JULY 30, 2023 – This is my 3rd and last post regarding my forecasts for the remainder of 2023. Today’s topics are banks and housing.
BANKS – I have been saying since the SVB/SBNY closings that week after week goes by without any closures. Finally(!), last week we had a bank in Kansas get closed down by the FDIC. Also, PacWest was acquired. At this point, we remain closer to my forecast of 0-10 closures than the 176-200 closures forecast by many people.
As for CRE loan defaults, I have dealt with an office building (100% leased – it appears the borrower went bankrupt for some other reason) and two churches (same loan). We shall see if this picks up.
The Regional Bank Index (KRE) continues to soar and is about 20% above the low set the Monday after the SVB/SBNY closings. It is a full 40%+ (!) above its most recent low. Please let all of them people that told you that banks were going down the tubes what you think of their opinions! They have cost the masses a 20%-40%+ return – in less than 4 months at that!!!
As an aside, the market is saying that it does not believe there will be a CRE loan debacle for banks. Either not many CRE loans will default and/or banks are well prepared and capitalized to handle the defaults.
HOUSING – Let me just present a bunch of stats that clearly shows the strength of the housing market. New home sales increased 28.4% from July 2022 to June 2023. According to the Case-Shiller Index, home prices are within 1% of their June 2022 peak. Redfin reports home prices are up 2.1% from a year ago. The American Enterprise Institute’s (AEI) Home Price Appreciation (HPA) Index was up 0.7% month-over-month in June. It has been up every month this year. Annual appreciation is at 2.9% and projected to increase to 6%-7% by yearend. The Homebuilders Stock Index is up an incredible 60% (!)from last year’s lows. Those who forecast a crash in the housing market continue to be way off the mark.
SUMMARY – With both bank and housing stocks at their highs, the markets are saying both industries will do very well through year end and into early next year. There is no sign yet of a slowdown occurring for either industry. Sadly, all of those economists, market forecasters, and pundits have kept the public from making 20%-60%+ returns in these industries. But, that has been the norm since the world’s largest casino came into existence.
To sum up up the 3 posts:
Inflation will be stubborn and rise slightly over the remainder of the year – probably stay in the 3.5%-4.0% range.
The economy has a near zero chance of going into a recession. Yes, GDP will slow down from the amazing 2.2% rate that occurred in the first half of the year. I will put this hidden little sentence out there to refer back to in 12-18 months – The chance of a recession occurring looks to be 4th Quarter 2024 into 2025. I suspect that a year from now the broken-clock recession mongers will have given up and admitted the economy is strong, et al. Just in time to be wrong again:)
And, per above, banks and housing should be rock solid into the 1st Quarter of 2024.
I will provide updates per usual. But, will revisit the 6-month forecasts (for 1st and 2nd Quarter 2024) around the Holidays. Yes folks, less than 5 months til Christmas:)
Shalom,
The Mann
All posts by George Mann
THE REMAINDER OF 2023 – ECONOMY
UPDATE JULY 27, 2023 – 2nd Quarter came in at a whopping +2.4%. Far exceeding expectations that were below +1.5%. So, we have an economy that has expanded, not contracted, this year! The stock market told us this would happen. For anyone you know that has been predicting a recession in 2023, please ask them if they admit they have been totally wrong. People need to admit their errors and stop being broken clocks. If they don’t, they have no credibility. As I note in my original post below, it is likely the current forecast of +0.5% and 0.0% for the remaining two quarters will change to the upside as the year carries on. Will the economy slowdown from +2.0%-2.4%? Yes. The stock market has said it will be stagnant the remainder of the year. But, will we see two negative figures in a row? The odds are near zero. Plan accordingly.
JULY 22, 2023 – It is all but guaranteed that the recession mongers will be wrong about such occurring in 2023. As I forecast earlier in the year, by Summer (i.e. now) those people would begin to move their prediction to a recession occurring in 2024. Enough time wasted on the large group of media and economists that are broken records.
So, what does the future hold. The past 12 months have been very easy to predict for the economy, housing, and inflation. IF you just read what the stock market (i.e. Dow 30) is telling us. Yes, it is that simple. And, yet, 99%+ of the public and pundits don’t do it.
