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CB Richard Ellis

 

Investor Meetings

September 27 - 29, 2004

 

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Forward Looking Statements

 

This presentation will contain statements that are forward looking. These statements should be considered as estimates only and actual results may ultimately differ from these estimates. CB Richard Ellis undertakes no obligation to update or publicly revise any of the forward- looking statements that you may hear today. Please refer to our annual report on Form 10- K and our quarterly reports on Form 10- Q for a full discussion of the risks and other factors, that may impact any estimates that you may hear today. This is a public presentation and our responses to questions must be limited to information that is acceptable for dissemination within the public domain. In addition, we may make certain statements during the course of this presentation that include references to “non- GAAP financial measures,” as defined by SEC regulations. The Company believes that such measures provide a more complete understanding of ongoing operations and enhance comparability of current results to prior periods as well as presenting the effects of one- time items.

 

1



 

CBRE Management Team

 

Ray Wirta
Chief Executive Officer

 

                  37 years of real estate industry experience

                  22 years with CBRE

                  Named CEO in 1999

 

Brett White
President

                  20 years of real estate industry experience

                  Joined CBRE as a sales trainee in 1984

                  Named President in 2001

 

Ken Kay
Chief Financial Officer

 

                  24 years of public company & business experience

                  Joined CBRE in 2002

 

2



 

Agenda

 

                  Company and Industry Overview

 

                  Financial Review

 

                  Summary

 

                  Questions and Answers

 

                  Appendix

 

3



 

The World Class Commercial Real Estate Services Provider

 

Leading Global Brand

 

                  98 years

                  48 countries

                  #1 in key cities in U.S., Europe and Asia

 

Broad Capabilities

 

                  #1 commercial real estate brokerage

                  #1 appraisal and valuation

                  #1 property and facilities management

                  #2 commercial mortgage brokerage

                  $14.4 billion in investment assets under management

 

Scale, Diversity and Earnings Power

 

                  2x nearest competitor

                  Thousands of clients, including 60% of Fortune 100

                  2004 forecasted revenue of $2.1 billion

                  Strong revenue and earnings growth YTD 2004

 

4



 

Global Reach & Local Leadership

 

Year-to-Date 2004 Revenue by Region

 

[CHART]

 

Leading Market Positions

 

New York

 

ý

 

Los Angeles

 

ý

 

Chicago

 

ý

 

Washington, D.C.

 

ý

 

London

 

ý

 

Madrid

 

ý

 

Paris

 

ý

 

Singapore

 

ý

 

Sydney

 

ý

 

 

CBRE is unique in offering customers global coverage and leading local expertise.

 

5



 

Diversified Blue Chip Client Base

 

Revenue by Client Type

 

[CHART]

 

Representative Clients

 

[LOGOS]

 

Top 20 customers are less than 9% of total revenue.

 

6



 

CBRE Recent Wins

 

                  Sears Tower – management and leasing for 3.8 million square foot building in Chicago

 

                  Royal Bank of Canada – 3.6 million square foot outsourcing of U.S. portfolio

 

                  Time Warner – acquisition of 420,000 square foot building in London for magazine publishing division headquarters

 

                  CapitaLand – disposition of Shinjuku Square Tower in Tokyo for $100 million

 

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Fragmented Industry

 

$22 Billion US Commercial Real Estate Services Industry (1)

 

U.S. Market Share

Top 5 = 13.4% Share

 

[CHART]

 

The market has grown at a 4.8% CAGR from 1993 to 2003.

 

Source: External public filings and management estimates as of 12/31/03.

 


(1) Excluding investment management.

 

8



 

Superior Platform Drives Outperformance

 

Competitive Landscape      

 

[CHART]

 

2001 to 2003 CAGR

 

[CHART]

 

 

 

CBG

 

JLL

 

TCC

 

GBE

 

Business
Services (1)

 

P/E Ratio 9/22/04 (3)

 

15.1

x

20.7

x

21.1

x

NM

 

26.1

x

 


(1) Excluding merger related and integration expenses, IPO related compensation expense and other non-recurring items (normalized).

(2) Average based on ABM, ACN, ADP, CEN, FDC, KELYA, MAN, PAYX, RHI, and RMK.

(3) Based on 2004 consensus analyst estimates.

Note: GBE represents fiscal year results.

 

Our full-service, global platform has allowed us to outperform competitors.

 

9



 

Favorable Industry Conditions

 

Improving Supply / Demand Outlook

 

[CHART]

 

10



 

Highlights

 

                  Economy/Industry

                  Meaningful job growth

                  Robust investment property sales market

                  Strong U.S. financing market

                  Improving leasing fundamentals

 

                  Company

                  Successful Insignia integration

                  Successful IPO

                  Significant debt repayment

                  Strong free cash flow

 

11



 

Agenda

 

                  Company and Industry Overview

 

                  Financial Review

 

                  Summary

 

                  Questions and Answers

 

                  Appendix

 

12



 

Consistent Long Term Growth

 

[CHART]

 


(1) Normalized EBITDA excludes merger related costs, integration costs, one-time IPO compensation expense and other non-recurring items.

