Tuesday, April 29, 2014

Things That Make You Go Hmmm...

“When you have eliminated the impossible, whatever remains, however improbable, must be the truth.”
Sir Arthur Conan Doyle, The Sign of Four




“We all want to believe in impossible things, I suppose, to persuade ourselves that miracles can happen.”
Paul Auster, The Book of Illusions




“He possessed the logic of all good intentions and a knowledge of all the tricks of his trade, and yet he never succeeded at anything, because he believed too much in the impossible. Surprising? Why so? He was forever in the act of conceiving it!”
Charles Baudelaire

“She shook her head and whispered, “No. No! That can’t be true. Impossible!”
“You think things have to be possible? Things have to be true!”
Philip Pullman, The Subtle Knife

This week’s TTMYGH revolves around “Macs.” The first is a man-turned-verb who was capable of extricating himself from seemingly hopeless situations, armed with an array of tools seemingly singularly unsuited to the purpose; and the second is an ingenious, though ultimately futile, plot device which has been used by everyone from Welles to Hitchcock to Tarantino.
I%20Heart%20Japan.psd
Though at first blush it’s hard to see a link between the two, in today’s world there are Angus MacGyvers everywhere, beetling away with duct tape and Swiss army knives, trying to extricate themselves from completely hopeless situations; and if they are to succeed before the credits roll, they must rely upon one very important thing: the suspension of disbelief by their audience.
That’s where the other “Mac” comes in.
Man first.
Angus MacGyver was a troubleshooter. He worked for the fictional Phoenix Foundation as a secret agent and also for the US government in the (also fictional) Department of External Services.
Macguyver.psd 
Educated as a scientist and possessing an encyclopedic knowledge of the physical sciences, MacGyver had been a bomb disposal technician during the Vietnam War and possessed a distinctly pacifist outlook on life — he hated guns.
Also, his luck could scarcely be described as merely “good.”
Somehow, over the course of seven seasons, MacGyver managed to get himself into some 139 impossible-to-get-out-of situations — each of which he managed to navigate successfully by using conventional items in a distinctly unconventional way.
By way of illustration, in the pilot episode alone, MacGyver managed to do the following:
    Rig a machine gun with a cord, string, stick, and matches so that when the string burned through, the machine gun fell and was triggered by the stick and began firing (while still being held by the cord).
    Plug a sulfuric acid leak with chocolate. MacGyver stated that chocolate contains sucrose and glucose. The acid reacted with the sugars to form elemental carbon and a thick gummy residue. (NB this was subsequently proven to work, as demonstrated on the show Mythbusters.)
    Make a “rocket thruster” by hitting a flare gun with a rock, launching MacGyver and a man he rescued off of a mountain, whereupon he opened a parachute and made a clean getaway.
    Create a bomb to open a door using a gelatin cold capsule containing sodium metal, which he placed in a glass jar filled with water. When the gelatin dissolved, the sodium reacted violently with the water and caused an explosion which blew a hole in the wall.
Impressive stuff. It’s no wonder he ended up becoming a verb. But to witness perhaps his greatest-ever escape, afford yourself two minutes to watch THIS little stunt to see how MacGyver escaped from his own coffin.
Coffin.psd
I couldn’t help but think of MacGyver this past week as I sat chatting with a colleague about the situation Japan now finds itself in.
I won’t recap the details of the straitjacket into which the Japanese have been strapped for the past two decades — enough ink has been spilled on that subject already, including in a recent Things That Make You Go Hmmm... entitled Avenomics — but my conversation this week stemmed from the following statement, made by me to myself, as I leaned back in my chair after reading an article about proposed changes to the GPIF (Government Pension Investment Fund), Japan’s public pension fund:
“Japan really is totally f*****.”
What led me to that well-thought-out and eruditely expressed conclusion? Read on.
In case you are not familiar with the GPIF, it is the largest pool of government-controlled investment capital on the planet — outstripping even the infamous Arab sovereign wealth funds.
The GPIF controls ¥128.6 trillion, or $1.25 trillion, and to say the organization is somewhat risk-averse is akin to calling the Kardashian family somewhat shameless.
The GPIF holds almost 70% of its assets in bonds — and the vast majority of them are of the local variety. The reason for this? Well that would be because the GPIF is (and has always been) run by bureaucrats from the Ministry of Health, Labour & Welfare, as opposed to, say, investment professionals.
But that’s probably no bad thing, because no investment professional worth his salt would have bought so many JGBs; so if GPIF didn’t buy them, THAT would be a big problem for the Japanese government AND the BoJ.
2269.png 
Source: GPIF
How did that allocation to domestic bonds do last year? Well, as it turns out, not so great:

Q1 2013
Q2 2013
Q3 2013
Q4 2013
Total 2013
Domestic Bonds
-1.48
1.18
0.18
-
-0.14
Domestic Stocks
9.70
6.07
9.19
-
27.05
Int’l Bonds
4.01
1.64
8.16
-
14.34
Int’l Stocks
6.14
7.13
16.23
-
32.17
Source: GPIF
Fortunately, over the last twelve years the GPIF has managed to meet its targets — by growing at an annualized rate of 1.54%.
Thankfully for the GPIF, despite their largest allocation throwing off negative returns, the BoJ’s actions in weakening the yen boosted the Nikkei, and the central-bank-inspired strength in equities and bonds elsewhere in the world helped GPIF’s performance to pass the smell test for 2013.
Now, when it comes to bureaucracy, Japan is in a league all of its own. My first up-close experience of this came in 1989 when I went to get a driver’s license after moving to Tokyo. Anybody who has attempted to complete that fairly straightforward objective in Japan knows that it requires the best part of a day traipsing upstairs and down between several counters, getting the same piece of paper stamped by numerous people in a very specific order. Several visits are required to the same person — but only in the correct order.
Jap%20Drivers%20License%20small.jpg
Maybe this process has changed 25 years on, maybe it hasn’t. I’m willing to bet on the latter.
Anyway, amongst themselves, foreigners in Japan have a saying which strikes at the very heart of this little bureaucratic problem:
“Everything makes sense once you realize Japan is a communist country.”
Aki Wakabayashi’s book Komuin no Ijona Sekai (The Bizarre World Of The Public Servant) sprang from her 10 years working at a Labour Ministry research institute and lifted the lid on some of the peccadilloes of Japan’s civil service.

