Evergrande: Not So Grand Financial Statements?

Evergrande Group is the most current listed business to suddenly teeter on the edge of bankruptcy.

My first idea is constantly whether we might have seen the problem coming ahead of time when organizations are thrust into public view for the wrong factors.

To see if Evergrandes travails could have been prepared for, I took a look at its yearly reports for five years, from 2016 to 2020.

As a qualified accounting professional, I treat the audited financial declarations as my first port of call on this question. Many dismiss these as outdated, insufficient, nontransparent, and manipulated, and while there is some benefit to such reviews, these statements can reveal quite a lot about whether problem may be on the horizon.

What did I find? Should we have seen the Evergrande storm developing?

Evergrande Growth Falls Off a Cliff

20162017201820192020Revenue, in Millions Renminbi (RMB) 211,444311,022466,196477,561507,248 Revenue Growth59% 47% 49% 2% 6% Evergrandes income development fell consistently from 59% in 2016 to 2% in 2019 prior to recuperating to 6% in 2020. The biggest drop took place in between 2018 and 2019, when it decreased from 49% to 2%.

This is unpleasant because rapidly slowing development is more than just a caution sign: It can likewise incentivize bad behavior in the type of both accounting tricks and danger practices in an effort to make the vital top and bottom line numbers look pretty.

The Case of the Disappearing Margins

Modification, 2017 to 202020162017201820192020Gross Profit Margin (GPM) -12% 28% 36% 36% 28% 24% EBITDA Margin-14% 20% 30% 30% 20% 16% Operating Profit Margin (OPM) -15% 20% 29% 30% 20% 15% Net Profit Margin (NPM) -8% 8% 12% 14% 7% 6% Selling and Marketing Expenses, in Millions RMB +8615,98317,21018,08623,28731,962 Selling and Marketing Expenses as Percent of Revenue +2% 8% 6% 4% 5% 6% Evergrandes margins didnt succeed either. Gross earnings margin (GPM), EBITDA margin, operating earnings margin (OPM), and net earnings margin (NPM) all reduced in between 2016 and 2020.

The most distressing decrease was the GPM slump. GPM fell by 12% over simply three years, from 2018 to 2020. The Management Discussion and Analysis area of Evergrandes annual report discusses why:

As the table reveals, the other margins not only fell, they were nearly halved.

According to the 2020 report, “Gross revenue for the Year decreased generally due to a reduction in the typical asking price triggered by the across the country sales promotion activities and sales cost concessions of the Group as a result of COVID-19.” The 2019 report mentioned, “Gross revenue rate was 27.8% for the Year, which was generally due to the lower selling prices of clearance stock properties and the small boosts in building and construction and installation costs per square meter for delivered properties, land costs and interest capitalized.” Translation: The fall in GPM was primarily due to sharp cuts in selling costs to push residential or commercial property sales.

This collapse in margins was driven, obviously, by slowing GPM. However increasing selling and marketing expenses were critical contributing factors also. These expenditures not just rose as a percentage of sales over the last 3 years of our sample, they also swelled by 86% between 2017 and 2020. The primary reason? An effort to kickstart rapidly flagging sales. This might have been an indicator of the bigger concern: serious sectoral weakness.

Huge Swings in Cash Flows, in Millions RMB

20162017201820192020Cash Flow from Operations (CFO) -58,610 -150,97354,749 -67,357110,063 CFO before Interest Payments-27,734 -96,901109,837 -566188,097 Free Cash Flow to the Firm (FCFF) -44,063 -111,69699,487 -15,729169,791 The accrual approach can help conceal weakness in the income statements, however cash circulations are far less prone to such control. While Evergrandes incomes increased and its revenues remained flat over the five-year sample, the companys cash flows tell a different story.

Additionally, the pattern of volatility and unfavorable CFOs does not alter even if we look at CFO prior to interest payments: Evergrandes core operations were frequently bleeding cash, even without representing interest payments.

The CFO needs to be favorable. Otherwise, it shows that the company is not able to earn money from its operations. An irregular CFO suggests that the company might be at the mercy of loan providers simply to fund its operations.