 

CBRE has consistently outpaced industry growth.

 

13



 

Q2 YTD 2004 Operating Results

 

 

 

2003

 

($ in millions, except EPS results)

 

2004

 

Reported

 

% Change

 

PF Combined

 

% Change

 

Revenue

 

991.9

 

585.4

 

69.4

 

865.6

 

14.6

 

 

 

 

 

 

 

 

 

 

 

 

 

Normalized EBITDA(1)

 

94.4

 

52.0

 

81.5

 

57.0

 

65.6

 

 

 

 

 

 

 

 

 

 

 

 

 

Net Income, As Adjusted(1)

 

19.8

 

6.6

 

200.0

 

12.3

 

61.0

 

 

 

 

 

 

 

 

 

 

 

 

 

Diluted EPS, As Adjusted(1)

 

0.29

 

0.16

 

81.3

 

N/A

 

N/A

 

 


(1) Excludes one-time items including merger related charges, integration costs, revenue backlog amortization, and IPO related compensation expenses.

 

14



 

2004 Guidance

 

                  Full year revenue is anticipated to be approximately $2.1 billion

 

[CHART]

 

15



 

Best-In-Class, Disciplined Focus on Cost Management

 

 

 

% of Revenue

 

($ in millions)

 

Pre-MBO
2001

 

LTM
6/30/04

 

 

 

 

 

 

 

Revenue

 

100.0

 

100.0

 

 

 

 

 

 

 

Total Variable Costs

 

53.5

 

56.5

 

 

 

 

 

 

 

Total Fixed Costs

 

36.7

 

32.4

 

 

 

 

 

 

 

Normalized EBITDA (1)

 

9.8

 

11.1

 

 


(1) Excludes merger-related charges, integration costs, and one-time IPO costs for 2004.

 

Variable cost structure ensures consistent, strong margins..

 

16



 

2004 Forecast Internal Cash Flow

 

                  Low capital intensity

 

                  Strong cash flow generation supports debt reduction

 

                  LTM 6/30/04 debt to normalized EBITDA ratio of 2.4x

 

                  Objective to obtain rating agency upgrade

 

2004 Forecast Results

 

[CHART]

 


(a) Reconciliation of forecast net income to net income, as adjusted provided on page 26.

 

17



 

Significant Debt Reduction from IPO Proceeds and Working Capital

 

9 3/4% Senior Notes

 

[CHART]

 

11 1/4% Senior Subordinated Notes

 

[CHART]

 

Term B Loan

 

[CHART]

 

16% Senior Notes

 

[CHART]

 

$145 Million Debt Reduction

 

18



 

Capitalization

 

 

 

 

 

As of 6/30/04

 

($ in millions)

 

12/31/03

 

Reported

 

Post IPO(2)

 

Cash

 

163.9

 

179.6

 

59.6

 

Revolver

 

 

 

 

Term B Loan

 

297.5

 

280.0

 

280.0

 

Other Debt (1)

 

39.2

 

30.7

 

30.7

 

9 3/4% Senior Notes

 

200.0

 

200.0

 

130.0

 

11 1/4% Senior Subordinated Notes

 

226.2

 

204.9

 

204.9

 

Total CB Richard Ellis Services Debt

 

762.9

 

715.6

 

645.6

 

 

 

 

 

 

 

 

 

16% Senior Notes

 

35.5

 

35.8

 

 

Total Debt

 

798.4

 

751.4

 

645.6

 

 

 

 

 

 

 

 

 

Shareholders’ Equity

 

332.9

 

453.2

 

453.2

 

Total Capitalization

 

1,131.3

 

1,204.6

 

1,098.8

 

 


(1).       Excludes $43.8 million at 12/31/03 and $42.6 million at 6/30/04 of non-recourse debt related to co-investments and $230.8 million at 12/31/03 and $219.9 million at 6/30/04 of non-recourse warehouse facility.

(2).       Post IPO reflects $70.0 million of 9 ¾% Senior Note and $35.8 million of 16% Senior Note redemptions that occurred in 7/04.

