Estimated
Net Asset Value (“NAV”) and NAV per Share of Common Stock (“NAV per Share”)
On
November 10, 2022, pursuant to the Policy for Estimation of Common Stock Value (the “Estimated Valuation Policy”), the
board of directors of Lightstone Value Plus REIT V, Inc. (the “Company,” “we,” “us,” or “our”)
determined and approved our estimated NAV of approximately $295.9 million and resulting estimated NAV per Share of $14.75 both as of
September 30, 2022. Our estimated NAV and resulting NAV per Share are based upon the estimated fair values of our assets and liabilities
as of September 30, 2022 and are effective as of November 10, 2022.
The
estimated NAV of our shares was calculated as of a particular point in time. The estimated NAV of our shares will fluctuate over time
in response to developments related to individual assets in the portfolio and the management of those assets and in response to the real
estate and finance markets. There is no assurance of the extent to which the current estimated valuation should be relied upon for any
purpose after its effective date regardless that it may be published on any statement issued by us or otherwise.
Process
and Methodology
Our
business is externally managed by LSG Development Advisor LLC (the “Advisor”), an affiliate of The Lightstone Group LLC (“Lightstone”)
which provides advisory services to us and we have no employees. Our Advisor, along with any necessary material assistance or confirmation
of a third-party valuation expert or service, is responsible for calculating our estimated NAV and resulting NAV per Share, which we
currently expect will be done on at least an annual basis unless and until our shares of common stock are approved for listing on a national
securities exchange. Our board of directors will review and approve each estimate of NAV and resulting NAV per Share.
Our
estimated NAV and resulting NAV per Share as of September 30, 2022 were calculated with both the assistance of our Advisor and Capright
Property Advisors, LLC (“Capright”), an independent third-party valuation firm engaged to assist with the valuation of our
assets and liabilities. Our Advisor recommended and our board of directors established the estimated NAV per Share based upon the analyses
and reports provided by our Advisor and Capright. The process of estimating the value of our assets and liabilities is performed in accordance
with our Estimated Valuation Policy and the provisions of the Investment Program Association Practice Guideline 2013-01, “Valuation
of Publicly Registered Non-Listed REITs.” We believe our valuations were developed in a manner reasonably designed to ensure their
reliability.
In
arriving at an estimated NAV and resulting NAV per Share, our board of directors reviewed and considered the valuation analyses prepared
by our Advisor and Capright. Our Advisor presented a report to the board of directors with an estimated NAV and resulting NAV per Share.
Capright provided our board of directors an opinion that the resulting “as-is” market value for the Company’s properties,
as calculated by our Advisor, and the other assets and liabilities as valued by our Advisor, along with the corresponding NAV valuation
methodologies and assumptions used by our Advisor to arrive at a recommended NAV per Share of $14.75 as of September 30, 2022 were
appropriate and reasonable. Our board of directors conferred with our Advisor and a representative from Capright regarding the methodologies
and assumptions used to reach their respective conclusions. Our board of directors, which is responsible for determining our estimated
per share value, considered all information provided in light of its own familiarity with our assets and liabilities and unanimously
approved a NAV per Share of $14.75 as of September 30, 2022.
The
engagement of Capright with respect to our estimated NAV and resulting NAV per Share as of September 30, 2022 was approved by our
board of directors, including all of our independent directors. Capright has extensive experience in conducting asset valuations, including
valuations of commercial real estate, debt, properties and real estate-related investments.
Capright’s
opinion was subject to various limitations. In forming its opinion, Capright relied on certain information provided by our Advisor and
third parties without independent verification. Our Advisor provided Capright with certain information regarding lease terms and the
physical condition and capital expenditure requirements of each property. Capright did not perform engineering or structural studies
or environmental studies of any of the properties, nor did they perform an independent appraisal of the other assets and liabilities
included in our estimated NAV and resulting NAV per Share.