Wakabayashi told of being scolded for saving her department ¥200 million, as her effort put that amount in jeopardy for the following year’s budget allocation; of senior managers taking female subordinates on first-class, round-the-world trips to “study labour conditions in other countries”; and of the mad dash by all departments to spend unused budget before year-end — the collective result of which saw monthly total expenditures by government agencies jump from ¥3 trillion in February to ¥18 trillion in March.
The facts unearthed by Wakabayashi are remarkable:
(Japan Times): The national average annual income of a local government employee was ¥7 million in 2006, compared to the ¥4.35 million national average for all company employees and the ¥6.16 million averaged by workers at large companies. Their generosity to even their lowest-level employees may explain why so many local governments are effectively insolvent: Drivers for the Kobe municipal bus system are paid an average of almost ¥9 million (taxi drivers, by comparison, earn about ¥3.9 million).
School crossing guards in Tokyo’s Nerima Ward earned ¥8 million in 2006. (Such generosity to comparatively low-skilled workers may explain why in the summer of 2007 it was discovered that almost 1,000 Osaka city government employees had lied about having college, i.e., they had, but did not put it on their resumes because it might have disqualified them from such jobs!) Furthermore, unlike private sector companies, public employees get their bonuses whether the economy is good or bad or, in the case of the Social Insurance Agency, even after they lose the pension records of 50 million people (2008 year-end bonuses for most public employees were about the same as 2007, global economic crisis notwithstanding).
In addition to their generous salary and bonuses, public servants get a wealth of extra allowances and benefits. Mothers working for the government can take up to three years’ maternity leave (compared to up to one year in the private sector, if you are lucky). Some government workers may also get bonuses when their children reach the age of majority, extra pay for staying single or not getting promoted, or “travel” allowances just for going across town. Perhaps the most shocking example Wakabayashi offers is the extra pay given to the workers at Hello Work (Japan’s unemployment agency) to compensate them for the stress of dealing with the unemployed.
Japan’s bureaucracy is extreme but hardly unique, so I won’t dwell on its absurdities; but these examples at least give us some background for understanding the GPIF.
The decision-making chart of the organization is a masterclass in Japanese process. Where else would you have specific departments responsible for “demands for improvements” and “deliberations”?
GPIF%20Process.psd 
Source: GPIF
Back in November 2013, a seven-member panel led by a Tokyo University professor Takatoshi Ito and convened by PM Shinzo Abe published its final recommendations for the future of the GPIF, and those findings set the behemoth on a course into far more turbulent waters:
(Pensions & Investments): The panel’s Nov. 20 final report said the GPIF’s 60% allocation to ultra-low-yielding Japanese government bonds — defensible in the deflationary environment of the past decade — should not be maintained in the inflationary one Mr. Abe has promised as a centerpiece of his quest to revive Japan’s economy.
The seven-member panel ... urged the GPIF and other big public funds in Japan to diversify into real estate investment trusts, real estate, infrastructure, venture capital, private equity and commodities, while shifting more assets to active strategies from passive and adopting a more dynamic approach to asset allocation.
Governance of those public funds, with combined assets of roughly $2 trillion, should be strengthened by making them more independent of the ministries that oversee them.
Now, it’s extremely hard to fault the logic underpinning the recommendations made by Ito’s panel — though naturally, with this being Japan...
Some observers — noting that previous calls for reform had come to naught — urged caution.
The recommendations make sense, but the challenges of revamping investments at a fund controlling such a large chunk of Japanese retirement savings will be considerable, warned Alex Sato, president and CEO of Tokyo-based Invesco (IVZ) Asset Management (Japan) Ltd.
To put the size of the GPIF into perspective, should the decision be made to allocate a mere 5% of its assets to a particular asset class, that would require the deployment of $60 billion.
The redeployment of those holdings of JGBs is likely to cause future problems, but that didn’t concern one of the GPIF panel members, Masaaki Kanno, an economist at JP Morgan in Tokyo, who, after the findings were published, made a couple of predictions:
(P&I): In a Nov. 20 research note, Mr. Kanno predicted the GPIF would be permitted enough flexibility to allow allocations to yen bonds to drop to 50% by the summer of 2014.
The Bank of Japan’s recent policy initiative to flood the market with liquidity, meanwhile, could set the stage for a seamless transfer of that huge amount of Japanese government bonds, Mr. Kanno said.
Eventually, Japanese government bonds should drop to between 30% and 40% of the GPIF’s portfolio — higher than the 20% to 30% range typical of leading public pension funds abroad to account for Japan’s rapidly aging demographic profile, Mr. Kanno said. Meanwhile, another ¥30 trillion ($300 billion), or a quarter of the fund’s assets, should eventually shift into “risk assets,” according to the J.P. Morgan report.
The BoJ certainly does have a policy initiative to “flood the market with liquidity,” but that policy initiative is the continuation and expansion of a policy that has been in operation for 20+ years — namely, the purchasing of the government’s own debt with freshly printed yen.
In 2001 the Japanese termed it ryōteki kin’yū kanwa, but today everybody knows it as quantitative easing.
In a paper which analyzed Japan’s initial experimentation with QE, published in February 2001, Hiroshi Fujiki, Kunio Okina, and Shigenori Shiratsuka (all three senior BoJ economists) suggested that once a zero interest rate had been reached, if the situation still appeared dire, MacGyvering an alternate solution might not be the greatest idea in the world:
(Monetary Policy under Zero Interest Rate: Viewpoints of Central Bank Economists): [F]urther monetary easing beyond the zero interest rate policy, most typified by the outright purchase of long-term government bonds, should be viewed as a bet which we would only be forced to explore in the event the Japanese economy stands on the brink of serious deflation. Considering the uncertainty and risks surrounding these unconventional measures, it is quite inappropriate to introduce them merely on an experimental basis. Of course, this does not mean that further monetary easing may not be warranted in any circumstances, nor that other easing measures not covered in this paper are infeasible...
2329.png 
What the hell did those guys know, anyway?
Indeed. As if looking into some sort of crystal ball, Messrs. Fujiki, Okina, and Shiratsuka continued:
With regard to monetary policy in Japan, there seems to be some oversimplified idea that the adoption of inflation targeting would be a panacea for current economic difficulties. This should remind central bankers, who must make policy decisions on a real-time basis amid drastic structural transformation, of the unfruitful traditional “rule versus discretion” debate in terms of monetary policy implementation.
Perhaps Abe and Kuroda prefer watching reruns of Friends to perusing BoJ policy recommendations?
The subsequent expansion of the BoJ’s QE policy can be seen clearly in the chart on the previous page. It highlights beautifully the problem with heading down the treacherous QE trail: ever-increasing amounts of money must be printed to keep the wheels turning.
Once you start, to stop is not a decision that is made by you, but rather it eventually gets made for you. In the meantime, your balance sheet just swells and swells. The BoJ’s has increased almost five-fold since 1997 and is up 80% since the beginning of 2012:
2343.png 
... and, if you’re Japan, your monetary base goes vertical:
2358.png 
That’s three very similar charts, but the next one looks nothing like the preceding ones:
2373.png 
And therein, as The Bard (who celebrated his 450th birthday this week) almost once said, lies the rub.
Japan’s population is actually declining — fast. And under the crush of that breaking statistical wave, everything gets harder for Japan.
Japan’s population “pyramid” looks more like a top-heavy baking dish. There are already more over-65s than under-24s; but it is estimated that by 2060 Japan’s population will have fallen from 128 million to 87 million, and roughly half of those remaining will be over 65.
2387.png 
The ONLY answer for Japan is immigration — lots of it — but that, I am afraid, is a total non-starter for the insular Japanese. The depopulation problem already loomed on the horizon like a distant oil tanker in 1989 when I lived in Tokyo. What has changed since then is that the tanker has now docked.
In 2003, it was estimated by the UN that Japan would need 17 million new immigrants by 2050 to avert a collapse of the very pension system we’re examining this week. Those immigrants would amount to 18% of the population in a country where immigrants currently amount to...wait for it... 1%.
It gets worse.
2414.png
Of that 1%, most are second- or third-generation Koreans and Chinese, descendants of people brought to Japan from former colonies.
As of October 1, 2013, there were all of 1.59 million foreigners in Japan, and that is after net immigration ROSE for the first time in 5 years, with 37,000 new immigrants taking a bit of the sting out of the 253,000 decrease in Japanese citizens in 2013.
So... Japan’s fate is set. In coming years the ageing population will be drawing down its pension funds at an ever-increasing pace, even as the largest pension fund in the world is being forced by the government into allocating more of those funds to riskier assets in order to try to stimulate growth in the moribund economy.
Meanwhile, the Bank of Japan is embarking on an experiment in monetary prestidigitation the likes of which has never before been seen; and in order for it to be successful they will need the GPIF to not only not SELL JGBs but to BUY MORE of them.
In addition, Shinzo Abe is promising the Japanese (and every holder of JGBs, which are yielding a paltry handful of basis points) that he will generate 2% inflation, thus rendering their JGB holdings completely useless.
The whole thing is madness — madness built on the promise of the delivery of a dream.
Already the BoJ is buying up to 85% of some JGB issuances, and an estimated 91% of Japanese bonds are held domestically. What do you think happens when the GPIF turns from buyer to seller?
Uh-huh. The BoJ will have its work cut out to maintain order.
How tenuous is the BoJ’s grip on their bond market?
Well, last month the BoJ announced that it would be buying “just” ¥170 bn of long-term bonds instead of the ¥180 bn the market expected. The result?
(FT): Traders’ explanations for a sudden surge in yields at about 10:15 am in Tokyo ranged from a “fat finger” trade in JGB futures — which saw prices for June delivery drop one whole point from 144.80 to 143.80 — to a simple sell-off exacerbated by algorithmic trading.
But there was no doubt about the trigger: a 10:10 am announcement from the central bank that it was looking to buy Y170bn of long-term bonds, rather than the Y180bn the market had expected.
“I think the BoJ has induced some form of unwarranted volatility, which is not being taken kindly by the market,” said Shogo Fujita, chief Japan bond strategist at Bank of America Merrill Lynch in Tokyo. “With rates near zero the only thing the BoJ can do is to contain volatility, and today they’re doing a very poor job.”
Mark my words, this is going to end VERY badly. Very badly indeed.