The Magic of Big Accruals

20162017201820192020CFO, in Millions RMB-58,610 -150,97354,749 -67,357110,063 CFO/Net Income-3.33 -4.070,82 -2.13.5 The CFO to net income ratio is both hardly ever used and quite revealing. It is one of my favorite indications.

Evergrandes ratio was extremely unstable. Why? Not due to the fact that net income over the past five years was mostly flat in absolute numbers, however since its CFO fluctuated like a yo-yo.

What triggered the volatility of the ratio and CFO? An unusually high amount of accruals– i.e., non-cash products– in the earnings declaration. That is a big fat warning.

Earnings is a mix of accruals and money, while CFO is pure money. So this ratio informs just how much of the reserved profits for a year were received in cash. In healthy companies, this ratio will be flat or increasing. A falling or unstable ratio indicates an uncommonly high amount of accruals and therefore both are disconcerting.

So what were these non-cash items?

Improving Cash by Delaying Payments

The appropriate sign is the variety of days payable exceptional (DPO), or how many days the cost of sales is lying unsettled. All else the exact same, an increasing DPO is bothering. Evergrandes DPO leapt from 379 to 553 days over the previous 5 years.

When a firm delays payment to providers, it is often an attempt to boost CFO in response to poor cash inflows.

20162017201820192020Trade Payables, in Millions RMB182,994257,459423,648544,653621,715 Number of Days Payables Outstanding (DPO) 379404418513553The businesss 2020 capital declaration shows that CFO soared from a deficit of RMB 67 billion in 2019 to a surplus of RMB 110 billion in 2020. Thats a net boost of RMB 177 billion. A big motorist of this money rise? The bounty of trade payables. Trade payables increased by RMB 77 billion in 2020 over 2019 despite declining home building activity.

That is unsustainable.

Robbing Peter to Pay Paul

The write-downs might not be substantial in the context of Evergrandes revenue or possession numbers, but the relative boosts are material. They probably show a weakening market for the firms properties. The trend probably started in 2017 and is shown in the slowing sales development.

Evergrande held significant amounts of residential or commercial properties under development (PUD) and residential or commercial properties held for sale (PHS) on its balance sheet. In aggregate these accounted for roughly 60% of the companys assets as of year-end 2019 and 2020.

Increasing Write-Downs

If their NRVs are less than the cost, Evergrandes accounting policy requires PUD and PHS be composed down to their net realizable values (NRV). This write-down amounted to RMB 3.22 billion in 2020, a 39% increase from the 2019 write-down of RMB 2.32 billion which itself was a 132% increase from the 2017 write-down of RMB 1 billion.

What does that imply? Payments to providers were most likely postponed, improving CFO generally to pay dividends and buy back shares.

The capital declaration exposes how Evergrande misallocated money in 2020.

Thats an important number to keep in mind when we see that Evergrande redeemed RMB 4 billion in shares and payed RMB 59 billion in dividends in 2020.

Since the company borrowed RMB 303 billion in 2020, we d expect at least a few of those funds paid for the share repurchases and dividend payments. That was not the case. Payments to lenders of RMB 398 billion overtook that RMB 303 billion in new loans.

While PUD is obvious, PHS is residential or commercial property that has been built and is waiting for sale.

The adjusted CFO is a good beginning point. It shows the result of delaying payments to suppliers. If the increase in payables in 2020 had actually been the exact same as that in 2019, or RMB 29 billion, then 2020 CFO would not be a RMB 110 billion surplus but a deficit of RMB 16 billion: 110-155 +29.

Bankers See the Rising Risk First

Evergrandes note to accounts discusses the weighted average rate of the businesss basic borrowings. This is utilized to capitalize interest expenses. This rate had been increasing given that 2017.

Evergrandes Borrowing Costs

201620172018201920208.27% 8.09% 8.11% 8.63% 9.46% Now, this rate might increase for just 2 factors: either an increase in the general financing rate in China or increased credit risk on the part of the debtor.

