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11/17/2008 10:26:05 AM
Introduction
We are deferring our expanded analysis on the metals supply chain in favor
of the effect of Sovereign Wealth Funds, a perspective of the housing market,
and a look under the hood of the Fed Funds rate. We will also cover our regular
review of marketplace events, our Market Outlook, and our Conclusions. Look
for our Model Portfolio in the McMillan Portfolio, a separate publication.
The week in Review - Events & Fundamentals:
Monday, November 10th:
There were no economic reports of interest released. There won't be any significant
economic reports released until late in the week. The focus was on a $586B
2-year stimulus package announced by China. This is equivalent to 18% of their
GDP. It will sustain growth in their economy, even as demand for Chinese exports
decreases, due to ailing economic conditions in the U.S. and Europe.
The optimism that saw Asian market up more than six percent and European markets
up significantly gave way to economic concerns at home as the bullish open
of U.S. equities markets gave way to pessimism. AIG received significantly
better terms from the U.S. government on its bailout which allowed the stock
price to rally some 14% through the day. Bank stock prices opened higher as
well, but collapsed through the day as financials dragged the markets lower.
There are worries that GM will have to declare bankruptcy without a government
bailout by the end of the year. GM's stock price lost nearly a quarter of its
value. Ford's stock price dropped 4% in sympathy. Circuit City filed for bankruptcy
which affected the stock price of their landlord, Developers Diversified Realty
Corp (DDR). DDR's stock price fell nearly 25% on the day.
DHL announced they would be pulling out of the U.S. domestic only shipping
market. Instead they will focus solely on their international shipment business.
This boosted Fedex(FDX) and UPS (UPS). McDonalds beat earnings expectations,
with same store sales up 5.4%, helped by its Monopoly game promotion.
Tuesday, November 11th:
There were no economic reports of interest released. Financials took the major
headlines although earnings short falls and downward revised outlooks contributed
to growing pessimism.
Before the market opened, Citigroup (C) announced a plan to keep delinquent
mortgage payers in their homes. It affects 500,000 homeowners. Of the four
largest banks, Citigroup has the most exposure to delinquent mortgages. American
Express (AXP) announced the government had accepted its bid to become a bank.
AXP will qualify for $3.8B in aid so that they will not have to raise that
amount in the private sector.
At 2:00pm, Fannie Mae (FNM) and Freddie Mac (FRE) and government officials
announced a plan to keep delinquent homeowners in their homes. It applies to
homeowners who have not yet declared bankruptcy and reduces payments to no
more than 38% of total monthly gross income. The move had been signaled earlier
in the trading session and the markets and, in particular the financials, moved
up in anticipation of the announcement. It was then the classic, "buy the rumor,
sell the news" as markets sold off again after the announcement. Still, it
was enough to keep the markets from closing at the lows but not enough to keep
the financials from closing near their lows.
Bellwether Bank of America (BAC) closed below $19. It's July 15th low was
at $18.44, a level we will be watching for a breach of that level to signal
a move lower for financials. If bulls are able to maintain that level, we believe
this will affect the markets, in general, and bodes well for a rally here.
The list of companies reported lower than expected earnings included KKR Financial
(KFN), Las Vegas Sands (LVS), Starbuck (SBUX), and TJX (TJX). Rockwell Automation
(ROK) and Tyco (TYC) met earnings expectations but the latter took down guidance.
Goldman Sachs took down guidance for Google (GOOG) for 2009 and 2010. Analyst
have been taking down earnings expectations for a large swath of companies
in reaction to the slowing economic environment.
GM and Ford continue to be battered as investors grow concerned for their
survival. President Elect Barack Obama's visit with President Bush to encourage
him to bail out the automakers is viewed as partisan, in that unions and their
members (which have been staunch supporters of the Democrat party) would benefit
disproportionately over the public.
Finally, the price of Alcoa's (AA) stock fell more than seven percent after
they announced a cut of 8% of their aluminum production. We have already seen
three major iron ore producers cut production 10%. These cut backs are part
of a larger cycle in commodities and metals production.
Wednesday, November 12th:
There were no economic reports of interest released.
Only one component of the Dow 30 moved higher on Wednesday. That was GM. Ford
also rose on news that representative Barney Frank would seek $25B to bail
out the automakers. Frank wants to take the money from TARP and that may be
possible.
Treasury Secretary Henry Paulson announced that the Treasury is dropping its
plan to buy soggy paper and instead would continue to do what is working, which
is to seek preferred shares in companies that had liquidity issues. Those companies
may not be confined to financial companies. In a stunning admission, Paulson
admitted that by the time the TARP legislation was passed, he knew that the
Treasury wasn't going to go through with the auction process for soggy mortgage
paper. While we don't disagree that it is probably more effective and certainly
faster acting to continue to amplify what is already working, Paulson has lost
credibility and severely damaged the public trust.