PAGING MR. KYLE BASS! MR. BASS TO THE FRONT DESK, PLEASE:
(Beacon Reports): KYLE BASS: That plan, one of the three arrows in Abe’s growth strategy (called ‘Abenomics’), has the BOJ buying just over ¥60 trillion of new bonds each year for the next two years. It effectively doubles Japan’s monetary base. Considering the likely fiscal deficit for this year and next is running about ¥50 trillion each year, or close to 11% of GDP, I think the BOJ can only buy another 10 or ¥12 trillion of JGBs. I don’t think that cushion is going to be enough to monetize the entire fiscal deficit if they are going to be the buyer of last resort.
The key question is, will the BOJ be able to hang on to rates? I think they can in the near-term and I think they can’t in the medium to long-term. If investors holding JGBs actually believe that ‘Abenomics’ will work, then it creates a problem — the ‘Rational Investor Paradox’ — where investors rationally sell some of their JGBs because they are being told to expect negative real rates of return if the administration achieves its 2% CPI target.
Whether that means they sell some or all of them is up to the individual sellers. One bank sold more than 20% of its JGB ownership in the first quarter. If 5% of owners sell, that’s another ¥50 trillion. The reason you’re seeing so much bond market volatility, even though the BOJ is actively trying to keep a lid on rates, is that the BOJ is being overwhelmed by selling despite its large purchase program.
Bravo, Kyle.
Kyle brings up the topic of Abenomics and Abe’s fabled “three arrows,” which supposedly, once fired, would magically fix all Japan’s woes.
The first arrow, massive monetary easing, has been launched; and, depending on how you measure these things, it has either been a magnificent success or has put the final nail in Japan’s coffin. Optically, it has done what was intended (weaken the yen, pump up the Nikkei, and pull JGB yields even lower), so the Japanese government is counting that one in the win column. Me? I think, once hindsight can take a look at Japan properly, Abe’s QE will be seen as an arrow shot right through the faintly beating heart of the country, finally killing it. But we’ll have to wait and see.
The second arrow is the targeted ¥10.3 trillion ($116 billion) of fiscal support that includes investment in ageing infrastructure and tax breaks to encourage R&D, the hiring of new employees, the raising of wages, and the buying of capital equipment. That arrow too has been fired, and the jury is once again decidedly out on whether any long-term success will result.
Mori%20san.psd
That leaves Abe’s third arrow.
Before we get to that one, a little story of how the policy got its name.
In 16th-century Japan, according to legend, a daimyo (feudal lord) named Motonari Mōri told each of his three sons to break an arrow in half. Each of them duly did as their father bade them. Mōri then told his sons to tie three arrows together in a bundle and try to break all three at once.
None of them were successful.
Do you see what Abe and his advisors were doing here? Isn’t it brilliant? Such a wonderful allegory. Who wouldn’t buy into that idea? Well, the Japanese certainly did (up to a point); and foreign investors, guaranteed a sinking yen and a rising Nikkei, also came to the party — though one can’t help but think they have a taxi waiting outside and won’t be sticking around for the slow dancing.
But there’s still that damned third arrow.
That is the one that involves real, structural change; and I’m sorry to have to be the one to mention it, but the Japanese don’t do real structural change.
This brings me to our other “Mac” for today.
Abe’s third arrow is little more than an ingenious device designed to keep the watching world focused on something that will ultimately prove irrelevant to the plot.
In movie parlance, it’s a “MacGuffin”:
(Wikipedia): [A] MacGuffin is a plot device in the form of some goal, desired object, or other motivator that the protagonist pursues, often with little or no narrative explanation. The specific nature of a MacGuffin is typically unimportant to the overall plot. The most common type of MacGuffin is an object, place or person; other types include money, victory, glory, survival, power, love, or other things unexplained.
The MacGuffin technique is common in films, especially thrillers. Usually the MacGuffin is the central focus of the film in the first act, and thereafter declines in importance. It may re-appear at the climax of the story, but sometimes is actually forgotten by the end of the story.
Sound familiar?
We%20Happy.psd
Think of Abe’s third arrow as Citizen Kane’s sled or Pulp Fiction’s briefcase a plot point that initially assumes tremendous importance but fades into irrelevance by the end of the movie.
Abe has done a masterful job at getting the world to buy into his reform program, but the world was only too ready to do so after two decades of false dawns in Japan.
The Japanese public were ready for their country to cast off the shackles of deflation (although, to a population ageing as fast as the Japanese are, a little deflation is a wonderful thing), and investors around the world were happy to believe that this was finally going to be the time when buying the Nikkei would lead to outperformance (providing your currency was hedged, of course). FX traders just wanted a central bank-backed trade to put on.
But as with all central bank-inspired moves, the reality here is not all about reform and structural change, but rather about a group of investors simply front-running the BoJ’s largesse.
The investment community will play ball until the moment juuuuuuust before the crashing realization dawns that Abe can’t fire his third arrow — and then they’ll say thank you for the free ride and exit stage left.
Preliminary committee findings which suggested that radical overhaul of Japanese employment law, healthcare, and agricultural policy be part of the third arrow were watered down, and a vague compromise was wafted in front of the world — with the promise of so much more to follow.
In an interview with CNN’s Fareed Zakaria earlier this year, Abe explained the true significance of the third arrow:
“What is important about the third arrow, structural reform, is to convince those who resist the steps I am taking and to make them realize that what I have been doing is correct, and by so doing, to engage in structural reform.”
Read that again.
Yes folks, the important part of structural reform in Japan is to convince people that Abe is correct. If he can convince them he is right, they will have engaged in structural reform.
Confused?
You should be.
This is how Japan works — or doesn’t.
Falling%20Wages.psd
Immigration reform has been widely recognized as the only answer to Japan’s crippling demographic problem for well over three decades. Nothing has been done about it.
How about the “Wage Surprise” — increasing wages on a national basis — hailed by Abe as the key to lifting Japan out of the doldrums, and a key feature of Abenomics?
(Bloomberg, March 4, 2014): Japan’s salaries increased for the first time in almost two years in January as companies boosted pay for part-timers, aiding Prime Minister Shinzo Abe’s effort to end 15 years of deflation.
Base pay excluding bonuses and overtime rose 0.1 percent from a year earlier, the first gain in 22 months, the labor ministry said in Tokyo today.
Yep, a 0.1% increase in base pay. However...
Overall pay fell 0.2 percent, the first drop in three months.
Doh!
Subsequently, Japan’s wages have seen modest increases, with base pay increases hitting 16-year highs. “Good,” I hear you cry. Well yes, only, that 16-year high equates to a 2.39% rise — not QUITE enough to make up for the 3% consumption tax increase which kicked in on April 1.
If Keynesian loon former BoE policymaker Adam Posen is to have his way, those wages had better start spiraling up fast:
(WSJ): The goal of Abenomics, Mr. Posen said, is not to make Japan richer or improve its fiscal position. Rather, it’s to establish a strong base from which Japan can help remake the Asian order in coming years — “a nice way of saying” that the ultimate purpose is to enable “Japan and its neighbors not to be dominated by China.”
There’s a window of about a decade to remake Japan’s economy toward that goal, Mr. Posen said, but over that time it needs to average economic growth of about 1.75% a year and raise its consumption tax to 20%.
Markets will eventually tire of Abe’s continual promises that more is coming, so he desperately needs to somehow break the entrenched deflationary attitude in Japan.
(WSJ): In a survey of 1,000 consumers on March 29-30 by broadcaster Fuji News Network, 69% said they had not made any special purchases ahead of the sales tax rise, and 77.4% said they didn’t feel an economic recovery was under way.
Good luck with that attitude problem, Shinzo.
This week we got a look at how Abe is faring with one of his promises, that of guaranteed 2% inflation.
Core CPI (excluding food and energy) rose 1.3% in March — unchanged from the previous month and lower than analyst forecasts.
Of course, that was taken as a sign that further easing by the BoJ would be forthcoming...
And round and round it goes... until it stops.
The briefcase in Pulp Fiction ONLY works because we DON’T find out what is in it.
Abe’s third arrow can be loaded into the bow, but it can’t be fired once and for all, because if it IS fired, the game is up. There will still be continual promises of more to come, and markets may buy into that for a while; but, like all central bank-induced “boom times,” Abenomics has a shelf life, and that is nearing an end.
Abenomics%20More%20Flat.psd
The changes at the GPIF are potentially disastrous, and Kuroda’s BoJ and Abe’s government are desperately trying to MacGyver their way out of an impossible situation, armed only with hollow promises and faith, when what they really need is duct tape and a Swiss army knife.
When asked by François Truffaut in a 1966 interview how he would describe a MacGuffin, Alfred Hitchcock illustrated it perfectly with this story:
It might be a Scottish name, taken from a story about two men on a train. One man says, “What’s that package up there in the baggage rack?” And the other answers, “Oh, that’s a MacGuffin”. The first one asks, “What’s a MacGuffin?” “Well,” the other man says, “it’s an apparatus for trapping lions in the Scottish Highlands.” The first man says, “But there are no lions in the Scottish Highlands,” and the other one answers, “Well then, that’s no MacGuffin!” So you see that a MacGuffin is actually nothing at all.
Abenomics is a plan by which to change Japanese behaviour; but as anyone who has spent any time in that wonderful, perplexing country will tell you, the Japanese do NOT change their behaviour — even when facing a demographic disaster.
Sorry, but Abenomics is actually nothing at all.
*******
Right then, after that little lot, it’s time to get to the rest of this week’s Things That Make You Go Hmmm..., and we kick things off with suspicions surrounding a Chinese export of a slightly different kind than those we are used to. From there we head to Rome to find a mighty city in decay; to the US, where an astonishing one in ten bridges is in need of repair; and to France to read about the man of the moment, Thomas Piketty.
The BRICS are on the verge of making a big move of their own; and heading back to China, we ask the question “What if China has a Fukushima?” and find a property market swiftly falling to earth.
The article that kicked off this week’s TTMYGH can be found on page 26, and I’ve thrown in an irresistible story from The Onion for good measure. See if you can guess which one it is.
Charts? Well, food inflation, crop and water stress, and Chinese gold consumption take care of those, which leaves only the interviews; and this week we have a couple of crackers, beginning with my friend Bill Kaye from Hong Kong.
After Bill we get to hear from the brilliant Pippa Malmgren, and there’s even room for yours truly to squeeze his ugly mug in at the bottom of the page.
Until Next Time... Grant Williams