Chinas prime loaning rate has actually remained flat given that 2017, dropping just due to pandemic-induced stimulus efforts in 2020. Yet Evergrandes expense of borrowing didnt fall. In general, its rate jumped by a considerable 137 basis points (bps) in 3 years. This suggests that lenders believed extending credit to Evergrande was an increasingly risky proposition.

Addicted to Debt?

Evergrandes overreliance on debt is the popular description for its circumstance. The companys critical debt-to-equity ratio really declined in between 2016 and 2020.

20162017201820192020Debt to Equity2.783. This unusual pattern has an easy description, however: It is solely due to equity leaping from RMB 193 billion in 2016 to RMB 350 billion in 2020. To a casual expert, that may not have actually raised any red flags.

( Evergrandes equity increased for 2 main factors: The firm acquired majority– however never 100%– interests in subsidiaries. So the resulting amounts of non-controlling interests (NCI) kept increasing group equity. These NCIs kept injecting money as equity.).

So how could we have found that Evergrandes financial obligation problem was aggravating?

2 estimations provide us insight on this concern. In both cases, the higher the number the much better.

Total financial obligation to CFO reveals the length of time a firm would require to settle existing loans if current CFO held steady.Total debt to FCFF indicates just how much time it would require to repay the debt if present FCFF was maintained.For Evergrande, both of these ratios were incredibly volatile and unfavorable in three of the 5 years.

20162017201820192020Total Debt to CFO-19-86-1,4134 Total Debt to FCFF-12-77-514An Accident Waiting to Happen.

The Altman Z-score formula determines how close a company is to personal bankruptcy. The Z-score considers five ratios, each of which addresses one of 5 factors to consider: profitability, leverage, activity, solvency, and liquidity. The lower a firms Z-score, the higher the possibility it will declare bankruptcy. A Z-score below 1.8 shows a high possibility of bankruptcy, while one of 3 or above shows a firm is in the safe zone and needs to remain solvent.


From 2016 through 2020, Evergrandes Z-score was less than 1. Its Z-score for the five years averaged 0.77 and dropped from 0.81 in 2017 to 0.62 in 2020.

A huge takeaway in this analysis is to be careful of drawing big conclusions from any ratio that consists of a profits number.

Of the five Z-score ratios, those determining activity and success either remained the very same in the latter case or rose in the former. What fell were the liquidity and solvency ratios. Which makes best sense offered the huge loaning and the cash crunch.

So what could we have pieced together from taking a look at Evergrandes audited financials?

Image credit: © Getty Images/ Getty Images/ Stringer.

Heart disease and other such ailments tend to run in stealth mode for much of their life cycles, going invisible, and undetected and hence untreated. By the time their symptoms explode into view, drastic treatment is needed.

All posts are the opinion of the author. As such, they ought to not be interpreted as investment suggestions, nor do the opinions revealed necessarily reflect the views of CFA Institute or the authors employer.

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” The 2019 report specified, “Gross earnings rate was 27.8% for the Year, which was primarily due to the lower selling prices of clearance stock properties and the minor increases in building and setup expenses per square meter for delivered properties, land costs and interest capitalized. These expenditures not only increased as a percentage of sales over the last 3 years of our sample, they likewise ballooned by 86% between 2017 and 2020. While Evergrandes incomes rose and its earnings stayed flat over the five-year sample, the companys cash flows inform a different story. The write-downs may not be big in the context of Evergrandes income or asset numbers, however the relative increases are material.( Evergrandes equity increased for 2 main factors: The firm acquired bulk– however never 100%– interests in subsidiaries.

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Evergrande-like risks can be spotted early. We just have to be curious enough.

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Binod Shankar, CFA.
Binod Shankar is a CFA charterholder. He is a blog writer, keynote speaker, executive coach, podcaster at The Real Finance Mentor, and appears regularly on CNBC and Bloomberg as a market analyst. He likewise utilized to head financing at a large home development company.

Altogether our analysis reveals a story of rapidly slowing development, increasing expenses, shrinking margins, shoddy quality of incomes, and cash flow deficits that were plugged by postponing payments to providers and large loaning, the expense of which kept rising.

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