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1
STATE INVESTMENT COUNCIL MEETING
Asset Allocation Recommendation
May 29 2019
Agenda Item 8
2
Asset Allocation Recommendation Executive Summarybull The Division presented an asset allocation proposal to the IPC on May 22 2019
bull the proposal was the culmination of a detailed review of capital market valuations as well as feedback from the IPC following a full day of discussions during an offsite meeting held in March 2019
bull insights and conclusions drawn from an Asset-Liability study conducted by the Divisionrsquos consultant (Aon Hewitt) and completed in 2018 also informed the discussions and proposal
bull the proposal was supported by the IPC and the Divisionrsquos team of external consultants
bull The Asset Allocation Recommendation includes modest adjustments to existing target allocations
Reduction in allocation to Risk Mitigation Strategies and increase in allocation to US Treasuriesbull the objective to provide downside protection and negative correlation relative to equity risk remains intact
the shift to US Treasuries increases liquidity to rebalance and to pay benefits in the event of a drawdownbull in conjunction with other adjustments to the asset allocation plan the Recommendation would effectively
reduce the targeted allocation to hedge fund strategies from 6 to 3Modest decrease in allocation to US equities offset in part by modest increase in allocation to non-US equities
bull the gradual shift towards a global equity allocation is more aligned with the opportunity set bull this reduction in the home country bias follows a period of strong outperformance for US equities that has
benefited the Pension FundIncrease in allocation to Private Equity
bull the increase is supported by an expected return premium for private investments and a shift in dynamics between public and private markets
bull The Recommendation includes changes to the Policy Benchmarkbull the Division recommends implementation of the new Policy Benchmark effective October 1 2019 to allow for a
transition period
2
3 3
Background on Updated Capital Market Assumptions
The updated Capital Market Assumptions (CMAs) incorporated into the asset allocation study were determined by the same methodology as in the recent past
bull CMAs reflect forward looking returns for a longer-term horizon and are intended to capture secular trends
Third party providers are the source for public equity asset classes and market yields as of year-end determine expectations for fixed income
bull for public markets the Division adopted the results of a third party survey of 34 providersbull this approach is more robust and provides access to a wider-ranging survey
Asset class consultants supported the development of customized CMAs for private market asset classes
bull for private markets CMAs reflect more conservative premiums relative to public markets versus prior CMAs
Generally speaking expected returns are lower versus the most recent asset allocation study with the exception of investment grade fixed income as yields have risen over the past two years
bull lower expected returns partly reflect the offsetting impact of recent strong capital market returns as well as higher valuations and deceleration of global economic growth potential
The Divisionrsquos approach has been reviewed by our team and consultantsbull AHIC Cliffwater TorreyCove and Hamilton Lane reiterated that the process is rigorous and resulted in
reasonable and appropriate results
4 4
Key Factors Point to Lower Capital Market Returns
Source Schroders St Louis Federal Reserve Bank and US Census Bureau
Global Growth Rate of the Working Age Population Global Productivity May Moderate
161169
39
0
20
40
60
80
100
120
140
160
180
US Non-US DM EM
Capital Per Capita (in $ thousands)
Slowing growth in the labor market andexpectations for a slower rate of productivitysuggest global economic growth maydecelerate over time Greater potential forcapital formation in Emerging Markets suggestsa higher rate of economic growth potential
Going forward financial market returns may be impacted by changing demographic factors capital formation and changes in productivity
16 16
41
15 14
33
00
05
10
15
20
25
30
35
40
45
50
US Non-US DM EM
2009-2018 2019-2028
04
-01
09
02
-02
05
-05
00
05
10
US Non-US DM EM
2009-2018 2019-2028ldquoGrowth in advanced economies will continue to slow gradually as the impact of US fiscal stimulus fades and growth tends toward the modest potential for the group given aging trends and low productivity growthrdquo - International Monetary Fund World Economic Outlook April 2019
125
180
286
263
24
25
26
27
28
29
30
50
70
90
110
130
150
170
190
Ten
Year
Tre
asur
y Yi
eld
()
SampP
500
Pric
e to
Ear
ning
s (X
)
SampP 500 PE Multiple (LHS) Ten Year Treasury Yield (RHS)
2000
2200
2400
2600
2800
3000
3200
3400
Mar-99 Mar-01 Mar-03 Mar-05 Mar-07 Mar-09 Mar-11 Mar-13 Mar-15 Mar-17
Glo
bal D
ebt a
s a
Perc
ent o
f GDP
()
5 5
Key Factors Point to Lower Capital Market Returns (continued)
Source Absolute Strategy Research and Bloomberg
Comparison of Valuations (2009 vs 2019)Global Leverage Remains Elevated
0
10
20
30
40
50
60
70
1970 1975 1980 1985 1990 1995 2000 2005 2010 2015
Glo
bal T
rade
as
a Pe
rcen
t of G
DP
() As a result of ldquocheap debtrdquo and low interest
rates higher debt levels may ldquocrowd outrdquoinvestment over time Higher capital marketvaluations today may impact returns goingforward Less trade slows global growthprospects over the longer term
Protectionism May Impact Economic Growth
Going forward financial market returns may be impacted by leveragechanges in global trade policies and valuations
ldquoKey sources of risk to the global outlook are the outcome of trade negotiations and the direction financial conditions will take in months aheadhellip A range of catalyzing events in key systemic economies could spark a broader deterioration in investor sentiment and a sudden sharp repricing of assets amid elevated debt burdensrdquo
- International Monetary Fund World Economic Outlook January 2019
2009 2019
6
Updated Asset Classification Breakdown
Prior Classification Updated Classification
Proposed Changes in Classification Asset Class Targeted Asset Allocation
RISK MITIGATION 500
Risk Mitigation Strategies 500
LIQUIDITY 850
Cash Equivalents 550
US Treasuries 300
INCOME 2150
Investment Grade Credit 1000
High Yield 250
Global Diversified Credit 500
Add to Risk Mitigation Strategies Credit-Oriented HFs 100
Combine into Private Equity Debt-Related PE 200
Combine into Real Estate Debt Related Real Estate 100
REAL RETURN 875
Real Assets 250
Combine into Real Estate Equity Related Real Estate 625
GLOBAL GROWTH 5625
US Equity 3000
Combine into Non-US Equities Non-US Dev Market Eq 1150
Combine into Non-US Equities Emerging Market Eq 650
Combine into Private Equity BuyoutsVenture Cap 825
Asset Class Targeted Asset Allocation
GLOBAL GROWTH
US Equity 3000Non-US DM Equity 1150Emerging Market Equity 650Private Equity 1025REAL RETURN
Real Estate 725Real Assets 250INCOME
High Yield 250Private Credit 600Investment Grade Credit 1000DEFENSIVE
Cash Equivalents 550US Treasuries 300Risk Mitigation Strategies 500
Combine into Private Credit
Combine into Private Credit
7
Capital Market Assumptions
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
Compound Return Vol Compound
Return Vol 1 2 3 4 5 6 7 8 9 10 11 12
Risk Mitigation Strategies 461 368 539 503 100
Cash Equivalents 200 000 100 000 013 100
US Treasuries 261 390 173 526 -005 049 100
Investment Grade Credit 410 560 354 702 013 036 082 100
High Yield 469 1200 649 845 010 014 -002 038 100
Private Credit 760 835 680 808 016 -009 -020 051 087 100
Real Assets 790 1770 956 2287 015 002 -019 032 047 030 100
Real Estate 761 1254 809 1591 015 027 -005 -009 000 060 053 100
US Equity 612 1790 680 1751 023 009 -009 008 062 070 050 018 100
Non-US Dev Market Equity 671 2000 728 1957 023 005 -008 007 059 064 059 010 078 100
Emerging Market Equity 764 2700 860 2661 023 006 -008 009 067 065 057 -001 072 084 100
Private Equity 900 2050 1008 2656 000 006 -054 019 069 075 053 049 073 078 083 100
FY20 Proposal Correlation Matrix RecommendationFY17 CMAs
8
Risk versus Return by Asset Class and Strategy
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
0
2
4
6
8
10
12
0 5 10 15 20 25 30
Ret
urn
Risk
Risk Mitigation StrategiesIG Credit
Private Credit
High Yield
Real AssetsReal Estate
US EquityNon-US DMEquity
EM Equity
Private Equity
CashUS Treasuries
400 400
525
1100
900 925 925
1025
200
325 325
550 525600
675
850
0
2
4
6
8
10
12
Cash Treasuries TIPS High Yield Large Cap Small Cap Dev Non US EM
Expe
cted
Ret
urn
()
2009 20190
2
4
6
8
10
12
14
16
18
1973 1978 1983 1988 1993 1998 2003 2008 2013 2018
Bloo
mbe
rg B
arcl
ays
US
Tre
asur
y In
dex
Yiel
d (
)
30
1822
5
10
7
36
75
25
100
Asset Allocation With Expectations for Lower Investment Returns
9
Source AHIC Bloomberg Division of Investment and JPMorgan
Going forward capital market returns are expected to be meaningfully lower vs historical precedent Portfolios better positioned to meet return objectives are also more complex and less liquid
In 1995 Treasuries yielded 78 with a historical volatility of 83 Over the subsequent ten years Treasuries returned 74 Now the Index is yielding 23
Expected Returns Are Lower and Investment Portfolios Are More Complex
Historical Yields for Bonds
1995 ndash All Bond Portfolio 2019 ndash Stock and Bond Portfolio 2019 ndash Well Diversified Portfolio
Expected Return 78Expected Vol 83
Expected Return 56Expected Vol 136
Expected Return 67Expected Vol 118
In 1995 an all-bond portfolio could have been structured to earn an attractive return for a pension plan
Today a portfolio comprised largely of stocks is expected to fall short of most plansrsquo actuarial assumptions
A well diversified portfolio is better positioned for higher returns with less risk
An important trade-off however is less liquidity for some of the highest yielding asset classes
Capital Market Return Assumptions Have Moved Lower
2
3
4
5
6
7
8
2 4 6 8 10 12 14 16 18 20
Expe
cted
Lon
g-Te
rm R
etur
n
Expected Risk (Volatility)
The NJ Pension Fund Seeks To Earn the Highest Return Per Unit of Risk
10
The NJ Pension Fundrsquos investment risk should balance the desire to maximize returns with the need for adequate liquidity while maintaining the benefit of diversification
The NJ Pension Fundrsquos well-diversified structure is designed to earn an attractive risk-adjusted return
The Investment Frontier
20 RS
40 RS
60 RS
100 RS
20 RS
40 RS
60 RS
80 RS
100 RS
Diversified Portfolio
Stocks amp Bonds
Bonds in 1995
Current NJ Portfolio
80 RS
Source Division of Investment
Return Per Unit of RiskLess Diversification
More Diversification
Less Diversification
More Diversification
RS Return Seeking
0 10 20 30 40 50 60 70 Current Targeted Asset
Allocation
80 90 100
Expected Long-Term Return 357 405 451 495 537 577 614 650 672 684 716 746
Expected Risk 299 326 412 528 658 796 938 1083 1178 1229 1377 1525
Return Per Unit of Risk 119 124 109 094 082 072 065 060 057 056 052 046
Expected Long-Term Return 261 310 356 399 439 475 508 538 557 566 590 612
Expected Risk 390 379 453 580 733 899 1071 1248 1364 1427 1608 1790
Return Per Unit of Risk 067 082 079 069 060 053 047 043 041 040 037 036
Allocation to Return Seeking Investments
Well Diversified Portfolio
Stocks and Bonds
11
Summary of Asset-Liability Study
Asset Allocation Recommendation
May 2019
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
2
Asset Allocation Recommendation Executive Summarybull The Division presented an asset allocation proposal to the IPC on May 22 2019
bull the proposal was the culmination of a detailed review of capital market valuations as well as feedback from the IPC following a full day of discussions during an offsite meeting held in March 2019
bull insights and conclusions drawn from an Asset-Liability study conducted by the Divisionrsquos consultant (Aon Hewitt) and completed in 2018 also informed the discussions and proposal
bull the proposal was supported by the IPC and the Divisionrsquos team of external consultants
bull The Asset Allocation Recommendation includes modest adjustments to existing target allocations
Reduction in allocation to Risk Mitigation Strategies and increase in allocation to US Treasuriesbull the objective to provide downside protection and negative correlation relative to equity risk remains intact
the shift to US Treasuries increases liquidity to rebalance and to pay benefits in the event of a drawdownbull in conjunction with other adjustments to the asset allocation plan the Recommendation would effectively
reduce the targeted allocation to hedge fund strategies from 6 to 3Modest decrease in allocation to US equities offset in part by modest increase in allocation to non-US equities
bull the gradual shift towards a global equity allocation is more aligned with the opportunity set bull this reduction in the home country bias follows a period of strong outperformance for US equities that has
benefited the Pension FundIncrease in allocation to Private Equity
bull the increase is supported by an expected return premium for private investments and a shift in dynamics between public and private markets
bull The Recommendation includes changes to the Policy Benchmarkbull the Division recommends implementation of the new Policy Benchmark effective October 1 2019 to allow for a
transition period
2
3 3
Background on Updated Capital Market Assumptions
The updated Capital Market Assumptions (CMAs) incorporated into the asset allocation study were determined by the same methodology as in the recent past
bull CMAs reflect forward looking returns for a longer-term horizon and are intended to capture secular trends
Third party providers are the source for public equity asset classes and market yields as of year-end determine expectations for fixed income
bull for public markets the Division adopted the results of a third party survey of 34 providersbull this approach is more robust and provides access to a wider-ranging survey
Asset class consultants supported the development of customized CMAs for private market asset classes
bull for private markets CMAs reflect more conservative premiums relative to public markets versus prior CMAs
Generally speaking expected returns are lower versus the most recent asset allocation study with the exception of investment grade fixed income as yields have risen over the past two years
bull lower expected returns partly reflect the offsetting impact of recent strong capital market returns as well as higher valuations and deceleration of global economic growth potential
The Divisionrsquos approach has been reviewed by our team and consultantsbull AHIC Cliffwater TorreyCove and Hamilton Lane reiterated that the process is rigorous and resulted in
reasonable and appropriate results
4 4
Key Factors Point to Lower Capital Market Returns
