certainty of purchase price, since Chevron stock was not subject to a collar and could lose value between signing
and closing. CNOOC also felt that Unocal shareholders would not find the firm’s shares attractive since the firm
2. How did Chevron use the form of payment as a potential takeover strategy?
3. Is the “proration clause” found in most merger agreements in which target shareholders are given several ways in
which they can choose to be paid for their shares in the best interests of the target shareholders? In the best
interests of the acquirer? Explain your answer.
Answer: While proration clauses are common in transactions involving multiple forms of payment, one could
argue that they are deceptive for unsophisticated target shareholders choosing an all-cash or all-stock bid. Such
Blackstone Outmaneuvers Vornado to Buy Equity Office Properties
Reflecting the wave of capital flooding into commercial real estate and the growing power of private equity investors, the
Blackstone Group (Blackstone) succeeded in acquiring Equity Office Properties (EOP) following a bidding war with
Vornado Realty Trust (Vornado). On February 8, 2007, Blackstone Group closed the purchase of EOP for $39 billion,
consisting of about $23 billion in cash and $16 billion in assumed debt.
EOP was established in 1976 by Sam Zell, a veteran property investor known for his ability to acquire distressed
properties. Blackstone, one of the nation’s largest private equity buyout firms, entered the commercial real estate market for
the first time in 2005. In contrast, Vornado, a publicly traded real estate investment trust, had a long-standing reputation for
savvy investing in the commercial real estate market. EOP’s management had been under fire from investors for failing to
sell properties fast enough and distribute the proceeds to shareholders.
EOP signed a definitive agreement to be acquired by Blackstone for $48.50 per share in cash in November 2006, subject
to approval by EOP’s shareholders. Reflecting the view that EOP’s breakup value exceeded $48.50 per share, Vornado bid
$52 per share, 60 percent in cash and the remainder in Vornado stock. Blackstone countered with a bid of $54 per share, if
EOP would raise the breakup fee to $500 million from $200 million. Ostensibly designed to compensate Blackstone for
expenses incurred in its takeover attempt, the breakup fee also raised the cost of acquiring EOP by another bidder, which as
the new owner would actually pay the fee. Within a week, Vornado responded with a bid valued at $56 per share. While
higher, EOP continued to favor Blackstone’s offer since the value was more certain than Vornado’s bid. It could take as long
as three to four months for Vornado to get shareholder approval. The risks were that the value of Vornado’s stock could
decline and shareholders could nix the deal. Reluctant to raise its offer price, Vornado agreed to increase the cash portion of
the purchase price and pay shareholders the cash more quickly than had been envisioned in its initial offer. However,
Vornado did not offer to pay EOP shareholders a fee if Vornado’s shareholders did not approve the deal. The next day,
Blackstone increased its bid to $55.25 and eventually to $55.50 at Zell’s behest in exchange for an increase in the breakup
fee to $720 million. Vornado’s failure to counter gave Blackstone the win. On the news that Blackstone had won,
Vornado’s stock jumped by 5.8 percent and EOP’s fell by 1 percent to just below Blackstone’s final offer price.
Discussion Questions:
1. Describe Blackstone’s negotiating strategy with EOP in its effort to counter Vornado’s bids. Be specific.