The Dow 30 peaked in December 2022 after bottoming in October 2022. That told us to expect weakness thru April 2023. Sure enough, the Silicon Valley Bank collapse and the associated bank panic occurred in March and April.
Since December 2022, the stock market trended sideways for 8 months. Just this past week the Dow finally broke thru the 35,000 level after about 7(!) failed attempts. So, what does this tell us? It tells us that the economy is expected to be stagnant for the last 6 months of this year. And, based on this upside breakout, the economy should see an uptick in the 1st Quarter of 2024. This is a very early interpretation as the breakout just occurred this week and is only a small amount above the December 2022 high.
Is the stock market, and thus smart money, correct? Yes. As usual. 1st Quarter GDP was +2.0% (revised from the initial report of 1.3%). 2nd Quarter GDP is project to be +1.3%-1.4%. But, 3rd and 4th Quarter GDP are expected to be barely in positive territory. Exactly what the stock market has told us would be the case for the past 8 months – a stagnant Dow 30 forecasts a stagnant economy 6 months out.
Forecasts obviously vary. I have seen most to be around +0.5% for the 3rd Quarter and 0% for the 4th Quarter. But, I think those forecasts are trending up due to the strengthening housing market (that will be my next post, so please come back:) ).
The recession mongers will be screaming they told us the economy was caving. One, they have been calling for a recession for over a year (right after the actual recession just ended!) and GDP has come nowhere two negative quarterly figures in a row. Two, the stock market has forecast the ups and downs with 100% accuracy. It hasn’t been a broken record.
Based on my forecast that the CPI will trend up the remainder of the year, I suspect the market will tell the Fed to raise the Fed Funds Rate several more times. Note, the public is wrong to blame Powell for raising rates. He is simply doing what the Fed has done forever – following exactly what the market has told it to do. So, the market has obviously priced in all Fed actions ahead of the Fed meetings because the market told them what to do at the meetings!!!
But, I digress…..my point is the recession mongers will remain a broken record as they will continue to say that the Fed’s raising of interest rates is going to push us into a recession. As of today, the stock market says they are wrong and a recession is not going to happen. I put my money on the stock market instead of all of those economists that have been 100% wrong for the past year (and longer).
I believe my forecast of the housing market will be my next post. I will probably combine it with a brief discussion on banks.
Shalom,
The Mann
STATE OF WASHINGTON ALLOWS NON-USPAP EVALUATIONS
JULY 2023 – The following is from the Appraisal Institute’s ‘Washington Report & State News.’ A big welcome to appraisers in Washington finally being able to perform non-USPAP Evaluations.
“Washington Gov. Jay Inslee on May 15 signed HB 1797, legislation that allows real estate appraisers to complete evaluations for federally regulated financial institutions. It was amended to include a “trigger” mechanism whereby the bill will not take effect until the state adopts administrative rules related to fair housing and valuation bias established by the Department of Licensing that require appraisers and appraiser trainees to complete nondiscrimination and fair housing training as dictated by the Appraiser Qualifications Board. “
THE REMAINDER OF 2023 – INFLATION
JULY 19, 2023 – Looking back at my posts, 9 months ago with inflation above 8% we had a large contingent of economists predicting inflation would soar above 10% in 2023. You couldn’t be much more wrong than they were.
By January, I came out with my 6-months out forecast that the CPI would fall below 2% by the July 12th report that just occurred. As we went thru the Spring I admitted that was too aggressive and 3% was the likely figure. And 3.0% is where we ended up.
So, what am I seeing for the remainder of the year. Straight to the point – I think the current 3.0% figure is the low we will see for this year. I expect the August report will be 3.4%-3.5%. I see virtually no chance of inflation falling below 3.0% anytime by yearend. My prediction for the January 2024 report that will show what CPI was for the entire year of 2023 is in the 4.0%-4.5% range. It is WAY early, but there is a good chance we will see CPI go below 2% in the Spring of 2024. That will make Powell happy:)
I will say if there is any surprise to the above, it will be to the downside. Several indicators are forecasting disinflation, and even deflation, and thus a chance to see inflation drop. PPI is down to almost 0% and it leads CPI. Wage inflation is slowing. But it still above 4%. The significant factors of energy and transportation are down double-digit rates (!) year-over-year. Also, China is weaker than expected and their weakness gets reflected in our prices a quarter or two out. I hear those forecasting below 2% CPI by yearend. The data just seems impossible to me to have a decline below 3% occur.
