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Colony Capital, Inc.

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

Fair Value Summary

Current Price$8.50
5Y Range128.51 – 183.57
5Y Selected156.04
(-) Safety Margin85.26%
5Y Buy Price$23.00
Upside (to Buy Price)170.59%
10Y Range125.86 – 172.89
10Y Selected149.38
(-) Safety Margin85.26%
10Y Buy Price$22.02
Upside (to Buy Price)159.04%

Company Predictability & Safety

MetricValue
Revenue R2 (5Y)0.9167
Revenue R2 (10Y)0.2731
Net Income R2 (5Y)0.0405
Net Income R2 (10Y)0.2953
EBITDA R2 (5Y)0.2660
EBITDA R2 (10Y)0.0986
FCF R2 (5Y)0.1731
FCF R2 (10Y)0.1371
Safety Score0.1474

DA 10-Year Projection

Metric2025202620272028202920302031203220332034
% Growth-10.66%-9.03%-7.40%-5.77%-4.14%-2.52%-0.89%0.74%2.37%4.00%
Revenue542.32493.35456.83430.46412.62402.25398.68401.64411.16427.61
EBITDA3,024.092,751.002,547.382,400.332,300.862,242.992,223.112,239.612,292.722,384.43
D&A-122.95-111.85-103.57-97.59-93.55-91.19-90.39-91.06-93.22-96.94
EBIT2,901.142,639.152,443.822,302.742,207.322,151.802,132.722,148.562,199.502,287.48
Pro forma Taxes-609.24-554.22-513.20-483.58-463.54-451.88-447.87-451.20-461.90-480.37
NOPAT2,291.902,084.931,930.611,819.161,743.781,699.921,684.851,697.361,737.611,807.11
Capital Expenditures-226.16-205.74-190.51-179.51-172.08-167.75-166.26-167.50-171.47-178.33
NWC Investment0.000.000.000.000.000.000.000.000.000.00
(+) D&A122.95111.85103.5797.5993.5591.1990.3991.0693.2296.94
Free Cash Flow2,188.681,991.041,843.671,737.241,665.251,623.371,608.981,620.921,659.361,725.73
Diluted Shares Outstanding173,086,750.00173,086,750.00173,086,750.00173,086,750.00173,086,750.00173,086,750.00173,086,750.00173,086,750.00173,086,750.00173,086,750.00

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: 2.14%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.960.880.810.740.680.620.570.520.48
PV UFCF2,169.711,912.861,623.571,402.271,232.061,100.911,000.16923.56866.62826.12
Raw: 24,432.10
17,306.38
Raw: 25,319.47
11,604.23

Base Case Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value25,646.8624,662.07
(-) Net Debt-337.80-337.80
Equity Value25,984.6524,999.87
(/) Shares Out173.09173.09
Fair Value$150.13$144.44
(-) Safety Margin85.26%85.26%
Buy Price$22.13$21.29
Current Price$8.50$8.50
Upside (to Buy Price)160.33%150.47%

Conservative Projected Flows

WACC: 10.10%Terminal Growth: 1.64%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.960.870.790.720.650.590.540.490.44
PV UFCF2,167.731,904.851,602.081,371.141,193.781,057.01951.56870.70809.59764.75
Raw: 20,002.51
13,665.89
Raw: 20,729.00
8,754.57

Conservative Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value21,905.4721,447.75
(-) Net Debt-337.80-337.80
Equity Value22,243.2721,785.55
(/) Shares Out173.09173.09
Fair Value$128.51$125.86
(-) Safety Margin85.26%85.26%
Buy Price$18.94$18.55
Current Price$8.50$8.50
Upside (to Buy Price)122.85%118.26%

Aggressive Projected Flows

WACC: 8.10%Terminal Growth: 2.64%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.960.890.830.760.710.650.600.560.52
PV UFCF2,171.711,920.981,645.541,434.391,271.951,147.071,051.73980.17928.24893.05
Raw: 31,294.89
22,990.87
Raw: 32,431.52
16,142.14

Aggressive Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value31,435.4529,586.98
(-) Net Debt-337.80-337.80
Equity Value31,773.2529,924.77
(/) Shares Out173.09173.09
Fair Value$183.57$172.89
(-) Safety Margin85.26%85.26%
Buy Price$27.06$25.48
Current Price$8.50$8.50
Upside (to Buy Price)218.33%199.81%

Reverse DCF: Market Implied Growth

Current Price$8.50
WACC Used9.1%
IMPLIED REVENUE GROWTH120.73%
Metric2027202820292030203120322033203420352036
Implied Revenue1,339.882,957.486,527.9714,409.0331,804.7070,201.74154,954.56342,027.40754,948.651,666,379.59
Constant Implied Growth120.73%120.73%120.73%120.73%120.73%120.73%120.73%120.73%120.73%120.73%
Implied Free Cash Flow0.130.300.651.443.187.0215.5034.2075.49166.64
Discount Factor0.930.810.740.680.620.570.520.480.440.40
Present Value of Implied FCF0.120.240.480.981.984.008.0916.3733.1367.02

Rolling Historical DCF (Backtest)

Valuation based on actual realized growth.
YearValuation DateActual PriceRealized Growth (5Y)Calculated Fair ValueValuation Delta
20152015-12-31$6.50-16.11%$-70.67-1,187.15%
20142014-12-31$6.50-1.91%$-164.27-2,627.20%
20132013-12-31$6.5018.40%$-6.48-199.74%
20122012-12-31$6.5030.08%$66.98930.49%
20112011-12-31$6.5030.86%$28.12332.67%
20102010-12-31$6.5024.48%$20.19210.62%
20092009-12-31$6.5012.02%$385.965,837.87%

Monte Carlo Simulation (1,000 Iterations)

Mean Fair Value
$147.45
Median
$144.62
10th Percentile
$125.26
90th Percentile
$173.42

Fair Value Distribution

$105.42 - $113.23
10
$113.23 - $121.05
46
$121.05 - $128.87
107
$128.87 - $136.69
150
$136.69 - $144.50
184
$144.50 - $152.32
154
$152.32 - $160.14
133
$160.14 - $167.95
72
$167.95 - $175.77
57
$175.77 - $183.59
42
$183.59 - $191.41
20
$191.41 - $199.22
11
$199.22 - $207.04
6
$207.04 - $214.86
0
$214.86 - $222.68
3
$222.68 - $230.49
1
$230.49 - $238.31
0
$238.31 - $246.13
1
$246.13 - $253.94
2
$253.94 - $261.76
1