Tuesday, February 18, 2014

How Healthy Is the US RE Market?

The strength of the RE market should not be measured by price appreciation, or the number of new and existing home sales. It should be measured by the support of underlying fundamentals and whether they can help to withstand economic cycles without policy makers having to go hog wild just to avoid a total collapse.

How healthy is the RE market today?

The Subprime Majority.   Recently, I came across a report by the Corporation for Enterprise Development (CFED) titled Assets and Opportunity Scorecard.  Some of their findings are quite interesting.  According to the CFED Scorecard, 56% of all consumers have sub-prime credit.  Sub-prime is "earned". A consumer has to miss a few payments, or default on a loan or two to earn that status.  These 56% cannot, or should not, be taking on more debt, especially a large debt like a mortgage.  They may also be struggling with a mortgage that they should not have taken out in the first place.  
Liquid Asset Poor.  CFED found that 44% of households in America are Liquid Asset Poor, defined as having saved less than three months of expenses.  As one would expect, 78% of the lowest income households are asset poor, but 25% of middle class ($56k to $91k) households also have less than three months of expenses saved.  Pertaining to real estate, the report suggests that there are little savings to buy and a small cushion for changes, such as job loss.
Income Inequality.  The Center for Household Financial Stability of the St. Louis Fed recently released a study titled Inequality, the Great Recession, and Slow Recovery.  Skip the 43 pages of academic mumbo jumbo and you will find half a dozen of very simple and informative charts, such as the two below.   I will leave the inequality debate to others.  With regard to a real estate stress test, it appears that households are not exactly well prepared to weather even minor economic setbacks. 




debt-income ratios
Debt-income ratios by income groups – click to enlarge.



Net-worth-to-disposable income
Net worth to disposable income by net worth groups – click to enlarge.


The Federal Reserve is Spent.  QE1, 2 and 3 all involved the purchase of agency MBS.  In January 2014, the FOMC announced that it will decrease debt purchases by another $10 billion, from the original $85 billion to $65 billion per month, $30 billion of which is supposed to be for agency MBS.  That appears to be all talk.  For the first 6 weeks of 2014, the Fed has already purchased $74.7 billion, or $54 billion per month.  They are not only continuing the QE3 purchases, they are still replenishing the prepaid holdings from QE1 and QE2.  Mortgage rates are not responding anymore.  Though somewhat stabilized, the current rate (30yr) is still a full percent above the low recorded before QE3 (see the table below from Mortgage News Daily).  



latest rates


Mortgage rates from MND's daily survey – click to enlarge.



