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FAIR VALUE
12 Months Ended
Dec. 31, 2013
Fair Value Disclosures [Abstract]  
FAIR VALUE
FAIR VALUE
Fair Value of Financial Assets and Liabilities
The short-term nature of cash and cash-equivalents, U.S. Treasury and government-agency securities, receivables and accounts payable causes each of their carrying values to approximate fair value. The fair value of U.S. Treasury securities and short-term investments included in cash and cash-equivalents is a Level I valuation and the fair value of government-agency securities is a Level II valuation. The fair value of the Company's debt obligations, which are carried at amortized cost, is a Level III valuation that is estimated based on a discounted cash-flow calculation using estimated rates that would be offered to Oaktree for debt of similar terms and maturities. The estimated fair value of these debt obligations was $611.1 million and $652.9 million as of December 31, 2013 and 2012, respectively, utilizing an average borrowing rate of 3.2% and 3.1%, respectively. As of December 31, 2013, a 10% increase in the assumed average borrowing rate would lower the estimated fair value to $603.7 million, whereas a 10% decrease would increase the estimated fair value to $618.7 million. The fair value of the Company's interest-rate swaps and foreign exchange contracts is a Level II valuation and is included in accounts payable, other accrued expenses and other liabilities. As of December 31, 2013 and 2012, the fair value of the interest-rate swaps was a net liability of $4.2 million and $7.9 million, respectively, and the fair value of the foreign exchange contracts was a net asset of $1.8 million and a net liability of $0.8 million, respectively. The fair value of the Company's total-return swap, a Level II valuation, included in other assets on the consolidated balance sheet, was an asset of $4.5 million as of December 31, 2013.
In 2013, the Company elected the fair value option for certain corporate investments that otherwise would not have reflected unrealized gains and losses in current-period earnings. As of December 31, 2013, the fair value of those securities was $67.6 million and consisted of available-for-sale equity securities. The gain from changes in fair value included in 2013 earnings was $17.1 million, and is included in investment income on the consolidated statements of operations. Accounting for these investments at fair value is consistent with how the Company accounts for its other corporate investments, which are primarily investments in funds. The valuation methods used to measure the fair value of such investments is consistent with the valuation methodologies applied to investments held by the consolidated funds.
Fair Value of Financial Instruments Held By Consolidated Funds
The table below summarizes the valuation of investments and other financial instruments of the consolidated funds by fair-value hierarchy levels:
As of December 31, 2013:
Level I
 
Level II
 
Level III
 
Total
Corporate debt – bank debt
$

 
$
7,352,129

 
$
2,809,437

 
$
10,161,566

Corporate debt – all other
798

 
5,125,646

 
2,432,179

 
7,558,623

Equities – common stock
4,804,068

 
1,109,270

 
6,700,015

 
12,613,353

Equities – preferred stock
4,101

 
8,483

 
919,771

 
932,355

Real estate

 
37,184

 
6,221,294

 
6,258,478

Real estate loan portfolio

 

 
2,369,441

 
2,369,441

Other
2,656

 
1,708

 
13,708

 
18,072

Total investments
$
4,811,623

 
$
13,634,420

 
$
21,465,845

 
$
39,911,888

Securities sold short – equities
$
(140,251
)
 
$

 
$

 
$
(140,251
)
Options written (net)
$
(1,862
)
 
$
16,853

 
$

 
$
14,991

Swaps (net)

 
11,222

 

 
11,222

Swaptions (net)

 
5,392

 

 
5,392

Forward contracts (net)

 
(83,481
)
 

 
(83,481
)
Futures (net)
(3,067
)
 

 

 
(3,067
)
As of December 31, 2012:
Level I
 
Level II
 
Level III
 
Total
Corporate debt – bank debt
$

 
$
7,412,691

 
$
2,253,476

 
$
9,666,167

Corporate debt – all other

 
6,663,519

 
3,159,051

 
9,822,570

Equities – common stock
3,362,742

 
1,055,465

 
8,101,051

 
12,519,258

Equities – preferred stock
2,520

 
2,133

 
650,096

 
654,749

Real estate

 