As always, we shall see.
This is the first of several posts as I forecast the remainder of the year and into 2024. Banks, the economy, and housing are to follow.
Shalom,
The Mann
HAPPY 247th TO OUR REPUBLIC
JULY 4 – Hopefully, everyone had a fun and safe 4th of July. As we are half-way through this year, just a few items to mention.
I am seeing the first articles questioning all of those people that have been forecasting a recession. The tide is about to turn on all those who will have to admit they are wrong. People are finally starting to say hey we had the Recession last year. Thanks for joining the small club of us that have been saying this for a year now!
First Quarter GDP was revised upward from 1.3% to 2.0%. Second Quarter GDP forecasts are around 1% (Federal Reserve is projecting 1.3%). That would be an annual rate of 1.5%, which is in line with population growth. I am probably wrong about this, but I have always thought GDP growth should be about the same as population growth. If we look at a chart of the growth rates for both, we will see they have been declining in unison for 30+ years. I seriously doubt the last two quarters of this year will have negative GDP.
Lastly, Truflation analyzes 10 million data points (so they say) daily in comparison to the 80,000 data points (again, so they say) analyzed monthly for CPI. Thus, a quicker and more encompassing inflation rate is provided. Truflation is down to about 2% versus 4% for CPI, which will be about 3% in a few weeks when the next report comes out. Again, all of those people that a year ago were forecasting 10%+ inflation this year need to stand up and admit they were wrong.
Oh, the housing stock index I mention from time to time hit 80 this week. Up from a low of 53 last October. That is a nice 50% move the masses missed because the media was talking about the upcoming housing crash. Houses in my market are back to selling above list price and instantaneously, again. As I have posted, 7%+ mortgage rates are not an issue for people buying houses.
For a summary of recent economic data, this is worth checking out:
Strong economic data turns recession fears into recession doubts (yahoo.com)
Happy Birthday America!
Shalom,
The Mann
THE CRE LOAN DEBACLE – FACT OR FICTION?
UPDATE – JUNE 16, 2023 – One lender contacted me and said a 300bp increase in mortgage rates has occurred. So, I wanted to update the analysis below accordingly. Most everything stays the same below. Loan amounts, Market Values, and LTVs do not change. The only items that change are the new ADS and resulting DSCR.
For Apartments/Industrial the DSCR declines from 1.3 to 1.2, which is where it was when the original loan was made. Again, I do not think this would present problems for refinancing.
For Office/Retail the DSCR declines from 1.13 to 1.05. Per below, the new LTV is 72%. So, there might be some work to do on refinancing these property types. Are the hurdles significant? I don’t think so.
Thanks to all that provided some feedback on this post.
JUNE 15, 2023 – Besides the media hanging the threat of a recession over our heads for the past year, they have jumped on the commercial real estate (CRE) loans are going to go bad by the millions and take banks down bandwagon. So far, the financial institutions I talk with have seen virtually no pain. Of course, the pundits would say, just wait, it is coming. As you probably know, I am a numbers man. So, let’s do some math. What you will see below is some property types should have no problem refinancing at the current interest rates and other property types should have a little struggle. Is there a HUGE problem out there? Per the math, I don’t see it.
APARTMENTS and INDUSTRIAL – 3+ years ago we had a property with $100,000 PGI. 5% Vacancy and 30% OER and we have an NOI of $66,500. Using common appraisal acronyms, so hopefully you know what they mean. At a 1.2 DSCR the Annual Debt Service (ADS) was $55,417. At a 4% interest rate and 20-year amortization, the Loan Amount was $762,084. At a 6% cap rate, the Market Value was $1,108,333. A 69% LTV.
In the past 3+ years, rents for these property types have increased by well over 30% in most markets. So, today we have a PGI of at least $130,000. Let’s reflect the market decline of the past year and increase vacancy to 10% (pretty crazy for these property types today) and increase the OER due to inflation increases expenses (albeit rents probably went up way more). Our current NOI is $76,050. At a 7% cap rate (rates are up about 100bp over the lows last year…might not actually be up from 3 years ago, but…we are assuming the worst-case scenario), the Market Value is $1,086,429. The original loan has been paid down to $682,750, resulting in a 63% LTV. Using a 6% interest rate (commercial rates are not up as much as residential rates) and 20-year amortization, the new ADS will be $58,697. The resulting DSCR is 1.30.
