Sale of Largest Investment, Potential Distribution

RNS Number : 2870Q

NB Distressed Debt Invest. Fd. Ltd

18 February 2019

 

18 February 2019

NB DISTRESSED DEBT INVESTMENT FUND LIMITED

("NBDDIF" or the "Company")

Portfolio Update:  Sale of Largest Investment and Potential Distribution

NB Distressed Debt Investment Fund Limited announces the sale of the Company's combined largest holding, a lodging and casino sector investment, for proceeds totalling approximately $34 million. This is substantially equal to the carrying value in the most recent Net Asset Value announcements and represents a gain of approximately $9 million over the acquisition value.  The sale has been in progress over the last three quarters.

The asset management team at Neuberger Berman Investment Advisers LLC (the AIFM) provided the following summary of the investment management process surrounding this asset:

"NBDDIF purchased a non-performing loan secured by approximately 60 acres of land adjacent to the gaming corridor in Las Vegas at a significant discount to par value.  The initial purchase of the loan was at an implied basis of $1.5 million per acre - the original loans equated to approximately $9.0 million per acre.  The borrower (a complex Tenants-In-Common structure of entities) failed to pay the loan when it matured. 

The Company, working with other lenders, ultimately foreclosed on the loan collateral, which in addition to undeveloped land included an apartment complex of 998 residential units that had become dilapidated in the absence of capital improvements.  NBDDIF and the owners made significant improvements, including the deferred maintenance, repairs, and upgrades needed to bring the units back up to building code standards - increasing overall occupancy, rental rates and cash flow.

The land and apartments had a wide range of potential realisable values, which depended on the various possible future uses and related cash flow profiles.  The loan collateral had zoning approval for mixed-use casino and lodging development.  Other potential uses included a sports, entertainment and convention facility or a combination of retail, residential or commercial developments. 

A buyer developing a new casino or hotel would have likely paid the highest value for the land, whereas a land bank or speculator would have likely been at the low end of price range.  NBDDIF and the new ownership worked with advisors to conduct a broad and deep marketing of the property to potential buyers.  Engaging with multiple interested parties, the Company prioritised buyers who had the ability to execute with limited contingencies.

Discussions with potential buyers determined that there was ultimately limited appetite to develop the mixed-use casino and commercial facility that would maximize the value of the zoning and likely proceeds in a sale.  Following in-depth discussions with a shortlist of buyers, NBDDIF and the owners ultimately executed a purchase & sale agreement with an interested party in 3Q18 and completed the transaction in February 2019.

Impact on NAV and Potential Distributions

The Company will receive approximately $34 million in sale proceeds.  Of this, approximately $6.9 million is due to NBDD and $17.9 million to NBDX.  The return on investment to these two funds represents a 1.4x multiple on invested capital and an estimated IRR of 4.4%.  It represented NBDD's largest investment and NBDX's second largest investment.  

NBDG purchased shares in the new entity in the secondary market in 2016 from a forced seller at a different point in the investment's life.  NBDG will receive approximately $9.1 million in proceeds.  The return on investment to NBDG represents a 1.2x multiple on invested capital and an estimated IRR of 8.3% on a constant USD basis (in GBP terms, an estimated IRR of 6.5%).

The exit values are in line with the investment's contributions to NAV and the most recent base case assumptions for gross realisable values referenced in the fact sheets. The Board of Directors will review the cash positions at the February board meeting to determine the amount and timing of distributions to shareholders.  Portfolio fact sheets for NBDD, NBDX and NBDG are being finalised following the successful sale and will be available shortly."

Senior Portfolio Manager Michael Holmberg commented:

"We are pleased to report this successful sale of one of our largest investments, with aggregate proceeds of over $34 million for shareholders. We continue to be focused on restructuring and monetising our investments, balancing timely realisations with maximising proceeds to our investors."

- ENDS -

For further information please contact:

KL Communications	[phone]
Charles Gorman	[e-mail]
Stifel Nicolaus Europe Limited	[phone]
Neil Winward
Mark Bloomfield
Gaudi Le Roux

LEI: YRFO7WKOU3V511VFX790

This document has been issued by NB Distressed Debt Investment Fund Limited (the "Company"), and should not be taken as an offer, invitation or inducement to engage in any investment activity and is solely for the purpose of providing information about the Company. This document does not constitute or form part of, and should not be construed as, any offer for sale or subscription of, or solicitation of any offer to buy or subscribe for, any share in the Company or securities in any other entity, in any jurisdiction.

The Company is a closed-ended investment company incorporated and registered in Guernsey and is governed under the provisions of the Companies (Guernsey) Law, 2008 (as amended), and the Registered Collective Investment Scheme Rules 2008 issued by the Guernsey Financial Services Commission ("GFSC"). It is a non-cellular company limited by shares and has been declared by the GFSC to be a registered closed-ended collective investment scheme. The Company's shares are admitted to trading on the Specialist Fund Segment of the London Stock Exchange's Main Market for listed securities.