 
3,946,142

 
3,946,142

Real estate loan portfolio

 

 
1,737,822

 
1,737,822

Other
1,933

 
8,438

 
15,547

 
25,918

Total investments
$
3,367,195

 
$
15,142,246

 
$
19,863,185

 
$
38,372,626

Securities sold short – equities
$
(126,530
)
 
$

 
$

 
$
(126,530
)
Options written (net)
$

 
$
5,520

 
$

 
$
5,520

Swaps (net)

 
(5,539
)
 
44,705

 
39,166

Forward contracts (net)

 
(93,863
)
 

 
(93,863
)
Futures (net)
90

 

 

 
90


The following tables set forth a summary of changes in the fair value of the Level III investments:  
 
Corporate Debt – Bank Debt
 
Corporate Debt – All Other
 
Equities – Common Stock
 
Equities – Preferred Stock
 
Real Estate
 
Real Estate Loan Portfolio
 
Swaps
 
Other
 
Total
2013:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Beginning balance
$
2,253,476

 
$
3,159,051

 
$
8,101,051

 
$
650,096

 
$
3,946,142

 
$
1,737,822

 
$
44,705

 
$
15,547

 
$
19,907,890

Transfers into Level III
377,448

 
2,410

 
367,562

 
387,757

 
15,055

 

 

 

 
1,150,232

Transfers out of Level III
(656,354
)
 
(327,612
)
 
(1,222,610
)
 
(35,771
)
 

 

 

 

 
(2,242,347
)
Purchases
1,673,352

 
428,783

 
1,437,693

 
280,531

 
2,200,559

 
1,226,791

 

 

 
7,247,709

Sales
(1,120,160
)
 
(1,029,515
)
 
(2,590,023
)
 
(316,187
)
 
(978,064
)
 
(866,588
)
 
(91,101
)
 

 
(6,991,638
)
Realized gains (losses), net
33,427

 
120,610

 
956,094

 
41,553

 
194,681

 
39,755

 
91,070

 
(27,386
)
 
1,449,804

Unrealized appreciation (depreciation), net
248,248

 
78,452

 
(349,752
)
 
(88,208
)
 
842,921

 
231,661

 
(44,674
)
 
25,547

 
944,195

Ending balance
$
2,809,437

 
$
2,432,179

 
$
6,700,015

 
$
919,771

 
$
6,221,294

 
$
2,369,441

 
$

 
$
13,708

 
$
21,465,845

Net change in unrealized appreciation (depreciation) attributable to assets still held at end of period
$
198,469

 
$
165,124

 
$
246,039

 
$
(42,108
)
 
$
777,549

 
$
231,662

 
$

 
$
(1,783
)
 
$
1,574,952

2012:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Beginning balance
$
1,978,637

 
$
3,155,241

 
$
6,164,025

 
$
1,090,107

 
$
2,786,862

 
$
479,690

 
$

 
$
18,824

 
$
15,673,386

Transfers into Level III
476,034

 
688,299

 
785,470

 
6,884

 
39,199

 

 
2,317

 

 
1,998,203

Transfers out of Level III
(547,130
)
 
(592,397
)
 
(306,648
)
 
(98,797
)
 
(5,353
)
 

 

 

 
(1,550,325
)
Purchases
1,667,292

 
953,076

 
1,009,258

 
53,788

 
1,361,920

 
2,104,577

 

 
500

 
7,150,411

Sales
(1,329,534
)
 
(1,183,277
)
 
(564,217
)
 
(410,261
)
 
(914,108
)
 
(988,399
)
 

 
(7,835
)
 
(5,397,631
)
Realized gains (losses), net
50,938

 
112,396

 
178,115

 
318,498

 
249,933

 
35,650

 

