by Calculated Risk on 4/02/2009 09:09:00 PM

From the WSJ: Companies Sold Office Space at a Fast Pace

Companies struggling to cut costs dumped a near-record 25 million square feet of office space in the first quarter, driving vacancy up and rents down, according to data to be released today by Reis Inc.
...
The office vacancy rate nationwide rose to 15.2% from 14.5% in the previous quarter, and likely will surpass 19.3% over the next year, according to Reis, a New York firm that tracks commercial property. That would put the vacancy rate above the level during the real-estate bust of the early 1990s, the worst on record.

Click on graph for larger image in new window.

This graph shows the office vacancy rate starting 1991.

A little over one month ago, REIS was forecasting office vacancy rates would reach 17.6% in 2010. Now they are forecasting 19.3%!

by Calculated Risk on 4/02/2009 07:34:00 PM

From Ruth Simon and Michael Phillips at the WSJ: Homeowner-Aid Plan Caught in Second-Loan Spat

The Obama administration's $75 billion effort to help troubled homeowners avoid foreclosure has hit a stumbling block: a fight over how to aid borrowers who have more than one home loan.
...
One problem is that first and second mortgages are often owned by different parties and may be handled by different mortgage servicers, the companies that collect checks from the borrowers.

This refers to Part II of the Obama plan - under Part II the lender must bring the total monthly payments on mortgages to 38% of the borrowers gross income, and then the U.S. will match dollar for dollar from 38% down to 31% debt-to-income ratio for the borrower. But it was never clear what happens if the borrower had a 2nd mortgage. The only references in Part II to 2nd liens was in the Home Affordable Modification Program Housing Counselor Q&As:

What if the borrower has a second mortgage and would like to apply for a Home Affordable Modification?

Under the Home Affordable Modification program, junior lien holders will be required to subordinate to the modified loan. However, through the Home Affordable Modification an incentive payment of up to $1,000 is available to pay off junior lien holders. Servicers are eligible to receive an additional $500 incentive payment for efforts made to extinguish second liens on loans modified under this program.

That definitely isn't very clear, and most 2nd lien holders wouldn't want to take $1,000. As the WSJ notes:

Banks and other financial institutions own as much as 90% of the $1.08 trillion in home-equity loans and lines of credit in the marketplace ... Bank of America Corp., Wells Fargo & Co., J.P. Morgan Chase & Co. and Citigroup Inc. have the largest home-equity portfolios, SMR said.
...
"We are going to have to take a haircut on the second" lien, said one bank executive. "But we don't think we should get wiped out."

And here is one possibility being discussed:

One proposal would require lenders to cap monthly payments on second loans at a set percentage of the borrower's gross income. The lender would be expected to "eat the vast majority" of the cost, with the government subsidizing a small portion ...

Conflicting interests ... what a surprise.

by Calculated Risk on 4/02/2009 06:34:00 PM

From Amanda Fung at Crain's on New York: Big landlord takes hit on falling apt. rents (ht Jennifer)

Declining Manhattan rents are taking a toll on Equity Residential, a large real estate investment trust that owns 47 apartment buildings in the New York metropolitan area.
...
Since February alone, Equity Residential has lowered its Manhattan asking rents by an average of 13%, said Michael Levy, an analyst at Macquarie. That reduction came on top of a 15% cut over the previous year.

And in San Diego from Zach Fox at the NC Times: HOUSING: Rents falling as vacancies rise at major complexes

A handful of big local apartment complexes have cut rents in an attempt to fill empty units ...

Tradition, an apartment complex near the Aviara Golf Course in Carlsbad, has cut its asking rent for a three-bedroom apartment from $2,015 to $1,799 per month, said Kris Nelson, business manager for the complex.

Tradition has seen its vacancy rate rise from a fairly consistent 3 percent to 8 percent recently, Nelson said.
...
In Temecula, Somerset Apartments has seen its vacancy rate shoot up from 3 percent to 20 percent. Managers responded by slashing rents by 25 percent for two bedroom, two bath apartments ---- from $1,200 to $900 per month.

by Calculated Risk on 4/02/2009 04:00:00 PM

These swings are wild ...

DOW just below 8,000, up 2.8%

S&P 500 up 2.9%

NASDAQ up 3.3%

Click on graph for larger image in new window.

This graph is from Doug Short of dshort.com (financial planner): "Four Bad Bears".

This is the 2nd worst S&P 500 / DOW bear market in the U.S. in 100 years.