So, we are refinancing today and the LTV has declined from 69% to 63% and the DSCR has increased from 1.2 to 1.3.
I am not seeing how these borrowers, and lenders, will have any difficulty with refinancing loans that are 3-5 years old. For these property types.
OFFICE and RETAIL – I won’t bore you with the same narrative all over again. I changed the rent growth to 0% from 30%+. One could argue rents have declined for these property types. If you have evidence of such in your markets, then the scenario described here is better than you will experience. I assumed 20% Vacancy and 40% OER then and now. Those are relatively pessimistic.
The original loan was $550,073 on a Market Value of $800,000. LTV was 69%.
The outstanding loan balance is now $492,810 and the Market Value has declined to $685,714. The LTV is now 72%.
To refinance at 6% for 20 years, the new ADS will be $42,368. NOI has remained at $48,000. So, the new DSCR is 1.13.
Again, I am not seeing where the borrower or lender will have trouble refinancing this loan. If I didn’t make such negative assumptions about these property types 3 years ago (but, remember back to June 2020 and virtual all office buildings were empty and most retail stores were closed) and used a lower vacancy, it is likely the LTV increase and DSCR decrease would be a bit more. But, still not problematic.
I know the CMBS market is getting killed. However, in talking with my clients, their borrowers that own office and retail buildings have shored up the loans and there isn’t a feeling of much risk. I know for sure banks lend much different than the CMBS market.
As always, we shall see how this plays out. Note, the above is about income-producing properties. Business loans are a different story. Lots of businesses can fail and lenders take back CRE as collateral. But, the loan going bad had nothing to do with the CRE market.
Glad to receive comments as usual.
I now think I have emptied my queue of ideas to post about. As my brain never stops thinking, I am sure it will come up with something else to write about soon. All I have to do is look at media headlines and I will be triggered. lol
Shalom,
The Mann
CAN PEOPLE AFFORD 7% MORTGAGE RATES?
JUNE 15, 2023 – YES! The simple answer is, of course!
I saw a survey this week where people said they needed mortgage rates to drop to about 4% for them to afford a new house. As my friend The Red-Shoe Economist, KC Conway, would say ‘I call BBQ-Sauce!’
People can afford a 7% mortgage rate. They can afford a 10% mortgage rate! Us old-timers remember when a rate below 10% was a bargain.
People buy a mortgage payment. They do not buy a home price. Everyone knows that. So, all people have to do is adjust the price downward (and the mortgage amount is obviously based on the purchase price…for simplicity, I will assume a 100% LTV since people do not put much money down).
Let’s say someone can afford a $2,000/month PITI (for now, assume no escrow). At a 4%, 30-year mortgage, they could buy a $418,922 house. Technically, a higher price if the LTV was less than 100%.
At a 7% mortgage rate, the $2,000/month PITI can buy a $300,615 house. The point is they can still afford a house at a higher interest rate. They just have to adjust the price category they look at. They do the same thing when interest rates go down – they look at houses pricier than they really need. Well, adjust in the other direction when rates go up! Life is so simple.
Also, one major benefit to the above that gets overlooked is it is alot easier to save for a down payment on a $300k house than a $420k house! People have a much easier time of getting into a new house when they adjust their price target downward.
Combine the above with a low inventory and you probably have an explanation for home prices rising every month this year. Demand remains strong. People can afford houses at the new interest rate level.
Lastly, I find the argument that the public cannot afford a house payment at 7% interest weak when they can afford to run up their credit card debt at 18.99%-26.99%+ interest rates!!!!!! Another way to more easily afford a mortgage payment at current rates is to not have credit card debt! Adjust your way of living. It’s that simple.
By this time next year when the world realizes the day of artificially low interest rates is history and will not return, they will simply adjust to living with 7%-8%+ mortgage rates and supply and demand analyses will work the same as they did before. People adjust. They always have. It’s just easier to complain before facing reality and adjusting the way they do things. Human nature.