 
5,404

 
950,934

Unrealized appreciation (depreciation), net
(42,761
)
 
25,713

 
835,048

 
(310,123
)
 
427,689

 
106,304

 
42,388

 
(1,346
)
 
1,082,912

Ending balance
$
2,253,476

 
$
3,159,051

 
$
8,101,051

 
$
650,096

 
$
3,946,142

 
$
1,737,822

 
$
44,705

 
$
15,547

 
$
19,907,890

Net change in unrealized appreciation (depreciation) attributable to assets still held at end of period
$
(45,214
)
 
$
23,779

 
$
847,098

 
$
14,873

 
$
531,768

 
$
106,304

 
$
42,388

 
$
(64
)
 
$
1,520,932


Total realized and unrealized gains and losses recorded for Level III investments are included in net realized gain on consolidated funds' investments or net change in unrealized appreciation (depreciation) on consolidated funds' investments in the consolidated statements of operations.
Transfers between Level I and Level II for the years ended December 31, 2013 and 2012 included transfers from Level II to Level I of $1,295.4 million and $11.5 million, respectively, as certain common equity securities began trading on a securities exchange.
Transfers out of Level III were generally attributable to certain investments that experienced a more significant level of market activity during the period and thus were valued using observable inputs. Transfers into Level III were typically due to certain investments that experienced a less significant level of market activity during the period or portfolio companies that undertook restructurings or bankruptcy proceedings and thus were valued in the absence of observable inputs.
The following table sets forth a summary of the valuation technique and quantitative information utilized in determining the fair value of the consolidated funds' Level III investments as of December 31, 2013:
Investment Type
 
Fair Value
 
Valuation Technique
 
Significant Unobservable Inputs (9)(10)(11)
 
Range
 
Weighted Average (12)
 
 
 
 
 
 
 
 
 
 
 
Credit-oriented investments:
 
 
 
 
 
 
 
 
 
 
Consumer
   discretionary:
 
$
40,998

 
Discounted cash flow (1)
 
Discount rate
 
13% – 15%
 
14%
 
 
571,865

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
4x – 11x
 
5x
 
 
321,619

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
139,002

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
Industrials:
 
328,712

 
Discounted cash flow (1)
 
Discount rate
 
12% – 17%
 
14%
 
 
335,270

 
Discounted cash flow (1) /
Sales approach (8)
 
Discount rate / Market transactions
 
11% – 20%
 
14%
 
 
59,349

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
4x – 6x
 
6x
 
 
77,550

 
Market approach
(value of underlying assets) (2)(4)
 
Underlying asset multiple
 
0.9x – 1.1x
 
1x
 
 
208,436

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
840,871

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
Materials:
 
67,280

 
Discounted cash flow (1)
 
Discount rate
 
13% – 14%
 
13%
 
 
437,522

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
6x – 7x
 
6x
 
 
79,020

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
Other:
 
704,430

 
Discounted cash flow (1)
 
Discount rate
 
8% – 15%
 
11%
 
 
337,406

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
6x – 7x
 
7x
 
 
291,925

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
400,361

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
Equity investments:
 
 
 
 
 
 
 
 
 
 
Consumer
   discretionary:
 
57,560

 
Discounted cash flow (1)
 
Discount rate
 
12% – 14%
 
13%
 
 
504,550

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
4x – 11x
 
9x
 
 
97,834

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
140,705

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
Financials:
 
344,636

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
12x – 14x
 
13x
 
 
407,823

 
Market approach
(value of underlying assets) (2)(4)
 
Underlying asset multiple
 
1x – 1.2x
 
1.1x
 
 
185,140

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
Industrials:
 
1,511,811

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
4x – 12x
 
8x
 
 
1,064,686

 
Market approach
(value of underlying assets) (2)(4)
 
Underlying asset multiple
 
1x – 1.4x
 
1.1x
 
 
745,519

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
Investment Type
 
Fair Value
 
Valuation Technique
 
Significant Unobservable Inputs (9)(10)(11)
 