Note that the Great Depression crash is based on the DOW; the three others are for the S&P 500.

by Calculated Risk on 4/02/2009 03:24:00 PM

Here is the link to the essay by Phillip Swagel (excerpts in previous post): The Financial Crisis: An Inside View (ht Clay)

by Calculated Risk on 4/02/2009 01:08:00 PM

From the WSJ: Paulson Expected Criticism for Changing Course on TARP (ht Belinda)

Phillip Swagel, who was assistant Treasury secretary for economic policy under Henry Paulson ... in a 50-page essay to be presented Friday at the Brookings (Institution) Panel on Economic Activity ... says his former boss "truly meant" to the use the $700 billion that Congress gave him to buy assets from banks, not to buy shares, and knew he would be criticized when he changed course late last year in the face of a deteriorating economy and deepening banking crisis.

And the WSJ Real Time Economics has a few excerpts from the essay: What Was Going on Inside the Paulson Treasury?

Here is a short excerpt from the excerpts:

The Treasury predicted in May 2007 that “we were nearing the worst of it in terms of foreclosure starts” and the problem would subside after a peak in 2008. “What we missed is that the regressions didn’t use information on the quality of the underwriting of subprime mortgages in 2005, 2006 and 2007,” Swagel said — Federal Deposit Insurance Corp. staff pointed that out at the time.

The ill-fated 2007 Treasury proposal to create a privately funded entity — called MLEC, or Master Liquidity Enhancement Conduit – to buy up toxic assets from the banks was developed by the Treasury’s Office of Domestic Finance and shared with market participants without involvement from other Treasury senior staff. “The MLEC episode looked to the world and to many within Treasury like a basketball player going up in the air to pass without an open teammate in mind — a rough and awkward situation,” he said.

Paulson “truly meant” to the use the $700 billion in TARP money to buy assets from the banks, not to buy shares in the banks, because he saw it as “a fundamentally bad idea to have the government involved in the ownership of banks.” He changed is mind when markets deteriorated and “he well understood that directly adding capital to the banking system provided much greater leverage.”

This shows three of the key problems with the Paulson Treasury:

1) Paulson didn't understand the problem until very late:

Paulson also said the fallout in subprime mortgages is "going to be painful to some lenders, but it is largely contained."
March 13, 2007

"All the signs I look at" show "the housing market is at or near the bottom," Paulson said.
April 20, 2007

"In terms of looking at housing, most of us believe that it's at or near the bottom," [Paulson] told Reuters. "It's had a significant impact on the economy. No one is forecasting when, with any degree of clarity, that the upturn is going to come other than it's at or near the bottom."
July 2, 2007

2) The ill-fated MLEC, and three page initial TARP proposal showed poor planning and coordination.

“The MLEC episode looked to the world and to many within Treasury like a basketball player going up in the air to pass without an open teammate in mind — a rough and awkward situation.”
Assistant Treasury secretary Phillip Swagel

3) Paulson was blinded by ideological concerns. The FDIC effectively takes over failed banks all the time, but somehow Paulson saw this as a "fundamentally bad idea".

Hopefully the entire essay will be available online.

by Calculated Risk on 4/02/2009 01:02:00 PM

Here is a quick look at a few credit indicators:

First, the British Bankers' Association reported that the three-month dollar Libor rates were fixed at 1.166%. The LIBOR was at 1.30% a couple of weeks ago, and peaked at 4.81875% on Oct 10, 2008. This is near the January 14th low of 1.0825%.

Click on graph for larger image in new window.

The first graph shows the spread between 30 year Moody's Aaa and Baa rated bonds and the 30 year treasury.

There has been some increase in the spread the last few weeks, but the spread is still below the recent peak. The spreads are still very high, even for higher rated paper, but especially for lower rated paper.

Of course the default risk has increased significantly, especially for lower rated paper. Yesterday, Moody's warned of the worst corporate default rate since at least WWII.

Corporate America's credit quality collapsed in the first quarter, with Moody's Investors Service downgrading an estimated $1.76 trillion of debt, a record high ... The downgrades included a record number to the lowest rating categories, signaling the approach of the worst defaults since at least World War Two, Moody's chief economist John Lonski said in an interview.
emphasis added

The Moody's data is from the St. Louis Fed:

Moody's tries to include bonds with remaining maturities as close as possible to 30 years. Moody's drops bonds if the remaining life falls below 20 years, if the bond is susceptible to redemption, or if the rating changes.

There has been improvement in the A2P2 spread. This has declined to 0.93. This is far below the record (for this cycle) of 5.86 after Thanksgiving, but still above the normal spread.

