On November 8, 2021, after the market close, Vector Group Ltd. (NYSE: VGR) announced plans to spin off real estate brokerage firm Douglas Elliman into a standalone publicly traded company. The company plans to file a Form 10 with the SEC that will detail historical financial information. The spin-off, which is expected to be tax-free to shareholders, is currently targeted to be completed late in 4Q 2021. VGR shareholders will receive one share of Douglas Elliman for every two shares of VGR owned, and the spin company is planning on paying an annual dividend of $0.20 per share ($0.05 paid quarterly). Following the separation, Douglas Elliman Inc. is expected to trade on the NYSE under the symbol “”DOUG.””
Vector Group, headquartered in Miami, FL, is a holding company with two distinct operating segments: (1) Tobacco, which manufactures and sells cigarettes via a wide range of brands; and (2) Real Estate, which, through VGR’s subsidiary New Valley LLC, owns real estate brokerage firm Douglas Elliman Realty, LLC, as well as a diverse portfolio of unconsolidated real estate holdings. Insiders own about 5% of VGR’s outstanding shares. Historically, the Real Estate segment contributed approximately 40% of revenue and less than 10% of EBITDA (excluding 2020, when the segment operated at a loss on an EBITDA basis). Given the current strength in the real estate market, particularly in the regions where Douglas Elliman has exposure, the Real Estate segment generated 54% of revenue and 24% of EBITDA through 3Q 2021 (excluding corporate allocation).
It had previously been posited that the company could consider separating its disparate operating segments, as they have negligible overlap and trade at varying multiples, which likely contributes to the lack of sell-side research coverage/overall investor awareness. The current real estate market has shown strength given secular trends as a result of the COVID-19 pandemic, which has led to significant asset price increases and a reduced supply of available inventory. Management notes that it expects the current strong housing market trends to continue, given low interest rates, high rates of inflation, and the market being in the early stages of an economic rebound. Notably, in relation to interest rates, management cites historical precedent that the housing market has not experienced significant pullbacks in periods of rising interest rates, as would commonly be expected. Conversely, tobacco usage has been in decline for several decades, given an increased awareness of associated health risks. Further, the current trend toward ESG investing likely weighs on investors’ ability to invest in the current holding company, given mandate restrictions.
Following the separation, investors will hold stakes in two more-focused companies with divergent circumstances. VGR is in a long-term secular decline that is being managed with price increases and uses cash flow to fund a portfolio of unconsolidated real estate investments, while Douglas Elliman must contend with the cyclical nature of the real estate market, which some market observers consider to be approaching peak levels.
On a pre-spin, sum-of-the-parts basis, shares of Vector Group are fairly valued at approximately $19 per share, consisting of $16 in value from the post-spin VGR ($14 per share from Tobacco and $2 per share in real estate investments), $7 per share attributable to Douglas Elliman, and $5 per share in net debt. Post-spin, we fairly value Douglas Elliman at $17 per share and VGR at $10 per share. We rate shares of pre-spin VGR at BUY, as we see the separation of Douglass Elliman as a catalyst to unlocking shareholder value. Following the separation, we would expect the potential investor base for DOUG to be widened, as the separation from Tobacco will allow investors with limitations on investment in tobacco companies to participate in DOUG. Further, we posit that DOUG’s sole focus on residential real estate opens the door to further investments from ETFs, which should boost demand for the shares. Increased demand for the real estate brokerage business may provide a degree of optionality as the initial trading multiple for DOUG may exceed our 8x applied multiple.