Furthermore, Fed members are only kidding themselves if they think they can ever tighten monetary policy.  The national debt is at $17.3 trillion and growing at about $700 billion this year.  The cost of financing this debt, per the Treasury, was $415.7 billion in 2013, crudely estimated at an average rate of about 2.5%.  At the moment, the 3 months bill is at less than 0.2% interest, while the 10 year note is only at 2.75%.  If the cost of financing this debt were to increase by just 1%, it would cost the Treasury $173 billion more a year.  There is no way that the dovish Fed chair Yellen would even dream of doing that.
Therefore, the risk of monetary policy is not whether the Fed will tighten, but rather what it can do to repeat a 2008 style bailout. In other words, the Fed as a safety net is full of holes that re big enough for an elephant to pass through.
Exhausted Government Intervention.  The FHFA just announced that HARP has reached the three million mark.  We are no closer to reforming Freddie and Fannie than when they were put under conservatorship over five years ago.  Numerous State and Local Governments have deployed their own foreclosure prevention laws and ordinances.  The Consumer Finance Protection Bureau has created a mountain of bureaucratic red tape, adding compliance costs to the mortgage industry while providing questionable benefits to the consumer.  The  FHA is now pushing for lending to borrowers with credit scores as low as 580  only one year after major financial catastrophes such as foreclosure.
In conclusion, the reason I remain bearish on real estate is that when the noise is filtered out, the market has only survived by means of an unprecedented amount of intervention.  This dependency is not only unhealthy, its stimulating effect is now fading.  If real estate prices cease to appreciate, the market will suffer, same as it did when the sub-prime bubble burst in 2006/2007.  The Fed has already gone all in and there is little left it can do.  Washington can always create a new set of laws to further erode private property rights as we knew them.  Ironically, price appreciation is also not the answer, as it will just widen the income equality gap, turning would-be home owners into rent slaves of Wall Street's fat cats.  It may be best for the market to freeze for an extended period and let consumers catch their breath.

Jim Grant: "Gold Is Nature's Bitcoin"

Having previously explained how "the Fed has its thumb and fingers on the scales of finance," and why it will end badly; Jim Grant takes today's testimony from Janet Yellen to task in this brief (but fun-filled) clip.
While the new Fed chair spoke at length, Grant notes she did not explain how "the Fed continues in this unprecedented exercise in price control," and in less than 30-seconds, the always eloquent founder of the Interest Rate Observer 'translates' her Fed speak into reality -
"What we mean to do is continue to nationalize the yield curve... and we would like to enlist the stock market in a program of wealth creation for the security holders of America."
The Fed has manipulated interest rates for 100 years but Grant adds, "never - until now - has it manipulated the stock market as if it were a lever of public policy."
His discussion ranges from the bubble in Biotech to holding Gold (which he describes as "nature's bitcoin") because it is "the reciprocal of faith in Central Banks."

Spend 135 seconds of your life to listen to this... way more informative than watching Bode Miller flop again (or Shaun White)...

Monday, February 17, 2014

Hold on tight were in for quite a bumpy ride.

Most Australians are completely ignorant as to what happens in the rest of the world because they consider it to be "irrelevant" to their daily mundane banal lives, however the truth is that the massive economic problems that currently sweeping across Europe, Asia and South America are going to be affecting every Australian very soon. Sadly, most of the big news organizations in Oz seem to be more concerned about "the Block, State of Origin, AFL and the X Factor than about the horrible financial nightmare that is gripping emerging markets all over the planet. after a brief period of relative calm, we are seeing signs again of global financial instability that are unlike anything that we have witnessed since the financial crisis of 2008. the problems arent just isolated to a few countries. This time is truly a global phenomenon.
over the past few years, the US Fed and along with other global central banks have inflated unprecedented financial bubble with reckless money printing. this "hot money" poured into emerging markets all over the world. now that the Fed has begun "tapering" quantitative easing, investors are and those who pay attention and beginning to panic and taking this as a sign that the party is ending. Money is being pulled out of emerging markets all over the globe at a staggering pace and this is creating a tremendous amount of financial instability as people looking to hedghe their savings in Cryptocurriencies and precious metals, hence the wild swings in the likes of Bitcoin, Gold and silver. etc.
The Muthar of all Shit loads is about to hit the fan globally we are in for an economic Meltdown that will make the GFC of 2008 pale into insignificance. signs that the global economic crisis has started and at the point of No Return.


#1 The unemployment rate in Greece last week has hit a brand new record high of 28%

#2 youth unemployment rate in Greece last week has hit a brand new record high of 64.1%.

#3 the percentage of bad loans underwater and bankruptcies in Italy is at an alltime record high.

#4 Italian industrial output declined again in December, and the Italian government is on the verge of collapse.

#5 The number of jobseekers in France has risen for 30 of the last 32 months, and at this point it has climbed to a new all-time record high in the countries history.

#6 The total number of business failures in France in 2013 was even higher than in any year during the last financial crisis.

#7 It is being projected that housing prices in Spain will fall another 15 to 20 percent as their economic depression deepens.

#8 The economic and political turmoil in Turkey is spinning out of control. The government has resorted to blasting protesters with rubber bullets and pepperspray in a desperate attempt to restore order.

#9 It is being estimated that the inflation rate in Argentina is now over 40 percent, and the peso is absolutely collapsing.

#10 Gangs of armed bandits are roaming the streets in Venezuela as the economic chaos in that troubled nation continues to escalate.

#11 China appears to be starting its deleveraging. the deflationary effects of this are going to be felt all over the planet far worse the the GFC of 2008. China's Xi Jinping has cast the die,the most powerful Chinese leader since Mao Zedong aims to prick China's $24 trillion credit bubble soon.
#12 I posted this and shared it with you last week,a significant debt default by a coal company in China and their 2nd largest bank.
#13 Japan's Nikkei stock index has already fallen by 14 percent so far in 2014. That is a massive decline in just a month and a half.
#14 Ukraine continues to fall apart financially... The worsening political and economic circumstances in Ukraine has prompted the Fitch Ratings agency to downgrade Ukrainian debt from B to a pre–default level CCC. This is lower than Greece, and Fitch warns of future financial instability.
#15 The unemployment rate in Australia has risen to the highest level in more than 10 years.
#16 The central bank of India is in a panic over the way that Federal Reserve tapering is effecting their financial system as India economy Meltdown..
#17 The effects of Federal Reserve tapering are also being felt in Thailand... In the wake of the US Federal Reserve tapering, emerging economies with deteriorating macroeconomic figures or visible political instability are being punished by skittish markets. Thailand is drifting towards both these tendencies.
#18 One of Ghana's most prominent economists says that the economy of Ghana will crash by June 2014.
#19 Yet another Power heavy weight banker has mysteriously died during the prime years of his life. That makes five "suspicious banker deaths" in just the past two weeks alone.
#20 The behavior of the U.S. stock market continues to parallel the behavior of the U.S. stock market in 1929. The US has $18 Trillion in debt, increasing at around $1 Trillion pa. plus about $100 Trillion in unfunded liabilities and $270 Trillion in toxic derivatives still floating around out there. That debt can never be repaid and the unfunded liabilities can never be delivered. The US is BROKE. The Gold is long gone and that which remains is leveraged paper, hypothecated, re-hypothecated many times over.

Yes, things don't look good right now, but it is important to keep in mind that this is just the beginning.

This is just the leading edge of the next great financial storm.
The next two years (2014 and 2015) are going to represent a major "turning point" for the global economy. By the end of 2015, things are going to look far different than they do today.