The Treasury will focus on three priorities for the remaining $410 billion
in TARP funds:
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It will work to reinforce the stability of the financial system, which
may include another round of direct equity investments. This time, however,
the Treasury is also considering the needs of nonbanking companies.
-
Paulson said the government will look at ways to support credit from outside
the banking system, including the development of a liquidity facility for
AAA asset-backed securities. The Treasury hopes the facility would increase
consumer access to credit, as asset-backed securities typically encompass
auto loans, student loans and credit cards.
-
The Treasury is looking at ways to mitigate mortgage foreclosures.
The idea behind all of this is to draw in more investment from private parties,
rather than only the government.
Meanwhile, Best Buy (BBY) stated that the current environment is the worst
they have seen and they took down their guidance well below analyst estimates
falling short from 9% - 26% for the full year. Macy's (M) lost less than expected
and confirmed in-line guidance for the year but then stated they are concerned
they won't meet expected goals for Spring 2009 that they just provided one
month ago.
Thursday, November 13th:
There were three economic reports of interest released:
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Initial Jobless Claims for last week came in at 516K versus an expected
479K
-
Trade Balance (Sep) came in at -$56.5B versus an expected -$57.0B
-
Treasury Budget (Oct) -$237.2B versus -$134B expected
The economic reports didn't affect the market over much as it was primarily
moved by the price of oil rising which pulled up energy stocks. Financials
led the markets lower and were the biggest drag on equities as they are clearly
out of favor with investors.
It is interesting to note that investors/traders are beginning to embrace
risk, or at least the short sellers are starting to abandon it. This is measured
by the relative performance of small cap stocks versus large cap stocks. Monitoring
the Russell-2000, a small cap index, the index has led the markets downward
and lagged in the initial bounce on Thursday but then quickly made up for it
as it raced upward to close 8% higher on the day. This compares to gains of
around 6% for the other major indexes.
The tradable news came as Intel (INTC) and Wal-Mart (WMT) both took down their
guidance. This news and the economic reports on jobless claims and the trade
balance were all released prior to the open and with the mixed open near the
prior close, hadn't seemed to affect trading.
The day was really about a game of chicken. The bears took the market down
to try to break support and when the bulls stepped in and refused to yield,
they covered their short positions and the market moved rapidly higher.
Friday, November 14th:
There were six economic reports of interest released:
-
Export Prices ex-ag (Oct) came in at -1.2% versus Septembers -0.9%
-
Import Prices ex-oil (Oct) came in at -0.9% the same as for Sept
-
Retail Sales (Oct) came in at -2.8% versus an expected -2.1%
-
Retail Sales ex-auto (Oct) came in at -2.2% versus an expected -1/2%
-
Business Inventories (Sep) fell -0.2% versus an expected fall of -0.1%
-
Michigan Consumer Sentiment Prel (Nov) -57.9 versus the -57.0 expected
The first four reports were released an hour prior to the open and the latter
two were released a half hour into trading. All the economic reports coincided
with downward moves of the markets.
Nokia (NOK), a leading handset maker, projected that fourth quarter industry
volume would fall, even as they believe they will maintain or grow market share.
On top of that, retailers continue to show concern over this season's holiday
sales. Kohl's (KSS), Nordstrom (JWN), JC Penney (JCP), and Abercrombie and
Fitch (ANF) each guided lower for Q4.
The problem with the downside guidance was the coincident reports for October
retail sales were also down more than expected. All of this suggests that GDP
will decline even more than the -0.3% contraction already expected.
Sovereign Wealth Funds and their Effect on World Economies
Finding a place to put all the revenues from trade imbalances has been a problem
for net exporters. In particular, commodity boom bust cycles wreak havoc on
economies that are not able to dampen these cycles. Commodity net exporters
found a way to do this, most notably oil exporters. The idea is to place revenues
from trade imbalances into diversified investments to even out the effects
of boom bust cycles.
The first fund was founded in 1953 by Kuwait as the Kuwait Investment Authority.
Since then, other oil exporting nations have placed their excess revenues in
sovereign funds, such as Abu Dhabi's Investment Authority (1976), Singapore's
Government Investment Corporation (1981), and Norway's Government Pension Fund
(1990). Even Russia has set-up a sovereign wealth fund with their excess revenues
from their oil exports.
A most prominent fund in the modern era has been the United Arab Emirates.
The excess revenues from the high price of oil have created a fund that is
often making high profile investments and will likely remain in the spotlight.
