A Look At The Intrinsic Value Of Lahav LR Real Estate Ltd (TLV:LAHAV)

Key Insights

• The projected fair value for Lahav LR Real Estate is ₪4.11 based on 2 Stage Free Cash Flow to Equity
• With ₪3.41 share price, Lahav LR Real Estate appears to be trading close to its estimated fair value
• Lahav LR Real Estate's peers are currently trading at a premium of 115% on average

In this article we are going to estimate the intrinsic value of Lahav LR Real Estate Ltd (TLV:LAHAV) by estimating the company's future cash flows and discounting them to their present 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.

View our latest analysis for Lahav LR Real Estate

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. Seeing as no analyst estimates of free cash flow are available to us, we have extrapolate the previous free cash flow (FCF) from the company's last 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 discount the value of these future cash flows to their estimated value in today's dollars:

10-year free cash flow (FCF) forecast

	2023	2024	2025	2026	2027	2028	2029	2030	2031	2032
Levered FCF (₪, Millions)	₪38.9m	₪54.0m	₪69.0m	₪82.7m	₪94.6m	₪104.6m	₪112.9m	₪119.6m	₪125.3m	₪130.0m
Growth Rate Estimate Source	Est @ 54.79%	Est @ 38.84%	Est @ 27.68%	Est @ 19.86%	Est @ 14.39%	Est @ 10.56%	Est @ 7.88%	Est @ 6.01%	Est @ 4.69%	Est @ 3.78%
Present Value (₪, Millions) Discounted @ 11%	₪35.0	₪43.7	₪50.3	₪54.2	₪55.8	₪55.5	₪53.8	₪51.4	₪48.4	₪45.2

("Est" = FCF growth rate estimated by Simply Wall St)
Present Value of 10-year Cash Flow (PVCF) = ₪493m

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 (1.6%) 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 11%.

Terminal Value (TV)= FCF₂₀₃₂ × (1 + g) ÷ (r – g) = ₪130m× (1 + 1.6%) ÷ (11%– 1.6%) = ₪1.4b

Present Value of Terminal Value (PVTV)= TV / (1 + r)¹⁰= ₪1.4b÷ ( 1 + 11%)¹⁰= ₪482m

The total value, or equity value, is then the sum of the present value of the future cash flows, which in this case is ₪975m. The last step is to then divide the equity value by the number of shares outstanding. Relative to the current share price of ₪3.4, the company appears about fair value at a 17% 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.

Important 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 Lahav LR Real Estate 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 11%, which is based on a levered beta of 1.330. 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.

SWOT Analysis for Lahav LR Real Estate

Looking Ahead:

Although the valuation of a company is important, it shouldn't be the only metric you look at when researching a company. It's not possible to obtain a foolproof valuation with a DCF model. Instead the best use for a DCF model is to test certain assumptions and theories to see if they would lead to the company being undervalued or overvalued. For example, changes in the company's cost of equity or the risk free rate can significantly impact the valuation. For Lahav LR Real Estate, we've compiled three essential elements you should assess:

1. Risks: You should be aware of the 2 warning signs for Lahav LR Real Estate (1 makes us a bit uncomfortable!) we've uncovered before considering an investment in the company.
2. 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!
3. Other Environmentally-Friendly Companies: Concerned about the environment and think consumers will buy eco-friendly products more and more? Browse through our interactive list of companies that are thinking about a greener future to discover some stocks you may not have thought of!

PS. Simply Wall St updates its DCF calculation for every Israeli 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.