 

19



 

Key Drivers of Earnings Growth

 

Revenue
Growth

 

Margin
Expansion

 

Deleveraging
Balance Sheet

 

Significant
EPS
Growth

 

 

 

 

 

 

 

+

 

+

 

=

 

•     Market growth

 

      Cost synergies from Insignia acquisition

 

      $50 million minimum debt paydown per year targeted

 

      High teens to low twenty percent annual EPS growth

 

 

 

 

 

 

 

      Market share gains

 

      Operating leverage

 

 

 

 

 

 

 

 

 

 

 

      7% - 9% annual revenue growth

 

      12% - 14% annual EBITDA growth

 

 

 

 

 

Revenue growth, margin expansion and deleveraging allow CBRE to achieve
to substantial earnings growth.

 

20



 

Agenda

 

                  Company and Industry Overview

 

                  Financial Review

 

                  Summary

 

                  Questions and Answers

 

                  Appendix

 

21



 

Summary

 

                  Attractive Industry Dynamics

 

                  Leading Global Real Estate Services Platform

 

                  Powerful, Attractive Business Model

                  Diversified, Recurring Revenue Base

                  Variable Cost Structure

                  High Free Cash Flow

                  Significant Growth Opportunities

 

                  Operating and Financial Leverage to Enhance EPS Growth

 

                  Attractive Valuation

 

22



 

Agenda

 

                  Company and Industry Overview

 

                  Financial Review

 

                  Summary

 

                  Questions and Answers

 

                  Appendix

 

23



 

Appendix – Reconciliation of Normalized EBITDA to EBITDA to Net (Loss) Income

 

 

 

Six Months Ended June 30,

 

LTM

 

Year Ended December 31,

 

($ in millions)

 

2004

 

2003 Reported

 

2003 PF Combined

 

6/30/2004

 

2003

 

2002

 

2001

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Normalized EBITDA

 

94.4

 

52.0

 

57.0

 

225.6

 

183.2

 

130.7

 

115.0

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Less:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Merger-related and other nonrecurring charges

 

21.5

 

3.3

 

3.3

 

55.0

 

36.8

 

 

28.6

 

Integration costs related to the Insignia acquisition

 

8.8

 

 

 

22.4

 

13.6

 

 

 

One-time compensation expense related to the initial public offering

 

15.0

 

 

 

15.0

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EBITDA

 

49.1

 

48.7

 

53.7

 

133.2

 

132.8

 

130.7

 

86.4

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Add:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest income

 

4.2

 

1.8

 

3.2

 

8.4

 

6.0

 

3.2

 

4.0

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Less:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

27.7

 

12.5

 

74.0

 

107.8

 

92.6

 

24.6

 

37.9

 

Interest expense

 

43.8

 

31.3

 

43.1

 

99.7

 

87.2

 

60.5

 

50.0

 

(Benefit) provision for income taxes

 

(4.6

)

2.9

 

(23.0

)

(13.8

)

(6.3

)

30.1

 

19.1

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net (loss) income

 

(13.6

)

3.8

 

(37.2

)

(52.1

)

(34.7

)

18.7

 

(16.6

)

 

24



 

Appendix – Reconciliation of YTD Net (Loss) Income to Net Income, As Adjusted

 

 

 

Six Months Ended June 30,

 

($ in millions, except share data)

 

2004

 

2003 Reported

 

2003 PF Combined

 

 

 

 

 

 

 

 

 

Net (loss) income

 

(13.6

)

3.8

 

(37.2

)

 

 

 

 

 

 

 

 

Amortization related net revenue backlog acquired in the Insignia acquisition, net of tax

 

4.9

 

 

46.7

 

Merger-related charges related to the Insignia acquisition, net of tax

 

13.6

 

2.8

 

2.8

 

Integration costs related to the Insignia acquisition, net of tax

 

5.5

 

 

 

One-time compensation expense related to the initial public offering, net of tax

 

9.4

 

 

 

 

 

 

 

 

 

 

 

Net income, as adjusted

 

19.8

 

6.6

 

12.3

 

 

 

 

 

 

 

 

 

Diluted income per share, as adjusted

 

$

0.29

 

$

0.16

 

N/A

 

 

 

 

 

 

 

 

 

Weighted average shares outstanding for diluted income per share, as adjusted

 

68,499,765

(1)

42,462,801

 

N/A

 

 


(1)          With adjustments to arrive at “Net income, as adjusted,” a net loss translates into a net income position on an adjusted basis.  Accordingly, the weighted average impact of the dilutive effect of potential common shares of 5,243,490 have been considered in determining the dilute earnings per share impact on an adjusted basis.

 

25



 

Appendix - - Reconciliation of Forecast Net Income to Net Income, As Adjusted

 

2004 Forecast Results

 

[CHART]

 


(a)          Intangible asset amortization expense related to Insignia net revenue backlog

 

(b)         Insignia merger and integration related costs

 

(c)          One-time IPO related compensation expense

 

(d)         One-time premium costs and write-offs associated with the repayment of debt with the net proceeds from the initial public offering

 

26



 

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