Another review of Joel Greenblatt’s Classic Work
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Monday, December 15, 2025
Another review of Joel Greenblatt’s Classic Work
Thursday, December 11, 2025
Investing Basics from Joel Greenblatt's, 'You can be a Stock market Genius'
Investing Basics from Joel Greenblatt's, 'You can be a Stock market Genius'
The first two chapters in Joel Greenblatt's classic work lays out core investment principles that will lay out a solid foundation for investing in the Stock Market.
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In the opening chapter, Greenblatt explains how the ordinary investor has a chance against all the portfolio managers who dominate the market.
For one thing, many of the well-educated MBA-types subscribe to the Efficient Market Hypothesis, which makes them measure risk in an absurd way according to value investors. Price volatility is considered the best measure for risk for these market participants, and since value investors evaluate risk upon better measures (e.g. risk of bankruptcy, revenue risk etc.), opportunities are out there.
Second, institutional managers have a much smaller domain in which to invest. A billion-dollar fund can only buy positions in billion-dollar companies, or else the positions will either be so small that they will not affect returns, or the position sizes would be large and market-moving. Ordinary investors, on the other hand, have thousands more stocks to choose from, increasing the chances of finding a diamond in the rough.
In order to benefit from these advantages, ordinary investors have to look in places that no one else does, since the opportunities available to them will not be publicized. Greenblatt compares this kind of investing to antique shopping for bargains. Antique shoppers that have some knowledge of the market for certain objects can often find bargains in out-of-the-way places where others of their ilk aren't competing with them. Greenblatt argues that small investors must employ a similar strategy, and this book is dedicated to illustrating how.
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In chapter two, Greenblatt discusses some requirements that investors must follow if they plan to outperform in the market. First, they need to do their own work. The opportunities offering the best rewards will not be covered by the media or Wall Street. Investors must also not take advice from others, including brokers and analysts. These advisers are paid based on how much they generate in business for their firms, and not by how well you do.
Greenblatt also argues against too much diversification. For one thing, he cites research suggesting that as the number of stocks in the portfolio increases, the benefits of diversification drop quickly. For example, he argues that the diversification benefit between owning eight stocks and owning five hundred stocks isn't that large; but the benefit of owning eight stocks is that you can really pick your spots in terms of choosing stocks with potential upside that is higher than the potential downside. A better method of diversifying, Greenblatt argues, involves keeping some money out of the stock market (e.g. in cash, bonds, home equity etc.).
Greenblatt also advises that investors avoid looking at an investment in terms of its upside potential. Instead, look at the downside, and employ a margin of safety with all purchases. If you look after the downside, the upside usually takes care of itself.
Finally, Greenblatt discusses the fact that there are many ways to make money in the stock market. Every investor cannot possibly participate in even a fraction of the opportunities that are out there. Furthermore, there are many different methods by which investors can be successful. For example, Ben Graham used a quantitative, statistical approach, whereas Warren Buffett identifies and exploits competitive advantages. Greenblatt goes through a number of situations in the following pages that demonstrate the ways in which enterprising investors can profit from the market (spinoffs, mergers, corporate restructuring, smaller capitalization stocks, etc...)
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Thursday, December 4, 2025
Stockwatch...Bridgemarq Real Estate Services Inc. Senior Management
Stockwatch...Bridgemarq Real Estate Services Inc. Senior Management
"The most valuable commodity I know of is information."