Range
 
Weighted Average (12)
 
 
 
 
 
 
 
 
 
 
 
Materials:
 
$
1,014,930

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
6x – 8x
 
7x
 
 
1,604

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
 
 
56,064

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
Other:
 
60,451

 
Discounted cash flow (1)
 
Discount rate
 
10% – 12%
 
11%
 
 
1,052,158

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
5x – 11x
 
9x
 
 
21,790

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
107,361

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
 
 
245,164

 
Other
 
Not applicable
 
Not applicable
 
Not applicable
Real estate-oriented
investments:
 
 
 
 
 
 
 
 
 
 
 
 
1,997,927

 
Discounted cash flow (1)(7)
 
Discount rate
 
8% – 36%
 
14%
 
 
 
 
 
 
Terminal capitalization rate
 
6% – 15%
 
8%
 
 
 
 
 
 
Direct capitalization rate
 
7% – 8%
 
8%
 
 
 
 
 
 
Net operating income growth rate
 
1% – 30%
 
9%
 
 
 
 
 
 
Absorption rate
 
16% – 44%
 
32%
 
 
1,230,234

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
6x – 12x
 
12x
 
 
427,452

 
Market approach
(value of underlying assets) (2)(4)
 
Underlying asset multiple
 
1.3x – 1.5x
 
1.4x
 
 
710,888

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
684,802

 
Sales approach (8)
 
Market transactions
 
Not applicable
 
Not applicable
 
 
1,169,991

 
Recent market information (6)
 
Quoted prices / discount
 
0% – 6%
 
5%
Real estate loan
   portfolios:
 
 
 
 
 
 
 
 
 
 
 
 
593,986

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
1,775,455

 
Discounted cash flow (1)(7)
 
Discount rate
 
10% – 24%
 
15%
Other
 
13,708

 
 
 
 
 
 
 
 
Total Level III
   investments
 
$
21,465,845

 
 
 
 
 
 
 
 



The following table sets forth a summary of the valuation technique and quantitative information utilized in determining the fair value of the Company's Level III investments as of December 31, 2012:
Investment Type
 
Fair Value
 
Valuation Technique
 
Significant Unobservable Inputs (9)(10)(11)
 
Range
 
Weighted Average (12)
 
 
 
 
 
 
 
 
 
 
 
Credit-oriented investments:
 
 
 
 
 
 
 
 
 
 
Consumer
   discretionary:
 
$
163,978

 
Discounted cash flow (1)
 
Discount rate
 
7% – 15%
 
13%
 
 
233,160

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
5x – 12x
 
8x
 
 
673,870

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
202,878

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
Consumer staples:
 
317,589

 
Discounted cash flow (1)
 
Discount rate
 
12% – 14%
 
12%
 
 
283,020

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
9x – 10x
 
9x
 
 
104,956

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
7,424

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
Financials:
 
15,055

 
Discounted cash flow (1)
 
Discount rate
 
9% – 11%
 
10%
 
 
106,777

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
9x – 11x
 
10x
 
 
22,774

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
439,281

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
Industrials:
 
544,628

 
Discounted cash flow (1)
 
Discount rate
 
8% – 19%
 
14%
 
 
173,006

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
5x – 10x
 
8x
 
 
92,899

 
Market approach
(value of underlying assets) (2)(4)
 
Underlying asset multiple
 
0.9x – 1.1x
 
1x
 
 
419,825

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
176,334

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
Materials:
 
63,132

 
Discounted cash flow (1)
 
Discount rate
 
13% – 15%
 
14%
 
 
464,236

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
6x – 8x
 
7x
 
 
173,248

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
Other:
 
252,080

 
Discounted cash flow (1)
 
Discount rate
 
7% – 16%
 
14%
 
 
208,950

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
5x – 6x
 
6x
 
 
103,269

 
Market approach
(value of underlying assets) (2)(4)
 
