DCF Studio

    CBRE · NYQ · Real Estate

    CBRE Group, Inc.

    Also onShortfallConsensus DriftCrosscheck

    Implied value per share

    USD 34.77

    Market price

    USD 139.50

    Implied upside

    -75.1%

    5-year forecast · Perpetuity growth terminal value · Mid-year discounting · Base case

    AdjustedReported capital expenditure averages just 0.89% of revenue, which is too low to be the company's real investment - property trusts and similar structures invest through lines that are not reported as capex. Capex has been set to 1.90% of revenue so the forecast is not handed free growth. The accounts do not separate depreciation from amortisation, so the combined charge is used - if a large part of it is amortisation of an acquisition, the reported capex is probably right and this substitution is not. Override it if the reported figure is right.

    Current EV/EBITDA of 24.0x sits outside a defensible 3-20x band, so the exit multiple is capped at 20.0x. A multiple that far out usually means EBITDA is the wrong denominator for this business.

    Value Per Share

    Perpetuity growth
    USD 34.77-75.1%
    Exit multiple
    USD 145.28+4.1%
    Market price
    USD 139.50

    Same forecast, different terminal treatment. Percentages vs price.

    Forecast Cashflows

    Reporting currency (USD). Outflows negative.

    0bn1bn2bnFY26FY27FY28FY29FY30
    Nominal FCFFDiscounted to todayUSD
    LineFY26FY27FY28FY29FY30CAGR
    RevenueUSD 44.4bnUSD 48.7bnUSD 53.3bnUSD 58.4bnUSD 64.0bn+9.6%
    EBITUSD 1.6bnUSD 1.8bnUSD 1.9bnUSD 2.1bnUSD 2.3bn+9.6%
    NOPATUSD 1.3bnUSD 1.5bnUSD 1.6bnUSD 1.7bnUSD 1.9bn+9.6%
    Add depreciation & amortisationUSD 846.1mUSD 927.1mUSD 1.0bnUSD 1.1bnUSD 1.2bn+9.6%
    Less capital expenditureUSD -846.1mUSD -927.1mUSD -1.0bnUSD -1.1bnUSD -1.2bn+9.6%
    Less increase in working capitalUSD -54.3mUSD -59.5mUSD -65.2mUSD -71.5mUSD -78.3m+9.6%
    Free cashflow to firmUSD 1.3bnUSD 1.4bnUSD 1.5bnUSD 1.7bnUSD 1.8bn+9.6%
    Discount factor0.95290.86540.78580.71360.6480-
    Present valueUSD 1.2bnUSD 1.2bnUSD 1.2bnUSD 1.2bnUSD 1.2bn-0.5%
    Present Value Of The ForecastUSD 6.0bn

    Discount Rate

    Source shown per component. All overridable above.

    Risk-free rate5.00%US 10-year Treasury (^TNX)
    Equity risk premium5.50%Market assumption
    Beta1.126Reported 1.188, pulled toward 1.0 (Blume)
    Cost of equity11.19%Risk-free + beta x equity risk premium
    Cost of debt7.00%Assumed: risk-free + 2bp (interest expense not reported)
    Market capitalisationUSD 40.4bn80.2% of capital
    Total debtUSD 10.0bn19.8% of capital, book value as a proxy
    Tax rate17.3%Effective, capped at statutory
    WACC10.12%E/V x Re + D/V x Rd x (1 - t)

    Terminal Value

    Perpetuity growth is intrinsic. The exit multiple defaults to the company's current EV/EBITDA, so it answers a different question - what the shares are worth if today's rating holds and EBITDA grows as forecast.

    Perpetuity growth at 2.50%

    Value per shareUSD 34.77

    68% of EV

    Forecast FCFF, final year
    USD 1.8bn
    Capex at depreciation, working capital in reinvestment
    USD 1.9bn
    Less reinvestment at g/ROIC (24.7% of NOPAT)
    USD -473.2m
    Capitalised
    USD 1.4bn
    ROIC (WACC floor)
    10.1%
    Terminal value, undiscounted
    USD 19.4bn
    Terminal value, discounted
    USD 12.6bn
    Enterprise value
    USD 18.6bn
    Less net debt
    USD 8.1bn
    Equity value
    USD 10.5bn

    Exit at 20.0x EBITDA

    Value per shareUSD 145.28

    88% of EV

    Terminal value, undiscounted
    USD 70.7bn
    Terminal value, discounted
    USD 45.8bn
    Enterprise value
    USD 51.8bn
    Less net debt
    USD 8.1bn
    Equity value
    USD 43.7bn

    Spread between methods: 123%.

    Sensitivity

    Value per share (USD) by discount rate and long-run growth.

    Long-run growth
    Discount rate1.50%2.00%2.50%3.00%3.50%
    8.12%49.9450.2150.4950.7651.04
    9.12%41.2941.5241.7642.0042.23
    10.12%34.3634.5734.7734.9835.18
    11.12%28.7028.8729.0529.2329.41
    12.12%23.9724.1324.2924.4524.60

    Outlined: this model. Green text: above today's price of 139.50. Shading: distance from this model's own value.

    Priced In

    What each input would have to be to justify the current price, one at a time.

    InputModelImpliedGap
    Revenue growth, every year9.6%37.3%+27.7pp
    EBIT margin3.6%9.7%+6.0pp
    Discount rate10.1%5.0%-5.1pp
    Download as Excel

    Live formulas, not pasted numbers - edit a driver and the workbook reprices.

    Yahoo Finance and RBA data. General information, not advice. Methodology.