Gordon Gekko
The senior management team of Bridgemarq Real Estate Services Inc. includes several key executive officers:
🏢 Bridgemarq Real Estate Services Inc. Senior Management
| Role | Name | Notes |
| President, Chief Executive Officer (CEO), and Director | Spencer Enright (CA, CPA) | Appointed as CEO of the company in April 2024. He also sits on the Board of the Bridgemarq Real Estate Services Charitable Foundation. |
| Chief Financial Officer (CFO) | Wallace Wang | Appointed effective July 1, 2025. He is a Chartered Professional Accountant (CPA) and previously worked with Brookfield's Private Equity Investments team. |
| President of Residential Franchise & Core Brokerage Services | Philip Soper | Was named President of Royal LePage in October 2002 and directed the restructuring of Royal LePage into a public company (now Bridgemarq). He continues to manage all agent and franchise relationships. |
| Chief Legal Officer (CLO) | Paul Zappala | Joined the organization in 2017. He is a lawyer with over 20 years of experience in executive operations and legal roles. |
| President for Proprio Direct Inc. | Philippe Lecoq | Also holds the title of Executive Vice President, Brokerage Operations. |
| Senior Vice President of Human Resources, People and Culture | Aideen Kennedy | Joined the organization in 2017, having previously held various positions within Brookfield affiliates since 2003. |
| Director of Investor Relations | Anne-Elise Cugliari Allegritti | Handles investor and media relations for the company. |
Former CFO Transition
It's notable that Glen McMillan was the Chief Financial Officer up until his retirement, which was planned for the third quarter of 2025, with Wallace Wang appointed as his successor to ensure a smooth transition.
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The Board is structured with a strong emphasis on independence, with six out of seven directors generally considered independent of the company.
🧑💼 Bridgemarq Real Estate Services Inc. Board of Directors
The Board currently comprises seven members, including the CEO, and is led by an Independent Chair.
| Name | Role on Board | Other Noteworthy Experience |
| Lorraine Bell (CPA, CA) | Independent Director and Chair of the Board | Corporate Director and Chartered Professional Accountant with extensive experience in the financial sector, including derivatives and risk management. Former Chair of the Audit Committee for IBI Group Inc. |
| Spencer Enright (CA, CPA) | Director (Internal) | President and Chief Executive Officer (CEO) of Bridgemarq Real Estate Services Inc. |
| Colum Bastable (FCA) | Independent Director | Corporate Director and Fellow of the Institute of Chartered Accountants (Ireland). Extensive senior executive experience in the real estate services industry, including Chairman, President, and CEO of Cushman & Wakefield Canada Ltd. |
| Joe Freedman | Director | Retired as Senior Vice Chairman, Private Equity at Brookfield Asset Management. Held previous roles at Brookfield including General Counsel and head of M&A transaction execution. |
| Gail Kilgour | Independent Director | Corporate Director with over 25 years of experience in the financial services industry. |
| Jitanjli Datt | Independent Director | Elected by restricted voting shareholders. |
| Brian Edward Hoecht | Independent Director | Elected by restricted voting shareholders. |
🔍 Key Governance Highlights
Independent Leadership: The Board is chaired by an Independent Director (Lorraine Bell), which is a common corporate governance practice intended to separate the oversight function from the operational management led by the CEO (Spencer Enright).
Brookfield Connection: Joe Freedman's background as a former Senior Vice Chairman at Brookfield Asset Management is significant, given that Brookfield BBP (Canada) Holdings LP is a major entity related to Bridgemarq's ownership structure.
Board Committees: The Board relies on committees (such as the Audit Committee, Governance Committee, and Human Resources & Compensation Committee) to carry out its responsibilities. Crucially, only Independent Directors sit on these committees, further enhancing independent oversight.
Monday, December 1, 2025
Stockwatch...Bridgemarq Real Estate Services Inc.
Stockwatch...Bridgemarq Real Estate Services Inc.
"The most valuable commodity I know of is information."
Gordon Gekko
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🏠 Company Overview
Core Business: Bridgemarq is a leading provider of services to residential real estate brokers and their network of REALTORS® across Canada. Their business model is primarily based on earning fixed and variable franchise fees from this network.
Brands: They operate a portfolio of well-known Canadian real estate brands, including:
Royal LePage
Via Capitale
Proprio Direct
Johnston & Daniel (focused on high-end neighbourhoods in Southern Ontario)
Les Immeubles Mont-Tremblant
Network Size: They serve a network of over 21,000 REALTORS® through their franchise network and corporately owned brokerages.
Headquarters: Toronto, Ontario, Canada.
💰 Financial and Stock Information
Publicly Traded: Yes, the company is listed on the Toronto Stock Exchange (TSX).