Underlying asset multiple
 
0.9x – 1.1x
 
1x
 
 
104,760

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
110,103

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
Equity investments:
 
 
 
 
 
 
 
 
 
 
Consumer staples:
 
1,591,730

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
5x – 9x
 
8x
Financials:
 
758,887

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
10x – 14x
 
12x
 
 
306,977

 
Market approach
(value of underlying assets)
(2)(4)
 
Underlying asset multiple
 
1x – 1.2x
 
1.1x
 
 
1,412,616

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
9,630

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
Investment Type
 
Fair Value
 
Valuation Technique
 
Significant Unobservable Inputs (9)(10)(11)
 
Range
 
Weighted Average (12)
 
 
 
 
 
 
 
 
 
 
 
Industrials:
 
$
879,752

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
4x – 11x
 
8x
 
 
1,388

 
Market approach
(value of underlying assets) (2)(4)
 
Underlying asset multiple
 
0.9x – 1.1x
 
1x
 
 
658,463

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
Materials:
 
1,685,758

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
6x – 8x
 
7x
 
 
81,673

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
Other:
 
57,560

 
Discounted cash flow (1)
 
Discount rate
 
13% – 15%
 
14%
 
 
1,031,830

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
5x – 12x
 
8x
 
 
82,131

 
Market approach
(value of underlying assets) (2)(4)
 
Underlying asset multiple
 
0.9x – 1.1x
 
1x
 
 
32,955

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
86,828

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
 
 
72,969

 
Other
 
Not applicable
 
Not applicable
 
Not applicable
Real estate-oriented
investments:
 
 
 
 
 
 
 
 
 
 
 
 
1,306,815

 
Discounted cash flow (1)(7)
 
Discount rate
 
8% – 28%
 
14%
 
 
 
 
 
 
Terminal capitalization rate
 
6% – 11%
 
8%
 
 
 
 
 
 
Direct capitalization rate
 
7% – 8%
 
8%
 
 
 
 
 
 
Net operating income growth rate
 
1% – 29%
 
11%
 
 
 
 
 
 
Absorption rate
 
14% – 33%
 
27%
 
 
844,610

 
Market approach
(comparable companies) (2)
 
Earnings multiple (3)
 
6x – 13x
 
12x
 
 
737,011

 
Market approach
(value of underlying assets) (2)(4)
 
Underlying asset multiple
 
1.7x – 1.8x
 
1.8x
 
 
674,292

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
243,791

 
Sales approach (8)
 
Market transactions
 
Not applicable
 
Not applicable
 
 
139,623

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
Real estate loan
   portfolios:
 
 
 
 
 
 
 
 
 
 
 
 
1,245,538

 
Recent transaction price (5)
 
Not applicable
 
Not applicable
 
Not applicable
 
 
102,153

 
Recent market information (6)
 
Quoted prices / discount
(discount not applicable)
 
Not applicable
 
Not applicable
 
 
390,131

 
Discounted cash flow (1)(7)
 
Discount rate
 
14% – 20%
 
15%
Other
 
15,547

 
 
 
 
 
 
 
 
Total Level III
   investments
 
$
19,907,890

 
 
 
 
 
 
 
 
 
 
 
 
