WeWork, Rhone Group raise hundreds of millions for property investment fund

Partners to buy buildings where co-working company leases space


From left: Adam Neumann (credit: Getty Images), Steven Langman and Robert Agostinelli

WeWork and private equity firm Rhone Group raised several hundred million dollars for a real estate investment fund, according to sources.

The partners have already approached New York landlords about buying properties where the co-working company is a tenant, brokers say, although no deal appears imminent. Fundraising for the vehicle, dubbed WeWork Property Investors, is still ongoing.

The Real Deal first reported in October that WeWork was working on an investment fund. Buying into its properties would allow the co-working company to benefit from property appreciation it says it creates as a tenant.

On March 9, the company filed offering documents for four private equity funds — WeWork Property Investors and WeWork Property Investors Funds A, B and B-1 — with the Securities and Exchange Commission. It wasn’t immediately clear which of the funds the partners are currently raising money for. The filings list several WeWork and Rhone executives as fund directors, as Axios first reported.

WeWork declined to comment for this story, citing SEC rules. Rhone did not immediately respond to a request for comment.

Rhone, founded in 1995 by Wall Street veterans Robert Agostinelli and Steven Langman, is a global private equity firm with offices in New York, London and Paris.

WeWork recently landed a $300 million investment from Japan’s SoftBank, reportedly valuing it at more than $17 billion. The company has been signing leases for new co-working spaces in New York at a rapid clip and currently has 38 locations in the Big Apple, according to its website. Earlier this year it shook up its company structure to give it a more corporate shape and hired Starwood Capital veteran Richard Gomel to head its co-working business.  The SEC filings list Gomel as one of the investment funds’ directors, along with Gross and CEO Adam Neumann.

Woody Heller, an investment sales broker at Savills Studley, said the fund’s success will depend on whether enough investors trust WeWork’s credit and are fine with buying into properties where it occupies a big chunk of space. But the fund could put WeWork in a good position when it comes to competing for properties: it wouldn’t have to worry about raising money, and it would already have a big tenant lined up (itself). “If I’m them,” he said, “I would be doing it.”

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FOUNDER STEPHAN CRÉTIER TO INCREASE OWNERSHIP IN GARDAWORLD

MONTREAL, Quebec, Canada (Marketwired – March 24, 2017) – Garda World Security Corporation (“GardaWorld”), one of the world’s largest privately owned security and cash services providers, announced today that Stephan Crétier, along with certain members of management and an entity held by investment funds affiliated with Rhône Capital (“Rhône”), a global alternative investment management firm, have entered into a conditional purchase agreement with a subsidiary of funds advised by Apax Partners (“Apax”) to acquire all of Apax’s remaining shares of the parent company of GardaWorld. Closing of the transaction, if all conditions are satisfied or waived, is expected to occur during the quarter ending July 31, 2017.

“Apax has leveraged its financial expertise to support management in the growth of the company” highlighted Stephan Crétier. “The Board of Directors wishes to thank the Apax team for its contribution. Since November 2012, the company underwent exceptional growth, almost doubling in size in terms of its revenues and its employees. GardaWorld now operates in 29 countries in Africa, Middle East and Europe. The Management Team and myself are excited to continue our partnership with Rhône to build a true global Canadian Champion.” Upon closing of the transaction, Apax will no longer own shares in GardaWorld’s parent company, while Stephan Crétier, Founder, Chairman and Chief Executive Officer of GardaWorld, will hold, along with certain management stockholders, approximately 39% (fully diluted) of the shares in GardaWorld’s parent company and Rhône will increase its holding to 61% (fully diluted). Each party will be subject to customary shareholder provisions for an investment of this type.