Source Schroders St Louis Federal Reserve Bank and US Census Bureau
Global Growth Rate of the Working Age Population Global Productivity May Moderate
161169
39
0
20
40
60
80
100
120
140
160
180
US Non-US DM EM
Capital Per Capita (in $ thousands)
Slowing growth in the labor market andexpectations for a slower rate of productivitysuggest global economic growth maydecelerate over time Greater potential forcapital formation in Emerging Markets suggestsa higher rate of economic growth potential
Going forward financial market returns may be impacted by changing demographic factors capital formation and changes in productivity
16 16
41
15 14
33
00
05
10
15
20
25
30
35
40
45
50
US Non-US DM EM
2009-2018 2019-2028
04
-01
09
02
-02
05
-05
00
05
10
US Non-US DM EM
2009-2018 2019-2028ldquoGrowth in advanced economies will continue to slow gradually as the impact of US fiscal stimulus fades and growth tends toward the modest potential for the group given aging trends and low productivity growthrdquo - International Monetary Fund World Economic Outlook April 2019
125
180
286
263
24
25
26
27
28
29
30
50
70
90
110
130
150
170
190
Ten
Year
Tre
asur
y Yi
eld
()
SampP
500
Pric
e to
Ear
ning
s (X
)
SampP 500 PE Multiple (LHS) Ten Year Treasury Yield (RHS)
2000
2200
2400
2600
2800
3000
3200
3400
Mar-99 Mar-01 Mar-03 Mar-05 Mar-07 Mar-09 Mar-11 Mar-13 Mar-15 Mar-17
Glo
bal D
ebt a
s a
Perc
ent o
f GDP
()
5 5
Key Factors Point to Lower Capital Market Returns (continued)
Source Absolute Strategy Research and Bloomberg
Comparison of Valuations (2009 vs 2019)Global Leverage Remains Elevated
0
10
20
30
40
50
60
70
1970 1975 1980 1985 1990 1995 2000 2005 2010 2015
Glo
bal T
rade
as
a Pe
rcen
t of G
DP
() As a result of ldquocheap debtrdquo and low interest
rates higher debt levels may ldquocrowd outrdquoinvestment over time Higher capital marketvaluations today may impact returns goingforward Less trade slows global growthprospects over the longer term
Protectionism May Impact Economic Growth
Going forward financial market returns may be impacted by leveragechanges in global trade policies and valuations
ldquoKey sources of risk to the global outlook are the outcome of trade negotiations and the direction financial conditions will take in months aheadhellip A range of catalyzing events in key systemic economies could spark a broader deterioration in investor sentiment and a sudden sharp repricing of assets amid elevated debt burdensrdquo
- International Monetary Fund World Economic Outlook January 2019
2009 2019
6
Updated Asset Classification Breakdown
Prior Classification Updated Classification
Proposed Changes in Classification Asset Class Targeted Asset Allocation
RISK MITIGATION 500
Risk Mitigation Strategies 500
LIQUIDITY 850
Cash Equivalents 550
US Treasuries 300
INCOME 2150
Investment Grade Credit 1000
High Yield 250
Global Diversified Credit 500
Add to Risk Mitigation Strategies Credit-Oriented HFs 100
Combine into Private Equity Debt-Related PE 200
Combine into Real Estate Debt Related Real Estate 100
REAL RETURN 875
Real Assets 250
Combine into Real Estate Equity Related Real Estate 625
GLOBAL GROWTH 5625
US Equity 3000
Combine into Non-US Equities Non-US Dev Market Eq 1150
Combine into Non-US Equities Emerging Market Eq 650
Combine into Private Equity BuyoutsVenture Cap 825
Asset Class Targeted Asset Allocation
GLOBAL GROWTH
US Equity 3000Non-US DM Equity 1150Emerging Market Equity 650Private Equity 1025REAL RETURN
Real Estate 725Real Assets 250INCOME
High Yield 250Private Credit 600Investment Grade Credit 1000DEFENSIVE
Cash Equivalents 550US Treasuries 300Risk Mitigation Strategies 500
Combine into Private Credit
Combine into Private Credit
7
Capital Market Assumptions
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
Compound Return Vol Compound
Return Vol 1 2 3 4 5 6 7 8 9 10 11 12
Risk Mitigation Strategies 461 368 539 503 100
Cash Equivalents 200 000 100 000 013 100
US Treasuries 261 390 173 526 -005 049 100
Investment Grade Credit 410 560 354 702 013 036 082 100
High Yield 469 1200 649 845 010 014 -002 038 100
Private Credit 760 835 680 808 016 -009 -020 051 087 100
Real Assets 790 1770 956 2287 015 002 -019 032 047 030 100
Real Estate 761 1254 809 1591 015 027 -005 -009 000 060 053 100
US Equity 612 1790 680 1751 023 009 -009 008 062 070 050 018 100
Non-US Dev Market Equity 671 2000 728 1957 023 005 -008 007 059 064 059 010 078 100
Emerging Market Equity 764 2700 860 2661 023 006 -008 009 067 065 057 -001 072 084 100
Private Equity 900 2050 1008 2656 000 006 -054 019 069 075 053 049 073 078 083 100
FY20 Proposal Correlation Matrix RecommendationFY17 CMAs
8
Risk versus Return by Asset Class and Strategy
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
0
2
4
6
8
10
12
0 5 10 15 20 25 30
Ret
urn
Risk
Risk Mitigation StrategiesIG Credit
Private Credit
High Yield
Real AssetsReal Estate
US EquityNon-US DMEquity
EM Equity
Private Equity
CashUS Treasuries
400 400
525
1100
900 925 925
1025
200
325 325
550 525600
675
850
0
2
4
6
8
10
12
Cash Treasuries TIPS High Yield Large Cap Small Cap Dev Non US EM
Expe
cted
Ret
urn
()
2009 20190
2
4
6
8
10
12
14
16
18
1973 1978 1983 1988 1993 1998 2003 2008 2013 2018
Bloo
mbe
rg B
arcl
ays
US
Tre
asur
y In
dex
Yiel
d (
)
30
1822
5
10
7
36
75
25
100
Asset Allocation With Expectations for Lower Investment Returns
9
Source AHIC Bloomberg Division of Investment and JPMorgan
Going forward capital market returns are expected to be meaningfully lower vs historical precedent Portfolios better positioned to meet return objectives are also more complex and less liquid
In 1995 Treasuries yielded 78 with a historical volatility of 83 Over the subsequent ten years Treasuries returned 74 Now the Index is yielding 23
Expected Returns Are Lower and Investment Portfolios Are More Complex
Historical Yields for Bonds
1995 ndash All Bond Portfolio 2019 ndash Stock and Bond Portfolio 2019 ndash Well Diversified Portfolio
Expected Return 78Expected Vol 83
Expected Return 56Expected Vol 136
Expected Return 67Expected Vol 118
In 1995 an all-bond portfolio could have been structured to earn an attractive return for a pension plan
Today a portfolio comprised largely of stocks is expected to fall short of most plansrsquo actuarial assumptions
A well diversified portfolio is better positioned for higher returns with less risk
An important trade-off however is less liquidity for some of the highest yielding asset classes
Capital Market Return Assumptions Have Moved Lower
2
3
4
5
6
7
8
2 4 6 8 10 12 14 16 18 20
Expe
cted
Lon
g-Te
rm R
etur
n
Expected Risk (Volatility)
The NJ Pension Fund Seeks To Earn the Highest Return Per Unit of Risk
10
The NJ Pension Fundrsquos investment risk should balance the desire to maximize returns with the need for adequate liquidity while maintaining the benefit of diversification
The NJ Pension Fundrsquos well-diversified structure is designed to earn an attractive risk-adjusted return
The Investment Frontier
20 RS
40 RS
60 RS
100 RS
20 RS
40 RS
60 RS
80 RS
100 RS
Diversified Portfolio
Stocks amp Bonds
Bonds in 1995
Current NJ Portfolio
80 RS
Source Division of Investment
Return Per Unit of RiskLess Diversification
More Diversification
Less Diversification
More Diversification
RS Return Seeking
0 10 20 30 40 50 60 70 Current Targeted Asset
Allocation
80 90 100
Expected Long-Term Return 357 405 451 495 537 577 614 650 672 684 716 746
Expected Risk 299 326 412 528 658 796 938 1083 1178 1229 1377 1525
Return Per Unit of Risk 119 124 109 094 082 072 065 060 057 056 052 046
Expected Long-Term Return 261 310 356 399 439 475 508 538 557 566 590 612
Expected Risk 390 379 453 580 733 899 1071 1248 1364 1427 1608 1790
Return Per Unit of Risk 067 082 079 069 060 053 047 043 041 040 037 036
Allocation to Return Seeking Investments
Well Diversified Portfolio
Stocks and Bonds
11
Summary of Asset-Liability Study
Asset Allocation Recommendation
May 2019
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
3 3
Background on Updated Capital Market Assumptions
The updated Capital Market Assumptions (CMAs) incorporated into the asset allocation study were determined by the same methodology as in the recent past
bull CMAs reflect forward looking returns for a longer-term horizon and are intended to capture secular trends
Third party providers are the source for public equity asset classes and market yields as of year-end determine expectations for fixed income
bull for public markets the Division adopted the results of a third party survey of 34 providersbull this approach is more robust and provides access to a wider-ranging survey
Asset class consultants supported the development of customized CMAs for private market asset classes
bull for private markets CMAs reflect more conservative premiums relative to public markets versus prior CMAs
Generally speaking expected returns are lower versus the most recent asset allocation study with the exception of investment grade fixed income as yields have risen over the past two years
bull lower expected returns partly reflect the offsetting impact of recent strong capital market returns as well as higher valuations and deceleration of global economic growth potential
The Divisionrsquos approach has been reviewed by our team and consultantsbull AHIC Cliffwater TorreyCove and Hamilton Lane reiterated that the process is rigorous and resulted in
reasonable and appropriate results
4 4
Key Factors Point to Lower Capital Market Returns
Source Schroders St Louis Federal Reserve Bank and US Census Bureau
Global Growth Rate of the Working Age Population Global Productivity May Moderate
161169
39
0
20
40
60
80
100
120
140
160
180
US Non-US DM EM
Capital Per Capita (in $ thousands)
Slowing growth in the labor market andexpectations for a slower rate of productivitysuggest global economic growth maydecelerate over time Greater potential forcapital formation in Emerging Markets suggestsa higher rate of economic growth potential
Going forward financial market returns may be impacted by changing demographic factors capital formation and changes in productivity
16 16
41
15 14
33
00
05
10
15
20
25
30
35
40
45
50
US Non-US DM EM
2009-2018 2019-2028
04
-01
09
02
-02
05
-05
00
05
10
US Non-US DM EM
2009-2018 2019-2028ldquoGrowth in advanced economies will continue to slow gradually as the impact of US fiscal stimulus fades and growth tends toward the modest potential for the group given aging trends and low productivity growthrdquo - International Monetary Fund World Economic Outlook April 2019
125
180
286
263
24
25
26
27
28
29
30
50
70
90
110
130
150
170
190
Ten
Year
Tre
asur
y Yi
eld
()
SampP
500
Pric
e to
Ear
ning
s (X
)
SampP 500 PE Multiple (LHS) Ten Year Treasury Yield (RHS)
2000
2200
2400
2600
2800
3000
3200
3400
Mar-99 Mar-01 Mar-03 Mar-05 Mar-07 Mar-09 Mar-11 Mar-13 Mar-15 Mar-17
Glo
bal D
ebt a
s a
Perc
ent o
f GDP
()
5 5
Key Factors Point to Lower Capital Market Returns (continued)
Source Absolute Strategy Research and Bloomberg
Comparison of Valuations (2009 vs 2019)Global Leverage Remains Elevated
0
10
20
30
40
50
60
70
1970 1975 1980 1985 1990 1995 2000 2005 2010 2015
Glo
bal T
rade
as
a Pe
rcen
t of G
DP
() As a result of ldquocheap debtrdquo and low interest
rates higher debt levels may ldquocrowd outrdquoinvestment over time Higher capital marketvaluations today may impact returns goingforward Less trade slows global growthprospects over the longer term
Protectionism May Impact Economic Growth
Going forward financial market returns may be impacted by leveragechanges in global trade policies and valuations
ldquoKey sources of risk to the global outlook are the outcome of trade negotiations and the direction financial conditions will take in months aheadhellip A range of catalyzing events in key systemic economies could spark a broader deterioration in investor sentiment and a sudden sharp repricing of assets amid elevated debt burdensrdquo
- International Monetary Fund World Economic Outlook January 2019
2009 2019
6
Updated Asset Classification Breakdown
Prior Classification Updated Classification
Proposed Changes in Classification Asset Class Targeted Asset Allocation
RISK MITIGATION 500
Risk Mitigation Strategies 500
LIQUIDITY 850
Cash Equivalents 550
US Treasuries 300
INCOME 2150
Investment Grade Credit 1000
High Yield 250
Global Diversified Credit 500
Add to Risk Mitigation Strategies Credit-Oriented HFs 100
Combine into Private Equity Debt-Related PE 200
Combine into Real Estate Debt Related Real Estate 100
REAL RETURN 875
Real Assets 250
Combine into Real Estate Equity Related Real Estate 625
GLOBAL GROWTH 5625
US Equity 3000
Combine into Non-US Equities Non-US Dev Market Eq 1150
Combine into Non-US Equities Emerging Market Eq 650
Combine into Private Equity BuyoutsVenture Cap 825
Asset Class Targeted Asset Allocation
GLOBAL GROWTH
US Equity 3000Non-US DM Equity 1150Emerging Market Equity 650Private Equity 1025REAL RETURN
Real Estate 725Real Assets 250INCOME
High Yield 250Private Credit 600Investment Grade Credit 1000DEFENSIVE
Cash Equivalents 550US Treasuries 300Risk Mitigation Strategies 500
Combine into Private Credit
Combine into Private Credit
7
Capital Market Assumptions
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
Compound Return Vol Compound
Return Vol 1 2 3 4 5 6 7 8 9 10 11 12
Risk Mitigation Strategies 461 368 539 503 100
Cash Equivalents 200 000 100 000 013 100
US Treasuries 261 390 173 526 -005 049 100
Investment Grade Credit 410 560 354 702 013 036 082 100
High Yield 469 1200 649 845 010 014 -002 038 100
Private Credit 760 835 680 808 016 -009 -020 051 087 100
Real Assets 790 1770 956 2287 015 002 -019 032 047 030 100
Real Estate 761 1254 809 1591 015 027 -005 -009 000 060 053 100
US Equity 612 1790 680 1751 023 009 -009 008 062 070 050 018 100
Non-US Dev Market Equity 671 2000 728 1957 023 005 -008 007 059 064 059 010 078 100
Emerging Market Equity 764 2700 860 2661 023 006 -008 009 067 065 057 -001 072 084 100
Private Equity 900 2050 1008 2656 000 006 -054 019 069 075 053 049 073 078 083 100
FY20 Proposal Correlation Matrix RecommendationFY17 CMAs
8
Risk versus Return by Asset Class and Strategy
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
0
2
4
6
8
10
12
0 5 10 15 20 25 30
Ret
urn
Risk
Risk Mitigation StrategiesIG Credit
Private Credit
High Yield
Real AssetsReal Estate
US EquityNon-US DMEquity
EM Equity
Private Equity
CashUS Treasuries
400 400
525
1100
900 925 925
1025
200
325 325
550 525600
675
850
0
2
4
6
8
10
12
Cash Treasuries TIPS High Yield Large Cap Small Cap Dev Non US EM
Expe
cted
Ret
urn
()
2009 20190
2
4
6
8
10
12
14
16
18
1973 1978 1983 1988 1993 1998 2003 2008 2013 2018
Bloo
mbe
rg B
arcl
ays
US
Tre
asur
y In
dex
Yiel
d (
)
30
1822
5
10
7
36
75
25
100
Asset Allocation With Expectations for Lower Investment Returns
9
Source AHIC Bloomberg Division of Investment and JPMorgan
Going forward capital market returns are expected to be meaningfully lower vs historical precedent Portfolios better positioned to meet return objectives are also more complex and less liquid
