Back in May I outlined a fair value range for gaming operator Wynn Resorts (WYNN) that suggested upside to at least $155 per share, if not 10-20% higher. That thesis was predicated on a 12-13x EV/EBITDA multiple and $2 billion of EBITDA in 2020.

Last week the company hosted an analyst day at its recently opened Encore Boston Harbor property and took analysts through a more than 75- slide Powerpoint deck that included projected company-wide growth between now and 2021. Overall, I was pleased with the guidance they provided, as their internal forecast for 2021 EBITDA is roughly $2.3 billion, which equates to 28% growth versus the current trailing 12-month figure of ~$1.8 billion.

It is quite common for companies to issue rosy guidance that factors in most of what could go right and little of what could go wrong, so the 2021 projection is far from assured. Still, I felt good about my $2 billion 2020 number beforehand and management's presentation did nothing to shake that confidence.

That said, I am looking to trim my WYNN position around $145 per share, which is less than 7% from the low end of my fair value estimate. There have been several great opportunities to buy WYNN materially below current prices over the last couple of years and I have built up some fairly large positions in the name. With the stock on yet another upswing, I am hoping to pare it back as a source of funds.

Why not sell it all? Well, I can certainly assign a reasonable probability that WYNN does reach its $2.3 billion EBITDA target over the next 2-3 years. Using my 12-13x EV/EBITDA fair value multiple, the stock would reach $200 per share at the midpoint ($190-$210), which is enough upside potential for me to keep WYNN in client portfolios. However, since that scenario assumes no unexpected outcomes in Vegas, Macau, or Boston, and the stock has rallied around 40% in 2019 so far, an outsized position is getting less attractive.