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CBL & Associates Properties, Inc.

Intrinsic Value Analysis (Discounted Cash Flow)Industry: REIT - RetailSector: Real Estate

Fair Value Summary

Current Price$37.46
5Y Range455.97 – 746.18
5Y Selected601.07
(-) Safety Margin76.55%
5Y Buy Price$140.95
Upside (to Buy Price)276.32%
10Y Range660.73 – 1,058.21
10Y Selected859.47
(-) Safety Margin76.55%
10Y Buy Price$201.55
Upside (to Buy Price)438.10%

Company Predictability & Safety

MetricValue
Revenue R2 (5Y)0.9046
Revenue R2 (10Y)0.9226
Net Income R2 (5Y)0.5807
Net Income R2 (10Y)0.1070
EBITDA R2 (5Y)0.5561
EBITDA R2 (10Y)0.4926
FCF R2 (5Y)0.7787
FCF R2 (10Y)0.4341
Safety Score0.2345

DA 10-Year Projection

Metric2025202620272028202920302031203220332034
% Growth38.45%34.62%30.80%26.97%23.14%19.31%15.48%11.66%7.83%4.00%
Revenue713.80960.951,256.891,595.841,965.122,344.632,707.673,023.283,259.943,390.33
EBITDA590.60795.091,039.941,320.401,625.931,939.942,240.312,501.452,697.262,805.15
D&A-240.92-324.34-424.22-538.63-663.26-791.35-913.89-1,020.41-1,100.29-1,144.30
EBIT349.68470.75615.72781.77962.671,148.581,326.431,481.041,596.971,660.85
Pro forma Taxes-73.43-98.86-129.30-164.17-202.16-241.20-278.55-311.02-335.36-348.78
NOPAT276.25371.89486.42617.60760.51907.381,047.881,170.021,261.611,312.07
Capital Expenditures-4.61-6.21-8.12-10.31-12.70-15.15-17.50-19.54-21.06-21.91
NWC Investment12.2215.2318.2420.8922.7623.3922.3719.4514.588.04
(+) D&A240.92324.34424.22538.63663.26791.35913.891,020.411,100.291,144.30
Free Cash Flow524.77705.25920.761,166.801,433.831,706.971,966.642,190.342,355.412,442.50
Diluted Shares Outstanding30,931,500.0030,931,500.0030,931,500.0030,931,500.0030,931,500.0030,931,500.0030,931,500.0030,931,500.0030,931,500.0030,931,500.00

Discounting Periods

MetricDec-25Dec-26Dec-27Dec-28Dec-29Dec-30Dec-31Dec-32Dec-33Dec-34
Period Start9/30/251/1/261/1/271/1/281/1/291/1/301/1/311/1/321/1/331/1/34
Period End12/31/2512/31/2612/31/2712/31/2812/31/2912/31/3012/31/3112/31/3212/31/3312/31/34
Mid-Point11/15/257/2/267/2/277/1/287/2/297/2/307/2/317/1/327/2/337/2/34
Time (t)0.100.461.462.463.464.465.466.467.468.46
Valuation Date1/16/26

Base Case Projected Flows

WACC: 9.10%Terminal Growth: 2.46%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.960.880.810.740.680.620.570.520.48
PV UFCF520.22677.56810.83941.821,060.851,157.611,222.491,248.001,230.141,169.24
Raw: 22,136.35
15,680.20
Raw: 37,708.74
17,282.38

Base Case Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value19,691.4827,321.15
(-) Net Debt2,115.092,115.09
Equity Value17,576.3925,206.06
(/) Shares Out30.9330.93
Fair Value$568.24$814.90
(-) Safety Margin76.55%76.55%
Buy Price$133.25$191.09
Current Price$37.46$37.46
Upside (to Buy Price)255.76%410.20%

Conservative Projected Flows

WACC: 10.10%Terminal Growth: 1.96%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.960.870.790.720.650.590.540.490.44
PV UFCF519.75674.72800.11920.911,027.881,111.451,163.081,176.571,149.191,082.38
Raw: 17,967.41
12,275.49
Raw: 30,607.04
12,926.40