In
forming their conclusion as to the “as-is” value of the real estate investments held by us as of September 30, 2022,
Capright’s opinion was subject to various limitations. In connection with their engagement, Capright completed appraisals of all
eight of our wholly owned multifamily properties. With respect to the eight appraisals performed by Capright, the scope of their work
included:
| ● | Review
of all property level information provided by our Advisor; |
| ● | Physical
inspection of four of our wholly owned multifamily properties to determine their physical
condition and location attributes; |
| ● | Review
of the historical performance of our real estate investments and business plans related to
operations of the investments; |
| ● | Review
of the data models prepared by the Advisor supporting the valuation for each investment;
and |
| ● | Review
of the applicable markets by means of publications and other resources to measure current
market conditions, supply and demand factors, and growth patterns. |
In
addition to their appraisals of our eight wholly owned multifamily properties, Capright also evaluated the following information to arrive
at their opinion of our other assets and liabilities:
| ● | Review
of key market assumptions for our notes payable, which consist of mortgage loans on our properties,
including but not limited to interest rates and collateral; |
| ● | Review
of our Advisor’s valuation of our note receivable, net; and |
| ● | Review
of valuation methodology used by our Advisor for all our other assets and liabilities. |
Capright
has acted as a valuation advisor to us in connection with this assignment. The compensation paid to Capright in connection with this
assignment was not contingent upon the successful completion of any transaction or conclusion reached by Capright. Capright may be engaged
to provide financial advisory services to us, our Advisor, or other Lightstone-sponsored investment programs or their affiliates in the
future.
The
following is a summary of the valuation methodologies used for each type of asset:
Investments
in real estate. We have generally focused on acquiring commercial real estate properties in various asset classes. Accordingly, Capright
and our Advisor utilized a variety of valuation methodologies, each deemed appropriate for the asset type under consideration to assign
an estimated value to each asset.
The
value of our investments in real estate were estimated utilizing multiple valuation methods, as appropriate for each asset, including
an income approach using discounted cash flow analysis and a sales comparable analysis. The key assumptions used in the discounted cash
flow approach were specific to each property type, market location, and quality of each property and were based on similar investors’
return expectations and market assessments. The key assumptions are reflected in the table included under “Allocation of Estimated
NAV per Share” below. In calculating values for our assets, both balance sheet and estimates of cash flow as of September 30,
2022 were used.
In
forming its opinion, Capright prepared appraisals on our eight wholly owned multifamily properties in connection with the valuation.
The appraisals estimated values by using discounted cash flow, comparable sales, or a weighting of these approaches in determining each
property’s value. The appraisals employed a range of terminal capitalization rates, discount rates, growth rates, and other variables
that fell within ranges that Capright and our Advisor believed would be used by similar investors to value the properties we own. The
assumptions used in developing these estimates were specific to each property (including holding periods) and were determined based upon
a number of factors including the market in which the property is located, the specific location of the property within the market, property
and market vacancy, tenant demand for space, and investor demand and return requirements.
While
we and our Advisor believe that the approaches used by appraisers in valuing our real estate assets, including an income approach using
discounted cash flow analysis and sales comparable analysis, are standard in the real estate industry, the estimated values for our investments
in real estate may or may not represent current market values or fair values determined in accordance with generally accepted accounting
principles in the United States (“GAAP”). Real estate is currently carried at its amortized cost basis in our financial statements,
subject to any adjustments applicable under GAAP.
Cash
and cash equivalents. The estimated value of our cash and cash equivalents approximate their carrying value due to their short term
maturities.
Marketable
securities, available for sale. The estimated values of our marketable securities are based on Level 2 inputs. Level 2 inputs are
inputs that are observable, either directly or indirectly, such as quoted prices for similar assets or liabilities; quoted prices in
markets that are not active; or other inputs that are observable or can be corroborated by observable market data for substantially the
full term of the assets or liabilities. All of our marketable securities measured using Level 2 inputs were valued based on a market
approach using readily available quoted market prices for similar assets.
Restricted
cash. The estimated value of our restricted cash approximate their carrying value due to their short term maturities.
Note
receivable, net. The estimated value of our note receivable, net approximates its carrying value as of September 30, 2022 based
on current market rates for similar instruments.
Notes
payable. We have notes payable, which consist of mortgage loans, that bear interest at both variable and fixed rates. The estimated
values of our variable-rate mortgage loans were deemed to approximate their carrying values because their interest rates move in conjunction
with changes to market interest rates. The estimated values of our fixed-rate notes payable were estimated by the Advisor and reviewed
by Capright using a discounted cash flow analysis, which used inputs based on the remaining loan terms and estimated current market interest
rates for mortgage loans with similar characteristics, including remaining loan term and loan-to-value ratios. The current market interest
rates for our fixed-rate notes payable were generally determined1based on market rates for available comparable debt. The estimated current
market interest rates for our fixed-rate mortgage loans ranged from 4.15% to 4.43%.