Shalom,
The Mann
INFLATION FORECAST, BANKS & HOUSING
UPDATE – JUNE 20, 2023 – I saw a few items of data today in regard to housing. Here they are. No need to add any commentary.
Construction on new American homes surged 21.7% in May, as homebuilders ramp up building single-family homes to meet strong demand from buyers. Housing starts rose to a 1.63 million annual pace last month from 1.34 million in April.
Builder confidence in the market for newly built single-family homes in June rose five points to 55, according to the National Association of Home Builders (NAHB)/Wells Fargo Housing Market Index (HMI). This is the sixth straight month that builder confidence has increased and is the first time that sentiment levels have surpassed the midpoint of 50 since July 2022.
I saw a chart of this index going back to 1985. Every time the index crossed back above 50 it went up to about the 70 level before putting in a major top. The thing is it took about 1-5 years to get to that new top. Slow, but steady it goes. If it follows history, that means we are in for an extended period of positive sentiment by home builders for at least the next few years. As a side note, there is at least a 50/50 chance of the index dipping back below 50 before resuming its upward trend. This would be a great head fake to keep the recession screamers pessimistic.
JUNE 14, 2023 – As forecast, inflation dropped about a full percentage point and will do so again next month.
The 3-month annualized inflation rate is 4.4%. The 6-month annualized inflation rate is also 4.4%. These figures are above the annualized rate (4.0%) and thus indicate the decline in the annual CPI is likely to reverse after next month’s figure is reported.
Based on the data, my prediction for next month’s figure is 3.0%-3.1%. I like the data and am confident the next reading will be in that range.
This will finally be the July 12th figure I forecast over 6 months ago. My original expectation of a sub 2% reading will be wrong. Albeit, 3% is alot closer than those that were predicting 10%+ this year.
As I mentioned last month, it looks like inflation will rebound in the second half of the year to 4%+. There are a few indicators that are pointing towards significant deflation (e.g. diesel prices down 30% yoy). If this occurs, there is a chance inflation can stay around 3%.
BANKS – Regarding banks, week after week goes by without any closures. At this point, we are much closer to my forecast of 0-10 closures than the 176-200 closures forecast by many people. I am lucky to have some incredible bank and credit union clients. Talking with them there has been almost no CRE loans going under. Even in good times, loans fail. So far, nothing significant has occurred. Yet, the world is predicting CRE loan defaults will be the next major shoe to drop. I just don’t see it. I will make a post with some numbers explaining why I don’t see the refi issue resulting in loan defaults.
The Regional Bank Index (KRE) has exploded and is about 7% above the low set the Monday after the SVB/SBNY closings. It is a full 27% (!) above its most recent low. And, you probably saw the headline that the stock market entered Bull Market territory (i.e. up 20%+ from its low) last week. I have been saying this was the case since just after the October lows.
HOUSING – The American Enterprise Institute’s (AEI) Home Price Appreciation (HPA) Index was up 0.7% month-over-month in April. It has been up every month this year. The Homebuilders Stock Index is up an incredible 50% (!)from last year’s lows. Those who forecast a crash in the housing market appear to be way off. As I forecast about a year ago, the housing market would slow way down and possibly go slightly negative (that has occurred in the hottest markets). A year later I am seeing a slightly improving market ahead.
SUMMARY – Sadly, if you have been waiting for the Recession of 2023 to occur (which as I have noted for 9+ months now, it was the Recession of 2022), you have already missed out on the stock market being up 20%, homebuilder stocks up 50%, and those dreaded bank stocks being up say 5%-25% from possible buying points. Even if a recession occurs later in the year (I still do not see two consecutive quarters of GDP being likely), the opportunity to make a large profit on your investments has already occurred. Plus, the stock market predicts the future 6 months out, and it is saying zero chance of a recession.
It seems like a longshot, but the wave theory I follow seems to indicate the possibility of a huge stock market rally directly in front of us. That is my interpretation. Regretfully, my idol who brought this theory to the forefront 44 years ago sees a huge leg down ahead. I hate disagreeing with him. We shall see how it turns out. The stock market has been in a boring trading range for several months now. It seems to be wrestling with the indicators that point up and those that point down at the same time. The future is never easy to predict:) Not even for the smart money.