By far, the largest and one of the newest sovereign wealth funds is China's
sovereign wealth fund which formally began operating with $200B on October
1, 2007. Prior to that, they had invested $3B into the Blackstone Private Equity
Group in May. By the time Blackstone went public in June, that investment had
lost 19%. It was an inauspicious start, but the need to do something with the
$1.33 trillion trade surplus then was insurmountable. Since then, China's surplus
has grown and the sovereign fund has some $1.2T in assets.
This fund is, by far, the largest sovereign wealth fund and is different than
most funds in that it is not related to the price of oil or other commodities.
Rather the fund is from excess revenues derived from Chinese government policy
in regards to the valuation of their currency, the Yuan. The government has
recently modified their long term stance of pegging the value of the Yuan to
the U.S. dollar by letting it adjust in a very modest range to the dollar,
but still keeping the Yuan from floating anywhere close to freely against other
world currencies. Because of this policy, China continues to accrue excess
revenues at an alarming rate.
Prior to the establishment of the fund, China was buying U.S. treasuries,
keeping demand for these instruments high, and helping to create the situation
where the interest rates on U.S. short term debt approached and even briefly
became inverted to the interest paid on long term debt. This is known as an
inverted yield curve.
Bank profits have traditionally depended on the spread between rates for borrowing
short term money and lending long term money. With the inverted yield curve,
this threatened profits of U.S. banks and was, in part, a factor in their heavy,
and sometimes leveraged, investments in CDOs and MBSs. These investments required
CDS to insure against loss and resulted in heightened counterparty risk. We
have witnessed, firsthand, the consequences of these decisions when things
began to unravel.
Many Sovereign Wealth Funds (SWFs) have changed their focus from passive investments
into strategic investments in high-tech or other companies that can help grow
their economies in a more stable way than the export driven approach that created
the excess revenues in the first place.
SWFs will be a growing factor in the world economy as they are used to secure
assets that ensure continued growth of the economies of countries that use
them. When government policy in these countries also restricts free markets
to help provide a natural equilibrium, then the natural adjustment made over
time doesn't occur and when an adjustment finally occurs, the result is a dramatic
and destabilizing move, which causes chaos in global market.
We would argue that this is in process at this time, with the housing market
as an example of the folly of prolonging cycles through failed government policies.
We also see this in process with the Chinese government policy to peg the value
of the Yuan to the U.S. dollar.
We will take a look at the housing market in more detail as we look to a simple
fairy tale to illustrate our point.
The Emperor's New Clothes
There is a story by Danish author Hans Christian Anderson called "The Emperor's
New Clothes." It was first published in 1837 and was written as a children's
story. The emperor unwittingly hires two swindlers to make a new suit of clothes
for him and the swindlers tell him that the clothes are made of the finest
cloth but are invisible to stupid people and to people who are unfit for their
position.
When the emperor "tries on" the clothing, he testifies about the beauty of
the clothing and proceeds to tour his empire in them. This of course means
that he is not wearing anything but the story has gone out before him and all
who see him comment on how marvelous he looks. That is, all except a young
boy who asks why the Emperor isn't wearing any clothes.
At this point, it is apparent to all that the Emperor has been swindled. Everyone's
fear that they would be found to be stupid or unfit for their position made
them go along with the crowd and the farce was propagated. It took simple honesty
for the group to recognize that there was indeed a problem.
We believe that there is a similarity between this fairy tale and a more modern
fairy tale that might be called, "The Housing Market's Lofty Journey." Of course,
the U.S. housing market (and other real estate markets around the world) saw
enormous price appreciation since the late 1990s. In fact, the price appreciation
was 100% in many areas during the period from 2001 - 2006.
Let's take a look at a chart of 116 years of home price appreciation put together
by Robert Shiller.

It is obvious by looking at the chart that from the post WWII era to the late
1990s, the housing market values (adjusted for inflation) were somewhat constant,
with notable booms in the late 70s and late 80s. Both of those booms were followed
by busts that lasted for years but never saw major corrections. From the late
1990s, housing prices moved outside of the inflation adjusted range of norms
that had existed for a hundred years. That ceiling had been about 125% of the
arbitrary 100% starting value in the early 1890s.
The housing market began to move up from a 1998 low and by 1999 looked to
be repeating the boom cycles of the late 1970s and 1980s. More importantly,
the equities markets had been moving up through the 1990s and by the middle
of the decade Shiller began warning anyone who would listen that we were in
another boom that would be followed by a correction. Shiller even had a lunch
meeting briefing government officials of his concerns and one of those attendees
was Alan Greenspan. It is rumored that the "irrational exuberance" phrase popularized
by Greenspan in his comments about the stock market in the late 1990s was first
uttered by Shiller at that lunch meeting.
