Our opinion on the current state of DKR(DKR)DKR is a real estate investment trust (REIT) that focuses on German retail properties, particularly in smaller, "micro" locations rather than major urban centers. The company boasts a portfolio of 173 properties, encompassing approximately 989,000 square meters and valued at €1.14 billion. This strategic focus on niche markets differentiates DKR from other REITs that might concentrate on larger cities or diversified property types.
Financial Performance Overview:
For the six-month period ending on 31st March 2024, DKR reported a slight increase in rental income by 2.9%. However, the net rental income experienced a decrease of 6.5%. This decline can be primarily attributed to increased net interest expenses, which surged by about 38% or €2.3 million. The rise in interest expenses was largely due to higher interest rates affecting variable-rate loans and new financings undertaken by the company. Consequently, this financial pressure significantly impacted the company's funds from operations (FFO), which decreased by approximately 17% or €3.4 million to €16.5 million, down from €19.9 million in the previous year.
Financial Health Indicators:
The company's loan-to-value (LTV) ratio stands at 61.4%, which is relatively high and could be a point of concern for potential investors as it indicates a considerable level of debt compared to the company’s asset value. The net asset value (NAV) per share was reported at 1028 euro cents, providing a snapshot of the company's per-share asset value minus liabilities, giving investors an idea of the underlying equity value.
Market Activity and Accessibility: Despite its solid portfolio and strategic focus, DKR faces challenges in terms of liquidity on the Johannesburg Stock Exchange (JSE). With almost no trades occurring at this time, the stock is not practical for private investors, posing a significant barrier to entry for those interested in this specific REIT. This lack of liquidity can deter investment, as it implies that buying or selling shares could be difficult without impacting the price significantly.
Investment Considerations:
For those interested in real estate investment opportunities within Europe, especially in the German retail sector, DKR presents a unique proposition given its focus on less competitive micro-locations. However, potential investors should carefully consider the company's high LTV ratio and the current interest rate environment which could continue to pressure the company’s financial performance, especially its net rental income and FFO.
Moreover, the practical challenges of investing in a stock with low liquidity on the JSE need to be assessed. This situation could limit the ability to execute trades efficiently, potentially leading to issues with entering or exiting positions at preferred pricing points.
In conclusion, while DKR holds a strong portfolio and a distinct market position, the financial risks and market accessibility issues make it crucial for potential investors to weigh these factors thoroughly before considering an investment.