Til next month.
Shalom,
The Mann
INFLATION FORECAST, BANKS & HOUSING
MAY 11, 2023 – As forecast, inflation didn’t change much last month. But, did fall below 5.0%. Significant declines will occur over the next two months.
The 3-month annualized inflation rate is high at 5.7%. The 6-month annualized inflation rate is 3.6%. These figures bracket the annualized rate (4.9%) and thus indicate the decline in the annual CPI should slow down after the next two months are in.
Based on the data, my prediction for next month’s figure is 4.1%-4.3%. I like the data and am confident the next reading will be in that range.
As for the July 12th forecast, the data now suggests a figure around 3.2%-3.4%. The odds for a figure around 2% are about nil, unless we have full blown deflation show up. Doubtful, but there are signs we may get surprise negative readings in the coming months. I will need to see it to believe it. After bottoming with the July 12th figure, it looks like inflation will rebound in the second half of the year to the 5%-6% range. That said, we will be far below the double-digit rates many people have been forecasting for the past year. However, this will make the Fed consider more rate increases. Something, the market is not pricing in at this time.
A bit of trivia. The annual CPI rate has decreased for 10 straight months. I am certain that streak will extend to 12 months. The only times such a streak occurred was in 1921 and 2012. Neither were around a recession or stock market crash.
BANKS – Regarding banks, week after week goes by without any closures. At this point, we are much closer to my forecast of 0-10 closures than the 176-200 closures forecast by many people. Pac West seems to be the bank on the hot seat right now. It is one of the ten banks I listed a few months ago.
The Regional Bank Index (KRE) broke down last week and is about 10%-15% below the low set the Monday after the SVB/SBNY closings. This is saying the market expects to see CRE loan losses (I am going to post about this soon) increase the remainder of the year. No surprise in that forecast.
HOUSING – The American Enterprise Institute’s (AEI) Home Price Appreciation (HPA) Index was up 1.4% month-over-month in March. I believe it has been up every month this year. NAR reported that home prices increased in 70% of metro areas in the First Quarter of 2023. The Homebuilders Stock Index is up a full 40% from last year’s lows. Those who forecast a crash in the housing market appear to be way off. As I forecast about a year ago, the housing market would slow way down and possibly go slightly negative (that has occurred in the hottest markets). A year later I am seeing a slightly improving market ahead.
Til next month.
Shalom,
The Mann
R.I.P. KYLEE – December 15, 2012 to May 1, 2023
The last dog I will ever have had to be euthanized this afternoon. Other than the time I was away at college I have never been without a pet. And most of the time the pet was one or more dogs. But, the pain of putting them down is beyond what I can take.
Kylee lived a hellish life as a puppy being on a short chain the first 18 months of her life. The SOB’s own mother turned him into authorities so Kylee could be taken away. She then spent the next 13 months at the SPCA. No one wanted a large adult dog. We saw her several times at PetSmart when the local SPCA would have an adoption event. Finally we adopted her.
She was a Chow/Retriever mix. I didn’t know Chows are the most aggressive breed of dog. But, they have been trained in China to be warrior dogs for 5,000+ years. I was cautious at first. But, she soon became my shadow and was always very loving.
She had about 8 years with us. I think she loved every minute of it. I know we did. I know I spent most of my evenings sitting in this chair doing appraisal reviews while she was on a dog bed next to me. I will miss that more than I can ever imagine.
I can only sit here and think I am without a dog….such a hollow feeling.
The book Heaven Is For Real changed my life 10 years ago as I was told about it by the vet that was putting my dog Wiggles down (Wiggles was classic as she had escaped from the University of Georgia research lab and lived in the wild for probably a year before finding my step-daughter’s farm). In the book (and future movie) the kid said he saw dogs when he was in Heaven. Ever since I constantly prayed that I will get to see the 8 dogs I have had as an adult in Heaven across that Rainbow Bridge. And the two amazing dogs my step-daughter had. It is what I live for.
As I wrote 5.5 years ago when Sox was put down, hug your family and pets. They matter more than anything else in this crazy sick world.
Godspeed Kylee, my 7 other dogs, and all animals on this planet.
I miss you girl….