About GardaWorld

GardaWorld is one of the world’s largest privately owned security services providers, offering a range of highly focused business solutions including cash services, protective services and aviation services. GardaWorld’s more than 62,000 highly trained, dedicated professionals serve clients throughout North America, the Middle East, Africa and Europe. GardaWorld works across a broad range of sectors, including financial services, infrastructure, natural resources and retail, and services Fortune 500 companies, governments and humanitarian relief organizations. For more information, visit www.garda.com

About Rhône Capital

With over 20 years of investing experience, Rhône is a global alternative investment management firm with a focus on investments in market leading businesses with a pan-European or transatlantic presence and prospects for global expansion. Rhône, which is currently investing capital from its fifth private equity fund, has prior experience with service companies, as well as in the chemical, consumer product, food, packaging, specialty material and transportation sectors.

About Apax Partners

Apax Partners is one of the world’s leading private equity investment groups. It operates globally and has more than 30 years of investing experience. Apax Partners has advised funds that total over $40 billion around the world in aggregate. Funds advised by Apax invest in companies across four global sectors of Tech & Telco, Services, Healthcare and Consumer. These funds provide long-term equity financing to build and strengthen world-class companies. For further information about Apax, please visit www.apax.com.

Press release

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The 2015 HEC-DowJones Private Equity Performance Ranking

The 2015 HEC-DowJones Private Equity Performance Ranking

Executive Summary

The 2015 HEC-DowJones Private Equity Performance Ranking lists the world’s Top PE firms in terms of aggregate performance based on all buyout funds raised between 2002 and 2011. This ranking answers the question: “Which firm(s) generated the best performance for their investors over the past years?” The ranking draws on a comprehensive set of data on PE fund performance provided by DowJones and directly from PE Firms and uses a unique methodology to calculate the aggregate performance of a PE firm based on difference performance measures for all the funds managed by this firm. The method is able to aggregate performance across vintage years and considers relative and absolute returns. In total, we analyzed performance data from 309 PE firms and the 554 funds they raised between 2002 and 2011 with an aggregate equity volume of $1015bn.

The Ranking: Top 30 out of over 300 PE Firms

Rank

Firm

Performance Score

1

Vista Equity Partners

3.03

2

Odyssey Investment Partners

2.88

3

Waterland Private Equity Investments B.V.

1.66

4

Endeavour Capital

1.57

5

Advent International

1.39

6

Clayton Dubilier & Rice

1.35

7

Platinum Equity

1.32

8

Berkshire Partners LLC

1.28

9

ABRY Partners LLC

1.25

10

Astorg Partners

1.16

11

Rhone Capital LLC

1.08

12

Apollo Investment Corp.

1.07

13

Littlejohn & Co. LLC

1.00

14

American Securities LLC

0.84

15

BLUM Capital Partners

0.84

16

Trilantic Capital Partners

0.77

17

Permira

0.74

18

Leonard Green & Partners LP

0.74

19

Baring Private Equity Asia

0.63

20

Centerbridge Partners LP

0.62

21

Water Street Healthcare Partners LLC

0.54

22

GTCR LLC

0.51

23

Ardian

0.47

24

Hellman & Friedman LLC

0.41

25

Oaktree Capital Management LP

0.37

26

Equistone

0.27

27

Charlesbank Capital Partners LLC

0.26

28

Cinven

0.25

29

Lindsay Goldberg LLC

0.24

30

Silver Lake Management LLC

0.22

Introduction

The Private Equity industry is notorious for being opaque and access to any data is chronically difficult. In particular, little is known about the performance and competitive behaviour of the key PE Firms. While performance rankings exists for many other areas (the best ‘business school’, the best ‘place to work’, the best ‘stock market analyst’ etc), nothing worth that name exists in PE.  Until recently, the only available rankings for Private Equity were based on size

alone, which has very limited meaning. Since 2009, HEC Paris and DowJones have joined forces to publish regular rankings of PE Firms based on their historic performance and expected future competitiveness respectively.

Simply Speaking, what does the performance ranking mean?