In 1995 Treasuries yielded 78 with a historical volatility of 83 Over the subsequent ten years Treasuries returned 74 Now the Index is yielding 23
Expected Returns Are Lower and Investment Portfolios Are More Complex
Historical Yields for Bonds
1995 ndash All Bond Portfolio 2019 ndash Stock and Bond Portfolio 2019 ndash Well Diversified Portfolio
Expected Return 78Expected Vol 83
Expected Return 56Expected Vol 136
Expected Return 67Expected Vol 118
In 1995 an all-bond portfolio could have been structured to earn an attractive return for a pension plan
Today a portfolio comprised largely of stocks is expected to fall short of most plansrsquo actuarial assumptions
A well diversified portfolio is better positioned for higher returns with less risk
An important trade-off however is less liquidity for some of the highest yielding asset classes
Capital Market Return Assumptions Have Moved Lower
2
3
4
5
6
7
8
2 4 6 8 10 12 14 16 18 20
Expe
cted
Lon
g-Te
rm R
etur
n
Expected Risk (Volatility)
The NJ Pension Fund Seeks To Earn the Highest Return Per Unit of Risk
10
The NJ Pension Fundrsquos investment risk should balance the desire to maximize returns with the need for adequate liquidity while maintaining the benefit of diversification
The NJ Pension Fundrsquos well-diversified structure is designed to earn an attractive risk-adjusted return
The Investment Frontier
20 RS
40 RS
60 RS
100 RS
20 RS
40 RS
60 RS
80 RS
100 RS
Diversified Portfolio
Stocks amp Bonds
Bonds in 1995
Current NJ Portfolio
80 RS
Source Division of Investment
Return Per Unit of RiskLess Diversification
More Diversification
Less Diversification
More Diversification
RS Return Seeking
0 10 20 30 40 50 60 70 Current Targeted Asset
Allocation
80 90 100
Expected Long-Term Return 357 405 451 495 537 577 614 650 672 684 716 746
Expected Risk 299 326 412 528 658 796 938 1083 1178 1229 1377 1525
Return Per Unit of Risk 119 124 109 094 082 072 065 060 057 056 052 046
Expected Long-Term Return 261 310 356 399 439 475 508 538 557 566 590 612
Expected Risk 390 379 453 580 733 899 1071 1248 1364 1427 1608 1790
Return Per Unit of Risk 067 082 079 069 060 053 047 043 041 040 037 036
Allocation to Return Seeking Investments
Well Diversified Portfolio
Stocks and Bonds
11
Summary of Asset-Liability Study
Asset Allocation Recommendation
May 2019
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
4 4
Key Factors Point to Lower Capital Market Returns
Source Schroders St Louis Federal Reserve Bank and US Census Bureau
Global Growth Rate of the Working Age Population Global Productivity May Moderate
161169
39
0
20
40
60
80
100
120
140
160
180
US Non-US DM EM
Capital Per Capita (in $ thousands)
Slowing growth in the labor market andexpectations for a slower rate of productivitysuggest global economic growth maydecelerate over time Greater potential forcapital formation in Emerging Markets suggestsa higher rate of economic growth potential
Going forward financial market returns may be impacted by changing demographic factors capital formation and changes in productivity
16 16
41
15 14
33
00
05
10
15
20
25
30
35
40
45
50
US Non-US DM EM
2009-2018 2019-2028
04
-01
09
02
-02
05
-05
00
05
10
US Non-US DM EM
2009-2018 2019-2028ldquoGrowth in advanced economies will continue to slow gradually as the impact of US fiscal stimulus fades and growth tends toward the modest potential for the group given aging trends and low productivity growthrdquo - International Monetary Fund World Economic Outlook April 2019
125
180
286
263
24
25
26
27
28
29
30
50
70
90
110
130
150
170
190
Ten
Year
Tre
asur
y Yi
eld
()
SampP
500
Pric
e to
Ear
ning
s (X
)
SampP 500 PE Multiple (LHS) Ten Year Treasury Yield (RHS)
2000
2200
2400
2600
2800
3000
3200
3400
Mar-99 Mar-01 Mar-03 Mar-05 Mar-07 Mar-09 Mar-11 Mar-13 Mar-15 Mar-17
Glo
bal D
ebt a
s a
Perc
ent o
f GDP
()
5 5
Key Factors Point to Lower Capital Market Returns (continued)
Source Absolute Strategy Research and Bloomberg
Comparison of Valuations (2009 vs 2019)Global Leverage Remains Elevated
0
10
20
30
40
50
60
70
1970 1975 1980 1985 1990 1995 2000 2005 2010 2015
Glo
bal T
rade
as
a Pe
rcen
t of G
DP
() As a result of ldquocheap debtrdquo and low interest
rates higher debt levels may ldquocrowd outrdquoinvestment over time Higher capital marketvaluations today may impact returns goingforward Less trade slows global growthprospects over the longer term
Protectionism May Impact Economic Growth
Going forward financial market returns may be impacted by leveragechanges in global trade policies and valuations
ldquoKey sources of risk to the global outlook are the outcome of trade negotiations and the direction financial conditions will take in months aheadhellip A range of catalyzing events in key systemic economies could spark a broader deterioration in investor sentiment and a sudden sharp repricing of assets amid elevated debt burdensrdquo
- International Monetary Fund World Economic Outlook January 2019
2009 2019
6
Updated Asset Classification Breakdown
Prior Classification Updated Classification
Proposed Changes in Classification Asset Class Targeted Asset Allocation
RISK MITIGATION 500
Risk Mitigation Strategies 500
LIQUIDITY 850
Cash Equivalents 550
US Treasuries 300
INCOME 2150
Investment Grade Credit 1000
High Yield 250
Global Diversified Credit 500
Add to Risk Mitigation Strategies Credit-Oriented HFs 100
Combine into Private Equity Debt-Related PE 200
Combine into Real Estate Debt Related Real Estate 100
REAL RETURN 875
Real Assets 250
Combine into Real Estate Equity Related Real Estate 625
GLOBAL GROWTH 5625
US Equity 3000
Combine into Non-US Equities Non-US Dev Market Eq 1150
Combine into Non-US Equities Emerging Market Eq 650
Combine into Private Equity BuyoutsVenture Cap 825
Asset Class Targeted Asset Allocation
GLOBAL GROWTH
US Equity 3000Non-US DM Equity 1150Emerging Market Equity 650Private Equity 1025REAL RETURN
Real Estate 725Real Assets 250INCOME
High Yield 250Private Credit 600Investment Grade Credit 1000DEFENSIVE
Cash Equivalents 550US Treasuries 300Risk Mitigation Strategies 500
Combine into Private Credit
Combine into Private Credit
7
Capital Market Assumptions
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
Compound Return Vol Compound
Return Vol 1 2 3 4 5 6 7 8 9 10 11 12
Risk Mitigation Strategies 461 368 539 503 100
Cash Equivalents 200 000 100 000 013 100
US Treasuries 261 390 173 526 -005 049 100
Investment Grade Credit 410 560 354 702 013 036 082 100
High Yield 469 1200 649 845 010 014 -002 038 100
Private Credit 760 835 680 808 016 -009 -020 051 087 100
Real Assets 790 1770 956 2287 015 002 -019 032 047 030 100
Real Estate 761 1254 809 1591 015 027 -005 -009 000 060 053 100
US Equity 612 1790 680 1751 023 009 -009 008 062 070 050 018 100
Non-US Dev Market Equity 671 2000 728 1957 023 005 -008 007 059 064 059 010 078 100
Emerging Market Equity 764 2700 860 2661 023 006 -008 009 067 065 057 -001 072 084 100
Private Equity 900 2050 1008 2656 000 006 -054 019 069 075 053 049 073 078 083 100
FY20 Proposal Correlation Matrix RecommendationFY17 CMAs
8
Risk versus Return by Asset Class and Strategy
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
0
2
4
6
8
10
12
0 5 10 15 20 25 30
Ret
urn
Risk
Risk Mitigation StrategiesIG Credit
Private Credit
High Yield
Real AssetsReal Estate
US EquityNon-US DMEquity
EM Equity
Private Equity
CashUS Treasuries
400 400
525
1100
900 925 925
1025
200
325 325
550 525600
675
850
0
2
4
6
8
10
12
Cash Treasuries TIPS High Yield Large Cap Small Cap Dev Non US EM
Expe
cted
Ret
urn
()
2009 20190
2
4
6
8
10
12
14
16
18
1973 1978 1983 1988 1993 1998 2003 2008 2013 2018
Bloo
mbe
rg B
arcl
ays
US
Tre
asur
y In
dex
Yiel
d (
)
30
1822
5
10
7
36
75
25
100
Asset Allocation With Expectations for Lower Investment Returns
9
Source AHIC Bloomberg Division of Investment and JPMorgan
Going forward capital market returns are expected to be meaningfully lower vs historical precedent Portfolios better positioned to meet return objectives are also more complex and less liquid
In 1995 Treasuries yielded 78 with a historical volatility of 83 Over the subsequent ten years Treasuries returned 74 Now the Index is yielding 23
Expected Returns Are Lower and Investment Portfolios Are More Complex
Historical Yields for Bonds
1995 ndash All Bond Portfolio 2019 ndash Stock and Bond Portfolio 2019 ndash Well Diversified Portfolio
Expected Return 78Expected Vol 83
Expected Return 56Expected Vol 136
Expected Return 67Expected Vol 118
In 1995 an all-bond portfolio could have been structured to earn an attractive return for a pension plan
Today a portfolio comprised largely of stocks is expected to fall short of most plansrsquo actuarial assumptions
A well diversified portfolio is better positioned for higher returns with less risk
An important trade-off however is less liquidity for some of the highest yielding asset classes
Capital Market Return Assumptions Have Moved Lower
2
3
4
5
6
7
8
2 4 6 8 10 12 14 16 18 20
Expe
cted
Lon
g-Te
rm R
etur
n
Expected Risk (Volatility)
The NJ Pension Fund Seeks To Earn the Highest Return Per Unit of Risk
10
The NJ Pension Fundrsquos investment risk should balance the desire to maximize returns with the need for adequate liquidity while maintaining the benefit of diversification
The NJ Pension Fundrsquos well-diversified structure is designed to earn an attractive risk-adjusted return
The Investment Frontier
20 RS
40 RS
60 RS
100 RS
20 RS
40 RS
60 RS
80 RS
100 RS
Diversified Portfolio
Stocks amp Bonds
Bonds in 1995
Current NJ Portfolio
80 RS
Source Division of Investment
Return Per Unit of RiskLess Diversification
More Diversification
Less Diversification
More Diversification
RS Return Seeking
0 10 20 30 40 50 60 70 Current Targeted Asset
Allocation
80 90 100
Expected Long-Term Return 357 405 451 495 537 577 614 650 672 684 716 746
Expected Risk 299 326 412 528 658 796 938 1083 1178 1229 1377 1525
Return Per Unit of Risk 119 124 109 094 082 072 065 060 057 056 052 046
Expected Long-Term Return 261 310 356 399 439 475 508 538 557 566 590 612
Expected Risk 390 379 453 580 733 899 1071 1248 1364 1427 1608 1790
Return Per Unit of Risk 067 082 079 069 060 053 047 043 041 040 037 036
Allocation to Return Seeking Investments
Well Diversified Portfolio
Stocks and Bonds
11
Summary of Asset-Liability Study
Asset Allocation Recommendation
May 2019
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
125
180
286
263
24
25
26
27
28
29
30
50
70
90
110
130
150
170
190
Ten
Year
Tre
asur
y Yi
eld
()
SampP
500
Pric
e to
Ear
ning
s (X
)
SampP 500 PE Multiple (LHS) Ten Year Treasury Yield (RHS)
2000
2200
2400
2600
2800
3000
3200
3400
Mar-99 Mar-01 Mar-03 Mar-05 Mar-07 Mar-09 Mar-11 Mar-13 Mar-15 Mar-17
Glo
bal D
ebt a
s a
Perc
ent o
f GDP
()
5 5
Key Factors Point to Lower Capital Market Returns (continued)
Source Absolute Strategy Research and Bloomberg
Comparison of Valuations (2009 vs 2019)Global Leverage Remains Elevated
0
10
20
30
40
50
60
70
1970 1975 1980 1985 1990 1995 2000 2005 2010 2015
Glo
bal T
rade
as
a Pe
rcen
t of G
DP
() As a result of ldquocheap debtrdquo and low interest
rates higher debt levels may ldquocrowd outrdquoinvestment over time Higher capital marketvaluations today may impact returns goingforward Less trade slows global growthprospects over the longer term
Protectionism May Impact Economic Growth
Going forward financial market returns may be impacted by leveragechanges in global trade policies and valuations
ldquoKey sources of risk to the global outlook are the outcome of trade negotiations and the direction financial conditions will take in months aheadhellip A range of catalyzing events in key systemic economies could spark a broader deterioration in investor sentiment and a sudden sharp repricing of assets amid elevated debt burdensrdquo
- International Monetary Fund World Economic Outlook January 2019
2009 2019
6
Updated Asset Classification Breakdown
Prior Classification Updated Classification
Proposed Changes in Classification Asset Class Targeted Asset Allocation
RISK MITIGATION 500
Risk Mitigation Strategies 500
LIQUIDITY 850
Cash Equivalents 550
US Treasuries 300
INCOME 2150
Investment Grade Credit 1000
High Yield 250
Global Diversified Credit 500
Add to Risk Mitigation Strategies Credit-Oriented HFs 100
Combine into Private Equity Debt-Related PE 200
Combine into Real Estate Debt Related Real Estate 100
REAL RETURN 875
Real Assets 250
Combine into Real Estate Equity Related Real Estate 625
GLOBAL GROWTH 5625
US Equity 3000
Combine into Non-US Equities Non-US Dev Market Eq 1150
Combine into Non-US Equities Emerging Market Eq 650
Combine into Private Equity BuyoutsVenture Cap 825
Asset Class Targeted Asset Allocation
GLOBAL GROWTH
US Equity 3000Non-US DM Equity 1150Emerging Market Equity 650Private Equity 1025REAL RETURN
Real Estate 725Real Assets 250INCOME
High Yield 250Private Credit 600Investment Grade Credit 1000DEFENSIVE
Cash Equivalents 550US Treasuries 300Risk Mitigation Strategies 500
Combine into Private Credit
Combine into Private Credit
7
Capital Market Assumptions
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
Compound Return Vol Compound
Return Vol 1 2 3 4 5 6 7 8 9 10 11 12
Risk Mitigation Strategies 461 368 539 503 100
Cash Equivalents 200 000 100 000 013 100
US Treasuries 261 390 173 526 -005 049 100
Investment Grade Credit 410 560 354 702 013 036 082 100
High Yield 469 1200 649 845 010 014 -002 038 100
Private Credit 760 835 680 808 016 -009 -020 051 087 100
Real Assets 790 1770 956 2287 015 002 -019 032 047 030 100
Real Estate 761 1254 809 1591 015 027 -005 -009 000 060 053 100
US Equity 612 1790 680 1751 023 009 -009 008 062 070 050 018 100
Non-US Dev Market Equity 671 2000 728 1957 023 005 -008 007 059 064 059 010 078 100
Emerging Market Equity 764 2700 860 2661 023 006 -008 009 067 065 057 -001 072 084 100
Private Equity 900 2050 1008 2656 000 006 -054 019 069 075 053 049 073 078 083 100
FY20 Proposal Correlation Matrix RecommendationFY17 CMAs
8
Risk versus Return by Asset Class and Strategy
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
0
2
4
6
8
10
12
0 5 10 15 20 25 30
Ret
urn
Risk
Risk Mitigation StrategiesIG Credit
Private Credit
High Yield
Real AssetsReal Estate
US EquityNon-US DMEquity
EM Equity
Private Equity
CashUS Treasuries
400 400
525
1100
900 925 925
1025
200
325 325
550 525600
675
850
0
2
4
6
8
10
12
Cash Treasuries TIPS High Yield Large Cap Small Cap Dev Non US EM
Expe
cted
Ret
urn
()
2009 20190
2
4
6
8
10
12
14
16
18
1973 1978 1983 1988 1993 1998 2003 2008 2013 2018
Bloo
mbe
rg B
arcl
ays
US
Tre
asur
y In
dex
Yiel
d (
)
30
1822
5
10
7
36
75
25
100
Asset Allocation With Expectations for Lower Investment Returns
9
Source AHIC Bloomberg Division of Investment and JPMorgan
Going forward capital market returns are expected to be meaningfully lower vs historical precedent Portfolios better positioned to meet return objectives are also more complex and less liquid
In 1995 Treasuries yielded 78 with a historical volatility of 83 Over the subsequent ten years Treasuries returned 74 Now the Index is yielding 23
