Is Hangzhou SF Intra-city Industrial Co., Ltd. (HKG:9699) Trading At A 42% Discount?

Key Insights

• Using the 2 Stage Free Cash Flow to Equity, Hangzhou SF Intra-city Industrial fair value estimate is HK$14.10
• Hangzhou SF Intra-city Industrial's HK$8.22 share price signals that it might be 42% undervalued
• Our fair value estimate is 17% higher than Hangzhou SF Intra-city Industrial's analyst price target of CN¥12.01

In this article we are going to estimate the intrinsic value of Hangzhou SF Intra-city Industrial Co., Ltd. (HKG:9699) by taking the forecast future cash flows of the company and discounting them back to today's value. Our analysis will employ the Discounted Cash Flow (DCF) model. There's really not all that much to it, even though it might appear quite complex.

Companies can be valued in a lot of ways, so we would point out that a DCF is not perfect for every situation. If you want to learn more about discounted cash flow, the rationale behind this calculation can be read in detail in the Simply Wall St analysis model.

Check out our latest analysis for Hangzhou SF Intra-city Industrial

The Model

We use what is known as a 2-stage model, which simply means we have two different periods of growth rates for the company's cash flows. Generally the first stage is higher growth, and the second stage is a lower growth phase. To begin with, we have to get estimates of the next ten years of cash flows. Where possible we use analyst estimates, but when these aren't available we extrapolate the previous free cash flow (FCF) from the last estimate or reported value. We assume companies with shrinking free cash flow will slow their rate of shrinkage, and that companies with growing free cash flow will see their growth rate slow, over this period. We do this to reflect that growth tends to slow more in the early years than it does in later years.

Generally we assume that a dollar today is more valuable than a dollar in the future, so we need to discount the sum of these future cash flows to arrive at a present value estimate:

10-year free cash flow (FCF) estimate

	2024	2025	2026	2027	2028	2029	2030	2031	2032	2033
Levered FCF (CN¥, Millions)	CN¥49.0m	CN¥159.0m	CN¥268.3m	CN¥398.8m	CN¥536.9m	CN¥670.1m	CN¥790.3m	CN¥893.9m	CN¥981.0m	CN¥1.05b
Growth Rate Estimate Source	Analyst x1	Analyst x1	Est @ 68.72%	Est @ 48.67%	Est @ 34.63%	Est @ 24.81%	Est @ 17.93%	Est @ 13.11%	Est @ 9.74%	Est @ 7.38%
Present Value (CN¥, Millions) Discounted @ 7.7%	CN¥45.5	CN¥137	CN¥215	CN¥296	CN¥370	CN¥429	CN¥470	CN¥494	CN¥503	CN¥501

("Est" = FCF growth rate estimated by Simply Wall St)
Present Value of 10-year Cash Flow (PVCF) = CN¥3.5b

We now need to calculate the Terminal Value, which accounts for all the future cash flows after this ten year period. For a number of reasons a very conservative growth rate is used that cannot exceed that of a country's GDP growth. In this case we have used the 5-year average of the 10-year government bond yield (1.9%) to estimate future growth. In the same way as with the 10-year 'growth' period, we discount future cash flows to today's value, using a cost of equity of 7.7%.

Terminal Value (TV)= FCF₂₀₃₃ × (1 + g) ÷ (r – g) = CN¥1.1b× (1 + 1.9%) ÷ (7.7%– 1.9%) = CN¥18b

Present Value of Terminal Value (PVTV)= TV / (1 + r)¹⁰= CN¥18b÷ ( 1 + 7.7%)¹⁰= CN¥8.8b

The total value, or equity value, is then the sum of the present value of the future cash flows, which in this case is CN¥12b. In the final step we divide the equity value by the number of shares outstanding. Relative to the current share price of HK$8.2, the company appears quite good value at a 42% discount to where the stock price trades currently. Valuations are imprecise instruments though, rather like a telescope - move a few degrees and end up in a different galaxy. Do keep this in mind.

The Assumptions

The calculation above is very dependent on two assumptions. The first is the discount rate and the other is the cash flows. If you don't agree with these result, have a go at the calculation yourself and play with the assumptions. The DCF also does not consider the possible cyclicality of an industry, or a company's future capital requirements, so it does not give a full picture of a company's potential performance. Given that we are looking at Hangzhou SF Intra-city Industrial as potential shareholders, the cost of equity is used as the discount rate, rather than the cost of capital (or weighted average cost of capital, WACC) which accounts for debt. In this calculation we've used 7.7%, which is based on a levered beta of 0.960. Beta is a measure of a stock's volatility, compared to the market as a whole. We get our beta from the industry average beta of globally comparable companies, with an imposed limit between 0.8 and 2.0, which is a reasonable range for a stable business.

Looking Ahead:

Whilst important, the DCF calculation is only one of many factors that you need to assess for a company. The DCF model is not a perfect stock valuation tool. Rather it should be seen as a guide to "what assumptions need to be true for this stock to be under/overvalued?" If a company grows at a different rate, or if its cost of equity or risk free rate changes sharply, the output can look very different. What is the reason for the share price sitting below the intrinsic value? For Hangzhou SF Intra-city Industrial, we've put together three relevant factors you should further examine:

1. Financial Health: Does 9699 have a healthy balance sheet? Take a look at our free balance sheet analysis with six simple checks on key factors like leverage and risk.
2. Future Earnings: How does 9699's growth rate compare to its peers and the wider market? Dig deeper into the analyst consensus number for the upcoming years by interacting with our free analyst growth expectation chart.
3. Other Solid Businesses: Low debt, high returns on equity and good past performance are fundamental to a strong business. Why not explore our interactive list of stocks with solid business fundamentals to see if there are other companies you may not have considered!

PS. Simply Wall St updates its DCF calculation for every Hong Kong stock every day, so if you want to find the intrinsic value of any other stock just search here.

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This article by Simply Wall St is general in nature. We provide commentary based on historical data and analyst forecasts only using an unbiased methodology and our articles are not intended to be financial advice. It does not constitute a recommendation to buy or sell any stock, and does not take account of your objectives, or your financial situation. We aim to bring you long-term focused analysis driven by fundamental data. Note that our analysis may not factor in the latest price-sensitive company announcements or qualitative material. Simply Wall St has no position in any stocks mentioned.