This ranking answers the question: “Which firm(s) generated the best performance for their investors over the past years?” It draws on performance information from all buyout funds managed by a given PE Firm and aggregates their performance based on a novel and proprietary methodology (see below) into one overall performance score.

What are the data sources behind the rankings?

To obtain a most accurate picture of the universe of PE Firms and their investments, we drew on a variety of available databases and performed a number of cross-checks of the information used in this study. We used the DJX DowJones database as the primary database for fund performance information, in addition to an increasing amount of information directly provided by PE Firms to HEC for the purpose of these rankings.

While HEC has access to additional proprietary information on the activity and performance of

PE Firms (HEC Buyout Database), this data is anonymous and cannot be used for this study.

How have the evaluated PE Firms been selected?

We  gathered  data,  as  of  October  2015,  on  the  universe  of  PE  firms  worldwide  on  which DowJones provides performance data or which provided data directly to HEC for the purpose of the performance rankings. This results in a sample of 309 PE firms and the 554 funds they raised between 2002 and 20011 with an aggregate equity volume of $1015. From this starting sample, we selected all those PE firms that met the following objective criteria:

  • At least 2 funds which raised over the 2002 to 2011 period for which full performance information is available;
  • At least $1000m raised during this time;
  • At least 10 observation years (i.e. the sum of the ‘age’ of all funds as of today);

Why these selection criteria?

It is our intention to limit the analysis to PE Firms that are of relevant scale in terms of their activities. (i.e. minimum capital under management). Also, we want to make sure that we do not

report any ‘one-hit-wonders’, hence the requirement to have at least 2 funds with full performance information and 10 ‘observation years’. We do not consider funds raised after 2010, as their performance is still too unreliable to be judged at this point.

How large and representative is your sample of PE Firms?

The 86 firms that passed the criteria raised 276 funds between 2002 and 2011 with total equity of over $782bn. This corresponds to over 70% of the starting sample in terms of equity.

How has the aggregate past performance been assessed?

Private Equity is an asset class that makes it particularly challenging to assess the aggregate performance of a given PE Firm. Performance is typically recorded at the fund-level (and not for the entire PE Firm). Furthermore, three factors make the aggregation of performance to the firm- level challenging:

  1. Alternative, complementary performance measures are used to assess performance (e.g.

IRR vs. Return Multiple), so that it is not trivial to know what measure to look at.

  1. People disagree whether firms should be assessed according to their absolute performance or based on the performance relative to a performance benchmark.
  2. Private Equity Firms typically manage a number of limited-life funds raised at different vintage years simultaneously and the so-called J-Curve phenomenon makes it difficult to say, whether a 4-year-old fund with a 15% IRR is better or worse than a 7-year-old fund with a 20% IRR.

In a project sponsored by advisory firm Peracs Due Diligence Services, Prof. Oliver Gottschalg from HEC School of Management, has developed a proprietary methodology1 that makes it possible to comprehensively assess the aggregate performance of all funds managed by a Private Equity Firm. The basis for this assessment is the performance of each fund, measured in terms of three complementary performance measures: IRR, DPI (cash-only return multiple) and TVPI (a return multiple that considers accounting values of ongoing investments). We assess performance in each measure both as absolute values and measured against the corresponding performance benchmark, leading to 2*3=6 performance indicators.

These six indicators are then combined for multiple funds based on a proprietary statistical method that considers the empirically-derived historical reliability of performance measured at a given ‘fund age’ as weights. The intuition for this method is as follows: We determined empirically the reliability of performance of funds that are 2, 3, 4… years old. Our sample included detailed data on the evolution of the performance of 492 actual buyout funds over time. Imagine, the performance of a 3-year-old fund predicts its final performance with 35% accuracy, while the performance of a 5-year-old fund predicts its final performance with 70% accuracy. We would then give twice as much weight to performance data of 5-year-old funds than to the performance data of 3-year-old funds in the aggregation. Finally, we combine all six performance measures to a single performance score2 using a standard statistical method called ‘Principal

1 US and International Patents Pending

2 The extracted factor has an Eigenvalue of 5.1 and captures 86% of the total variance of all 6 performance measures.

Component Analysis’. This makes it possible to compare the overall value creation ability of

Private Equity Firms across all their funds.