Expected Returns Are Lower and Investment Portfolios Are More Complex
Historical Yields for Bonds
1995 ndash All Bond Portfolio 2019 ndash Stock and Bond Portfolio 2019 ndash Well Diversified Portfolio
Expected Return 78Expected Vol 83
Expected Return 56Expected Vol 136
Expected Return 67Expected Vol 118
In 1995 an all-bond portfolio could have been structured to earn an attractive return for a pension plan
Today a portfolio comprised largely of stocks is expected to fall short of most plansrsquo actuarial assumptions
A well diversified portfolio is better positioned for higher returns with less risk
An important trade-off however is less liquidity for some of the highest yielding asset classes
Capital Market Return Assumptions Have Moved Lower
2
3
4
5
6
7
8
2 4 6 8 10 12 14 16 18 20
Expe
cted
Lon
g-Te
rm R
etur
n
Expected Risk (Volatility)
The NJ Pension Fund Seeks To Earn the Highest Return Per Unit of Risk
10
The NJ Pension Fundrsquos investment risk should balance the desire to maximize returns with the need for adequate liquidity while maintaining the benefit of diversification
The NJ Pension Fundrsquos well-diversified structure is designed to earn an attractive risk-adjusted return
The Investment Frontier
20 RS
40 RS
60 RS
100 RS
20 RS
40 RS
60 RS
80 RS
100 RS
Diversified Portfolio
Stocks amp Bonds
Bonds in 1995
Current NJ Portfolio
80 RS
Source Division of Investment
Return Per Unit of RiskLess Diversification
More Diversification
Less Diversification
More Diversification
RS Return Seeking
0 10 20 30 40 50 60 70 Current Targeted Asset
Allocation
80 90 100
Expected Long-Term Return 357 405 451 495 537 577 614 650 672 684 716 746
Expected Risk 299 326 412 528 658 796 938 1083 1178 1229 1377 1525
Return Per Unit of Risk 119 124 109 094 082 072 065 060 057 056 052 046
Expected Long-Term Return 261 310 356 399 439 475 508 538 557 566 590 612
Expected Risk 390 379 453 580 733 899 1071 1248 1364 1427 1608 1790
Return Per Unit of Risk 067 082 079 069 060 053 047 043 041 040 037 036
Allocation to Return Seeking Investments
Well Diversified Portfolio
Stocks and Bonds
11
Summary of Asset-Liability Study
Asset Allocation Recommendation
May 2019
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
6
Updated Asset Classification Breakdown
Prior Classification Updated Classification
Proposed Changes in Classification Asset Class Targeted Asset Allocation
RISK MITIGATION 500
Risk Mitigation Strategies 500
LIQUIDITY 850
Cash Equivalents 550
US Treasuries 300
INCOME 2150
Investment Grade Credit 1000
High Yield 250
Global Diversified Credit 500
Add to Risk Mitigation Strategies Credit-Oriented HFs 100
Combine into Private Equity Debt-Related PE 200
Combine into Real Estate Debt Related Real Estate 100
REAL RETURN 875
Real Assets 250
Combine into Real Estate Equity Related Real Estate 625
GLOBAL GROWTH 5625
US Equity 3000
Combine into Non-US Equities Non-US Dev Market Eq 1150
Combine into Non-US Equities Emerging Market Eq 650
Combine into Private Equity BuyoutsVenture Cap 825
Asset Class Targeted Asset Allocation
GLOBAL GROWTH
US Equity 3000Non-US DM Equity 1150Emerging Market Equity 650Private Equity 1025REAL RETURN
Real Estate 725Real Assets 250INCOME
High Yield 250Private Credit 600Investment Grade Credit 1000DEFENSIVE
Cash Equivalents 550US Treasuries 300Risk Mitigation Strategies 500
Combine into Private Credit
Combine into Private Credit
7
Capital Market Assumptions
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
Compound Return Vol Compound
Return Vol 1 2 3 4 5 6 7 8 9 10 11 12
Risk Mitigation Strategies 461 368 539 503 100
Cash Equivalents 200 000 100 000 013 100
US Treasuries 261 390 173 526 -005 049 100
Investment Grade Credit 410 560 354 702 013 036 082 100
High Yield 469 1200 649 845 010 014 -002 038 100
Private Credit 760 835 680 808 016 -009 -020 051 087 100
Real Assets 790 1770 956 2287 015 002 -019 032 047 030 100
Real Estate 761 1254 809 1591 015 027 -005 -009 000 060 053 100
US Equity 612 1790 680 1751 023 009 -009 008 062 070 050 018 100
Non-US Dev Market Equity 671 2000 728 1957 023 005 -008 007 059 064 059 010 078 100
Emerging Market Equity 764 2700 860 2661 023 006 -008 009 067 065 057 -001 072 084 100
Private Equity 900 2050 1008 2656 000 006 -054 019 069 075 053 049 073 078 083 100
FY20 Proposal Correlation Matrix RecommendationFY17 CMAs
8
Risk versus Return by Asset Class and Strategy
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
0
2
4
6
8
10
12
0 5 10 15 20 25 30
Ret
urn
Risk
Risk Mitigation StrategiesIG Credit
Private Credit
High Yield
Real AssetsReal Estate
US EquityNon-US DMEquity
EM Equity
Private Equity
CashUS Treasuries
400 400
525
1100
900 925 925
1025
200
325 325
550 525600
675
850
0
2
4
6
8
10
12
Cash Treasuries TIPS High Yield Large Cap Small Cap Dev Non US EM
Expe
cted
Ret
urn
()
2009 20190
2
4
6
8
10
12
14
16
18
1973 1978 1983 1988 1993 1998 2003 2008 2013 2018
Bloo
mbe
rg B
arcl
ays
US
Tre
asur
y In
dex
Yiel
d (
)
30
1822
5
10
7
36
75
25
100
Asset Allocation With Expectations for Lower Investment Returns
9
Source AHIC Bloomberg Division of Investment and JPMorgan
Going forward capital market returns are expected to be meaningfully lower vs historical precedent Portfolios better positioned to meet return objectives are also more complex and less liquid
In 1995 Treasuries yielded 78 with a historical volatility of 83 Over the subsequent ten years Treasuries returned 74 Now the Index is yielding 23
Expected Returns Are Lower and Investment Portfolios Are More Complex
Historical Yields for Bonds
1995 ndash All Bond Portfolio 2019 ndash Stock and Bond Portfolio 2019 ndash Well Diversified Portfolio
Expected Return 78Expected Vol 83
Expected Return 56Expected Vol 136
Expected Return 67Expected Vol 118
In 1995 an all-bond portfolio could have been structured to earn an attractive return for a pension plan
Today a portfolio comprised largely of stocks is expected to fall short of most plansrsquo actuarial assumptions
A well diversified portfolio is better positioned for higher returns with less risk
An important trade-off however is less liquidity for some of the highest yielding asset classes
Capital Market Return Assumptions Have Moved Lower
2
3
4
5
6
7
8
2 4 6 8 10 12 14 16 18 20
Expe
cted
Lon
g-Te
rm R
etur
n
Expected Risk (Volatility)
The NJ Pension Fund Seeks To Earn the Highest Return Per Unit of Risk
10
The NJ Pension Fundrsquos investment risk should balance the desire to maximize returns with the need for adequate liquidity while maintaining the benefit of diversification
The NJ Pension Fundrsquos well-diversified structure is designed to earn an attractive risk-adjusted return
The Investment Frontier
20 RS
40 RS
60 RS
100 RS
20 RS
40 RS
60 RS
80 RS
100 RS
Diversified Portfolio
Stocks amp Bonds
Bonds in 1995
Current NJ Portfolio
80 RS
Source Division of Investment
Return Per Unit of RiskLess Diversification
More Diversification
Less Diversification
More Diversification
RS Return Seeking
0 10 20 30 40 50 60 70 Current Targeted Asset
Allocation
80 90 100
Expected Long-Term Return 357 405 451 495 537 577 614 650 672 684 716 746
Expected Risk 299 326 412 528 658 796 938 1083 1178 1229 1377 1525
Return Per Unit of Risk 119 124 109 094 082 072 065 060 057 056 052 046
Expected Long-Term Return 261 310 356 399 439 475 508 538 557 566 590 612
Expected Risk 390 379 453 580 733 899 1071 1248 1364 1427 1608 1790
Return Per Unit of Risk 067 082 079 069 060 053 047 043 041 040 037 036
Allocation to Return Seeking Investments
Well Diversified Portfolio
Stocks and Bonds
11
Summary of Asset-Liability Study
Asset Allocation Recommendation
May 2019
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
7
Capital Market Assumptions
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
Compound Return Vol Compound
Return Vol 1 2 3 4 5 6 7 8 9 10 11 12
Risk Mitigation Strategies 461 368 539 503 100
Cash Equivalents 200 000 100 000 013 100
US Treasuries 261 390 173 526 -005 049 100
Investment Grade Credit 410 560 354 702 013 036 082 100
High Yield 469 1200 649 845 010 014 -002 038 100
Private Credit 760 835 680 808 016 -009 -020 051 087 100
Real Assets 790 1770 956 2287 015 002 -019 032 047 030 100
Real Estate 761 1254 809 1591 015 027 -005 -009 000 060 053 100
US Equity 612 1790 680 1751 023 009 -009 008 062 070 050 018 100
Non-US Dev Market Equity 671 2000 728 1957 023 005 -008 007 059 064 059 010 078 100
Emerging Market Equity 764 2700 860 2661 023 006 -008 009 067 065 057 -001 072 084 100
Private Equity 900 2050 1008 2656 000 006 -054 019 069 075 053 049 073 078 083 100
FY20 Proposal Correlation Matrix RecommendationFY17 CMAs
8
Risk versus Return by Asset Class and Strategy
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
0
2
4
6
8
10
12
0 5 10 15 20 25 30
Ret
urn
Risk
Risk Mitigation StrategiesIG Credit
Private Credit
High Yield
Real AssetsReal Estate
US EquityNon-US DMEquity
EM Equity
Private Equity
CashUS Treasuries
400 400
525
1100
900 925 925
1025
200
325 325
550 525600
675
850
0
2
4
6
8
10
12
Cash Treasuries TIPS High Yield Large Cap Small Cap Dev Non US EM
Expe
cted
Ret
urn
()
2009 20190
2
4
6
8
10
12
14
16
18
1973 1978 1983 1988 1993 1998 2003 2008 2013 2018
Bloo
mbe
rg B
arcl
ays
US
Tre
asur
y In
dex
Yiel
d (
)
30
1822
5
10
7
36
75
25
100
Asset Allocation With Expectations for Lower Investment Returns
9
Source AHIC Bloomberg Division of Investment and JPMorgan
Going forward capital market returns are expected to be meaningfully lower vs historical precedent Portfolios better positioned to meet return objectives are also more complex and less liquid
In 1995 Treasuries yielded 78 with a historical volatility of 83 Over the subsequent ten years Treasuries returned 74 Now the Index is yielding 23
Expected Returns Are Lower and Investment Portfolios Are More Complex
Historical Yields for Bonds
1995 ndash All Bond Portfolio 2019 ndash Stock and Bond Portfolio 2019 ndash Well Diversified Portfolio
Expected Return 78Expected Vol 83
Expected Return 56Expected Vol 136
Expected Return 67Expected Vol 118
In 1995 an all-bond portfolio could have been structured to earn an attractive return for a pension plan
Today a portfolio comprised largely of stocks is expected to fall short of most plansrsquo actuarial assumptions
A well diversified portfolio is better positioned for higher returns with less risk
An important trade-off however is less liquidity for some of the highest yielding asset classes
Capital Market Return Assumptions Have Moved Lower
2
3
4
5
6
7
8
2 4 6 8 10 12 14 16 18 20
Expe
cted
Lon
g-Te
rm R
etur
n
Expected Risk (Volatility)
The NJ Pension Fund Seeks To Earn the Highest Return Per Unit of Risk
10
The NJ Pension Fundrsquos investment risk should balance the desire to maximize returns with the need for adequate liquidity while maintaining the benefit of diversification
The NJ Pension Fundrsquos well-diversified structure is designed to earn an attractive risk-adjusted return
The Investment Frontier
20 RS
40 RS
60 RS
100 RS
20 RS
40 RS
60 RS
80 RS
100 RS
Diversified Portfolio
Stocks amp Bonds
Bonds in 1995
Current NJ Portfolio
80 RS
Source Division of Investment
Return Per Unit of RiskLess Diversification
More Diversification
Less Diversification
More Diversification
RS Return Seeking
0 10 20 30 40 50 60 70 Current Targeted Asset
Allocation
80 90 100
Expected Long-Term Return 357 405 451 495 537 577 614 650 672 684 716 746
Expected Risk 299 326 412 528 658 796 938 1083 1178 1229 1377 1525
Return Per Unit of Risk 119 124 109 094 082 072 065 060 057 056 052 046
Expected Long-Term Return 261 310 356 399 439 475 508 538 557 566 590 612
Expected Risk 390 379 453 580 733 899 1071 1248 1364 1427 1608 1790
Return Per Unit of Risk 067 082 079 069 060 053 047 043 041 040 037 036
Allocation to Return Seeking Investments
Well Diversified Portfolio
Stocks and Bonds
11
Summary of Asset-Liability Study
Asset Allocation Recommendation
May 2019
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
8
Risk versus Return by Asset Class and Strategy
Source AHIC Cliffwater Division of Investment Hamilton Lane Horizon and TorreyCove
0
2
4
6
8
10
12
0 5 10 15 20 25 30
Ret
urn
Risk
Risk Mitigation StrategiesIG Credit
Private Credit
High Yield
Real AssetsReal Estate
US EquityNon-US DMEquity
EM Equity
Private Equity
CashUS Treasuries
400 400
525
1100
900 925 925
1025
200
325 325
550 525600
675
850
0
2
4
6
8
10
12
Cash Treasuries TIPS High Yield Large Cap Small Cap Dev Non US EM
Expe
cted
Ret
urn
()
2009 20190
2
4
6
8
10
12
14
16
18
1973 1978 1983 1988 1993 1998 2003 2008 2013 2018
Bloo
mbe
rg B
arcl
ays
US
Tre
asur
y In
dex
Yiel
d (
)
30
1822
5
10
7
36
75
25
100
Asset Allocation With Expectations for Lower Investment Returns
9
Source AHIC Bloomberg Division of Investment and JPMorgan
Going forward capital market returns are expected to be meaningfully lower vs historical precedent Portfolios better positioned to meet return objectives are also more complex and less liquid
In 1995 Treasuries yielded 78 with a historical volatility of 83 Over the subsequent ten years Treasuries returned 74 Now the Index is yielding 23
Expected Returns Are Lower and Investment Portfolios Are More Complex
Historical Yields for Bonds
1995 ndash All Bond Portfolio 2019 ndash Stock and Bond Portfolio 2019 ndash Well Diversified Portfolio
Expected Return 78Expected Vol 83
Expected Return 56Expected Vol 136
Expected Return 67Expected Vol 118
In 1995 an all-bond portfolio could have been structured to earn an attractive return for a pension plan
Today a portfolio comprised largely of stocks is expected to fall short of most plansrsquo actuarial assumptions
A well diversified portfolio is better positioned for higher returns with less risk
An important trade-off however is less liquidity for some of the highest yielding asset classes
Capital Market Return Assumptions Have Moved Lower
2
3
4
5
6
7
8
2 4 6 8 10 12 14 16 18 20
Expe
cted
Lon
g-Te
rm R
etur
n
Expected Risk (Volatility)
The NJ Pension Fund Seeks To Earn the Highest Return Per Unit of Risk
10
The NJ Pension Fundrsquos investment risk should balance the desire to maximize returns with the need for adequate liquidity while maintaining the benefit of diversification
The NJ Pension Fundrsquos well-diversified structure is designed to earn an attractive risk-adjusted return
The Investment Frontier
20 RS
40 RS
60 RS
100 RS
20 RS
40 RS
60 RS
80 RS
100 RS
Diversified Portfolio
Stocks amp Bonds
Bonds in 1995
Current NJ Portfolio
80 RS
Source Division of Investment
Return Per Unit of RiskLess Diversification
More Diversification
Less Diversification
More Diversification
RS Return Seeking
0 10 20 30 40 50 60 70 Current Targeted Asset
Allocation
80 90 100
Expected Long-Term Return 357 405 451 495 537 577 614 650 672 684 716 746
Expected Risk 299 326 412 528 658 796 938 1083 1178 1229 1377 1525
Return Per Unit of Risk 119 124 109 094 082 072 065 060 057 056 052 046
Expected Long-Term Return 261 310 356 399 439 475 508 538 557 566 590 612
