TAG Immobilien (ETR:TEG) Seems To Use Debt Quite Sensibly

By
Simply Wall St
Published
December 27, 2021
XTRA:TEG
Source: Shutterstock

Legendary fund manager Li Lu (who Charlie Munger backed) once said, 'The biggest investment risk is not the volatility of prices, but whether you will suffer a permanent loss of capital.' So it seems the smart money knows that debt - which is usually involved in bankruptcies - is a very important factor, when you assess how risky a company is. Importantly, TAG Immobilien AG (ETR:TEG) does carry debt. But the real question is whether this debt is making the company risky.

When Is Debt Dangerous?

Debt is a tool to help businesses grow, but if a business is incapable of paying off its lenders, then it exists at their mercy. If things get really bad, the lenders can take control of the business. However, a more usual (but still expensive) situation is where a company must dilute shareholders at a cheap share price simply to get debt under control. Of course, plenty of companies use debt to fund growth, without any negative consequences. The first step when considering a company's debt levels is to consider its cash and debt together.

See our latest analysis for TAG Immobilien

What Is TAG Immobilien's Debt?

The chart below, which you can click on for greater detail, shows that TAG Immobilien had €3.09b in debt in September 2021; about the same as the year before. However, it does have €218.3m in cash offsetting this, leading to net debt of about €2.87b.

debt-equity-history-analysis
XTRA:TEG Debt to Equity History December 27th 2021

A Look At TAG Immobilien's Liabilities

The latest balance sheet data shows that TAG Immobilien had liabilities of €302.9m due within a year, and liabilities of €3.61b falling due after that. Offsetting these obligations, it had cash of €218.3m as well as receivables valued at €20.7m due within 12 months. So it has liabilities totalling €3.68b more than its cash and near-term receivables, combined.

Given this deficit is actually higher than the company's market capitalization of €3.53b, we think shareholders really should watch TAG Immobilien's debt levels, like a parent watching their child ride a bike for the first time. In the scenario where the company had to clean up its balance sheet quickly, it seems likely shareholders would suffer extensive dilution.

We use two main ratios to inform us about debt levels relative to earnings. The first is net debt divided by earnings before interest, tax, depreciation, and amortization (EBITDA), while the second is how many times its earnings before interest and tax (EBIT) covers its interest expense (or its interest cover, for short). The advantage of this approach is that we take into account both the absolute quantum of debt (with net debt to EBITDA) and the actual interest expenses associated with that debt (with its interest cover ratio).

With a net debt to EBITDA ratio of 10.4, it's fair to say TAG Immobilien does have a significant amount of debt. However, its interest coverage of 4.7 is reasonably strong, which is a good sign. We note that TAG Immobilien grew its EBIT by 27% in the last year, and that should make it easier to pay down debt, going forward. The balance sheet is clearly the area to focus on when you are analysing debt. But ultimately the future profitability of the business will decide if TAG Immobilien can strengthen its balance sheet over time. So if you're focused on the future you can check out this free report showing analyst profit forecasts.

Finally, a company can only pay off debt with cold hard cash, not accounting profits. So it's worth checking how much of that EBIT is backed by free cash flow. During the last three years, TAG Immobilien generated free cash flow amounting to a very robust 84% of its EBIT, more than we'd expect. That positions it well to pay down debt if desirable to do so.

Our View

Based on what we've seen TAG Immobilien is not finding it easy, given its net debt to EBITDA, but the other factors we considered give us cause to be optimistic. There's no doubt that its ability to to convert EBIT to free cash flow is pretty flash. When we consider all the factors mentioned above, we do feel a bit cautious about TAG Immobilien's use of debt. While we appreciate debt can enhance returns on equity, we'd suggest that shareholders keep close watch on its debt levels, lest they increase. There's no doubt that we learn most about debt from the balance sheet. But ultimately, every company can contain risks that exist outside of the balance sheet. These risks can be hard to spot. Every company has them, and we've spotted 3 warning signs for TAG Immobilien (of which 2 are a bit concerning!) you should know about.

If you're interested in investing in businesses that can grow profits without the burden of debt, then check out this free list of growing businesses that have net cash on the balance sheet.

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