 
(1)
A discounted cash flow method is generally used to value performing credit-oriented investments in which the consolidated funds do not have a controlling interest in the underlying issuer, as well as certain equity investments, real estate-oriented investments and real estate loan portfolios.
(2)
A market approach is generally used to value distressed investments and investments in which the consolidated funds have a controlling interest in the underlying issuer.
(3)
Earnings multiples are based on comparable public companies and transactions with comparable companies. The Company typically utilizes multiples of EBITDA; however, in certain cases the Company may use other earnings multiples believed to be most relevant to the investment. The Company typically applies the multiple to trailing-twelve months' EBITDA. However, in certain cases other earnings measures, such as pro forma EBITDA, may be utilized if deemed to be more relevant.
(4)
A market approach using the value of underlying assets utilizes a multiple, based on comparable companies, of underlying assets or the net book value of the portfolio company. The Company typically obtains the value of underlying assets from the underlying portfolio company's financial statements or from pricing vendors. The Company may value the underlying assets by using prices and other relevant information from market transactions involving comparable assets.
(5)
Certain investments are valued based on recent transactions, generally defined as investments purchased or sold within six months of the valuation date. The fair value may also be based on a pending transaction expected to close after the valuation date.
(6)
Certain investments are valued using quoted prices for the subject or similar securities.  Generally, investments valued in this manner are classified as Level III because the quoted prices may be indicative in nature for securities that are in an inactive market, may be for similar securities, or may require adjustment for investment-specific factors or restrictions.
(7)
The discounted cash flow model for certain real estate-oriented investments and certain real estate loan portfolios contains a sell-out analysis. In these cases, the discounted cash flow is based on the expected timing and prices of sales of the underlying properties. The Company's determination of the sales prices of these properties typically includes consideration of prices and other relevant information from market transactions involving comparable properties.
(8)
The sales approach uses prices and other relevant information generated by market transactions involving comparable assets. The significant unobservable inputs used in the sales approach generally include adjustments to transactions involving comparable assets or properties, adjustments to external or internal appraised values, and the Company's assumptions regarding market trends or other relevant factors.
(9)
The discount rate is the significant unobservable input used in the fair-value measurement of performing credit-oriented investments in which the consolidated funds do not have a controlling interest in the underlying issuer, as well as certain equity investments and real estate loan portfolios. An increase (decrease) in the discount rate would result in a lower (higher) fair-value measurement.
(10)
Multiple of either earnings or underlying assets is the significant unobservable input used in the market approach for the fair-value measurement of distressed credit-oriented investments, credit-oriented investments in which the consolidated funds have a controlling interest in the underlying issuer, equity investments and certain real estate-oriented investments. An increase (decrease) in the multiple would result in a higher (lower) fair-value measurement.
(11)
The significant unobservable inputs used in the fair-value measurement of real estate investments utilizing a discounted cash flow analysis can include one or more of the following: discount rate, terminal capitalization rate, direct capitalization rate, net operating income growth rate or absorption rate. An increase (decrease) in a discount rate, terminal capitalization rate or direct capitalization rate would result in a lower (higher) fair-value measurement. An increase (decrease) in a net operating income growth rate or absorption rate would result in a higher (lower) fair-value measurement. Generally, a change in a net operating income growth rate or absorption rate would be accompanied by a directionally similar change in the discount rate.
(12)
The weighted average is based on the fair value of the investments included in the range.
A significant amount of judgment may be required when using unobservable inputs, including assessing the accuracy of source data and the results of pricing models. The Company assesses the accuracy and reliability of the sources it uses to develop unobservable inputs. These sources may include third-party vendors that the Company believes are reliable and commonly utilized by other market place participants. As described in note 2, other factors beyond the unobservable inputs described above may have a significant impact on investment valuations.
During the year ended December 31, 2013, there were changes in the techniques used for purposes of valuing certain Level III-type investments. One real estate-oriented investment commenced trading on a securities exchange; thus, it changed from a market approach based on the value of underlying assets to a valuation based on recent market information, as adjusted for factors stemming from the structure of the equity interests owned by the consolidated funds. The valuation technique for certain real estate loan portfolios changed to a discounted cash flow method from a combination of recent market and sales information, as a result of a lack of recent market transaction data. One credit-oriented investment changed to a market approach based on comparable companies from a valuation based on underlying assets as a result of a change in the composition of the underlying investment.
During the year ended December 31, 2012, the valuation technique for two real estate-oriented investments changed to a market approach based on comparable companies from a discounted cash flow approach as a result of a change in the composition of the underlying investments.