Expected Risk 390 379 453 580 733 899 1071 1248 1364 1427 1608 1790
Return Per Unit of Risk 067 082 079 069 060 053 047 043 041 040 037 036
Allocation to Return Seeking Investments
Well Diversified Portfolio
Stocks and Bonds
11
Summary of Asset-Liability Study
Asset Allocation Recommendation
May 2019
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
400 400
525
1100
900 925 925
1025
200
325 325
550 525600
675
850
0
2
4
6
8
10
12
Cash Treasuries TIPS High Yield Large Cap Small Cap Dev Non US EM
Expe
cted
Ret
urn
()
2009 20190
2
4
6
8
10
12
14
16
18
1973 1978 1983 1988 1993 1998 2003 2008 2013 2018
Bloo
mbe
rg B
arcl
ays
US
Tre
asur
y In
dex
Yiel
d (
)
30
1822
5
10
7
36
75
25
100
Asset Allocation With Expectations for Lower Investment Returns
9
Source AHIC Bloomberg Division of Investment and JPMorgan
Going forward capital market returns are expected to be meaningfully lower vs historical precedent Portfolios better positioned to meet return objectives are also more complex and less liquid
In 1995 Treasuries yielded 78 with a historical volatility of 83 Over the subsequent ten years Treasuries returned 74 Now the Index is yielding 23
Expected Returns Are Lower and Investment Portfolios Are More Complex
Historical Yields for Bonds
1995 ndash All Bond Portfolio 2019 ndash Stock and Bond Portfolio 2019 ndash Well Diversified Portfolio
Expected Return 78Expected Vol 83
Expected Return 56Expected Vol 136
Expected Return 67Expected Vol 118
In 1995 an all-bond portfolio could have been structured to earn an attractive return for a pension plan
Today a portfolio comprised largely of stocks is expected to fall short of most plansrsquo actuarial assumptions
A well diversified portfolio is better positioned for higher returns with less risk
An important trade-off however is less liquidity for some of the highest yielding asset classes
Capital Market Return Assumptions Have Moved Lower
2
3
4
5
6
7
8
2 4 6 8 10 12 14 16 18 20
Expe
cted
Lon
g-Te
rm R
etur
n
Expected Risk (Volatility)
The NJ Pension Fund Seeks To Earn the Highest Return Per Unit of Risk
10
The NJ Pension Fundrsquos investment risk should balance the desire to maximize returns with the need for adequate liquidity while maintaining the benefit of diversification
The NJ Pension Fundrsquos well-diversified structure is designed to earn an attractive risk-adjusted return
The Investment Frontier
20 RS
40 RS
60 RS
100 RS
20 RS
40 RS
60 RS
80 RS
100 RS
Diversified Portfolio
Stocks amp Bonds
Bonds in 1995
Current NJ Portfolio
80 RS
Source Division of Investment
Return Per Unit of RiskLess Diversification
More Diversification
Less Diversification
More Diversification
RS Return Seeking
0 10 20 30 40 50 60 70 Current Targeted Asset
Allocation
80 90 100
Expected Long-Term Return 357 405 451 495 537 577 614 650 672 684 716 746
Expected Risk 299 326 412 528 658 796 938 1083 1178 1229 1377 1525
Return Per Unit of Risk 119 124 109 094 082 072 065 060 057 056 052 046
Expected Long-Term Return 261 310 356 399 439 475 508 538 557 566 590 612
Expected Risk 390 379 453 580 733 899 1071 1248 1364 1427 1608 1790
Return Per Unit of Risk 067 082 079 069 060 053 047 043 041 040 037 036
Allocation to Return Seeking Investments
Well Diversified Portfolio
Stocks and Bonds
11
Summary of Asset-Liability Study
Asset Allocation Recommendation
May 2019
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
2
3
4
5
6
7
8
2 4 6 8 10 12 14 16 18 20
Expe
cted
Lon
g-Te
rm R
etur
n
Expected Risk (Volatility)
The NJ Pension Fund Seeks To Earn the Highest Return Per Unit of Risk
10
The NJ Pension Fundrsquos investment risk should balance the desire to maximize returns with the need for adequate liquidity while maintaining the benefit of diversification
The NJ Pension Fundrsquos well-diversified structure is designed to earn an attractive risk-adjusted return
The Investment Frontier
20 RS
40 RS
60 RS
100 RS
20 RS
40 RS
60 RS
80 RS
100 RS
Diversified Portfolio
Stocks amp Bonds
Bonds in 1995
Current NJ Portfolio
80 RS
Source Division of Investment
Return Per Unit of RiskLess Diversification
More Diversification
Less Diversification
More Diversification
RS Return Seeking
0 10 20 30 40 50 60 70 Current Targeted Asset
Allocation
80 90 100
Expected Long-Term Return 357 405 451 495 537 577 614 650 672 684 716 746
Expected Risk 299 326 412 528 658 796 938 1083 1178 1229 1377 1525
Return Per Unit of Risk 119 124 109 094 082 072 065 060 057 056 052 046
Expected Long-Term Return 261 310 356 399 439 475 508 538 557 566 590 612
Expected Risk 390 379 453 580 733 899 1071 1248 1364 1427 1608 1790
Return Per Unit of Risk 067 082 079 069 060 053 047 043 041 040 037 036
Allocation to Return Seeking Investments
Well Diversified Portfolio
Stocks and Bonds
11
Summary of Asset-Liability Study
Asset Allocation Recommendation
May 2019
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
11
Summary of Asset-Liability Study
Asset Allocation Recommendation
May 2019
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
12 12
Asset-Liability Study Backgroundbull The primary objective of the asset-liability study is to provide analysis for the asset allocation decision that is informed
by the liability profile of the Fund
bull The Asset-Liability study conducted by Aon models projections for various investment strategies over a wide range (5000) of economic scenarios over a 30 year horizon
bull the model allows for adjustments to key inputs including asset mixes contribution rates actuarial assumptions and capital market assumptions
bull the output of the study provides for the analysis of probability-weighted outcomes to better inform asset allocation decision-makingbull while the Asset-Liability study incorporates actuarial data the output of the study is not intended to provide analysis determined by an
actuarial process instead the output reflects the results of a wide range of economic scenarios
bull The key determinants in meeting the Fundrsquos longer-term financial objectives are the Statersquos funding policy and the asset allocation
bull in this study the funding policy is defined as the Statersquos contribution as a percent of the Actuarially Determined Contribution (ADC) calculated in accordance with statute
bull the Statersquos funding policy is subject to annual Legislative appropriation and is therefore outside the control of the Council and the Division
bull the current funding policy that ldquoramps uprdquo the Statersquos contribution by 10 each fiscal year until the ADC reaches 100 is considered to be the ldquobase caserdquo assumption for this study
bull possible changes to funding policy are evaluated to determine the impact on the asset allocation decision bull the current asset allocation is considered to be the ldquobase caserdquo assumption for this study
bull The Asset Liability study was initiated in the Spring of 2017 this presentation has been subsequently updatedbull while the ldquocurrent staterdquo reflects a 765 Assumed Rate of Return (AROR) as of June 30 2016 (the most recent valuation report available
when the study was initiated) all projections have been updated to reflect the AROR guidance as of March 2018 750 for the July 1 2017 and July 1 2018 actuarial valuations 730 for the July 1 2019 and July 1 2020 actuarial valuations and 700 for the July 1 2021 actuarial valuation and thereafter
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
13 13
Asset-Liability Study Executive Summarybull The current asset allocation appears to have an appropriate level of risk
bull a lower (higher) risk allocation would increase (reduce) the Fundrsquos dependency on contributions and reduce (increase) the size of the range of outcomes
bull a higher risk allocation could improve funded status but could also meaningfully increase the volatility of returnsbull magnified downside risk would increase likelihood of weakening financial position and greater dependency on contributions
bull an appropriate asset allocation appears to be broadly in place with due consideration for the Fundrsquos liability profilebull the Fundrsquos targeted allocation of 75 to return-seeking assets (eg public equities private equity and real estate
assets) is suitable for a fund with a large deficit and a long-term horizonbull ADC levels are relatively inelastic to changes in investment returns less volatility of ADC contribution levels suggests a higher
allocation to return-seeking assetsbull a lower allocation to return-seeking assets would likely result in a higher funding shortfall over timebull a higher allocation to return-seeking assets would result in a more concentrated less efficient and less liquid portfolio
bull In order for the Fund to approach fully funded status over a longer-term period the Fund will be highly dependent upon State local and employee contributions
bull under a base case scenario the Pension fund will achieve a funded status of 93 by FY47 with $252 billion in market value of assets
bull under the base case scenario the market value of pension assets will grow by $175 billion and $465 billion in benefits will be paid for a combined total of $640 billion in increased pension fund value over the 30 year horizon
bull under the base case scenario the majority of the increased pension fund value is attributable to contributions
bull Poorly funded plans face intermediate-term (5-10 years) liquidity risk particularly under a scenario in which State appropriations remain below 100 of the ADC
bull different asset allocations for the underlying plans that constitute the Fund may be warranted should deviations from the current funding plan significantly reduce intermediate-term State appropriations
bull increased investment risk would exacerbate intermediate-term downside risk
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
14
Overview of the Current State
Source AHIC - Information taken from July 1 2016 actuarial valuation (reported at 765 discount rate) and projections provided by the Plan actuaries
The Asset Hurdle Rate measures the minimum rate of increase in assets (from investment returns and contributions) in a given year that is required to ensure the unfunded liabilities do not grow It is a measure of the planrsquos dependency on investment returns and contributions
Teachers Pension amp
Annuity Fund (TPAF)
Public Employees Retirement
System (PERS)
Police amp Firemens
Retirement System (PFRS)
State Police Retirement
System (SPRS)
Judicial Retirement
System (JRS)
Total Pension Fund
Market Value of Assets (MVA) ($ millions) $23733 $27127 $24116 $1744 $196 $76916
Actuarial Liability (AL) ($ millions) $57866 $53086 $37470 $3209 $630 $152261
Funded Ratio - MVA AL () 410 511 644 544 312 505
State Contributions as of Total Contributions
Liability Growth Rate (LGR) - Gross Normal Cost 180 200 190 160 290 189 - Interest Cost 765 765 765 765 765 765 - Total 945 965 955 925 1055 954
FY18 Estimated Benefit Payments $4200 $4100 $2500 $200 $100 $11200
Benefit Payments as of MVA ($ millions) 179 152 1030 1260 287 145
Asset Hurdle Rate (LGR Funded Ratio) 232 189 149 171 336 189
3460 23 14 72 72
There is a strong inverse relationship between funded status and dependency on State appropriations
Pension Fund Measures of Financial Health
The Pension Fundrsquos negative cash flow profile and high Asset Hurdle Rate demonstrate that investment returns alone will not be sufficient to meet longer-term financial objectives Contributions will play a significant role
The Pension Fund has a significant negative cash flow profile
TotalSPRS JRSPERS PFRSTPAF
The Asset Hurdle Rate is currently two times the Liability Growth Rate due to the underfunded status of the total fund
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Teachers Pension amp Annuity Fund (TPAF) | Public Employees Retirement System (PERS) | Police amp Firemens Retirement System (PFRS) | State Police Retirement System (SPRS) | Judicial Retirement System (JRS) | Total Pension Fund | ||||||||
Market Value of Assets (MVA) ($ millions) | $23733 | $27127 | $24116 | $1744 | $196 | $76916 | |||||||
Actuarial Liability (AL) ($ millions) | $57866 | $53086 | $37470 | $3209 | $630 | $152261 | |||||||
Funded Ratio - MVA AL () | 410 | 511 | 644 | 544 | 312 | 505 | |||||||
60 | 23 | 14 | 72 | 72 | 34 | ||||||||
State Contributions as of Total Contributions | |||||||||||||
Liability Growth Rate (LGR) | |||||||||||||
- Gross Normal Cost | 180 | 200 | 190 | 160 | 290 | 189 | |||||||
- Interest Cost | 765 | 765 | 765 | 765 | 765 | 765 | |||||||
- Total | 945 | 965 | 955 | 925 | 1055 | 954 | |||||||
FY18 Estimated Benefit Payments | $4200 | $4100 | $2500 | $200 | $100 | $11200 | |||||||
Benefit Payments as of MVA ($ millions) | 179 | 152 | 1030 | 1260 | 287 | 145 | |||||||
Asset Hurdle Rate (LGR Funded Ratio) | 232 | 189 | 149 | 171 | 336 | 189 | |||||||
Less Risk | Current Allocation | More Risk | |||||||||||||
Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | Median (50th percentile) | Downside (25th percentile) | ||||||||||
TPAF | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PERS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
PFRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
SPRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
JRS | Market Value of Assets (in $ billions) | ||||||||||||||
Funded Status (in ) | |||||||||||||||
Funding Shortfall (in $ billions) | |||||||||||||||
PV State Contributions and Funding Shortfall | |||||||||||||||
FY41 | FY47 | |||||||||
Current AROR | Lower AROR | Current AROR | Lower AROR | |||||||
765 | 725 | 765 | 725 | |||||||
Market Value of Assets (MVA) (in $ billions) | 1601 | 1819 | 2032 | 233 | ||||||
Actuarial Liabilities with 765 AROR (AL) (in $ billions) | 2251 | 2525 | ||||||||
Funded Status (in ) | 711 | 808 | 805 | 923 | ||||||
Funding Shortfall (MVA-AL) (in $ billions) | -65 | -432 | -493 | -195 | ||||||
Cumulative Investment Returns (in $ billions) | ||||||||||
Cumulative Contributions | ||||||||||
State | ||||||||||
Local | ||||||||||
Employee | ||||||||||
Lottery | ||||||||||
PV State Contributions and Funding Shortfall | ||||||||||
Cumulative Benefits Paid |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
Fully Funded MVA- 700 AROR (Date) | |||||||||||||||||||||||||||
Base Case (50 percentile) | Downside Risk (25th percentile) | Tail Risk (5th percentile) | |||||||||||||||||||||||||
MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | MVA | Actuarial Liability | Funded Status | Total State Costs | ||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded MVA - 70 AROR (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking | ||||||||||||||||||||||||||
Fully Funded for 100 Return Seeking (Date) | Fully Funded for 75 Return Seeking (Date) | Fully Funded for 100 Return Seeking (Date) | |||||||||||||||||||||||||
Base Case (50 percentile) | Tail Risk (5th percentile) | Base Case (50 percentile) | Downside Risk (25 percentile) | Base Case (50 percentile) | |||||||||||||||||||||||
