What Is Equity and How Do You Actually Access It?
Home equity is often a homeowner's largest asset. But accessing it the wrong way can be expensive or dangerous. Here is exactly what equity is, the five ways to tap it, and when each one makes sense.
Savvy Nickel
by Bryan Burrough & John Helyar
The definitive account of the 1988 leveraged buyout of RJR Nabisco — the largest corporate takeover in history at the time. A gripping narrative about greed, ego, and the birth of the LBO era that reshaped American capitalism.
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In October 1988, F. Ross Johnson, CEO of RJR Nabisco, announced a management buyout of the company for $75 per share. What followed was a six-week bidding war that ended with Kohlberg Kravis Roberts & Co. (KKR) acquiring the company for $109 per share — $25 billion, the largest leveraged buyout in history. Bryan Burrough and John Helyar reported the story for The Wall Street Journal and spent months interviewing every major participant. The result is the most entertaining book ever written about corporate America.
| Attribute | Details |
|---|---|
| Title | Barbarians at the Gate |
| Authors | Bryan Burrough & John Helyar |
| Publisher | HarperCollins |
| Published | 1989 |
| Pages | 528 |
| Reading Level | Beginner to Intermediate |
| Amazon Rating | 4.7/5 stars |
Paperback: Buy on Amazon
Kindle: Buy on Amazon
Audiobook: Buy on Amazon
Bryan Burrough and John Helyar were both staff reporters at The Wall Street Journal when they broke the RJR Nabisco story. They spent the following year conducting hundreds of interviews with every major participant to produce this book. It was adapted into an HBO film in 1993.
A leveraged buyout (LBO) uses borrowed money to acquire a company, with the acquired company's assets and cash flows serving as collateral for the debt.
The LBO economics:
| Component | Amount |
|---|---|
| Target company value | $1 billion |
| Equity contribution (buyer) | $200 million (20%) |
| Debt (borrowed) | $800 million (80%) |
| Annual interest at 12% | $96 million |
| Required operating cash flow | $120-150 million (to service debt + expenses) |
If the acquired company can service the debt from its operating cash flows, the equity investors earn returns on their small initial investment that are dramatically amplified by the leverage.
The 1980s LBO boom:
KKR (Kohlberg Kravis Roberts) pioneered the modern LBO. Their record:
| Year | Company | Price Paid | Return |
|---|---|---|---|
| 1979 | Houdaille Industries | $380M | Excellent |
| 1986 | Beatrice Companies | $6.2B | Excellent |
| 1986 | Safeway Stores | $4.2B | Excellent |
| 1988 | RJR Nabisco | $25B | Mediocre (overpaid) |
Michael Milken at Drexel Burnham Lambert invented the modern high-yield bond market, enabling companies without investment-grade credit ratings to issue debt at high yields. This made financing large LBOs possible.
The yield spread that made LBOs work:
| Investment | Yield |
|---|---|
| 10-year Treasury | 9% (1988) |
| Investment-grade corporate | 10-11% |
| Junk bonds (BBB and below) | 14-16% |
| LBO acquisition debt | 15-18% |
The spread between junk bonds and Treasuries compensated investors for default risk. As long as the acquired company generated sufficient cash flow, the high yields were sustainable.
Ross Johnson was one of the most flamboyant CEOs in American corporate history. He was charming, extravagant, and genuinely liked by almost everyone who worked for him. His management philosophy involved:
Johnson's business logic: spend lavishly to attract top talent and maintain the relationships that built business. His predecessors' logic: this is excessive spending that reduces shareholder returns.
The buyout motivation: Johnson saw a gap between RJR Nabisco's stock price (~$55) and what he believed the underlying businesses were worth. He proposed taking the company private, selling the tobacco assets (high cash flow but no growth), and focusing on the food business (higher multiple, better growth). He expected to pocket hundreds of millions personally.
What he did not expect: competition.
KKR was the establishment of the LBO world. Henry Kravis and George Roberts (cousins) had built the most disciplined buyout firm on Wall Street through a decade of successful transactions. Their reputation was spotless. Their returns were exceptional.
When Johnson announced his management buyout, Kravis felt personally disrespected — he and Johnson had discussed partnering, and Johnson proceeded without him. KKR entered the bidding partly for financial reasons and partly to win.
The fees at stake attracted every major Wall Street firm:
| Firm | Role | Fee if Successful |
|---|---|---|
| Shearson Lehman | Johnson management group | ~$200 million |
| Drexel Burnham | KKR junk bond financing | ~$250 million |
| Merrill Lynch | KKR equity | ~$100 million |
| Goldman Sachs | Defense/advice | ~$50 million |
| Morgan Stanley | Various | ~$25 million |
The combined investment banking fees for the transaction exceeded $500 million — a number that scandalized even 1988 Wall Street.