None of the problems that caused the last financial crisis have been fixed. Global debt levels have grown by 30 percent since the last financial crisis, and the too big to fail banks in the United States leverage are 37 percent larger than they were back then and their behavior has become even more reckless than before.

As a result, we are going to get to go through another "2008-style crisis", it is obvious that the next wave is going to be FAR worse than the previous one.

So hold on tight and get ready. We are going to be in for quite a bumpy ride.

At any rate who gives a rats ass about Oz manufacturing or mining being in decline. Australians can get rich by flipping houses to each other (and the odd clueless Immigrant). There's no housing bubble in Oz - I know this cause the man from the RBA said it, along with every Sydney property owning economist. But most important of all, Michael Yardney (Australia's greatest ever property expert) said it.
— 

Tuesday, January 28, 2014

Most Germans Don't Buy Their Homes, They Rent. Here's Why

It's just a fact. Many Germans can't be bothered to buy a house.

The country's homeownership rate ranks among the lowest in the developed world, and nearly dead last in Europe, though the Swiss rent even more. Here are comparative data from 2004, the last time the OECD updated its numbers. (Fresh comparisons are tough to find, as some countries only publish homeownership rates every few years or so.)
And though those data are old, we know Germany's homeownership rate remains quite low. It was 43% in 2013.
This may seem strange. Isn't home ownership a crucial cog to any healthy economy? Well, as Germany shows—and Gershwin wrote—it ain't necessarily so.
In Spain, around 80% of people live in owner-occupied housing. But unemployment is nearly 27%, thanks to the burst of a giant housing bubble.
Only 43% own their home in Germany, where unemployment is 5.2%.
Of course, none of this actually explains why Germans tend to rent so much. Turns out, Germany's rental-heavy real-estate market goes all the way back to a bit of extremely unpleasant business in the late 1930s and 1940s.
Germany%20Rentals.psd
By the time of Germany's unconditional surrender in May 1945, 20% of Germany's housing stock was rubble. Some 2.25 million homes were gone. Another 2 million were damaged. A 1946 census showed an additional 5.5 million housing units were needed in what would ultimately become West Germany.
Germany's housing wasn't the only thing in tatters. The economy was a heap. Financing was nil and the currency was virtually worthless. (People bartered.) If Germans were going to have places to live, some sort of government program was the only way to build them.
And don't forget, the political situation in post-war Germany was still quite tense. Leaders worried about a re-radicalization of the populace, perhaps even a comeback for fascism. Communism loomed as an even larger threat, with so much unemployment.
West Germany's first housing minister — a former Wehrmacht man by the name of Eberhard Wildermuth — once noted that "the number of communist voters in European countries stands in inverse proportion to the number of housing units per thousand inhabitants."
A housing program would simultaneously put people back to work and reduce the stress of the housing crunch. Because of such political worries — as well as genuine, widespread need — West Germany designed its housing policy to benefit as broad a chunk of the population as possible.
Soon after West Germany was established in 1949, the government pushed through its first housing law. The law was designed to boost construction of houses which, "in terms of their fittings, size and rent are intended and suitable for the broad population."
It worked. Home-building boomed, thanks to a combination of direct subsidies and generous tax exemptions available to public, non-profit and private entities. West Germany chopped its housing shortage in half by 1956. By 1962, the shortage was about 658,000. The vast majority of new housing units were rentals. Why? Because there was little demand from potential buyers. The German mortgage market was incredibly weak and banks required borrowers to plunk down large down payments. Few Germans had enough money.
It's worth noting that Germany wasn't the only country with a housing crisis after World War II. Britain had similar issues. And its government also undertook large-scale spending to promote housing. Yet the British didn't remain renters. The UK homeownership rate is around 66%, much higher than Germany's.
Why? The answer seems to be that Germans kept renting because, in Germany, rental housing is kind of nice....

Monday, January 27, 2014

Terrifying Technicals

Average house prices have surged beyond the £1 million mark in almost 50 areas of the country, with Britain's economic recovery creating a new generation of property millionaires, a study shows.
The report, an authoritative analysis of sale values in England and Wales, identifies 43 locations where houses now sell for an average of more than £1 million, including several outside London.
It highlights how dozens of property hot spots have emerged not just in the South East, but also across the country, with average prices in areas of Buckinghamshire and Oxfordshire reaching more than £900,000.
In parts of Somerset, homes now sell for an average in excess of £800,000, while in several areas of the North and the Midlands, the average sale price is more than £500,000....
*** UK Daily Telegraph / link
S%26P%20Plunge.jpg 
What kind of blowback should we prepare for? The lesson of history is that trying to force things to get better does not merely create unwelcome repercussions. It does not merely slow the pace of natural evolution. Attempts to enforce a certain outcome always appear to create the opposite effect. We do not find a law of adverse consequences. We find a law of opposite impacts.
Let us review the sample examples from the previous charts. Every effort to jam an ideology or a plan down the throat of the world only creates the opposite of the intended effect. I would maintain that this is one of the few lessons from history that can be relied on.
If the Federal Reserve is trying to force feed us prosperity then the inevitable blowback will be adversity. If the Fed is trying to compel the most dramatic economic recovery in history, then the blowback may well be the deepest depression in history. If the Fed is trying to enforce confidence and optimism then the blowback will be fear and despair. If the Fed is trying to force consumers to spend then the blowback will be a collapse in consumer confidence.
I sincerely hope that I am completely wrong here, that I am missing something, that there is a flaw in my logic. However until I can locate such a flaw I must trust the technical case for treating this Fed force-fed rally in the stock market as something that will end badly.
Here's how it plays out....
*** Walter Zimmerman (via Zerohedge) / link
At the top, the only 3 countries in the world that DON'T use the metric system.
At the bottom, the only 22 countries in the world that the British haven't, at one time or another, invaded.
These two maps were plucked from 40 that will change how you see the world.
Fascinating stuff.
*** A sheep no more / link
Maps.psd 
Source: asheepnomore.com


Saturday, January 25, 2014

U.S.Retail-CRE The First Domino to Fall:

The domino of retail CRE will not fall in isolation; it will topple the domino of debt next to it.

That the retail trade is stagnating has been well-established: for exampleThe Retail Death Rattle (The Burning Platform).
Equally well-established is the vulnerability of the bricks-n-mortar commercial real estate sector to this downturn: further analysis by Mark G. makes the case:After Seven Lean Years, Part 2: US Commercial Real Estate: The Present Position and Future Prospects.
I’d like to extend Mark’s excellent analysis a bit because it suggests that the retail CRE (commercial real estate) sector will likely be the first domino to fall in the next financial crisis–the one we all know is brewing.
Let’s start with two charts of retail that I have marked up: the first is a chart of retail traffic from The Burning Platform story above. Note the phenomenal building boom in retail space from 2000 to 2008: nine straight years of adding about 300 million square feet of retail space each year.

The second chart shows department store sales, which fell by 15% during the retail building boom.

It might be possible to argue that this additional 2.7 billion square feet of retail space was needed as competitors ate the department store chains’ lunches, but let’s start by considering the foundation of retail sales: consumer income and credit.
One way to measure income to adjust it for inflation (i.e. real income) and measure it per person (per capita) on a year-over-year (YoY) basis. Notice how real income per capita has absolutely cratered in the “too big to fail” quantitative easing (QE) era masterminded by the Federal Reserve: if this is success, I’d hate to see failure.