Funded Status | Total State Costs | Total State Costs | Total State Costs | Funded Status | Total State Costs | ||||||||||||||||||||||
Reduce Risk | 50 Return Seeking | ||||||||||||||||||||||||||
Current Asset Allocation | 75 Return Seeking | ||||||||||||||||||||||||||
Increase Risk | 100 Return Seeking |
bull Main component of long-term economic cost
bull Does not reflect the planrsquos funded status at the end of the forecast period
Present Value of Plan
Contributions
Present Value of Terminal
Funding
15
Asset Liability Study Background Economic Costs of Pension Fund
Higher Economic Costs generally reflect a greater dependency on contributions and a lower funded status
bull Reflects the planrsquos funded status at the end of the forecast period
bull Surplus assets are valuable as they lower future contributions
bull Unfunded liabilities are costs that will be recognized in future years
Present Value of Fund Contributions
Present Value of Terminal Funding
ECONOMIC COSTS OF PENSION FUND
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
16 16
Asset-Liability Study Results Summary Comparison of Various Asset Allocations
Over longer horizons higher return-seeking allocations (eg the current asset allocation) are expected to result in significantly higher funded status and lower costs Under downside scenarios funded status and economics costs are not meaningfully
different across allocations Increased appetite for return-seeking assets is tempered by intermediate-term financial risk
Higher Return-Seeking portfolios provide significant improvement in funded status with modestly worse outcomes in downside scenarios
Higher Return-Seeking portfolios have lower expected costs with little differentiation of costs across asset allocations in a downside scenario
Source AHIC(1) Long-term expected returns and volatilities reflect capital market assumptions at the time of the study
30 year Economic Cost (in $ billions)
30 year Ending Funded Ratio (MVA AL)
Higher Return-Seeking portfolios provide expected returns closer to the actuarial rate of return (currently 765) At more extreme allocations efficiency declines as concentration risk increases
All scenarios on this page assume the current funding policy remains in place The projected range of funded status outcomes is shown for various asset allocations for the Pension Fund The results reflect the March 2018 decision to reduce the expected return on assets over a 5-year period The results also reflect capital market assumptions at the time of the study
Long-Term Expected
Return
Expected Volatility
(Risk)
Return Per Unit of Risk
Base Case
Downside Risk
Base Case
Downside Risk
0 Return-Seeking 403 570 071 $1701 $1826 45 28
10 Return-Seeking 456 552 083 $1657 $1800 49 30
20 Return-Seeking 506 592 085 $1610 $1784 55 31
30 Return-Seeking 552 680 081 $1561 $1776 61 32
40 Return-Seeking 596 800 075 $1512 $1774 68 32
50 Return-Seeking 637 939 068 $1461 $1777 75 32
60 Return-Seeking 675 1092 062 $1407 $1784 81 31
70 Return-Seeking 710 1252 057 $1357 $1790 89 31
Current Targeted Asset Allocation 729 1342 054 $1330 $1796 93 30
80 Return-Seeking 743 1416 052 $1309 $1801 96 29
90 Return-Seeking 772 1582 049 $1264 $1813 103 28
100 Return-Seeking 799 1749 046 $1221 $1827 111 27
(1) (1) (1)
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
17
Public and Private Equity DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
18
Public Equity and Private Equity
Public Equity
Private Equity
bull long-term capital appreciation expected to outpace inflation and benefit from economic growth additional return potential from dividend income
bull highly efficient liquid and transparent markets with flexible investment strategies
bull structural headwinds including less favorable demographics slowing productivity and higher public leverage cap growth and earnings potential
bull strong returns appear somewhat dependent on low interest rates modest inflation and low volatility
bull opportunity set is declining particularly in developed markets as aggregate returns have become more concentrated and fewer companies remain in the public markets
Role in the Portfolio Current Market Environment
bull enhanced return opportunities and access to large pool of faster growing companies
bull private equity firms provide value-added expertise and support via improved operations synergies cost savings leverage and strategic relationships
bull private equity has very limited liquidity and significant cash flow uncertainty given the unknown timing of exit
bull purchase price multiples fund raising and dry powder are near all-time record highs requiring even greater selectivity near-term for current vintage year opportunities
bull managers must focus on a value-creation investment thesis to drive returns including top-line growth margin improvement and increased cash flow
bull returns are closely linked with public equities and therefore private equity will face many of the same structural headwinds
Role in the Portfolio Current Market Environment
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
ldquoGlobal growth in 2019 is also weighed down by the emerging market and developing economy group where growth is expected to tick down to 44 in 2019hellip Conditions are projected to improve during 2019 as stimulus measures sustain activity in China In 2020 growth is projected to rise to 48 driven almost entirely by an expected strengthening of activity in these economies on the back of policy adjustment and some easing of strains in countries affected by conflict and geopolitical tensionsrdquo
19
Global Economic Growth Appears to be SlowingldquoGrowth in advanced economies is projected to slow from 22 in 2018 to 18 in 2019 and 17 in 2020 With output gaps estimated as being closed for most economies in the group the cyclical upsurge is set to retreat toward more modest potential rates of growthhellip In the United States growth is expected to decline to 23 in 2019 and soften further to 19 in 2020 with the unwinding of fiscal stimulus The downward revision to 2019 growth reflects the impact of the government shutdown and somewhat lower fiscal spending than previously anticipated while the modest upward revision for 2020 reflects a more accommodative stance of monetary policyhellip Despite the downward revision the projected pace of expansion for 2019 is above the US economyrsquos estimated potential growth rate rdquo
ldquoGrowth in the euro area is set to moderate from 18 in 2018 to 13 in 2019 and 15 in 2020 Although growth is expected to recover in the first half of 2019 as some temporary factors that held activity back dissipate carryover from the weakness in the second half of 2018 is expected to hold the 2019 growth rate down Growth rates have been marked down for many economics notably Germany Italy and Francerdquo
ldquoFollowing a broad-based upswing in cyclical growth that lasted nearly two years the global economic expansion decelerated in the second half of 2018 Activity softened amid an increase in trade tensions and tariff hikes between the United States and China a decline in business confidence a tightening of financial conditions and higher policy uncertainty across many economieshellip Global growth is now projected to slow from 36 in 2018 to 33 in 2019 before returning to 36 in 2020hellip The global growth forecast reflects a combination of waning cyclical forces and a return to tepid potential growth in advanced economiesrdquo
Source International Monetary Fund
2224
48
38
29
18
46
36
23
13
44
33
19
16
48
36
18
15
49
36
00
10
20
30
40
50
US Eurozone EM World
GDP G
rowth (
)
2017 2018 2019E 2020E 2021E
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
-527
1671
514
-16
1026
416
676
1041
857
-305
1345
487
-600
-200
200
600
1000
1400
1800
March 9 1999-2009 March 9 2009-2019 March 9 1999-2019
Tota
l Ret
urn
()
USA EAFE + Canada Emerging Markets All Country World Index (ACWI)
20 20
Strong Financial Market Returns Over the Past Decade Do Not Appear to be Sustainable
Strong equity market returns over the past ten years reflect in part a recovery from lower valuations following the global financial crisis
Source Bloomberg
Global Public Equity ReturnsMarch 9 1999 ndash March 9 2019
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
00
05
10
15
20
25
30
US Japan EM ex-China China Euro Area India
1992-2007 2010-2018EGDP calculations in nominal USD
Emerging Market Economies Are Having A More Pronounced Impact on Economic GrowthShare of Global GDP Growth by Region
21
Economic transformations tend to lead toaccelerating growth The shift from amanufacturing-driven economy to a moreservice-oriented economy has expandedChinarsquos global reach but has also led tohigher risks as leverage has concurrentlyincreased
The Changing Structure of Chinarsquos Economy
Source Absolute Strategy Research
30
35
40
45
50
55
03-9
503
-96
03-9
703
-98
03-9
903
-00
03-0
103
-02
03-0
303
-04
03-0
503
-06
03-0
703
-08
03-0
903
-10
03-1
103
-12
03-1
303
-14
03-1
503
-16
03-1
703
-18
Industrial Share of Economy Service Share of Economy
Global economic growth is less dependenton the US today versus a quarter centuryago Emerging market countries (mostnotably China and India) will likely have anincreasingly more significant role in globaleconomic expansions going forward
From 1992-2007 the US accounted for 25 of global growth now the US accounts for 14
From 1992-2007 China accounted for 9 of global growth now China accounts for close to 25
In 1995 nearly half of Chinarsquos economy was manufacturing while a third was service
Now service comprises more than half of Chinarsquos economy while manufacturing represents roughly 40
Emerging Market economies have higher potential growth rates and are expected to play a more significant role in global economic expansion in the future
ldquoBeyond 2020 global growth is set to plateau at about 36 over the medium term sustained by the increase in the relative size of economies such as those of China and India which are projected to have robust growth by comparison to slower-growing advanced and emerging market economies (even though Chinese growth will eventually moderate)rdquo - International Monetary Fund World Economic Outlook April 2019
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
ldquoThe US Federal Reserve in response to rising global risks paused interest rate increases and signaled no increases for the rest of the year The European Central Bank the Bank of Japan and the Bank of England have all shifted to a more accommodative stance China has ramped up its fiscal and monetary stimulus to counter the negative effect of trade tariffsrdquo - International Monetary Fund World Economic Outlook April 2019
175196 200
129168 173
497
579
476
000
100
200
300
400
500
600
700
10 Years 15 Years Next 3 Years
US EAFE EM
0
10
20
30
40
50
60
70
80
90
May-98 May-00 May-02 May-04 May-06 May-08 May-10 May-12 May-14 May-16 May-18
SampP
500 V
olatili
ty Ind
ex
0
1000
2000
3000
4000
5000
6000
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18
Size
of B
alan
ce S
heet
(billi
ons
USD)
Fed BOJ ECB
22
Global Economic Growth and Monetary Policy
The US has led the global economic recovery as unprecedented monetary policy stimulus was implemented The Fed has subsequently shifted towards a more normalized monetary policy
Global Economic Growth and Projections
Global Monetary Policy ndash Central Bank Balance Sheets
Source IMF Thomson Reuters Bloomberg
Volatility Has Been Subdued
-10
00
10
20
30
40
50
60
Dec-04 Dec-06 Dec-08 Dec-10 Dec-12 Dec-14 Dec-16 Dec-18Fed ECB BOJ
Monetary policy has diverged as the US has progressed
towards normalization
Extraordinary monetary policy has supported strong capital
market returns
Artificially low interest rates have supported a decline in
capital market volatility
Global Monetary Policy ndash Key Targeted Rates
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
23
The Pension Fundrsquos home country bias has meaningfully added value as returns have benefited from above potential US economic growth and favorable earnings over the past decade
Global Earnings Growth and Equity Allocation
Source Factset MSCI and State Street
Global Earnings Growth and Projections
NJ Global Equity Allocation vs ACWI
0
20
40
60
80
100
NJ Global Equity Allocation MSCI ACWI Index
United States Non-US Developed Emerging Markets
The US economy has outpaced other developed markets over the past decade Going forward the emerging markets are expected to realize stronger earnings growth
The Pension Fund has maintained a meaningful ldquohome country biasrdquo This has benefited net returns as US equities outperformed significantly over the past decade
901
745
488
305
396
619
362
592
855
000
100
200
300
400
500
600
700
800
900
1000
10 Years 15 Years Next 3 YearsUS EAFE EM
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
8
10
12
14
16
18
20
22
24
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
SampP 500 PE Average
7494
8738 8900
6786264
8378
96910176
10886
11834 1186112600
13000
16064
17168
18509
0
20
40
60
80
100
120
140
160
180
200
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
SampP
500
EPS
($)
24
US Equity Market Earnings and Valuation
Source Factset
Over the past fifteen years EPS growth for the SampP 500 has increased at an average rate of 75 with recent acceleration in earnings driven by tax reform Throughout much of the past decade strong US equity returns have been supported by multiple expansion
SampP 500 Earnings
In 2018 US corporate earnings benefitted from tax reform and accelerating economic growth More recently equity market valuations have been more volatile
SampP 500 Price Earnings Multiple
ldquoEquity valuations ndash which were stretched in some countries ndash have been pared back with diminished optimism about earnings prospects amid escalating trade tensions and expectations of slower global growthrdquo
- International Monetary Fund World Economic Outlook January 2019
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
11055
13648
16202
9801
8222
1269811960
11220
12168
1115010536
10172
13175 1323613682
14774
0
20
40
60
80
100
120
140
160
180
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EAF
E EP
S ($
)25
Non-US Developed Markets Earnings and Valuation
Slower economic growth and heightened geopolitical uncertainty have contributed to muted equity market returns in non-US Developed Markets
EAFE Price Earnings Multiple
Source Factset
EAFE Earnings
Over the past fifteen years EPS growth for the EAFE has increased at an average rate of 40 The slower rate of EPS growth is consistent with slower economic growth
Earnings multiples remained range-bound as geopolitical risks and uncertainty have increased
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EAFE PE Average
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
6
8
10
12
14
16
18
20
Apr-06 Apr-07 Apr-08 Apr-09 Apr-10 Apr-11 Apr-12 Apr-13 Apr-14 Apr-15 Apr-16 Apr-17 Apr-18 Apr-19
Pric
e E
arni
ngs
Mul
tiple
(X)
EM PE Average
26