Alas, Shiller was early in his warnings about equities and the steep growth
in the price curve seen in housing in the late 1990s was ignored as the Fed
took down interest rates due to the collapse of the stock market that began
in 2000. Shiller was continually ignored about his prediction of a collapse
in equities and then repeatedly ignored about similar warnings about the housing
bubble that followed the collapse of equities markets.
The index ceiling that had constrained home prices for more than one hundred
years was surpassed by 2001 and continued to rise at an unimaginable rate due
to the Fed's interest rate policy with a Fed Funds rate that sat for years
at one percent. Before all was said and done, housing prices had reached 200%
of the Shiller Index starting value! Not since WWII had the slope of the trend
moved at such a high degree and that was confined to the war years and moved
from an undervaluation of 70% to just 110% of the starting value of the index.
Never before has there been such a tremendous rise and never from such a high
starting point.
For some perspective, Fannie Mae on November 10th released their Q3 results.
In that release, Fannie Mae estimates that home prices would fall a total
of 19% before hitting bottom. The mortgage giant estimated that home prices
have fallen about 9.7% so far. So Fannie Mae estimates we have only seen
about half the pain in housing price declines thus far.
So, where does that leave us in terms of our fairy tale? Hans Christian Anderson
would have been dismayed by the fact that the Danish housing market was even
more overvalued and has come down significantly more than the U.S. housing
market. Be that as it may, let's take a look at the U.S. government's reaction
to the housing crisis, the financial crisis, and the problems with trading
partners that don't embrace free markets.
China's Attire
Since China is the trading partner we have the largest trade deficit with,
let's focus on their policies first. China continues to link the value of the
Yuan to the value of the U.S. dollar. This pegging of the Yuan to the U.S.
Dollar leave Chinese businesses with huge excesses of U.S. dollars and other
currencies. They need to convert these dollars to Yuan to pay their local expenses,
such as wages, rent, utilities, etc. They then have excess returns that they
would like to use as profits to grow their businesses or distribute to owners.
The Chinese government won't allow the Yuan to trade freely with the dollar
so a grey market exists but is monitored by the government to ensure it is
a local only market and the Yuan remains pegged to the U.S. dollar.
To that end, the Chinese government has to step in to exchange the dollars
from Chinese exporters. Since the Chinese government is often a partner in
these ventures, this is relatively easy for them to monitor. This essentially
amounts to a subsidy by the Chinese government and is a barrier to free trade.
If China hadn't grown to be so powerful with an economy still growing at 9%
annually, perhaps other nations could force it to fall into line. Since there
is little that can be done practically without looking either stupid or unfit
for their position, world leaders do very little to criticize the Chinese on
these policies, even as the global economies are grinding to a halt.
This is the first example of the façade known as "The Emperor's New
Clothes." We are awaiting the government official, that isn't concerned about
political correctness or fear of being ridiculed, to step up and say, "the
emperor has no clothes." Even the Chinese can see that it is failed policy
now, but they will try to propagate it further, as the alternative means that
their economy will slow and their burgeoning middle class will become discontented
with their leadership.
Doesn't the U.S. Government clothing look Wonderful?
Let's first look at the government's reaction to the housing crisis and the
financial crisis, as they have been linked due to the widespread ownership
of Mortgage Backed Securities (MBS) and Collateralize Debt Obligations (CDOs),
and by extension, the risk of collapse of counterparties in Credit Default
Swaps (CDS).
The owners of "soggy paper" are caught between a rock and a hard place. When
they bought these instruments, the debt had a AAA rating, which implies very
high credit-worthiness and therefore, a low percentage of defaults. To backstop
that, CDS were used to ensure that if mortgage holders defaulted. Therefore,
the holders of these debt instruments should not have been at significant risk,
but the system blew up with the collapse of home values. It is the very nature
of the holders of these debt instruments, and why they held them that is the
cause of the financial crisis, as opposed to being merely a correction of a
housing bubble.
The holders of this debt were the large commercial banks, investment banks,
hedge funds, and others seeking a return that they couldn't achieve in government
or corporate bonds. Once again, we remind readers that SWFs and the Chinese
government, in particular, created an environment where the returns on long
term bonds had little if any spread over short term debt instruments. In order
to achieve greater returns, all of the aforementioned institutions sought the
income streams and returns of MBS and CDOs. In fact, in order to generate the
returns needed to satisfy investors, they leveraged up on these holdings.
What will fix the soggy paper held by these institutions? Apparently the Treasury
department has decided that nothing short of absurd levels of government subsidies
will do that. Treasury Secretary Hank Paulson's remarks that he knew that the
auction of the soggy paper wasn't the direction they would pursue even as the
legislation was passing through Congress. In essence, he suggests he knew that
the government auction wouldn't work.