Ticker Symbol: BRE
Revenue Stability: A key part of their business model is that a significant portion (approximately 76%) of their franchise fees are fixed, which provides a degree of revenue stability and helps insulate cash flow from major real estate market fluctuations.
Dividends: The company has a history of paying regular, typically monthly, dividends to its shareholders.
📈 Recent Strategy & Focus
Bridgemarq has been focusing on expanding its business lines and increasing market share through a combination of organic growth, agent recruitment, improving productivity, and strategic acquisitions. A notable strategic transaction involved the acquisition of high-quality brokerage assets and the internalization of the management team to simplify their organizational structure and expand their direct brokerage operations.
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Dividends
Bridgemarq is known for its high dividend yield and consistent monthly payout, making it attractive to income-focused investors.
Dividend Payout: The company has been consistently paying a monthly cash dividend of C$0.1125 per restricted voting share.
Annual Dividend Rate: This targets an annual dividend of C$1.35 per share.
Forward Dividend Yield: The forward dividend yield is very high, currently estimated to be around 10.3% - 10.6%.
Latest Financial News (Q3 2025)
Bridgemarq released its Third Quarter 2025 consolidated financial results in November 2025:
Revenue: Q3 2025 revenue was $122.9 million. The year-to-date revenue saw a significant increase, largely due to the inclusion of operating results from acquired brokerage assets (part of the 2024 strategic transaction).
Net Loss: The company reported a net loss of $1.7 million for the quarter, a significant reduction from the net loss in Q3 2024.
Free Cash Flow: Q3 2025 generated $1.5 million in Free Cash Flow.
Network Growth: The company reported year-to-date growth of more than 640 net real estate professionals in their network, showing success in agent recruitment despite uncertain market conditions.
Market Context: The Canadian residential real estate market saw a 5% growth in the third quarter of 2025 compared to the previous year, though a slight quarter-over-quarter decrease in sales volume and average price was noted.
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🔑 Key Brands and Market Position
Bridgemarq's business strength comes from its portfolio of trusted Canadian real estate brands:
| Brand Name | Primary Focus/Market | Market Significance |
| Royal LePage | National, Full-Service Brokerage | One of Canada's largest and best-known real estate services providers. |
| Via Capitale | Quebec Market | A significant player in the Quebec province. |
| Proprio Direct | Quebec, Virtual Brokerage | A leading virtual brokerage platform, primarily in Quebec. |
| Johnston & Daniel | Southern Ontario, Luxury | Focused on the high-end/luxury residential real estate segment in Southern Ontario. |
Collectively, their network of REALTORS® participates in approximately 28% of all home resales in Canada, demonstrating a substantial national market presence.
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🏗️ The 2024 Strategic Transaction
The transaction was essentially a three-part deal with Brookfield Business Partners ("Brookfield"), a related party and the company's largest shareholder.
1. Acquisition of Brokerage Operations (The New Revenue Stream)
What was acquired: Bridgemarq purchased a significant portfolio of high-quality residential real estate brokerages operating under their main banners.
This included 25 Royal LePage and Johnston & Daniel brokerages, three Via Capitale brokerages, and Proprio Direct Inc. (the leading virtual brokerage in Quebec).
The Change in Business Model: Prior to this, Bridgemarq was a pure franchisor, earning revenue primarily from fixed and variable franchise fees. Post-acquisition, they became a hybrid entity—a franchisor and a direct owner/operator of brokerages.
The Revenue Impact: The acquired brokerages now contribute gross commission income directly to Bridgemarq's revenue. This caused a dramatic, non-organic increase in top-line revenue.
For example: Q3 2024 revenue jumped to $126.8 million compared to just $12.8 million in Q3 2023, due almost entirely to the inclusion of these new operating results.
2. Internalization of Management (The Simplification)
What was acquired: The company acquired Bridgemarq Real Estate Services Manager Limited, the third-party company that had been providing management services for the past 20 years (also owned by Brookfield).
The Change: This move eliminated external management fees that Bridgemarq previously paid to Brookfield.