Emerging Markets Earnings and Valuation
Emerging markets continue to realize favorable earnings growth Valuations have been adversely impacted by a strengthening dollar
Emerging Markets Price Earnings Multiple
Source Factset
Emerging Markets Earnings
Over the past fifteen years EPS growth for emerging markets has increased at an average rate of 59 Going forward emerging market earnings are expected to outpace the global marketplace
Emerging market equities have historically traded at lower multiples versus the global equity marketplace reflecting higher volatility of earnings and returns
5792
6401
7845
57695958
8583
9162
8506 8354
7439
6016
6422
8125 8222 8290
9453
0
10
20
30
40
50
60
70
80
90
100
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019E 2020E
MSC
I EM
EPS
($)
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
27
The Private Equity Market Is Expanding
Number of Publicly Traded Companies
The Growth of Unicorns
Source Blackstone and Pitchbook
4
Public Equity vs Private Equity
The Private Equity market continues to expand and companies are incentivized to remain private for extended periods of time as access to private capital has increased Companies that historically IPO-ed at much lower valuations are now staying private longer There has been a similar offsetting trend of available publicly traded companies
Certain structural advantages of private companies have led to a shift in the mix between public and private companies
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
28
Factors Impacting The Public Private Equity Decision
A wide range of factors have contributed to a growing trend of companiesgoing and remaining private
Management Control
Regulatory Changes
PRIVATEPUBLIC
Liquidity
IPO costs and ongoing regulatory costs
Competitive Intelligence
Increased Access to Capital Transparency
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
63
120 120 116
164
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
60
99 97
136
204
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
72
135 140146
211
MSCIWorld
Russell3000 Total
Return
SampP 500Total
Return
PrivateEquity
PE UpperQuartile
42
78 74
134
198
MSCI World Russell 3000Total Return
SampP 500Total Return
PrivateEquity
PE UpperQuartile
20 Year 15 Year 10 Year 5 Year
Private equity returns reflect global buyoutsventuregrowthSource Cambridge Associates Pooled Returns as of 9302018
-11 -9-15
4 7
0
12 138
20 20 18
42
34
51
-20
-10
0
10
20
30
40
50
60
Small and Mid-Cap Large and Mega-Cap Growth and Venture Capital
Bottom 5 Lower Quartile Median Upper Quartile Top 5
29
Private Equity Has Historically Outperformed Public Equity
While private equity has enjoyed a performance advantage relative to public marketsgeneral partner selection is an important component of a successful private equity program
Public versus Private Equity Historical Returns
Source Cambridge and TorreyCove
There Has Been a Wide Disparity of Returns in Private Equity Over a Twenty Year Period
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
2387
1738134
1056
2208
3642
544
68327158
3259 3324
3974
4573
5967
6927
7566
8189
9335
8112
0
100
200
300
400
500
600
700
800
900
1000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Fund
s R
aise
d ($
Bns)
983 1048 1043967 982 920
1168 11701301
1442
1700
1900 1983
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Dec-
07
Dec-
08
Dec-
09
Dec-
10
Dec-
11
Dec-
12
Dec-
13
Dec-
14
Dec-
15
Dec-
16
Dec-
17
Dec-
18
YTD
2019
Dry
Pow
der (
$Bns
)
Buyout Distressed PE Growth Mezzanine Other Real Estate Venture
30 30
Capital Availability in the Private Equity Market Remains High
Source Preqin and TorreyCove
Private Equity Committed Uncalled Capital
Private Equity Fundraising
The private equity market continues to expand with large availability of capital driven by strong investor demand
For a seventh consecutive year private equity dry powder has reached a new record level However the ratio of dry powder to deal volume has remained the same
Strong institutional demand has supported heightened private equity fundraising
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
49x 51x 53x57x 56x 54x
57x 58x 57x 57x
88x 87x 88x
97x103x 100x
106x 106x101x
104x
2011 2012 2013 2014 2015 2016 2017 2018 YTD 2019 3ME 12019Debt Multiples Purchase Price Multiples
87
9290 89
9392
91
9694
9599
97
83
90 9088
9389
7981
75
78
83 83
70
75
80
85
90
95
100
105
2013 2014 2015 2016 2017 2018
o
f N
AV
All Strategies Buyout Real Estate Venture
31 31
Private Equity Valuations are High
Source Preqin and TorreyCove
Purchase Price And Debt Multiples for LBOs
Secondary Market Valuations
Growth in private equity assets has also led to higher competition for investmentsand a more efficient secondary market
While liquidity remains limited in private equity the secondary market has grown meaningfully
High private equity purchase price multiples and use of leverage appears to have plateaued in recent years
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
-4
-2
0
2
4
6
8
-2
0
2
4
6
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EM
Diff
eren
ce in
Pric
e to
Ear
ning
s R
atio
vs
EAF
E
SampP 500 vs EAFE (LHS) Avg SampP500 vs EAFE SampP 500 vs EM (RHS) Avg SampP500 vs MSCI EM
66
84 82 7988
96 10 95106
118108
124
155165
211
172 175 174
0
5
10
15
20
25
2010 2011 2012 2013 2014 2015 2016 2017 2018
Purc
hase
Pric
e M
ultip
le (X
)
Private Equity US Public Small Cap EVT12M EBITDA
32
Non-US equity valuations are generally more attractive on a relative basis Private market valuations continue to be marked at a significant discount to public equity markets
Public and Private Equity Valuations
Source Bloomberg MSCI and State Street
Global Equity Valuation Comparisons
Public vs Private Equity
Valuations in both the public and private equity markets have expanded over the past decade Publicly traded companies maintain higher valuations reflecting in part a meaningful liquidity premium
Recent outperformance in the US markets in terms of both economic and earnings growth has led to higher relative valuations for US equities
Higher US valuations
Lower US valuations
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
33
Global Equity Discussion
Asset Allocation Recommendation
May 2019
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Executive Summary Aon Hewitt Investment Consulting (AHIC) recommends reducing the US equity overweight within the New Jersey
Division of Investments Public Equity portfolio The DOIrsquos Public Equity policy portfolio has an 8 overweight to US equity which has proved to be favorable in the
past relative to the global market weighted benchmark Our recommendation to reduce the US equity bias within the Public Equity portfolio is based on the following reasons
- A capitalization weighted portfolio approach places the global market as the natural starting point - A higher allocation to US equity relative to its share in the global opportunity set is in essence an active
investment bet on domestic equities - AHIC 10 and 30 year capital market assumptions do not favor US bias (as of Q1 2019)- The potential benefits of global investing are grounded in finance theory consistent with modern portfolio theory
that suggests the ldquomarket portfoliordquo is the most efficient portfolio (in terms of riskreturn trade-off)
62
24
14
54
34
12
54
34
12
0
10
20
30
40
50
60
70
United States Developed Ex US Emerging Markets
NJDOI Policy MSCI ACWI MSCI ACWI IMI
NJDOI Policy vs Public Market Index
34
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Forward Looking RiskReward Optimization Q1 2019 Capital Market Assumptions
bull Based on Aon Hewittrsquos Capital Market Assumptions we illustrate below the efficiency of an equity portfolio based on the mix between US and Non-US equity
bull The most efficient portfolios contain 50 US equities and 50 non-US equities (whether we assume active alpha or passive management) Therefore from a relative perspective we recommend a neutral stance between US and non-US equities over a long-term horizon
025
026
027
028028
029 029 029 028028
028
024
025
026
027
028
029
030
0 10 20 30 40 50 60 70 80 90 100
Shar
pe R
atio
Non-US Equity
35
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
US Non-US Equity Is now the right time to allocate more to Non-US equity
Given the recent outperformance of US equity AHIC believes now is a reasonable time to reduce US equity overweight
US Equity Outperforms
Non-US Equity Outperforms
Rolling 3 Year Period Return Differentials(US Equity ndash Non-US Equity)
36
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
37
Public and Private Credit DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
38
Public Fixed Income and Private Credit
Public Fixed Income
Private Credit
bull gain exposure to the largest and most liquid global asset class (US Treasuries)
bull relatively low volatility asset class with predictable income stream and the safety of the senior most claims in the capital structure
bull flexibility to implement a wide range of investment strategies including yield curve sector capital structure and credit strategies
bull notwithstanding an increase in interest rates in recent years nominal and real yields remain near all-time lows particularly for sovereign debt while US Treasury supply is expected to continue to rise
bull credit spreads do not appear to fully compensate investors for weakening fundamentals and investor protections
Role in the Portfolio Current Market Environment
bull higher risk-adjusted returns relative to public debt markets attributable to liquidity premium regulatory arbitrage and compensation for complexity
bull ability to capitalize on opportunities presented by disintermediation of financial markets further upside possible for distressed debt
bull high private equity dry powder suggests supplydemand imbalances that favors lenders will persist middle market borrowers remain underserved
bull increasing prevalence of covenant lite credit protections and tight public high yield credit spreads suggest current yields are not commensurate with risk
bull deregulation will likely lead to expansion of direct lending providers resulting in heightened competition amongst lenders and lower net returns
bull changes to risk retention rules could weaken credit protections and increase supply of structured credit
Role in the Portfolio Current Market Environment
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
-2
0
2
4
6
8
10
12
14
Dec-50 Dec-54 Dec-58 Dec-62 Dec-66 Dec-70 Dec-74 Dec-78 Dec-82 Dec-86 Dec-90 Dec-94 Dec-98 Dec-02 Dec-06 Dec-10 Dec-14 Dec-18
US
C
on
sum
er
Price
In
de
x (A
ll U
rba
n)
YO
Y C
ha
nge
(
)
US CPI Urban Consumers YoY NSA 68 Year Average 25 Year Average
0
2
4
6
8
10
12
14
16
18
May-62 May-70 May-78 May-86 May-94 May-02 May-10 May-18
Yiel
d (
)
39
Treasury Yields Are Near Historic Lows as Inflationary Pressures Remain Subdued
Ten Year Treasury Yield
Treasury yields have been artificially low over the past decade Going forwardsecular trends may lead to sustainably low interest rates versus historical norms
Source Bloomberg
US Consumer Price Inflation
Treasury yields have moved higher over the past several years but remain quite low in historical terms Treasuries are now hovering around their average yields since the onset of the global financial crisis
Inflation has moved lower and has been less volatile over the past quarter century implying real yields may remain lower versus longer-term historical norms
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
0
5
10
15
20
25
Apr-87 Apr-91 Apr-95 Apr-99 Apr-03 Apr-07 Apr-11 Apr-15 Apr-19
Yiel
d (
)
IG All in Yield (LHS) HY All in Yield (RHS) IG Avg HY Avg
-300
-200
-100
0
100
200
300
400
500
Apr-80 Apr-84 Apr-88 Apr-92 Apr-96 Apr-00 Apr-04 Apr-08 Apr-12 Apr-16
2-30
Tre
asur
y Cu
rve
Stee
pnes
s (in
bps
)
2-30 Treasury Curve Avg Steepness
40
While US Yields Remain Low Yields Appear Attractive Relative to Global Borrowing Costs
Source Bloomberg
Global Sovereign Yield Curve Comparisons
All in Yields for IG and HY
Steepness of the US Treasury Curve
Low global yields and a flat Treasury curve suggest rates are less likely to move sharply higher
Apr-19
Extraordinarily low (and negative) global sovereign yields may serve as an anchor to US interest rates The flattening Treasury yield curve is consistent with less accommodative monetary policy and subdued inflation In the meantime low Treasury yields limit the returns available in credit markets
US
Canada
UK
Euro Germany FranceItaly Japan
-150
-050
050
150
250
350
450
Yiel
d (
)
3M 2YR 5YR 10YR 30YR
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
0
2
4
6
8
10
12
14
0
200
400
600
800
1000
1200
1400
1600
1800
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Def
ault
Rat
e
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
Default Rate (RHS) HY OAS (LHS) Long Term Avg OAS
41
US Credit Market Valuations and Fundamentals
Credit fundamentals have weakened at the same time spreads have narrowed More recently the backdrop for high yield is somewhat more constructive
Source Bloomberg and Morgan Stanley
HY Credit Spreads and Creditworthiness
IG Credit Spreads and Creditworthiness
HY Credit Fundamentals
IG Credit Fundamentals
0
100
200
300
400
500
600
Jun-89 Jun-94 Jun-99 Jun-04 Jun-09 Jun-1420
25
30
35
40
45
Opt
ion
Adju
sted
Spr
ead
(OAS
) in
bps
BBB
as
of T
otal
Cre
dit I
ndex
BBB as of US Credit Index (RHS) OAS US Credit Index (LHS) Long Term Avg OAS
Jan-19
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
42
Growth in the Private Credit Market Has Coincided With Weakening Investor Protections
Source BAML SampP Capital IQ and TSSP
Investorsrsquo search for yield has driven demand for private credit This strong demand has also led to weakening underwriting standards
Private Credit Market ($ billions)
Debt Covenants Have Weakened
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
43
Private Credit Market Valuations Have Increased and Fundamentals Have Weakened
Source BAML Moodys and TSSP
Private Credit Risk versus Return
The risk-return profile for private credit is less attractive today versus the recent past
Average Leverage for B2 Bank Loans
Spread per 1000 WARF pts
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
-6
-4
-2
0
2
4
6
8
-6
-5
-4
-3
-2
-1
0
1
2
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
SampP
500
Earn
ings
Yie
ld le
ss 1
0 Yr
Tre
asur
y Yi
eld
()
SampP
500
Div
iden
d Yi
eld
less
10
Yr T
reas
ury
Yiel
d (
)
Dividend Yield Premium (LHS) Avg Dividend Yield PremiumEarnings Yield Premium (RHS) Avg Earnings Yield Premium
44 44
Cross Sector Valuation Analysis
Source Bloomberg
Stocks vs Bonds
Stocks appear somewhat more attractive relative to bonds in a low interest rate environment
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
45
Real Estate and Real Asset DiscussionCurrent Market Environment and Valuations
Asset Allocation Recommendation
May 2019
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
46
Real Estate and Real Assets