If the government paid a fair price for these assets, the institutions holding
those assets would face bankruptcy. If the government paid an inflated price
for these assets, then the government would essentially be bailing all institutions
out their troubled assets. This would have required more money than initially
asked for and would have wasted funds on institutions that are not needed to
bring the financial institutions back into positions of stability.
What makes more sense is for the U.S. government to backstop the critical
institutions until the assets they hold begin to have sufficient value that
they are once again actively traded. This means the government must backstop
the primary writers of CDS, such as Fannie Mae, Freddie Mac, and AIG, as well
as investment banks, now absorbed or morphed into bank holding companies. That
is what the government has been doing and will continue to do until the assets
rise to a value where the holders of these assets can begin to reduce their
reserves, instead of having to continually increase them.
A Chinese Solution
How much soggy paper do Chinese businesses and their government hold? We don't
have the answer to that, but we are certain that Washington insiders are pleased
to have the Chinese bail out their own holders, as they are a prime reason
that so many institutions were driven to buy up these instruments.
In fact, if the Chinese bought all of these instruments at a price that left
primary holders not having to file for bankruptcy and with sufficient capital
reserves to continue operating, the crisis would disappear and the Chinese
would eventually make a return on these instruments. It would, in fact, cause
world economies to be jump started as credit would flow, and there would likely
be significant demand for Chinese exports.
Let's not put all of this blame on the Chinese government nor expect them
to solve the soggy paper issue. We are sure that they would not accept responsibility
for contributing to the crisis, but they could be a part of the solution to
it and financially benefit to boot, while getting rid of a lot of excess U.S.
dollars.
Swindlers by another name
OK, so the groups lobbying the government to kick start the housing market
again aren't swindlers per se, but it fits with our fairy tale.
Finally, let's examine the U.S. housing market decline as the bubble burst,
and government policy effects on the length or severity of that decline. Thus
far, the National Association of Homebuilders (NAH) and National Association
of Realtors (NAR) are lobbying hard to have the government provide incentives
to home buyers in order to stimulate home buying. We'll take a look at the
incentives being lobbied for and what the government has already put into place,
but first, let's take a look at why the housing market eventually collapsed.
The first thing to note is that home prices are based on supply and demand.
Unless there is a decline in population from disease such as the plague, or
famine, etc., demand for housing tends to grow over time. Of course, local
economies will draw new inhabitants when they are growing and residents will
depart when local economies slow. Looking back, the population continued to
increase at a reasonable rate, suggesting new homes would be needed at a similar
rate.
With the advent of the stock market rally in the late 90s, housing prices
began to climb as the "wealth effect" caused homeowners to "move up" in the
scale and price of their homes. With the collapse of the stock market, the
Fed dropped its Fed Funds rate to 1% with the discount rate hovering just over
that amount. The Fed held that rate for years.
This caused the interest charged on home loans to drop, as most are tied to
either the Discount Rate or to LIBOR (London Inter Bank Offered Rate). More
people bought homes for the first time as other owners moved up to bigger nicer
homes. The amount of home that you could afford grew, because the monthly payments
required for the same size home dropped. This was exacerbated by adjustable
rate loans with teaser rates that were often below market for the first year
or two of the loan.
On top of that, no down payments were required, so that the difficulty of
saving for the down payment was ameliorated and many first time homebuyers
found themselves in homes that they didn't have to become financially disciplined
to afford. In addition to all of this, many loans were written without proof
of income required.
Increasingly, many riskier loans were written to sub-rate borrowers, i.e.
borrowers who could not qualify for a regular loan, because they lacked the
financial discipline in the past to have built up a high enough credit rating.
Many of these loans were advocated and underwritten by Fannie Mae and Freddie
Mac with the Government Sponsored Enterprises (GSEs) acting as guarantors of
the loans, packaging those loans into MBSs and CDOs that they carried the equivalent
of CDS for.
Let's summarize pieces of how we got into this mess in the first place:
-
Fed institutes loose money policy
-
Adjustable rate loans allowed homeowners to leverage their ability to
get into a home
-
No down payments were required with loans as much as 110% of the value
of a home being made
-
No proof of income was required on some loans
-
Sub-rate loans should not carry government subsidies
-
Loans were packaged and sold with AAA credit-ratings when, in fact, they
should not have qualified for such ratings
-
Ratings agencies were complicit in providing high credit ratings to loan
packages containing less credit-worthy mortgages
-
Loan packages make it very difficult to rewrite loans, and even to determine
who holds a specific mortgage. Only mortgages that weren't packaged with
other loans are easy to modify
-
Home loans were sold to borrowers without the lender being responsible
for the riskiness of the loan. This encouraged selling mortgages that weren't
aligned to credit-worthiness of buyers
-
Real estate agents encouraged buyers to buy as much house as they could
afford, which was much higher than expected, when the lack of down payment,
adjustable rate mortgages, and low interest rate environment enabled relatively
low payments for hoard of buyers to step-up to relatively expensive homes
-
There were inadequate standards that allowed lenders to sell loans that
borrowers may not have been fully familiar with.
