FRIDAY, FEBRUARY 20th
Good afternoon all,
I hope everyone has had a good week, but if you're long equities, I'm guessing it might have been a bit trying to say the least.
This week, I want to touch on the "goodies" that have been thrown at the housing market, talk about the gosh-darned banks, and expound a little on what might be a trade on the Yen. But first.........
Can we PLEASE remove the description "a perfect storm" from the lexicon of financial talking heads? I've made the crucial mistake, out of pure boredom, of tuning into the various financial channels recently, and if I hear one more person describe the housing market, stock market, global economy, etc. as being in this nasty weather, I'll lose my lunch (purely budget at this point - I've a new found taste for the glorious bologna sandwich. Yum!).
Look, the movie came out about 9 years ago, and frankly the timing was perfect at that point to use the descriptor for the tech meltdown (even I, sadly, am guilty of using it in multiple speaking engagements back then). But come on people! It's old. It's a cliche (sorry for the lack of accent here - my french teacher would be mortified). I realize that we can't use the more appropriate, more colorful "storm" reference on television (nor in such a classy blog such as this), but the technical definition of the "perfect storm" is one that is quite rare, blows in with great destruction, and blows out. Unfortunately, when one really thinks about the past decade or so, it seems more that the weather pattern has changed and the "perfect storm" has actually become more of the norm. Now, I haven't come up with anything new and pithy as of yet, but I'm taking all suggestions.
This said, lets take a look at a couple of topical issues. The signing of the "shmimulus" package came (with the fervor of a political rally - Ummmm, Barack? You already won!) and went with the markets seemingly in firm agreement with me that it won't do too much for us save increase the deficit. Additionally, Mr. Obama presented us with a plan to stem foreclosures and stabilize the housing market.
So lets take a peek at what's going on here. On the (marginal) plus side, conceptually the plan helps keep ~4mm homes from going into foreclosure, thus keeping very cut-rate inventory from coming onto the market: a market that is already flush with supply. Now, even I must admit that the fact that the Government is actually finally attacking the root cause of the issue is nice, but I have to question how effective the plan is going to be.
First off, the targets of the plan are households that are already in pretty bad shape, NOT households that are current on their mortgages but facing tougher times. At issue here is that the households that currently pass the test for help are generally facing issues paying off large amounts of non-mortgage debt as well as mortgage debt (i.e. sub-prime borrowers). What drives the point home here, and what gives me pause as to how effective this might be, is the fact that around 55% of reworked mortgages last year fell back into default within around 6 months of the adjustment being made. This does not give me a warm and fuzzy feeling that this plan is going to do much. So, much like the shmimulus plan, it seems that while we may get some benefit here, a good deal of the price tag (in this case $275bln) may well go into the ether, which most certainly has long-term consequences for interest rates and the dollar.
Additionally, the plan does absolutely nothing to aid the owners of 6.5mm houses that are currently > 10% underwater (= mortgage is more than the house is worth). We are dealing with both a supply and demand issue here folks, and as history has taught us these homeowners are more likely to just walk away from their houses - credit score be damned! We're already looking at a very high level of empty houses vs. the total historically - which is a major supply problem - and at the end of the day the plan looks to be only a very, very small step towards correcting this issue.
Speaking of supply, there was a bit of (perversely) good news on this front this week in the form of the housing starts data. Now, on the surface, a 17% decline in starts for January (lowest on record) would seem to indicate just how bad the situation is. This, in a sense, is true. But the key to investing is not looking in the rear view mirror, and in my opinion the news was actually positive on a forward looking basis. Inventories are at extremely high levels at this point (12+ months), and in order for prices to stabilize, these inventories must fall. In this respect, the fact that new homes are NOT currently being built is a great thing. This NEEDS to happen in order to lower the level of inventories. This NEEDS to happen not just for one month, nor one quarter for that matter. While this is not good for economic growth on a near-term basis, people need to realize that this process will take TIME to play out, and while it might hurt us in the short term, it's better to rip the band-aid off quickly and get it over with. I'll trade abysmal GDP numbers over the next couple of quarters for a quicker bottom vs. "just crappy" numbers for an extended period of time.