Other
assets and liabilities, net. Our other assets and liabilities, net consist of prepaid expenses and other assets, and accounts payable,
accrued expenses and other liabilities. For a majority of our other assets and liabilities, the carrying values as of September 30,
2022 were considered equal to fair value by our Advisor because they are already carried at their fair value in the consolidated balance
sheet or due to their cost-based characteristics or short maturities. Certain other items, primarily straight-line rent receivable, intangibles
and deferred costs, have been eliminated for the purpose of the valuation because those items are already considered in our valuation
of the respective investments in real estate operating properties or financial instruments (i.e., notes payable).
Common
stock outstanding. In deriving an estimated NAV per Share, the total estimated NAV was divided by approximately 20.1 million, the
total number of common shares outstanding as of September 30, 2022, on a fully diluted basis, which includes financial instruments
that can be converted into a known or determinable number of common shares. As of the valuation date, none of our financial instruments
that could be converted into common shares are currently convertible into a known or determinable number of common shares. The determination
of the number of common shares outstanding used in the estimated NAV per Share is the same as used in GAAP computations for per share
amounts.
Our
estimated NAV per Share was calculated by aggregating the value of our assets, subtracting the value of our liabilities, and dividing
the net amount by the fully-diluted shares of common stock outstanding, all as of September 30, 2022.
Allocation
of Estimated NAV per Share
The
table below sets forth the calculation of our estimated NAV per Share as of September 30, 2022, as well as the calculation of our
prior estimated NAV per Share as of September 30, 2021. The estimated NAV per Share of $14.75 as of September 30, 2022, reflects
an increase of $1.84, or 14.3%, from the estimated NAV per Share of $12.91 as of September 30, 2021.
| |
As of | | |
As of | |
| |
September 30,
2022 | | |
September 30,
2021 | |
Investments in real estate(1) | |
$ | 25.73 | | |
$ | 24.52 | |
Cash and cash equivalents | |
| 2.95 | | |
| 1.89 | |
Restricted cash | |
| 0.25 | | |
| 0.35 | |
Marketable securities | |
| 0.17 | | |
| 0.18 | |
Note receivable | |
| 0.28 | | |
| 0.68 | |
Notes payable | |
| (14.34 | ) | |
| (13.73 | ) |
Other assets and liabilities, net | |
| (0.29 | ) | |
| (0.32 | ) |
Noncontrolling interests | |
| - | | |
| (0.66 | ) |
Estimated NAV per Share(2) | |
$ | 14.75 | | |
$ | 12.91 | |
Notes:
| (1) | The
following are the key assumptions (shown on a weighted average basis) used in the discounted
cash flow models to estimate the value of our eight wholly owned multifamily. |
Exit capitalization rate | |
| 5.98 | % |
Discount rate | |
| 7.14 | % |
Annual market rent growth | |
| 3.00 | % |
Average holding period (in years) | |
| 10.0 | |
| (2) | As
of September 30, 2022, we had 20,056,618 shares of common stock outstanding. The potential
dilutive effect of our common stock equivalents does not affect our estimated NAV per Share
as there were no potentially dilutive securities outstanding as of the valuation date. |
As
of September 30, 2022, the aggregate estimated value of our investments in real estate was $516.0 million and the aggregate carrying
value of our investments in real estate was $360.5 million, which equates to an overall increase in value of 43.1%.
While
we believe that our assumptions utilized are reasonable, a change in these assumptions would affect the calculation of the value of our
real estate assets. The table below presents the estimated increase or decrease to our estimated NAV per Share resulting from a 25 basis
point increase and decrease in the discount rates and capitalization rates for our eight wholly owned multifamily properties. The table
is presented to provide a hypothetical illustration of possible results if only one change in assumptions was made, with all other factors
remaining constant. Further, each of these assumptions could change by more or less than 25 basis points or not at all.