This is the spread between high and low quality 30 day nonfinancial commercial paper.

Meanwhile the TED spread has decreased further over the last week, and is now at 95.3. This is the difference between the interbank rate for three month loans and the three month Treasury. The peak was 463 on Oct 10th and a normal spread is around 50 bps.

This graph shows the at the Merrill Lynch Corporate Master Index OAS (Option adjusted spread) for the last 2 years.

This is a broad index of investment grade corporate debt:

The Merrill Lynch US Corporate Index tracks the performance of US dollar denominated investment grade corporate debt publicly issued in the US domestic market.

The recent surge in this index was a cause for alarm, but the index appears to have stabilized - and has declined over the last week.

All of these indicators are still too high, but there has been some progress.

by Calculated Risk on 4/02/2009 11:08:00 AM

First a quote:

"The deteriorating trends in revenue and earnings ... accelerated during the first quarter of 2009. We expect this situation to continue as long as competitors in the Las Vegas market follow a strategy of sacrificing ADR (average daily room rate) to maximize room occupancy ... " emphasis added
William L. Westerman, CEO, Riviera Holdings Corp, March 31, 2009

It's not just in Las Vegas ...

From HotelNewsNow.com: STR reports U.S. data for week ending 28 March

In year-over-year measurements, the industry’s occupancy fell 12.3 percent to end the week at 56.6 percent (64.6 percent in the comparable week in 2008). Average daily rate dropped 8.8 percent to finish the week at US$99.77 (US$109.34 in the comparable week in 2008). Revenue per available room for the week decreased 20.0 percent to finish at US$56.50 (US$70.61 in the comparable week in 2008).

Click on graph for larger image in new window.

This graph shows the YoY change in the occupancy rate (3 week trailing average).

The three week average is off 11.3% from the same period in 2008.

The average daily rate is down 8.8%, so RevPAR (Revenue per available room) is off 20.0% from the same week last year.

Data Source: Smith Travel Research, Courtesy of HotelNewsNow.com

by Calculated Risk on 4/02/2009 09:18:00 AM

From Bloomberg: FASB Eases Fair-Value Rules Amid Lawmaker Pressure (ht Mark)

... The changes approved today to fair-value, also known as mark-to-market, allow companies to use “significant” judgment in valuing assets to reduce writedowns on certain investments, including mortgage-backed securities. Accounting analysts say the measure, which can be applied to first-quarter results, may boost banks’ net income by 20 percent or more. FASB approved the changes during a meeting in Norwalk, Connecticut.

Update: From Housing Wire:

If you read the headlines (and most people don’t bother to go much farther beyond the headline than the lead paragraph –- to our collective disgrace), you already think FASB eased the rules for measuring fair value on Thursday. You might believe that it has at last caved in to pressure from banks and Congress, and decided to allow “preparers” and their auditors to use judgment when valuing illiquid assets.

Not so. They are reiterating for the third time that “fair value is the price that would be received to sell the asset in an orderly transaction (that is, not a forced liquidation or distressed sale) between market participants at the measurement date.”

And for the second time it is “highlighting and expanding on the relevant principles in FAS 157 that should be considered in estimating fair value when there has been a significant decrease in market activity for the asset.”

The first time, of course, was when they issued FAS 157. The second is the SEC/FASB staff clarifications on fair value accounting issued September 30, 2008. This is the third statement, second clarification and expansion.

by Calculated Risk on 4/02/2009 08:44:00 AM

"The decline in U.S. online recruitment activity during March was a sober follow-up to February’s seasonal rise, as uncertainty in the future economic situation continued to keep employers on the sidelines of the hiring field.”
Jesse Harriott, senior vice president, Monster Worldwide April 2, 2009

From Monster.com: Monster Employment Index Dips Slightly in March

The Monster Employment Index fell 4 points in March, and is now down 29% year-over-year, indicating a continued deceleration in online recruitment activity at the end of the first quarter.

Just another indicator showing substantial weakness in the job market.

The ADP report showed private employment decreased 742,000 from February to March 2009. The weekly initial unemployment claims report showed insured unemployment is at a record 5.73 million, and initial weekly claims at a cycle high of 669 thousand.