Net/Net, for those looking for a bottom in the housing market this year, you have to understand how over-cooked the market was and where we're coming from in terms of inventory (especially given a weak demand picture with the unemployment rate likely to breach the 9% level). This said, should we continue to see starts at very low levels, it would indicate that we're moving closer to truly attacking the supply problem. Now, if the Government's next step (and believe me, there will be next steps) is to better incentivize renters and real buyers to jump in, we'll be getting somewhere! THIS is what I'm watching for to get a little more optimistic.
Lets move on the banks, which have been an utter disaster of late. I don't want to dwell on the folly of Government, but it's just so easy I can't help it. On the one hand, our elected officials are saying that they want to force the banks to lend more. On the other, investors, rating agencies, banks themselves and, indeed, OTHER officials are saying, correctly, that banks need to shore up capital. Well? These do not go hand in hand. Forcing the banks to lend at this point is asinine. Extremely strong credits are becoming more and more rare. Consumers are a mess. Yet some want banks to LOWER credit standards in here? What??? We are NOT going back to the credit environment of the past 7 or 8 years. It's over. True, we might be looking at an environment where banks are moving too far to the "tight" side, but their balance sheets are a mess and until they improve, I don't think that we can expect to reach a more "normal" lending environment (and "normal" does not equal what we've seen over the past decade).
The crux of the issue at this point is the "toxic" stuff on the balance sheets and the marks the banks have to take quarter after quarter in order to try and adjust to what "current" values of these things are. These prices are a matter of great debate, and as there is currently no market for the assets, it's all a pure guessing game. Nonetheless, as the theoretical prices of these assets get marked lower, the banks are forced to shore up equity capital in order to keep critical ratios above water. This leads me to the point........
We HAVE to begin getting these assets off the banks' balance sheets in order to break the vicious circle that is crushing the banking system and in order to get back to a "normal" environment. The Treasury is trying to move in this direction with its Financial Stability plan. In the plan, it intends to provide private buyers with incentives, backstops, and financing to buy up these assets, some of which are actually probably worth something (and perhaps substantially more than the current marks suggest ) at maturity. The problem is, the banks know that some of these assets are probably worth more than the current marks, and they're reluctant to let them go (and take even greater capital hits) at even more depressed prices. So we're at an impasse here.
Many have made comparisons to what's going on today to what went on in the late '80's and early '90's with the Savings and Loans. At that time, a government entity called the Resolution Trust Company (RTC) bought up depressed real estate assets from the S&L's, created a market, de-gummed the financial system, and actually turned a profit for the taxpayers. Sounds like a great solution for today, no?
Ah, but there's a very important distinction between then and now which is the fly in the ointment: in '90 the RTC was taking these assets from banks that had already gone under; today these banks are still under the control of the stock and bond holders (many of which are other banks, both foreign and domestic) which don't want to sell at a price that will further hit capital ratios. So at this point, the Government can't force the banks to disgorge the assets at the prices at which private investors might be interested in buying them.
So what happens? Every day that passes where we don't hear boo from Mr. Geithner, more and more folks start to think about the prospect of the nationalization of at least a couple of the major banks. "Recapitalization" might be a better word to use here, but it's the same difference. Banks need equity capital to absorb the losses and where in the heck are they going to get it, other than the Government? So no matter what you call it, it seems as if bank shareholders are going to be diluted, and the Government is going to become a shareholder , and perhaps a sizable one, of certain financial institutions.
Another, more draconian, option is to take the banks in worst shape and dismantle them, wiping out shareholders completely, haircutting bondholders substantially, and placing deposits with "sounder" banks. Should this occur, there would most likely be global ripple effects, a nice-sized decline in the equity markets, and a grand wailing and gnashing of teeth coming from the bondholders. If the Government was smart (insert joke here), it would offer a way for the bondholders to get something (lets say $.50 on the dollar for point of argument) to make the move more palatable, but nonetheless it would involve more volatility in the global markets as surviving banks would take yet another hit.