Neuberger Berman Europe Limited ("NBEL"), the Company's Manager, is authorised and regulated by the Financial Conduct Authority ("FCA") and is registered in England and Wales, at Lansdowne House, 57 Berkeley Square, London, W1J 6ER and is also a Registered Investment Adviser with the Securities and Exchange Commission ("SEC") in the U.S. and regulated by the Dubai Financial Services Authority.

This document is presented solely for information purposes and nothing herein constitutes investment, legal, accounting or tax advice, or a recommendation to buy, sell or hold a security. We do not represent that this information, including any third party information, is accurate or complete and it should not be relied upon as such. Any views or opinions expressed may not reflect those of the Company or NBEL as a whole. All information is current as of the date of this material and is subject to change without notice. No part of this document may be reproduced in any manner without prior written permission of the Company and NBEL. 

There is no guarantee that any of the goals, targets or objectives described in this factsheet will be achieved. This factsheet may contain "forward-looking information" which can be identified by the use of forward looking terminology such as "may", "will", "should", "expect", "anticipate", "target", "project", "estimate", "intend", "continue" or "believe" or the negatives thereof or other variations thereon or comparable terminology. Such statements are not purely historical in nature, and may include, among other things, projections, forecasts or estimates of cash flows, yields or returns, scenario analyses and proposed or expected portfolio composition. The forward-looking information contained herein is based upon certain assumptions about future events or conditions and is intended only to illustrate hypothetical results under those assumptions (not all of which will be specified herein). Not all relevant events or conditions may have been considered in developing such assumptions. The success or achievement of various results and objectives is dependent on a multitude of factors, many of which are beyond the control of the Company and Neuberger Berman. Actual volatility and returns will depend on a variety of factors including overall market conditions and the ability of the Company and Neuberger Berman to implement its process, investment strategy and risk management policies. No representations are made as to the accuracy of such estimates or projections or that such projections will be realised. Actual events or conditions are unlikely to be consistent with, and may differ materially from, those assumed.

An investment in the Company involves risks, with the potential for above average risk, and is only suitable for people who are in a position to take such risks. No recommendation or advice is being given as to whether any investment or strategy is suitable for a particular investor. Each recipient of this document should make such investigations as it deems necessary to arrive at an independent evaluation of any investment, and should consult its own legal counsel and financial, actuarial, accounting, regulatory and tax advisers to evaluate any such investment. It should not be assumed that any investments in securities, companies, sectors or markets identified and described were or will be profitable. Investment in the Company should not constitute a substantial proportion of an investor's portfolio and may not be appropriate for all investors. Diversification and asset class allocation do not guarantee profit or protect against loss.

Past performance is not a reliable indicator of current or future results. The value of investments may go down as well as up and investors may not get back any of the amount invested. The performance data does not take account of the commissions and costs incurred on the issue and redemption of units.

The value of investments designated in another currency may rise and fall due to exchange rate fluctuations in respect of the relevant currencies. Adverse movements in currency exchange rates can result in a decrease in return and a loss of capital.

Tax treatment depends on the individual circumstances of each investor and may be subject to change, investors are therefore recommended to seek independent tax advice.

This document, and the information contained therein, is not for viewing, release, distribution or publication in or into the United States, Canada, Japan, South Africa or any other jurisdiction where applicable laws prohibit its release, distribution or publication, and will not be made available to any national, resident or citizen of the United States, Canada, Japan or South Africa. The distribution of this document in other jurisdictions may be restricted by law and persons into whose possession this document comes must inform themselves about, and observe, any such restrictions. Any failure to comply with the restrictions may constitute a violation of the federal securities law of the United States and the laws of other jurisdictions.

The Company's shares have not been and will not be registered under the US Securities Act of 1933, as amended (the "Securities Act"), or with any securities regulatory authority of any state or other jurisdiction of the United States. The shares may not be offered, sold, resold, pledged, delivered, distributed or otherwise transferred, directly or indirectly, into or within the United States, or to, or for the account or benefit of, US persons (as defined in Regulation S under the Securities Act). No public offering of the shares is being made in the United States.

The Company has not been and will not be registered under the US Investment Company Act of 1940, as amended (the "Investment Company Act") and, as such, holders of the shares will not be entitled to the benefits of the Investment Company Act. No offer, sale, resale, pledge, delivery, distribution or transfer of the shares may be made except under circumstances that will not result in the Company being required to register as an investment company under the Investment Company Act. In addition, the shares are subject to restrictions on transferability and resale in certain jurisdictions and may not be transferred or resold except as permitted under applicable securities laws and regulations. Any failure to comply with these restrictions may constitute a violation of the securities laws of any such jurisdictions.

The "Neuberger Berman" name and logo are registered service marks of Neuberger Berman Group LLC.

© 2019 Neuberger Berman Group LLC. All rights reserved.

 

END

 

 

PFUGGUCWPUPBGRM