Another way to measure median household income:

There’s a big problem with per capita (and mean or average) measures of income: a significant gain in the the top 10%’s income will mask the decline in the bottom 90%’s income. If households earning $150,000 annually get a boost to $200,000, that $50,000 increase not only offsets the decline of nine households who saw their income decline from $35,000 to $31,500 annually, but pushes both the per capita income metrics higher even as 9 of 10 households experienced a 10% decline in income.
The point here is that the declines are far deeper for the bottom 90% than shown on the per capita chart, as the top 10%’s increase in income has skewed per capita income higher. We can see this clearly in this chart:

Notice how the income of the top 10% diverged from the bottom 90% once the era of financialization and asset bubbles started in the early 1980s. Each asset bubble–housing in the late 1980s, tech in the 1990s and housing again in the 2000s–nudged the incomes of the bottom 90% briefly into marginally positive territory while it spiked the incomes of the top 10% into the stratosphere.
There are only two ways households can buy stuff: with income or credit/debt, as in charging purchases on credit cards. We’ve seen that income has tanked for the bottom 90%; how about credit/debt?
Courtesy of Chartist Friend from Pittsburgh, we can see that revolving consumer credit has flatlined:

There’s another component to the erosion of bricks-n-mortar and the ascent of eCommerce, as Chartist Friend from Pittsburgh explains:
This M2 (money) velocity chart is better because it reminds us of the days when you would drive to the mall to make a purchase, and while you were there you’d stop at the food court to have lunch, and then maybe you’d walk around afterwards and see some other item you wanted to buy, or run into friends and decide to catch a movie or have a drink, etc. At the mall there are lots of ways for money to change hands – online not so much.

Fewer trips to the mall (correlated to maxed out credit cards, declining real disposable income and the ease of online shopping) also translates into fewer miles driven and fewer gallons of gasoline purchased:

All this boils down to one simple question: can the top 10% (roughly 11 million households) support the billions of square feet of retail space that were added in the 2000s? If the answer is no, as it clearly is, then the retail CRE sector is doomed to implode.
Let’s try a second simple question: what’s holding the retail CRE sector up?Answer: leases that will soon expire or be voided by insolvency, bankruptcy, etc. as retailers close stores and shutter their businesses.
One last question: who’s holding all the immense debt that’s piled on top of this soon-to-collapse sector? The domino of retail CRE will not fall in isolation; it will topple the domino of debt next to it, and that will topple the lenders who are bankrupted by the implosion of retail-CRE debt. And once that domino falls, it will take what’s left of the nation’s illusory financial stability down with it.

The First Domino to Fall: Retail-CRE (Commercial Real Estate)

The domino of retail CRE will not fall in isolation; it will topple the domino of debt next to it.
That the retail trade is stagnating has been well-established: for exampleThe Retail Death Rattle (The Burning Platform).
Equally well-established is the vulnerability of the bricks-n-mortar commercial real estate sector to this downturn: yesterday’s analysis by Mark G. makes the case:After Seven Lean Years, Part 2: US Commercial Real Estate: The Present Position and Future Prospects.
I’d like to extend Mark’s excellent analysis a bit because it suggests that the retail CRE (commercial real estate) sector will likely be the first domino to fall in the next financial crisis–the one we all know is brewing.
Let’s start with two charts of retail that I have marked up: the first is a chart of retail traffic from The Burning Platform story above. Note the phenomenal building boom in retail space from 2000 to 2008: nine straight years of adding about 300 million square feet of retail space each year.

The second chart shows department store sales, which fell by 15% during the retail building boom.

It might be possible to argue that this additional 2.7 billion square feet of retail space was needed as competitors ate the department store chains’ lunches, but let’s start by considering the foundation of retail sales: consumer income and credit.
One way to measure income to adjust it for inflation (i.e. real income) and measure it per person (per capita) on a year-over-year (YoY) basis. Notice how real income per capita has absolutely cratered in the “too big to fail” quantitative easing (QE) era masterminded by the Federal Reserve: if this is success, I’d hate to see failure.

Another way to measure median household income:

There’s a big problem with per capita (and mean or average) measures of income: a significant gain in the the top 10%’s income will mask the decline in the bottom 90%’s income. If households earning $150,000 annually get a boost to $200,000, that $50,000 increase not only offsets the decline of nine households who saw their income decline from $35,000 to $31,500 annually, but pushes both the per capita income metrics higher even as 9 of 10 households experienced a 10% decline in income.
The point here is that the declines are far deeper for the bottom 90% than shown on the per capita chart, as the top 10%’s increase in income has skewed per capita income higher. We can see this clearly in this chart:

Notice how the income of the top 10% diverged from the bottom 90% once the era of financialization and asset bubbles started in the early 1980s. Each asset bubble–housing in the late 1980s, tech in the 1990s and housing again in the 2000s–nudged the incomes of the bottom 90% briefly into marginally positive territory while it spiked the incomes of the top 10% into the stratosphere.
There are only two ways households can buy stuff: with income or credit/debt, as in charging purchases on credit cards. We’ve seen that income has tanked for the bottom 90%; how about credit/debt?
Courtesy of Chartist Friend from Pittsburgh, we can see that revolving consumer credit has flatlined:

There’s another component to the erosion of bricks-n-mortar and the ascent of eCommerce, as Chartist Friend from Pittsburgh explains:
This M2 (money) velocity chart is better because it reminds us of the days when you would drive to the mall to make a purchase, and while you were there you’d stop at the food court to have lunch, and then maybe you’d walk around afterwards and see some other item you wanted to buy, or run into friends and decide to catch a movie or have a drink, etc. At the mall there are lots of ways for money to change hands – online not so much.

Fewer trips to the mall (correlated to maxed out credit cards, declining real disposable income and the ease of online shopping) also translates into fewer miles driven and fewer gallons of gasoline purchased:

All this boils down to one simple question: can the top 10% (roughly 11 million households) support the billions of square feet of retail space that were added in the 2000s? If the answer is no, as it clearly is, then the retail CRE sector is doomed to implode.
Let’s try a second simple question: what’s holding the retail CRE sector up?Answer: leases that will soon expire or be voided by insolvency, bankruptcy, etc. as retailers close stores and shutter their businesses.
One last question: who’s holding all the immense debt that’s piled on top of this soon-to-collapse sector? The domino of retail CRE will not fall in isolation; it will topple the domino of debt next to it, and that will topple the lenders who are bankrupted by the implosion of retail-CRE debt. And once that domino falls, it will take what’s left of the nation’s illusory financial stability down with it.

Read more at http://www.maxkeiser.com/2014/01/the-first-domino-to-fall-retail-cre-commercial-real-estate/#KmJyxH0Et5R77Pyu.99

Wednesday, January 22, 2014

US Retail-CRE The First Domino to Fall

The First Domino to Fall: Retail-CRE (Commercial Real Estate)

The domino of retail CRE will not fall in isolation; it will topple the domino of debt next to it.
That the retail trade is stagnating has been well-established: for example, The Retail Death Rattle (The Burning Platform).
Equally well-established is the vulnerability of the bricks-n-mortar commercial real estate sector to this downturn: yesterday’s analysis by Mark G. makes the case:After Seven Lean Years, Part 2: US Commercial Real Estate: The Present Position and Future Prospects.
I’d like to extend Mark’s excellent analysis a bit because it suggests that the retail CRE (commercial real estate) sector will likely be the first domino to fall in the next financial crisis–the one we all know is brewing.
Let’s start with two charts of retail that I have marked up: the first is a chart of retail traffic from The Burning Platform story above. Note the phenomenal building boom in retail space from 2000 to 2008: nine straight years of adding about 300 million square feet of retail space each year.