Let's take a look at what the government is doing today to ease the housing
crunch and advocate what the government should/should not be doing going forward:
-
The Fed has dropped back the Fed Funds rate down to the 1% level.
-
30-year fixed rate mortgages have dropped to 6.14% last week, down from
6.20% a week earlier and from 6.24% a year earlier. 1-year Adjustable Rate
Mortgages (ARMs) came in at 5.33%, down from year-ago levels of 5.50%.
-
The government has a $7,500 tax credit for first-time home buyers, but
it must be repaid over 15 years beginning in 2010.
-
NAR is lobbying for the repayment requirement for the credit to be dropped
and for it to be extended to all home buyers.
-
NAH is lobbying the government for a 10% home-buyer credit, up to $22,000
depending on the FHA limits in the local area.
-
There is pressure on President-Elect Barack Obama to aid homeowners in
danger of being foreclosed on. Half of 1,000 people polled believe that
should be Obama's top priority for his first 100 days in office.
-
Fannie Mae and Freddie Mac plan to reduce homeowner payments to a maximum
of 38% of their monthly income. They may do this by extending the loans
to 40 years, deferring some of the principal, or lowering interest rates.
Mortgage servicers will be paid $800 to rewrite the loans.
-
By January 1, 2010 HUD will require lenders to provide a 3-page Good Faith
Estimate to prospective borrowers that should help to ensure borrowers
understand more about the mortgages they are taking out.
Our Assessment of the Emperor's Clothes
In our opinion, the U.S. housing market isn't wearing any clothes. While a
number of the steps are well meaning, we believe that most of them won't address
the heart of the matter. Moreover, we are dangerously close to repeating the
problems seen in the loose money policy following the collapse of U.S. equities
markets that began in 2000.
Prices across most of the U.S. housing market have a long way to fall before
they will align with the value of the homes. The value of the homes is what
someone is willing to pay for them. If money is cheap, then someone will be
willing to pay more than if money is dear. Therefore, with rates particularly
low, this should be enough to encourage home buyers to purchase these assets
at higher prices than they might otherwise.
If buyers aren't lining up to buy at current prices and if money is available
to loan against those purchases, then prices are still too high, end of story.
Creating incentives to buy works to bridge a gap between what buyers are willing
to pay and the asking price of a home. If the incentives are insufficient to
close that gap, then something else is needed to either reduce the asking price
or increase the price offered by buyers. Prices will have to drop much further
before there will be equilibrium unless cheap money once again fuels buyer
prices.
Inventories
The problem is that speculators own many homes that they are not living in.
They need to unload these homes, and home builders need to unload inventory,
and banks need to unload foreclosed properties, and people who have become
unemployed need to sell their homes, and buyers who moved to a different area
need to sell the homes they are no longer living in. All of this needs to happen
before the housing market starts to move to a realm of normal supply and demand.
Outfitting the Emperor
Now that we have pointed out that the Emperor is naked, we would like to offer
our suggestions on how to address the housing market problem.
First, the financial markets need to be driven to a point where credit is
flowing:
-
Loose money policies will eventually cause excess reserves to be loaned
out as banks seek returns.
-
Lending standards should not be overly loosened but should not be Draconian.
Standardized reporting should indicate which banks are adhering to what
standards.
-
Any financial institution that benefited from TARP funds must provide
information to show that credit is flowing in terms of:
-
Level of loans written (with loan standards) prior to the emergence
of the Financial Crisis
-
Level of loans written (with loan standards) during the Financial Crisis
pre-TARP
-
Level of loans written (with loan standards) since funds received from
TARP
-
Institutions found "hoarding" TARP funds should be taken over by the government
as they are either unwilling or unable to extend liquidity provided to
them.
Second, with credit available, the housing market should be allowed to sort
itself out.
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If borrowers can't afford to make payments on their homes, they should
give the homes back to the mortgage holders. 1.6M homes are estimated to
be in foreclosure by the end of 2008. 1.9M homes are expected to be in
this same position in 2009. This will be messy but is unavoidable.
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If borrowers have a close to sufficient income to be able to make their
mortgage payments, the loans should be rewritten to keep the homeowners
in their homes and preserve their credit ratings. These will be a very
small percentage of homeowners, but it will help.