The Benefit: It simplified the organizational structure, created a stronger alignment of interests between management, the Board, and shareholders, and allowed for more focused, dedicated, and efficient management. The management team, including new CEO Spencer Enright, became internal employees of the publicly-traded entity.
3. Settlement of Deferred Obligations (The Clean-up)
The transaction also settled outstanding deferred distributions and other payments owed to Brookfield, reducing the company's financial liabilities.
Total Consideration: The total transaction consideration was approximately $40.9 million, paid primarily by issuing Exchangeable Units (which are convertible to shares) to Brookfield. This increased Brookfield's ownership interest in Bridgemarq to approximately 41.7%
📈 Overall Impact and Benefits
| Category | Pre-Transaction (Franchise-Only) | Post-Transaction (Hybrid Model) |
| Revenue Base | Narrow; reliant on fixed and variable franchise fees. | Broadened; includes franchise fees plus gross commission income from owned brokerages. |
| Organizational Structure | Complex; reliant on external management contracts. | Simplified; internal, dedicated management team. |
| Expenses | Paid management fees to a third party (Brookfield). | Management fees eliminated; replaced by employee salaries and direct operating costs of the brokerages. |
| Growth Potential | Limited to recruiting more agents into franchise networks. | Expanded; can now grow through agent recruitment, franchise sales, and acquiring other direct brokerage operations. |
The move made Bridgemarq a larger, more integrated real estate player with significantly more operational control over a large portion of its network. It was a strategic shift intended to provide long-term growth and create a more robust company structure, despite the short-term accounting changes (like amortization and valuation losses) that can sometimes lead to temporary net losses.
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Financial Rationale: Enhanced Free Cash Flow
The core goal of the strategic transaction was to generate more stable and diverse Free Cash Flow (FCF), which is the actual source of funding for the dividend.
Diversified Revenue Stream: Before the deal, FCF was based on predictable but slow-growing franchise fees. Now, the FCF includes the operating income from the acquired, high-quality brokerages.
2 Cost Savings (Internalization): By internalizing the management team, the company eliminated the external management fees it used to pay to Brookfield.
3 This is a direct saving that improves cash flow available for distribution.De-leveraging: The deal also settled outstanding deferred payments owed to Brookfield, which the company stated "meaningfully deleverages the business" and enhances liquidity.
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In its public statements, Bridgemarq has consistently indicated that the transaction was expected to maintain existing levels of cash dividends and that the expanded scale and greater liquidity would ultimately strengthen their ability to sustain the payout.
The Importance of "Free Cash Flow" vs. "Net Earnings"
When evaluating a company like Bridgemarq, you must look at Free Cash Flow (FCF) and Adjusted Net Earnings rather than simple Net Earnings, especially immediately after a large acquisition.
| Metric | Q3 2024 (Post-Transaction) | Q3 2023 (Pre-Transaction) | Context |
| Net Earnings | $(\$10.8 \text{ million })$ | $\$8.6 \text{ million}$ | Net Earnings were lower due to non-cash charges, primarily an accounting loss on the valuation of the Exchangeable Units issued to Brookfield. This is a mark-to-market accounting item, not a cash outflow, and is largely ignored when assessing dividend health. |
| Free Cash Flow (FCF) | $5.3 million | $5.1 million | FCF improved modestly. This is the key measure. Since the FCF generated covers the dividends paid, the dividend is considered sustainable. |
| Adjusted Net Earnings | $2.7 million | $3.7 million | Adjusted Net Earnings decreased primarily due to higher interest expenses on debt and increased amortization (a non-cash expense) of the acquired assets. |
In short, the financial metrics most relevant to dividend coverage (Free Cash Flow) remained supportive of the current payout, while the metrics that look poor (Net Loss) are due to non-cash accounting adjustments related to the value of the stock-like units issued in the deal.
The conclusion from the company and most analysts is that the transaction improved the long-term stability of the high dividend by broadening the revenue base and eliminating management fees, even if the accounting figures looked messy immediately afterward.
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Source
Google Gemini