I wanted to bring Howard Hughes Holdings (HHH, fka HHC) ($4.1B market cap) back up front as they just had their investor day this past Monday where they laid out a $118/share NAV and its been 3.5 months since Pershing Square filed their 13D without much of an update. I believe it is likely that Ackman takes it private at somewhere between $95-$105/share.
Below are management’s NAV slides:
Note the use of the phrase “conservative sum of the parts” in the second bullet. I’m sure lawyers took a close look at this deck before it was published and the company will need to justify a discount to this number in a private sale transaction (which they can and will, not suggesting it’ll go for $118).
The bulk of the NAV is in the land, which is a little squishy and unlikely to be valued properly by public market investors, it’s not often that land banks trade at NAV. However, as the below slide shows, most of their land value is located in Summerlin outside of Las Vegas, where land sales to homebuilders have been strong for some time and the MPC long reached critical mass.
The nascent MPC of Floreo in Arizona, where the land value is least stress tested, is only 7% of the MPC NAV. Additionally, mortgage rates remain stubbornly high despite the Fed starting to ease short term interest rates, it doesn’t seem like we’ll get a quick snap back to where existing home inventory jumps back to normal levels in the near term. Leaving the only game in town new inventory.
Howard Hughes has noticeably pulled back on development in last year or two due to near zero office demand and increased construction costs, but there’s been minimal change to the asset value of their commercial land real estate, that doesn’t quite add up. Additionally, they’ve only just started their first office building in Bridgeland, commercial properties are years (decade?) off in Teravalis/Floreo, it’s hard to square that math in my head even with healthy discount rates.
They also bumped up their Hawaii (and now also Woodlands) condo price per square foot up significantly as they’ve recently announced the last two buildings (located near the beach, would replace part of the land occupied by their sales center at the IBM building) as ultra luxury. Just a few years ago, this price per square foot would seem unattainable, high rise development is a risky endeavor, keeping the discount rate constant while bumping up the price 60% doesn’t immediately scream “conservative sum-of-the-parts” valuation to me. But they’ve done extraordinarily well in Ward Village, breezed through several potential economic headwinds since development there started over 10 years ago.
For the operating assets, they do appear to be on the conservative side.
Their office assets are primarily located in growing desirable areas without some of the headaches of large gateway markets and their occupancy levels show that at 88%. The lagger in their portfolio is Hughes Landing in the Woodlands, they’re moving their headquarters once again, this time just inside the MPC from the Town Center to Hughes Landing in order to focus on it (there’s also a luxury multi-family asset being built there) and free up the premium space they previously occupied in the OXY buildings.
So net-net, operating properties are probably a little undervalued, the commercial land and condos slightly overvalued given the timing of those cash flows and risks involved in development. We know that Ackman can’t pay $118/share, he’s a fiduciary to his own investors who would be backing the deal, somewhere between $95-$105 seems right to me (no hard math, just a guess). He owns 37.5% of the company, while there’s likely a process ongoing to identify other bidders, its hard to imagine another bidder willing to pay more (otherwise they would have back in 2018-2019 when then HHC ran a similar strategic alternatives process, presumably without Ackman has a bidder since he didn’t update his 13D at the time).
Ackman has an attachment to Howard Hughes (he’s essentially the company’s founder and has added to his ownership stake along the way, during Covid and through a 2022 tender offer more recently) that I think the market is underestimating, his Forbes cover is often mocked, but the byline to the 2015 article is about how he’s going to turn Howard Hughes (not Pershing Square) into his version of Berkshire Hathaway. He’s been an outspoken supporter of President-Elect Donald Trump and Republicans in the 2024 election, with the red sweep he’s likely confident in the economic climate going forward, possibly bulled up on animal spirits wanting to secure a big win.
In his fund’s quarterly update call yesterday, he said, “..we don’t think that Howard Hughes is going to develop a real franchise today as a public company.” He’s really the only one who can change that with his ownership level and the structure of HHH, he’ll take it private within 1-2 months and do well with it.
Disclosure: I own shares of HHH and some calls on HHH