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Packaged loan issues need to be resolved if it forestalls the foreclosure
process. A possible way to resolve these is to have the original loan move
into foreclosure with a government program listed as the defaulter of the
loan when the homeowner would have qualified for a rewritten loan. A new
loan should be extended to that homeowner as if it was a rewritten loan.
This shields the homeowner from the stigma of foreclosure while extending
the benefits of a rewritten loan. These will be a very small percentage
of homeowners, but it will help.
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All home loans should require minimum percentage down payments or other
collateral to be posted for the loan.
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Don't put into place special government incentives for down payments that
encourage homeowners who haven't saved for a down payment to be able to
become homeowners. A program that provides assistance toward some of the
down payment as a credit could be acceptable if buyers are still responsible
for providing 50% of the down payment plus closing fees. Homeownership
is a dream that takes a lot of hard work and discipline. It shouldn't be
short-circuited with taxpayers footing the bill.
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GSE programs must require the same percentage of down payments as for
regular commercial loans. If the GSEs will continue to guarantee loans,
at least ensure that program participants also share in the risk of loss
from these loans.
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GSE programs need to be reviewed in terms of risk transferred from borrowers
to taxpayers. An independent audit should provide annual reports as to
the sufficiency of reserves in the program based on risk of borrower default.
This should always explore systemic risk and provide guidance as to when
the reserves would become insufficient.
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A lack of GSE programs to adhere to reserve guidelines should cause them
to cease making/underwriting loans until reserves are adequate. Mismanagement
of GSE programs should not be "bailed out" by the government, as these
guarantees should be by the GSEs, not the taxpayers. Inadequate reserves
should cause mortgage writers to be unwilling to make the loans the GSEs
would like underwritten. In this manner, the true cost of the government
programs will become known as government either has to fund these programs
at a higher level or less or higher credit-worthy loans will be written.
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Alt-A and other loans that don't require documentation should be eliminated.
The credit worthiness of the borrower, ability to repay the loan, and collateral
for the loan are taken into account when a loan is made. Without a demonstrated
ability to repay the loan or collateral posted that is worth significantly
more than the loan, the loan should not be made.
Our Assessment of Home Prices
We would expect the housing market to fall much more than the 19% Fannie Mae
is currently projecting. In looking at the S&P Case Shiller Index, it is
apparent that home prices must fall closer to 40% to reach the high-end of
the range they moved in since WWII. Of course, if inflation is high and the
housing malaise goes on over enough time, a 19% reduction in home prices would
be sufficient, but this is worse than taking more pain in the short term.
We believe that trying to jump-start the housing market would be a mistake.
It is ignoring the fact that the Emperor is currently streaking around the
countryside. You have to first admit that this problem took a long time to
reach the stage where the bubble burst. We are very much in danger of creating
another bubble if we leave interest rates too low for very long. The cheap
money must be removed as soon as the economy starts to recover. Granted, the
interest rates shouldn't be raised too high, too fast, but they must not be
allowed to stay this low for very long as it will inevitably lead to higher
inflation and more bubbles that will burst and once again cause a financial
disaster.
Sometimes there is no quick fix, however much our society has grown accustomed
to them. It is time to rally around the emperor as he gets dressed. It may
take awhile but he will regain his glory and look perfectly marvelous in real
clothing, rather than something imagined. The only question in our minds is, "Is
the emperor actually Chinese?"
A Closer Look at the Fed Funds Rate
We have noted with interest that the Fed announced a decrease to the Fed Funds
rate that took place on October 29th of this year. That announcement moved
the target down from the then 1.5% rate to the current 1.0% rate. This rate
decrease happened in conjunction with rate decreases at other central banks
globally in the largest global coordinated interest rate decreases yet seen.
What is the Fed Funds rate anyway? The Fed announces a target for the overnight
rate it will pay banks to put excess deposits into the Federal Reserve. That
rate is actually achieved through an auction process. When the Fed's trading
desk is able to match supply and demand through adding or taking away funds,
then they are able to balance the rate to be very near the target rate.
Let's take a look at what is actually happening in the Federal System with
actual rates achieved versus the target rates publicly proclaimed:

It is obvious that rates do not match up with stated policy. Since it is the
Fed's trading desk that adds and removes liquidity from the banking system
to ensure that the rates match the target rates, and the actual rates are so
different from the target rates, one comes to a startling conclusion. The Fed
doesn't want to have the actual rate match the target rate!
Why would the Fed announce a target rate that they aren't targeting? That
is almost certainly related to have globally coordinated rate cuts such that
confidence is restored in global banking systems. But why wouldn't the Fed
maintain the actual rate to the target rate?