The second chart shows department store sales, which fell by 15% during the retail building boom.

It might be possible to argue that this additional 2.7 billion square feet of retail space was needed as competitors ate the department store chains’ lunches, but let’s start by considering the foundation of retail sales: consumer income and credit.
One way to measure income to adjust it for inflation (i.e. real income) and measure it per person (per capita) on a year-over-year (YoY) basis. Notice how real income per capita has absolutely cratered in the “too big to fail” quantitative easing (QE) era masterminded by the Federal Reserve: if this is success, I’d hate to see failure.

Another way to measure median household income:

There’s a big problem with per capita (and mean or average) measures of income: a significant gain in the the top 10%’s income will mask the decline in the bottom 90%’s income. If households earning $150,000 annually get a boost to $200,000, that $50,000 increase not only offsets the decline of nine households who saw their income decline from $35,000 to $31,500 annually, but pushes both the per capita income metrics higher even as 9 of 10 households experienced a 10% decline in income.
The point here is that the declines are far deeper for the bottom 90% than shown on the per capita chart, as the top 10%’s increase in income has skewed per capita income higher. We can see this clearly in this chart:

Notice how the income of the top 10% diverged from the bottom 90% once the era of financialization and asset bubbles started in the early 1980s. Each asset bubble–housing in the late 1980s, tech in the 1990s and housing again in the 2000s–nudged the incomes of the bottom 90% briefly into marginally positive territory while it spiked the incomes of the top 10% into the stratosphere.
There are only two ways households can buy stuff: with income or credit/debt, as in charging purchases on credit cards. We’ve seen that income has tanked for the bottom 90%; how about credit/debt?
Courtesy of Chartist Friend from Pittsburgh, we can see that revolving consumer credit has flatlined:

There’s another component to the erosion of bricks-n-mortar and the ascent of eCommerce, as Chartist Friend from Pittsburgh explains:
This M2 (money) velocity chart is better because it reminds us of the days when you would drive to the mall to make a purchase, and while you were there you’d stop at the food court to have lunch, and then maybe you’d walk around afterwards and see some other item you wanted to buy, or run into friends and decide to catch a movie or have a drink, etc. At the mall there are lots of ways for money to change hands – online not so much.

Fewer trips to the mall (correlated to maxed out credit cards, declining real disposable income and the ease of online shopping) also translates into fewer miles driven and fewer gallons of gasoline purchased:

All this boils down to one simple question: can the top 10% (roughly 11 million households) support the billions of square feet of retail space that were added in the 2000s? If the answer is no, as it clearly is, then the retail CRE sector is doomed to implode.
Let’s try a second simple question: what’s holding the retail CRE sector up?Answer: leases that will soon expire or be voided by insolvency, bankruptcy, etc. as retailers close stores and shutter their businesses.
One last question: who’s holding all the immense debt that’s piled on top of this soon-to-collapse sector? The domino of retail CRE will not fall in isolation; it will topple the domino of debt next to it, and that will topple the lenders who are bankrupted by the implosion of retail-CRE debt. And once that domino falls, it will take what’s left of the nation’s illusory financial stability down with it.

Read more at http://www.maxkeiser.com/2014/01/the-first-domino-to-fall-retail-cre-commercial-real-estate/#CrqHUwoGCJgkkM7G.99

The First Domino to Fall: Retail-CRE (Commercial Real Estate)

The domino of retail CRE will not fall in isolation; it will topple the domino of debt next to it.
That the retail trade is stagnating has been well-established: for example, The Retail Death Rattle (The Burning Platform).
Equally well-established is the vulnerability of the bricks-n-mortar commercial real estate sector to this downturn: yesterday’s analysis by Mark G. makes the case:After Seven Lean Years, Part 2: US Commercial Real Estate: The Present Position and Future Prospects.
I’d like to extend Mark’s excellent analysis a bit because it suggests that the retail CRE (commercial real estate) sector will likely be the first domino to fall in the next financial crisis–the one we all know is brewing.
Let’s start with two charts of retail that I have marked up: the first is a chart of retail traffic from The Burning Platform story above. Note the phenomenal building boom in retail space from 2000 to 2008: nine straight years of adding about 300 million square feet of retail space each year.

The second chart shows department store sales, which fell by 15% during the retail building boom.

It might be possible to argue that this additional 2.7 billion square feet of retail space was needed as competitors ate the department store chains’ lunches, but let’s start by considering the foundation of retail sales: consumer income and credit.
One way to measure income to adjust it for inflation (i.e. real income) and measure it per person (per capita) on a year-over-year (YoY) basis. Notice how real income per capita has absolutely cratered in the “too big to fail” quantitative easing (QE) era masterminded by the Federal Reserve: if this is success, I’d hate to see failure.

Another way to measure median household income:

There’s a big problem with per capita (and mean or average) measures of income: a significant gain in the the top 10%’s income will mask the decline in the bottom 90%’s income. If households earning $150,000 annually get a boost to $200,000, that $50,000 increase not only offsets the decline of nine households who saw their income decline from $35,000 to $31,500 annually, but pushes both the per capita income metrics higher even as 9 of 10 households experienced a 10% decline in income.
The point here is that the declines are far deeper for the bottom 90% than shown on the per capita chart, as the top 10%’s increase in income has skewed per capita income higher. We can see this clearly in this chart:

Notice how the income of the top 10% diverged from the bottom 90% once the era of financialization and asset bubbles started in the early 1980s. Each asset bubble–housing in the late 1980s, tech in the 1990s and housing again in the 2000s–nudged the incomes of the bottom 90% briefly into marginally positive territory while it spiked the incomes of the top 10% into the stratosphere.
There are only two ways households can buy stuff: with income or credit/debt, as in charging purchases on credit cards. We’ve seen that income has tanked for the bottom 90%; how about credit/debt?
Courtesy of Chartist Friend from Pittsburgh, we can see that revolving consumer credit has flatlined:

There’s another component to the erosion of bricks-n-mortar and the ascent of eCommerce, as Chartist Friend from Pittsburgh explains:
This M2 (money) velocity chart is better because it reminds us of the days when you would drive to the mall to make a purchase, and while you were there you’d stop at the food court to have lunch, and then maybe you’d walk around afterwards and see some other item you wanted to buy, or run into friends and decide to catch a movie or have a drink, etc. At the mall there are lots of ways for money to change hands – online not so much.

Fewer trips to the mall (correlated to maxed out credit cards, declining real disposable income and the ease of online shopping) also translates into fewer miles driven and fewer gallons of gasoline purchased:

All this boils down to one simple question: can the top 10% (roughly 11 million households) support the billions of square feet of retail space that were added in the 2000s? If the answer is no, as it clearly is, then the retail CRE sector is doomed to implode.
Let’s try a second simple question: what’s holding the retail CRE sector up?Answer: leases that will soon expire or be voided by insolvency, bankruptcy, etc. as retailers close stores and shutter their businesses.
One last question: who’s holding all the immense debt that’s piled on top of this soon-to-collapse sector? The domino of retail CRE will not fall in isolation; it will topple the domino of debt next to it, and that will topple the lenders who are bankrupted by the implosion of retail-CRE debt. And once that domino falls, it will take what’s left of the nation’s illusory financial stability down with it.

Read more at http://www.maxkeiser.com/2014/01/the-first-domino-to-fall-retail-cre-commercial-real-estate/#CrqHUwoGCJgkkM7G.99