| |
Change in NAV per Share | |
| |
Increase of | | |
Decrease of | |
| |
25 basis points | | |
25 basis points | |
Capitalization rate | |
$ | (1.19 | ) | |
$ | 1.32 | |
Discount rate | |
$ | (0.48 | ) | |
$ | 0.48 | |
Historical
Estimated NAV per Share
The
historical reported estimated NAV per Share of our common stock as approved by our board of directors for the preceding year is set forth
below:
$12.91 |
|
September 30, 2021 |
|
Current Report on Form 8-K filed November 12, 2021 |
Limitations
and Risks
As
with any valuation methodology, the methodology used to determine our estimated NAV and resulting NAV per Share is based upon a number
of estimates and assumptions that may prove later not to be accurate or complete. Further, different participants with different property-specific
and general real estate and capital market assumptions, estimates, judgments and standards could derive a different estimated NAV per
Share, which could be significantly different from the estimated NAV per Share approved by our board of directors. The estimated NAV
per Share approved by our board of directors does not represents the fair value of our assets and liabilities in accordance with GAAP,
and such estimated NAV per Share is not a representation, warranty or guarantee that:
| ● | A
stockholder would be able to resell his or her shares at the estimated NAV per Share; |
| ● | A
stockholder would ultimately realize distributions per share of common stock equal to the
estimated NAV per Share upon liquidation of our assets and settlement of our liabilities
or a sale of the Company; |
| ● | Our
shares of common stock would trade at the estimated NAV per Share on a national securities
exchange, |
| ● | An
independent third-party appraiser or other third-party valuation firm would agree with the
estimated NAV per Share; or |
| ● | The
methodology used to estimate our NAV per Share would be acceptable to FINRA or under the
Employee Retirement Income Security Act with respect to their respective requirements. |
The
Internal Revenue Service and the Department of Labor do not provide any guidance on the methodology an issuer must use to determine its
estimated NAV per share. FINRA guidance provides that NAV valuations be derived from a methodology that conforms to standard industry
practice.
As
with any valuation methodology, our methodology is based upon a number of estimates and assumptions that may not be accurate or complete.
Different parties with different assumptions and estimates could derive different estimated NAVs and resulting NAVs per share, and these
differences could be significant. The estimated NAV per Share is not audited and does not represent the fair value of our assets less
our liabilities in accordance GAAP, nor do they represent an actual liquidation value of our assets and liabilities or the amount shares
of our common stock would trade at on a national securities exchange. Our estimated NAV per Share is based on the estimated value of
our assets less the estimated value of our liabilities and other non-controlling interests divided by the number of our diluted shares
of common stock outstanding, all as of the date indicated. Our estimated NAV per Share does not reflect a discount for the fact we are
externally managed, nor does it reflect a real estate portfolio premium/discount versus the sum of the individual property values. Our
estimated NAV per Share does not take into account estimated disposition costs or fees or penalties, if any, that may apply upon the
prepayment of certain of our debt obligations or the impact of restrictions on the assumption of certain debt. Our estimated NAV per
Share will fluctuate over time as a result of, among other things, future acquisitions or dispositions of assets, developments related
to individual assets and the management of those assets and changes in the real estate and capital markets. Different parties using different
assumptions and estimates could derive different NAVs and resulting estimated NAVs per share, and these differences could be significant.
Markets for real estate and real estate-related investments can fluctuate and values are expected to change in the future. Our Estimated
Valuation Policy requires us to update our estimated NAV per Share value on an annual basis. Our board of directors will review and approve
each estimate of NAV and resulting estimated NAV per Share.
The
following factors may cause a stockholder not to ultimately realize distributions per share of common stock equal to the estimated NAV
per Share upon liquidation:
| ● | The
methodology used to determine estimated NAV per Share includes a number of estimates and
assumptions that may not prove to be accurate or complete as compared to the actual amounts
received in the liquidation. |
| ● | In
a liquidation, certain assets may not be liquidated at their estimated values because of
transfer fees and disposition fees, which are not reflected in the estimated NAV calculation. |
| ● | In
a liquidation debt obligations may have to be prepaid and the costs of any prepayment penalties
may reduce the liquidation amounts. Prepayment penalties are not included in determining
the estimated value of liabilities in determining estimated NAV. |
| ● | In
a liquidation, the real estate assets may derive a portfolio premium which premium is not
considered in determining estimated NAV. |
| ● | In
a liquidation, the potential buyers of the assets may use different estimates and assumptions
than those used in determining estimated NAV. |
| ● | If
the liquidation occurs through a listing of the common stock on a national securities exchange,
the capital markets may value the Company’s net assets at a different amount than the
estimated NAV. Such valuation would likely be based upon customary REIT valuation methodology
including funds from operation (“FFO”) multiples of other comparable REITs, FFO coverage of
dividends and adjusted FFO payout of the Company’s anticipated dividend. |
| ● | If
the liquidation occurs through a merger of the Company with another REIT, the amount realized
for the common stock may not equal the estimated NAV per Share because of many factors including
the aggregate consideration received, the make-up of the consideration (e.g., cash, stock
or both), the performance of any stock received as part of the consideration during the merger
process and thereafter, the reception of the merger in the market and whether the market
believes the pricing of the merger was fair to both parties. |
For
further information regarding the limitations of our estimated NAV per Share, see our Estimated Valuation Policy filed as Exhibit 99.2
to our Current Report on Form 8-K as filed with the U.S. Securities and Exchange Commission on August 15, 2017.