT) stock returns over the sample period from January 1985 through October 2012. We find a negative “leverage effect” in the pre‐ and post‐Greenspan era, but not during the Greenspan era (circa 1994–2006). We argue that the positive elasticity of variance with respect to the value of equity during the Greenspan era can be explained by a decline in the spread between the yield on commercial mortgages and 10‐year Treasuries, which triggered a wealth transfer from REIT equity holders to REIT debt holders. We also argue that the declining commercial‐mortgage‐10‐year‐Treasury yield spread during the Greenspan era allowed REITs to take on far more risk than most people realized. We then document that average REIT stock return volatility increased significantly in the 2007–2010 period in the midst of a historic decline in REIT stock prices. The results have significant implications for the good deal of interest and debate in the media over the status of REITs and whether equity REITs have become excessively risky relative to the returns they generate.     

新型城镇化PPP项目最优资本结构及其影响因素研究——基于合作共赢的一般均衡视角

本文以新型城镇化建设中的准公益性PPP项目为研究对象,建立政府、企业、银行三方合作的理论模型,采用一般均衡分析与数值仿真模拟方法对项目最优资本结构及其影响因素进行分析,结果表明：PPP项目存在理论上的最优股权结构与资产负债率,公众收入水平、资本产出效率、折旧率、债务利率、企业所得税率以及政府偏好等因素影响项目经营收益与成本、资本运作效率、利润分配方式,并重置最优资本结构。因此,PPP项目融资方案设计应该参考多方合作共赢条件下的最优资本结构,同时,基于项目风险控制以及经济社会效益平衡的目标,通过调节各类影响因素完善项目最优资本结构。     

融资结构对创业板公司业绩影响的实证研究

融资结构可分为债务融资和股权融资,债务融资又有不同融资成本、不同融资途径、不同债务期限。债务融资下融资成本、融资途径、债务期限和股权融资与企业绩效有何关系呢？基于此,本文运用2010～2015年创业板上市公司实证研究债务融资和股权融资对公司绩效的影响。研究结果表明：股权融资与公司业绩正相关;债务融资下资产负债率、债务期限结构与公 司业绩正相关,而银行借款率与公司业绩负相关。     

Macroeconomic adjustment,food availability and nutrition status in Nigeria. A look at the 1990s

Faced with balance of payment problems, declining commodity prices, and a corresponding reduction in foreign exchange earnings, Nigeria implemented a structural adjustment program in 1986. This step was taken in response to encouragement from the International Monetary Fund and the World Bank, and was aimed to accomplish the following: find the true value of the official currency; overcome public sector inefficiency through improved public expenditure and parastatal rationalization; reschedule medium- and long-term debt to relieve debt burden; and encourage net foreign capital inflow while limiting foreign loans. Implementing and adhering to these macroeconomic adjustment policies has brought unprecedented inflation, lower real earnings, and increased malnutrition among lower income sectors of the population. The poor have suffered diminishing access to nutritious foods. Conscribed access to food and compromised nutritional status will most likely persist into the 1990s unless corrective policies are adopted. Appropriate policy would aim to increase the poor's access to food and limit population growth.     

Das Umlaufvermögen von Verteilnetzbetreibern

How much current assets are needed to operate a distribution system in Germany? The German “Energiewende” requires tremendous amounts of investment in the distribution network over the next years. The return of invested capital is regulated by § 7 Strom/GasNEV (German network tariff regulations). Current assets are principally included in the regulatory asset base in order to determine the regulatory equity yield rate. The regulatory authorities and distribution system operators have different point of views regarding the proper amount of current assets needed for operating a distribution network. This debate seems quite significant when considering that the average ratio of current assets to total assets is 25%. On the other hand, one could argue that distribution system operators do not need current assets at all. In order to address the issue of the proper amount of current assets for distribution system operators, business specific processes (such as the “EEG process”) should be examined. Furthermore, the provision of current assets causes costs of capital, which reduces the shareholder value and makes the acquisition of capital more challenging. This paper analyses such interrelations between current assets and shareholder value in regulated markets. Moreover, the current regulatory practice of cutting current assets in the regulatory asset base to a standardized amount does not seem appropriate. Rather there is a need for a multi-level and item-by-item based valuation scheme: Is the item required for the business? Is the amount limited to the efficient minimum? Is the amount comparable to other businesses? Concerning this matter, this paper examines proper instruments, such as the cash flow statement. In addition, this paper benchmarks the current (liquidity) ratio of distribution system operators and non-regulated companies. Based on this benchmark, the current assets of distribution system operators appear comparatively efficient. The results point out a need of action regarding current regulatory practice.     

Upper‐echelon executive human capital and compensation: Generalist vs specialist skills

This study extends current knowledge of upper echelon executive compensation beyond the CEO, specifically CFO compensation, based on whether they possess generalist or specialist skills. We find that “strategic” CFOs with an elite MBA (generalist) consistently command a compensation premium, while “accounting” CFOs (specialist) and CFOs with a non‐MBA master's degree, even from an elite institution, do not. Further, scarce “strategic” CFOs are awarded both higher salaries and higher equity‐based compensation. Our findings support the view that unique complementarities between scarce CFOs and firms increase these executives' bargaining power leading to pay premium. Our results are robust to post‐hiring years, firm sizes, board characteristics, and CFO's insider/outsider status. We contribute at the confluence of upper‐echelon compensation, executive human capital, resource‐based view, and assortative matching literatures. Copyright © 2014 John Wiley & Sons, Ltd.     

上市公司关联交易对盈余管理影响的实证研究

本文在对国内外相关理论及研究成果分析的基础上,结合我国上市公司关联交易的现实情况,提出四个假设,采用修正的横截面Jones模型度量上市公司的盈余管理程度,通过实证检验,证实了目前我国上市公司中仍存在关联交易盈余管理行为。实证结果显示,以往占很大比例的关联方商品和劳务购销形式的盈余管理越来越趋于淡化,而关联方资金占用与盈余管理呈显著的正相关,反映出目前我国上市公司利用关联交易进行盈余管理的方式正在发生变化。同时,实证结果表明,资产负债率与盈余管理存在着显著的正相关关系。