The transaction unfolded over six weeks in a series of increasingly dramatic bid rounds.
October 20, 1988: Johnson announces a management buyout at $75/share. Market price immediately jumps to $77 (market expects higher bids). The RJR Nabisco board forms a special committee to evaluate competing bids.
Kravis, furious at being excluded, files an unsolicited $90/share bid within days. The value of RJR Nabisco's assets to a sophisticated financial buyer was significantly higher than Johnson's $75 opening.
Why $90 made sense:
| Asset | Estimated Value |
|---|---|
| Reynolds Tobacco | $11 billion |
| Nabisco food brands (Oreo, Ritz, etc.) | $9 billion |
| International operations | $3 billion |
| Total enterprise value | $23 billion |
| Debt financed | $19 billion |
| Equity required | $4 billion |
| Implied per share | $85-95 |
After multiple rounds, three final bids were submitted:
| Bidder | Final Bid |
|---|---|
| KKR | $109 per share |
| Johnson management group | $108 per share |
| Forstmann Little (competing PE firm) | $105 per share |
KKR won by $1 per share. The board awarded the deal to KKR partly because Johnson's bid contained significant management compensation provisions that the board found excessive.
Johnson had been running RJR Nabisco with priorities that often served his lifestyle more than shareholder returns. The corporate jets, celebrity endorsements, and lavish entertaining were charged to the company. The gap between the stock price and underlying asset value existed partly because management was extracting value rather than creating it.
Modern relevance: CEO compensation packages, corporate jet usage, related-party transactions, and empire-building acquisitions are all mechanisms through which management can extract value at shareholders' expense. Annual proxy statements contain this information.
KKR's LBO thesis:
The forced discipline of debt service often produces operational improvements that would not have occurred in a comfortably financed public company. This is the legitimate source of PE value creation.
The leverage risk:
If operating cash flows disappoint or interest rates rise significantly, the debt becomes unserviceable. Several KKR transactions in the late 1980s ended in bankruptcy when the underlying businesses underperformed. RJR Nabisco itself struggled for years under the debt burden.
The bankers advising both sides had enormous financial incentives to close a transaction at any price:
| Action | Banker Fee |
|---|---|
| Deal closes at $75 | $0 (no deal) |
| Deal closes at $109 | $500M+ |
The incentive was to encourage bidding above economic value. Shearson's advice to Johnson to bid higher in the final round came from advisors who earned nothing if Johnson lost.
Modern translation: Investment bankers are paid on transaction completion. Their advice on whether to proceed and at what price is influenced by this incentive. Independent valuations from advisors paid for advice (not completion) provide better alignment.
The RJR Nabisco board had multiple members who were Johnson's personal friends. Their deference to him delayed their response to the management buyout and created the impression that shareholders' interests might be subordinated to management's interests.
The independent special committee, once formed, functioned correctly — evaluating competing bids on shareholder-value grounds and ultimately awarding the deal to KKR rather than to Johnson's more generous personal compensation terms.
Modern implication: Board composition, independence of audit and compensation committees, and the presence of activist shareholders all affect whether boards actually represent shareholders or management.
KKR's $25 billion acquisition left the company carrying $29 billion in debt. The annual interest payments alone were approximately $3 billion — more than the company's total profits in most years. The consequences:
The total return to KKR investors was below their own historical average — the price paid was simply too high.
Johnson left RJR Nabisco with a severance package of approximately $53 million after losing the bidding war. He was widely criticized for the excessive management compensation provisions in his buyout bid.
The RJR Nabisco deal became the defining symbol of 1980s excess: the management team enriching itself at shareholders' expense, investment bankers earning hundreds of millions in fees, and the resulting debt burden harming employees, customers, and eventually investors.
The deal also accelerated regulatory scrutiny of LBOs and ultimately contributed to the junk bond market collapse in 1989-1990 (Michael Milken was indicted in 1989; Drexel went bankrupt in 1990).
Q: Is this book still relevant given how much has changed since 1988?
A: Completely relevant. The LBO mechanics, management incentive failures, investment banker conflicts, and board governance lessons are as applicable today as in 1988. The specific players have changed; the dynamics have not.
Q: Do I need finance background to enjoy this?
A: No. Burrough and Helyar write for general audiences. The financial concepts are embedded in narrative and explained as needed.
Rating: 4.7/5
Barbarians at the Gate is the best financial narrative ever written. Its entertainment value is extraordinary; its investment lessons about management incentives, board governance, and investment banker conflicts are directly applicable to evaluating public companies today. Essential reading.
Paperback: Buy on Amazon
Kindle: Buy on Amazon
Audiobook: Buy on Amazon
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