How to Interpret the ‘Aggregate Performance Score’?

The aggregate performance score is neither an IRR-type annual return measure nor a money multiple. It can only be interpreted relative to the average aggregate performance score of all firms we analyzed: An aggregate performance score of 1 means that a given PE Firm has an aggregate performance that is one ‘standard deviation’ above the average performance, which would position it typically at the 85% percentile, i.e. 85% of all firms would have a lower aggregate performance. Also, an aggregate performance score of 2 means that performance is twice as high as for an aggregate performance score of 1. A PE Firm with the average performance has (by design) an aggregate performance score of 0.

How sensitive are the results to the valuation of unrealized investments?

The valuation of unrealized investments has only a small impact on the rankings. First, we only consider funds that are at least four years old. Second, according to our methodology, young (with relatively more unrealized investments) funds carry less weight in the performance aggregation than older funds, as we consider that the performance of younger funds is inherently less precise. Finally, two of our six individual performance measures (DPI) consider cash-on- cash performance only and ignores valuations of unrealized investments.

What does the ranking not capture?

The Performance Ranking is backward-looking by definition. It cannot capture recent changes in the strategy, the core team or the fund/deal size of a PE Firm. As such, it may not capture all elements of the current competitiveness of a given PE Firm.

LIMITATIONS

The confidential nature of the PE industry makes it impossible to compose a 100% accurate database on private equity and we cannot exclude the possibility of biases in our results due to missing or inaccurate information. However, we rely on the same data sources typically used to compose industry-standard statistics of PE activity and we consider our data by far the ‘best available’ for this kind of analysis.

IMPORTANT DISCLAIMER

This material has been prepared on the basis of publicly available information, internally developed data and other third party sources believed to be reliable, however, HEC Paris and Peracs, LLC have not sought to independently verify information obtained from these sources and makes no representations or warranties as to accuracy, completeness or reliability of such information. This material is for information and illustrative purposes only, is not investment advice and is no assurance of actual future performance or results of any private equity segment or fund. HEC and Peracs do not represent, warrant or guarantee that this information is suitable

for any investment purpose and it should not be used as a basis for investment decisions. Nothing herein should be construed as any past, current or future recommendation to buy or sell any security or an offer to sell, a solicitation of an offer to buy any security. This material does not purport to contain all of the information that a prospective investor may wish to consider and is not to be relied upon as such or used in substitution for the exercise of independent judgment.

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Secretive Rhone Group said to hit €2.6bn close for Fund V

Secretive private equity house Rhône Group has reportedly held a €2.6bn close for its fifth buyout fund after just over six months in the market. The firm, which has decided not to embrace a wave of increasing openness exhibited by the private equity community over the past few years, has a single-page website which simply includes its New York and London office addresses and a button for investors to log in. Rhone’s latest fundraise was reported by Financial News, which cited a person familiar with the matter. The vehicle is more than twice the size of the firm’s fourth fund, which closed on about €1.2bn following its 2011 launch, if the report is accurate. Rhone, which was founded in 1996, is slightly more open about its dealmaking activity. Last November the firm agreed a deal to purchase Global Knowledge from New York-based MidOcean Partners. A month earlier it teamed with Goldman Sachs to buy logistics service provider Neovia Logistics from Platinum Equity Partners. One of its bigger deals from the past few years was the €1.05bn buyout of the bakery supplies business of CSM in 2013.
Source: https://www.altassets.net/private-equity-news/by-news-type/fund-news/secretive-rhone-group-said-to-hit-e2-6bn-close-for-fund-v.html?vemail=tjh@trinity-group.co.uk&mc_cid=0a1cae01da&mc_eid=8c4d9fcf7b

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