Activist Starboard has a stake in Healthcare Realty Trust. Two paths to create value emerge

Enterprise: Healthcare Realty Belief is a self-managed and self-administered actual property funding belief that owns and operates medical outpatient buildings primarily situated round hospital campuses. The corporate selectively grows its portfolio by means of property acquisition and improvement. Its portfolio contains practically 700 properties totaling over 40 million sq. ft, concentrated in 15 progress markets. The corporate’s properties are in high-growth markets with a broad tenant combine that features over 30 doctor specialties.

Inventory Market Worth: $6.38B ($17.99 per share)

Possession: 5.90%

Common Price: $17.14

Activist Commentary: Starboard is a really profitable activist investor and has in depth expertise serving to firms concentrate on operational effectivity and margin enchancment. Starboard has taken a complete of 155 activist campaigns in its historical past and has a median return of 23.37% versus 14.29% for the Russell 2000 over the identical interval.

On Nov. 26, Starboard filed a 13D with the U.S. Securities and Change Fee, disclosing a 5.90% place in Healthcare Realty Belief.

Healthcare Realty Belief (HR) is an actual property funding belief that owns and operates medical outpatient buildings situated totally on or round hospital campuses. On Feb. 28, 2022, the corporate entered into an settlement to merge with Healthcare Belief of America (HTA) in an roughly $18 billion deal.  Regardless of HR shareholder sturdy approval with 92% of the votes solid, the merger was considerably dilutive to HR shareholders because the deal implied a sub-5% cap fee, whereas HR traded above that on the time.

However administration had the chance to indicate the knowledge within the acquisition by integrating the 2 companies, recognizing synergies and chopping prices and bringing down the cap fee to beneath the 4.85% blended cap fee implied within the merger. That didn’t occur. Simply over two years later, property working bills have risen from 31% to 37%, a number of share factors above friends. Additional, funds from operations (“FFO”) yield is 9%, far larger than its friends within the 5% to six% vary. Lastly, the cap fee is at 7%, and the inventory is down over 15%, versus a rise of 33% for the Russell 2000. About three weeks in the past, the corporate’s long-time CEO Todd Meredith, who served as president and CEO for eight years and spent a complete of 23 years with Healthcare Realty, stepped down.

Assistance is on the way in which, within the type of Starboard Worth (though, I’m not positive if that’s how the corporate views it). However, Healthcare Realty is now at a important inflection level, and there are two paths to unlocking worth right here. The primary is to stay a standalone firm, which might require the hiring of a brand new CEO, a very powerful perform of a company board. Nevertheless, after getting into right into a questionable acquisition and overseeing an underperforming administration group, stockholders can be nicely inside their rights to query whether or not that is the fitting board to embark on this important search. So, taking place this path in a means that creates worth for shareholders would imply a refreshment of the board. We’d anticipate that Starboard would need no less than a type of seats to help on this determination. From there, the corporate is in nice want of an operational turnaround to handle its bloated price construction to deliver Healthcare Realty extra according to friends, one thing else that Starboard has proven to have an experience in from a board stage. This might be an extended and unsure path, however positively doable with the fitting board and administration group.

That brings us to the second, shorter and extra sure path: a sale of Healthcare Realty. If there are two issues that put an organization in pseudo-play, it’s the arrival of an activist and the departure of a CEO. This firm has each of these. There are a number of potential strategic acquirers for this firm – particularly bigger firms whose price of capital and cap charges are decrease, similar to Welltower, Healthpeak and Ventas, whose cap charges are roughly 5% to five.5%. This isn’t simply an instructional speculation. Curiosity from strategic consumers has already been demonstrated: A few month after Healthcare Realty and Healthcare Belief of America agreed to merge, Welltower supplied to accumulate Healthcare Realty for $31.75 a share in a virtually $5 billion all-cash bid (the corporate ended Friday’s session at $17.99 per share). It’s fascinating to notice that when the Healthcare Belief of America merger was accredited, activist fund Land and Buildings unsuccessfully opposed the transaction in favor of the Welltower provide.

Boards and administration groups typically cower on the considered an activist. However this board ought to welcome Starboard and never solely due to its fame as a constructive activist who works nicely with administration to create worth, however as a result of Healthcare Realty is at an inflection level the place the board must resolve whether or not it will do a full seek for a brand new long-term CEO or discover a sale. In both case, it’s useful to have a shareholder consultant like Starboard concerned. Starboard is a high operational and company governance activist. If the primary path – a seek for a brand new CEO – is the fitting path for shareholders, there may be no one higher to work with the board in implementing that plan. Whereas the agency is the furthest factor from a “promote the corporate” activist, it is a fiduciary and an financial animal that can do no matter is in the most effective curiosity of shareholders. Additional, if there is a chance to promote the corporate, they’d weigh that towards a plan to discover a new CEO. That is similar to what the agency did in one among its prior activist campaigns. In 2018, an analogous dual-path state of affairs unfolded at Forest Metropolis Realty Belief. Initially, Starboard went down the trail of long-term worth creation – refreshing the board and specializing in enhancing the corporate’s price construction. Nevertheless, throughout this course of, Brookfield Asset Administration got here into the image with a suggestion to accumulate Forest Metropolis Realty at $25.35 per share – an enormous premium. This was a suggestion Starboard merely couldn’t refuse, and the agency exited this case up 47.27% in comparison with a 7.2% loss for the Russell 2000 over the identical interval. 

Whereas we consider administration ought to welcome Starboard at this important juncture, we’ve got been shocked by administration groups earlier than. Starboard has not but formally nominated administrators, and the agency has till Dec. 10 to take action. That isn’t a very long time to agree on a settlement, and we may see Starboard nominating a slate if solely to protect their choices going ahead.

Ken Squire is the founder and president of 13D Monitor, an institutional analysis service on shareholder activism, and the founder and portfolio supervisor of the 13D Activist Fund, a mutual fund that invests in a portfolio of activist 13D investments. Healthcare Realty Belief is owned within the fund.