However, much like the housing market, the band-aid must be ripped off so we can get to the bottom. Should nationalization, or quasi-natioanalization take place, the Government could take control of the bad assets of the non-survivors, apply some sort of "black box" model as to what price the assets should fetch (with potential clawbacks in return for guarantees), and finally get a market going for this stuff. Is this the only solution? I hope and guess not. But time is of the essence here, and as the Treasury's "stress test" is applied to various banks and they realize their options are relatively limited......yikes! It gives me the willies, but it's hard to argue that it's not one way to bring an end to the situation. Again, should this take place, the initial reaction in the markets could be brutal, but I think it would mark THE bottom. Hopefully there's another way, though. Tim.....WE'RE WAITING!!! SAY SOMETHING!!!
On that cheery note, let me turn to an opportunity that may have presented itself. As many of you know, I spent some time living in Asia as a strategist for my former employer. At this time, I was fully immersed in the markets and economies of the region, including Japan, and I believe that I can provide some interesting perspective as a result. In my daily readings, I came across an idea from the Gartman Letter (an incredibly worthwhile read, by the way) which I believe has some merit. Specifically, the idea is to short the Yen vs. the U.S. Dollar (actually, Gartman is pegging it against the Canadian Dollar, but I think that the USD will work as a substitute as well).
Now, I'm not generally one to make currency plays as they can be very complex, but in this case I think that there is solid broader logic behind the argument. I also want to make perfectly clear that I'm not a LONG TERM dollar bull. Quite the opposite actually (and we'll tackle some of this next week). However, I do feel that, on a relatively short term basis, there might be a decent trade here. Here's why:
For some time, the Yen was under pressure due to the "carry trade", which evolved due to the extremely low yields in Japan relative to the rest of the world. The trade involved shorting the Yen and buying higher-yielding assets globally. This worked swimmingly until it stopped working, as Central Banks around the world cut rates aggressively to combat the current global economic situation. This led to folks covering their Yen shorts, driving the currency higher.
So now that the carry trade backdrop has gone poof, let's take a look at what's fundamentally going on in Japan. Economically, they're a bit of a mess (and who isn't these days, but the most recent GDP figures were startlingly bad). Without going into long term issues such as demographics (old population, little immigration, low birth rate = issues) and deficit (while ours is indeed growing, theirs is the largest in the developed world by a long shot), there are a couple of short term issues to consider. First, Japan's industrial complex is heavily export-focused (about 20% of GDP), and these companies are getting crushed, both due to the overall demand environment AND the additional pressure of the recently strong Yen (making their goods less competitive price-wise vs. goods of other countries). As a result, we've seen a large increase in layoffs from some of the larger, iconic companies in Japan. This is NOT the norm, as unions are generally very powerful over there and layoffs are usually a very big no-no.
Soooooo Japan's powerful international exporters are obviously feeling intense heat at the same time the current administration is in the complete doghouse. I'll spare comment on the actions of the former finance minister at recent the G-7 conference (YouTube it. He was HAMMERED) and just mention that PM Aso's approval ratings make Bush's look stellar. With this said, and given the Japanese Government's high propensity to meddle in the currency markets coupled with its complete lack of popularity, it would not be surprising at all to see it throw the exporters a bone by doing just that: intervening to drive the value of the Yen lower. Couple that with an economy even lousier than ours and you have the makings of a Yen retreat, all else being equal.
Now, it seems as if folks have followed Mr. Gartman's lead here, as the U.S. dollar has indeed begun to lift vs. the Yen (not today, mind you), so we're not grabbing the bottom here. However, in my opinion, it's a trade that can work from here. For those intrepid souls who want to take a look, the way to play this is through YCS, a levered short ETF on the Yen vs. USD.
As for Mr. Market, he's sick folks. The Dow 30 has confirmed the Dow Transport's move to new lows, and the S&P 500, while valiantly trying to hold the November lows, looks like it will eventually succumb as well. I think it's more a question of when and not if. This said, the market seems very oversold here as the selling has been relentless of late, and a bear market rally of some sort can't be ruled out in here. Call it intuition (which honestly doesn't mean much) or hope, but it just wouldn't surprise me. However, before all is said and done, I'd expect that we're looking at one more vodka-grabbing fall to new lows before the "all-clear" is sounded. From what level is the million dollar (or at this point $500,000) question.
Take a deep breath, drink multiple buckets of scotch, and have a good weekend!
TRB