The Fed's objective is to ensure that the banking system is so chock full
of liquidity that banks will begin to lend among themselves and to businesses
and consumers who need credit. Recall that initially, the Fed was backstopping
illiquid assets that are related to the housing market bubble bursting. Banks
and others holding these assets couldn't sell them to release cash to meet
reserve requirements, while at the same time, they had to mark the assets to
market. In other words, they needed cash to meet reserve requirements, but
they were being dragged under by the falling value of the illiquid assets.
Who needs the treasury to buy illiquid assets when you can just inject so
much liquidity that banks can build their reserves while hanging on to these
illiquid assets? No wonder Henry Paulson and his gang over at Treasury haven't
been interested in buying the illiquid assets from the banks now, since there
is so much liquidity sloshing around.
Fed Chairman Ben Bernanke's rationale for this huge increase in liquidity
is that if banks have excess reserves, they will loan to each other and to
businesses and consumers who need credit. Let's assume that the money supply
grows so much that the return on these funds is no longer attractive. For instance,
if the return paid to keep these excess reserves in the Fed system is about
0.35% annually, the banks with this excess liquidity will purchase treasuries
and the like until they drive the yields on those investments down so much
that they again look for other places to achieve a greater return.
Eventually, the banks decide they need to loan to businesses and consumers
that pose relatively low risk in order to seek better returns on their excess
funds. There is an excellent discussion of this at the link cited below:
http://blogs.reuters.com/great-debate/2008/11/14/quantitative-easing-has-begun/
Of course, the downside of all this excess money supply is that cheap money
eventually leads to inflation. At some point, the Fed will have to contend
with getting inflation under control. Until that time, the spigot is open.
Belly up to the bar banks and drink your fill.
Market Outlook
Let's take a look at liquidity. Recall the TED Spread is the difference between
the 3-month LIBOR rate and the 3-month T-Bill rate. The recent high was on
Oct 10th at 4.64%.
The TED Spread finished Friday at 2.10 which is nine basis points
higher than a week ago Friday. The TED spread is in the range necessary that
banks are beginning to make loans again. It really needs to move down to the
1.40 level or lower for credit markets to have thawed sufficiently that credit
will flow through to the businesses and consumers looking for loans. Recall
that historically, a measure of credit flowing is when the TED spread ranges
from zero to fifty basis points so we have a long ways to get there.
Oil closed the week with near term futures contracts at $57.04 per barrel.
That is down four dollars from a week ago at $61.04.
We will take a look at all the daily charts and offer comments on them as
a group. First, let's take a look at the DIAmonds (Amex:DIA) next, as they
are the ETF that mimics the Dow Jones Industrial Average.

The DIAmonds, as a proxy for the Dow, continue to show the most strength.
It is the leadership of the Dow that will move the markets higher or signal
a collapse.
Let's take a look at the chart of SPYders (Amex:SPY) since they mimic the
S&P-500.

The SPYders chart looks similar to the DIAmonds except support was actually
broken intraday and the recent candle bodies actually sit on the lower Bollinger
Bands.
Let's take a look at the QQQQs (NASDAQ:QQQQ) next, as they are the ETF that
mimics the NASDAQ-100.

The QQQQs shows a similar pattern as seen in the other two charts. The action
in the coming week will show whether support will hold or whether price begins
to walk down the lower Bollinger Band.
We will use the DIAmonds as the strongest ETF to gauge the direction of the
markets. A weakening of the DIAmonds would suggest that the markets will collapse
through support.
We continue to believe the bottom was put in five weeks ago, when we predicted
it would be. Our bottom call is still intact. The Fibonacci levels where the
markets retraced to a week ago are no longer important as that level was broken.
Support must hold at these levels or the markets should put in a significant
further move downward.
Conclusion
The week was ugly for the bulls. Support was once again tested and the bulls
stepped in with significantly heavier volume on Thursday to create an intraday
price swing of 10% on the major indexes. Some of this was likely to have been
short covering as well. Friday's move lower was an example of the lack of follow-through
being seen in the markets along with the incredible volatility.
Like the weather person, the most predictable weather the next day is a repeat
of today. For the markets, expect continued volatility with large intraday
moves and a lack of trend for the foreseeable future. Trading reversals maps
best to the current trading environment. Riding the trend is a recipe for disaster.
Our conclusion last week was that the markets were set-up to make a higher
high. That conclusion was proven incorrect as the markets confounded us by
moving lower yet again.
This presented an opportunity to pick up call options for the major indexes
on the retest of the bottom. Those options can be sold on a rally toward the
upper Bollinger Band. We will discuss exit areas for such positions in our
next weekly letter. We believe that moves may be somewhat muted due to options
expiring in the coming week.
We hope you have enjoyed this weekly article. You may send comments to mark@stockbarometer.com.
Please don't be shy in expressing your opinions of what you would like to see
covered.
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