Conservative Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value16,218.8622,552.44
(-) Net Debt2,115.092,115.09
Equity Value14,103.7720,437.35
(/) Shares Out30.9330.93
Fair Value$455.97$660.73
(-) Safety Margin76.55%76.55%
Buy Price$106.92$154.94
Current Price$37.46$37.46
Upside (to Buy Price)185.47%313.67%

Aggressive Projected Flows

WACC: 8.10%Terminal Growth: 2.96%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.960.890.830.760.710.650.600.560.52
PV UFCF520.70680.44821.81963.401,095.191,206.141,285.531,324.491,317.611,263.97
Raw: 28,740.09
21,113.98
Raw: 48,958.05
24,367.89

Aggressive Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value25,195.5234,847.17
(-) Net Debt2,115.092,115.09
Equity Value23,080.4332,732.08
(/) Shares Out30.9330.93
Fair Value$746.18$1,058.21
(-) Safety Margin76.55%76.55%
Buy Price$174.98$248.15
Current Price$37.46$37.46
Upside (to Buy Price)367.17%562.53%

Reverse DCF: Market Implied Growth

Current Price$37.46
WACC Used9.1%
IMPLIED REVENUE GROWTH148.16%
Metric2027202820292030203120322033203420352036
Implied Revenue1,373.903,409.438,460.7320,995.8852,102.69129,296.34320,857.59796,229.731,975,897.734,903,323.37
Constant Implied Growth148.16%148.16%148.16%148.16%148.16%148.16%148.16%148.16%148.16%148.16%
Implied Free Cash Flow0.140.340.852.105.2112.9332.0979.62197.59490.33
Discount Factor0.930.810.740.680.620.570.520.480.440.40
Present Value of Implied FCF0.130.280.631.423.247.3716.7638.1286.70197.21

Rolling Historical DCF (Backtest)

Valuation based on actual realized growth.
YearValuation DateActual PriceRealized Growth (5Y)Calculated Fair ValueValuation Delta
20192019-12-31$30.0047.75%$128.22327.41%
20182018-12-31$30.0044.04%$107.66258.85%
20172017-12-31$30.0024.01%$84.64182.13%
20162016-12-31$30.00-12.81%$21.18-29.40%
20152015-12-31$30.00-13.39%$-3.51-111.69%
20142014-12-31$30.00-8.58%$-14.94-149.81%
20132013-12-31$30.00-5.82%$-4.54-115.14%
20122012-12-31$30.00-3.37%$-9.73-132.42%
20112011-12-31$30.00-2.28%$-9.29-130.95%
20102010-12-31$30.00-3.73%$39.9032.99%
20092009-12-31$30.00-5.67%$-30.25-200.84%
20082008-12-31$30.00-11.17%$-94.12-413.73%
20072007-12-31$30.00-22.48%$-98.45-428.18%
20062006-12-31$30.00-23.89%$-75.75-352.49%
20052005-12-31$30.00-18.53%$-108.59-461.95%

Monte Carlo Simulation (1,000 Iterations)

Mean Fair Value
$835.80
Median
$809.42
10th Percentile
$648.72
90th Percentile
$1,039.96

Fair Value Distribution

$510.78 - $582.48
14
$582.48 - $654.17
94
$654.17 - $725.86
161
$725.86 - $797.56
202
$797.56 - $869.25
185
$869.25 - $940.95
134
$940.95 - $1,012.64
86
$1,012.64 - $1,084.34
44
$1,084.34 - $1,156.03
34
$1,156.03 - $1,227.73
14
$1,227.73 - $1,299.42
16
$1,299.42 - $1,371.12
5
$1,371.12 - $1,442.81
4
$1,442.81 - $1,514.50
2
$1,514.50 - $1,586.20
1
$1,586.20 - $1,657.89
0
$1,657.89 - $1,729.59
1
$1,729.59 - $1,801.28
0
$1,801.28 - $1,872.98
1
$1,872.98 - $1,944.67
2