Real Estate and Real Assets
bull inflation-hedging assets that tend to perform well in rising rate environments with predictable cash flow streams and portfolio diversification benefits (lower correlation with other asset classes)
bull operationally-focused real assets provide a more attractive risk-adjusted return profile versus direct investment in highly volatile commodities
bull ability to add value through core and non-core strategies
bull fundamental real estate backdrop broadly characterized by sufficient absorption of new supply increasing rental rates and flat to modestly declining vacancy rates
bull notwithstanding relatively wide spreads versus risk-free rates the low yield environment has left cap rates below longer-term targeted returns suggesting returns will be more heavily dependent upon income versus capital appreciation
bull relatively concentrated geographic exposures and lineup of GPs particularly within infrastructure along with record fund raising high levels of dry powder and rich valuations present challenges for near-term vintage year IRRs
Role in the Portfolio Current Market Environment
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
0
50
100
150
200
250
300
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Dry
Pow
der
($ B
illio
ns)
Value Added Opportunistic Core Plus Debt Core Distressed
47 47
Real Estate Demand Remains Strong and Valuations Remain High
Source Hamilton Lane
Higher valuations declining appreciation and higher interest rates may dampen real estate returns
Real Estate Committed Uncalled Capital By Strategy
Real Estate Cap Rates by Sector
Real estate dry powder surpassed the 2015 high water mark to set a new record in 2018 partly reflecting strong fundraising and low cap rates that have somewhat slowed the pace of deployment
Cap rates have trended lower over time across all sectors of real estate High occupancy rates in multi-family properties along with a strong residential housing market helped push rates to all-time lows
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
50
55
60
65
70
75
80
85
90
95
100
01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18
Aggr
egat
e Tr
ansa
ctio
n Vo
lum
e
Cap
Rat
e
Volume ($Billions) CBD Office Industrial Retail Apartments
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
-1500
-1000
-500
000
500
1000
1500
2000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
48 48
Real Estate Fundamentals Vacancies NOI amp Rental Growth RatesOffice
Source Hamilton Lane
Apartments
Fundamentals across real estate have been broadly constructive
Retail
Industrial
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
49
$0
$50
$100
$150
$200
$250
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
AgricultureFarmland Diversified Natural Resources EnergyMetals amp Mining Timberland Water
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
North America Europe Asia Rest of World
Source Preqin and TorreyCove
Natural Resources Uncalled Capital By Strategy
Defensive infrastructure strategies with high barriers to entry have strong investor interest
$0
$10
$20
$30
$40
$50
$60
$70
$80
$90
$100
2013 2014 2015 2016 2017 2018
Natural Resources Infrastructure
Real Asset Fundraising
Infrastructure Committed Uncalled Capital By Geography
Infrastructure fundraising and dry powder have reached new records for each of the past four years as investor demand for more predictable long-term cash flows has pushed valuations higher Demand for natural resources has been less robust particularly within energy
Real Asset Fundraising and Demand Is Focused on Infrastructure
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Risk Mitigation Strategies Discussion
Asset Allocation Recommendation
May 2019
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Risk Mitigating Strategies (ldquoRMSrdquo) are a collection of investment strategies that seek to protect assets when stocks fall in price
ndash Low asset volatility (standard deviation)
ndash Low stock beta correlation
The NJ Pension Fundrsquos benchmark return for RMS equals 3-month T-bills + 3
RMS is determined to be particularly useful in portfolios experiencing high cash outflows
ndash Internal rate of return gt time-weighted return
RMS is preferred to option strategies which have been costly since 2008 and can exacerbate cash outflows
The NJ Pension Fund currently has a target 5 allocation to RMS and a proposed 3 target allocation
Risk Mitigation Strategies Review
51
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
NJ Pension Fund RMS History
ndash September 2012 start date with 4 target allocation
ndash Target allocation increased to 5 in July 2017
RMS Performance
Risk Mitigation Strategies Review (continued)
52
NJ RMS Portfolio
RMS Benchmark (T-bills+3)
HFRI Conservative
Fund-of-Funds Index
Returns (ending Mar 2019)1 year 404 522 1693 years 379 427 3475 years 300 381 208From Sept 2012 Inception 329 364 326
Risk (from Inception)Volatility (Std Dev) 304 022 227Stock Beta (ACWI) 012 000 016 Stock Correlation (ACWI) 036 004 064 NJ RMS Correlation 100 003 061
NJ RMS Performance Sept 2012 to Mar 2019
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Since inception of the RMS program in September 2012 stock volatility measured by the VIX index has averaged well below historical averagesThere have been short-term spikes in volatility since 2012 but levels quickly reverted
Equity Volatility Jan 1990 to Mar 2019
53
Headwinds for RMS
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
ldquoFine Tuningrdquo the Risk Mitigation Strategies Portfolio
54
Proposed reduction in allocation from 5 to 3 of total assets
Maintain same portfolio objectives
ndash Provide downside protection
ndash Low risk (standard deviation of return)
ndash Low equity beta
Improve liquidity for more timely rebalancing within RMS and with other asset classes
Performance benchmark
ndash Retain current long-term objective of 3-month T-bills + 3
ndash Add short-term benchmark (HFRI Conservative Fund-of-Funds Index) that captures short-term performance of underlying strategies within the RMS portfolio
Give greater weightings to RMS strategies that provide downside protectionndash Long volatility strategies with positive convexity
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Fossil Fuel-Free Investment Discussion
Asset Allocation Recommendation
May 2019
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
56 56
Source Bloomberg
Fossil Fuel-Free Portfolio Study Historical Return Analysis
Ten Year Cumulative Returns Twenty Year Cumulative Returns
-100
-50
0
50
100
150
200
250
300
350
400
Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
0
50
100
150
200
250
300
350
Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19
Cum
ulat
ive
Tota
l Ret
urn
SampP 1500 SampP 1500 Oil Gas amp Consumable Fuels
The Energy Sector Is Cyclical
Analysis of historical returns is highlydependent upon start and end dates Theenergy sector is cyclical and tends tooutperform towards the latter end ofeconomic cycles Returns for the energysector have historically experienced a lowcorrelation with other sectors providingportfolios with a diversification benefit
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
57 57
Fossil Fuel-Free Portfolio Study Consensus Expectations for Growth in Fossil Fuel DemandAnalysts expect global population growth to drive energy demand higher for several decades for all fuels (including fossil fuels and renewables)bull assuming significant adoption of renewable fuels and electric vehicles demand for fossil fuels is expected to peak
around the year 2040bull sources and uses of renewable energy currently represent only 2 of the global market share but are growing quicklybull even as renewables take up a larger share demand for fossil fuels is expected to continue to grow
Source BP Statistical Review Worldbank OECD InsideEVs Morgan Stanley Research
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
58 58
Fossil Fuel-Free Portfolio Study Valuations and Investment Analysis
All else equal investments with a higher dividend yield
provide higher current income
All else equal investments with lower PE PCF and
PB ratios have more attractive valuations
All else equal investments with a lower debtequity ratio (less leverage) are
more conservative
Source Bloomberg as of May 20 2019
Dividend Yield PriceEarnings PriceCash Flow PriceBook DebtEquity
SampP 1500 194 187 131 31 1223
Energy Sector 331 170 68 15 519
vs Benchmark 170 87 46 48 42
Integrated Oil 468 142 73 17 330
vs Benchmark 241 76 56 55 27
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
59
Fossil Fuel-Free Portfolio Study Engagement through Proxy Voting
The Council may consider establishing proxy voting guidelines that encourage transparency reporting and the mitigation of climate-related business risk
bull the Division is undertaking a comprehensive review of its Proxy Voting Guidelines and will provide recommendations for the ESG Committee and for the Councilrsquos consideration
bull the Division believes these initiatives are consistent with its fiduciary responsibilities and can result to better long-term risk-adjusted returns
The Council may consider addressing the following initiatives in the Proxy Voting Guidelines
bull shareholder resolutions requesting that a company disclose information on financial physical or regulatory risks related to climate change and how the company identifies measures and manages such risks
bull shareholder proposals seeking disclosure of research supporting a companyrsquos policies regarding climate change
bull shareholder proposals requesting a report on greenhouse gas (GHG) and other emissions from company operations andor products
bull shareholder proposals calling for the reduction of GHG and other emissions or adoption of emissionsrsquo goals
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
Fossil Fuel-Free Portfolio Study Summary and Conclusions
60
The Division recognizes that climate-related business risk can have a materially adverse impact on the financial results of fossil fuel-related businesses
bull climate-related business risk may support a transition to renewable energy over a long-term investment horizon bull the Division believes that actions taken to prepare for this transition would be in the best financial interest of
the Pension Fundbull such actions may include support for policies that mitigate climate-related business risk as well as investments
in renewable energy that provide for attractive risk-adjusted returns
From an investment perspective peak global demand for fossil fuels appears to be decades awaybull alternative fuel sources remain limited by the slow pace and complexity of the transition to renewable energybull the transition away from fossil fuels is subject to a wide range of possible outcomes driven primarily by the rate
of technological innovation and by a dynamic regulatory environment that may accelerate or decelerate the rate of transition
The Division believes the best financial outcomes for the Pension Fund regarding the business risks associated with climate change will result from engagement
bull shareholder advocacy for reductions in greenhouse gas (GHG) and other emissions andor adoption of emissionsrsquo goals can lead to better long-term risk-adjusted returns
bull shareholder initiatives that promote transparency and require the measurement of business risks associated with climate change afford investors with better protections
The Division will continue to closely monitor and reevaluate the impact of any changes in the energy sector on the Pension Fund on an ongoing basis
bull the future of the energy market is fluid and is subject to changebull looking ahead the Division believes renewable energy investments may present attractive opportunities
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
61
Asset Allocation Recommendation
May 2019
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
62 62
Summary of Key Asset Allocation Recommendations
bull Adjustments to Risk Mitigation Strategiesbull the Pension Planrsquos funded status and negative cash flow profile demonstrate a need for risk mitigation strategies
particularly in light of a fully-valued financial market backdropbull a commitment to risk mitigation strategies is intended to enhance diversification and provide less-correlated
returns relative to public marketsbull while still low in historical terms higher yields allow for a modest increase in the allocation to US Treasuries as an
alternative approach to provide downside protectionbull a move in favor of Treasuries is limited by the risk of increased correlations as weakness in equity markets
could be triggered by higher rates over time
bull Gradual shift towards a global equity allocation more aligned with opportunity setbull following strong outperformance in US equities the Pension Planrsquos home country bias would be reduced and
would better align with consensus expectations for decelerating long-term potential economic growth in the US
bull Modest increase in allocation to Private Equitybull a modest increase is supported by an expected return premium for private investments and a shift in dynamics
between public and private companies bull the allocation would also be consistent with the finding of the Asset-Liability study the mix of return-seeking and
risk-reducing assets is appropriatebull increase in allocation is tempered by diminished liquidity increased complexity and concerns regarding higher
fees
bull Changes reflected in Policy Benchmark to take effect in October 2019bull certain changes would require updates to the Council Regulationsbull implementation should take place gradually with the majority of the changes in place by the second quarter of
Fiscal Year 2020
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402
63 63
Asset Allocation Recommendation
Asset ClassCurrent Targeted
Asset Allocation
Asset Allocation Recommendation Benchmark Recommendation
GLOBAL GROWTH 5825 5900
US Equity 3000 2800 SampP 1500
Non-US DM Equity 1150 1250 MSCI EAFE + Canada (ex-prohibited)
Emerging Market Equity 650 650 MSCI Emerging Markets (ex-prohibited)
Private Equity 1025 1200 Cambridge Associates Buyouts Growth Distressed for Control Subordinated Debt and Credit (one-quarter lag)
REAL RETURN 975 1000
Real Estate 725 750 NCREIF ODCE (one-quarter lag)
Real Assets 250 250 Cambridge Private Equity Energy Upstream Energy amp Royalties amp Infrastructure Timber (one-quarter lag)
INCOME 1850 1800
High Yield 250 200 Bloomberg Barclays US High Yield 2 Issuer Cap Index
Private Credit 600 600 Bloomberg Barclays US Corp High Yield Index (one-month lag) + 100 bps
Investment Grade Credit 1000 1000 Bloomberg Barclays US Credit Index A or better
DEFENSIVE 1350 1300
Cash Equivalents 550 500 91-day T-Bills
US Treasuries 300 500 Bloomberg Barclays US Treasury Index
Risk Mitigation Strategies 500 300 91-day T-Bills +300 bps
Expected Return 672 678Risk 1178 1189Sharpe 0401 0402