The BLS report for March will be released tomorrow. The consensus is for a decline of 650 thousand in payroll employment ... I'll take the under.

by Calculated Risk on 4/02/2009 08:30:00 AM

The DOL reports on weekly unemployment insurance claims:

In the week ending March 28, the advance figure for seasonally adjusted initial claims was 669,000, an increase of 12,000 from the previous week's revised figure of 657,000. The 4-week moving average was 656,750, an increase of 6,500 from the previous week's revised average of 650,250.
...
The advance number for seasonally adjusted insured unemployment during the week ending March 21 was 5,728,000, an increase of 161,000 from the preceding week's revised level of 5,567,000.

Click on graph for larger image in new window.

This graph shows weekly claims and continued claims since 1971.

The four week moving average is at 656,750. The record was 674,250 in 1982, although that was much higher as a percent of covered employment (covered employment was 87.6 million in 1982 compared to 133.9 million today).

Continued claims are now at 5.73 million - the all time record.

Note: I'll add the normalized graph next week. This is another very weak report and shows continued weakness for employment.

by Calculated Risk on 4/02/2009 12:40:00 AM

From Peter Hong at the LA Times: The Hunter S. Thompson of real estate

Real estate salesman Jim Klinge ... has become a notorious Internet chronicler of the real estate crash in north San Diego County, where he has lived and worked for decades.

Rather than downplay the greed and excess that caused the region's travails, he revels in exposing them.

He surveys the wreckage with a pocket video camera, shooting footage of vacant, once-pricey houses turned into eyesores, voiced over with his deadpan narration. Then he posts them on his website, at www.bubbleinfo.com.

They're shaky, noisy clips full of coarse images and language.

Here is one of my favorites - Jim the Realtor showcases an investment opportunity in San Diego - enjoy!


More from the LA Times:

In one clip, the camera pans across the kitchen of a million-dollar fixer near Interstate 5. He pointedly notes the house's proximity to the freeway, which he calls the "De-troit river." There's mold under the sink and a foot-sized hole in the drywall just above the floor.

"December 2006 this house sold for a million dollars," he says. "Nineteen hundred square feet, built in '78, right across the freeway. One million."
...
His wife, Donna, who helps manage the family brokerage, was nervous. "He was really pushing the envelope with the blog, taking people on, naming names," she said. "I took deep breaths. I didn't know how it would turn out."

She said she was shocked one day to see a photo on the blog of two young men sitting on the floor of a house with their wrists bound like prisoners. They had been squatting in a foreclosed house Jim was selling, and he had sneaked up on them as they slept and tied them up with plastic zip ties in a brazen citizen’s arrest.

I really enjoy Jim's videos ... Here is a compilation video Jim posted today:

by Calculated Risk on 4/01/2009 10:59:00 PM

From NPR (with Chicago Public Radio: This American Life), here is a story about the FDIC takeover of Bank of Clark County: Anatomy Of A Bank Takeover (ht Ted)

Here is the audio from NPR.

Here is the FDIC announcement from January: Umpqua Bank Acquires the Insured Deposits of Bank of Clark County, Vancouver, WA

At least they get free ice cream! Click on photo for larger image in new window. Photo Credit: Otishertz, January 2009

by Calculated Risk on 4/01/2009 08:25:00 PM

In Looking for the Sun, I suggested there might be three areas to look for "rays of sunshine in a very dark season": housing starts, new home sales, and auto sales.

Just like for housing starts and new home sales, it is way too early to call a bottom for auto sales - but it does look like vehicle sales increased in March on a seasonally adjusted annual rate (SAAR) basis.

Click on graph for larger image in new window.

This graph shows the historical vehicle sales from the BEA (blue) and an estimate for March (light vehicle sales of 9.86 million SAAR from AutoData Corp).

Note: this graph includes a small number of heavy vehicle sales to compare to the BEA.

From the WSJ: Auto Makers See a Ray of Hope

The annualized sales pace ... came in at 9.86 million vehicles, well below the 16 million or more the industry typically logged a few years ago, but up from February's pace of 9.12 million.

"I believe we are in a bottoming process for the industry," Bob Carter, a group vice president at Toyota Motor Corp., said in a conference call. ...

Michael DiGiovanni, the top sales analyst at General Motors Corp., said he expects a "very, very gradual pickup" in vehicle sales in the second quarter. He cited "the first signs of brightening" in the market. ...

Even if this is the bottom for auto sales (way too early to call), the pickup will probably be very sluggish - especially considering the grim unemployment news and continuing financial crisis.

by Calculated Risk on 4/01/2009 06:09:00 PM

From Reuters: Moody's downgraded $1.76 trln U.S. corp debt in Q1

... Moody's Investors Service downgrading an estimated $1.76 trillion of debt, a record high ...

The downgrades included a record number to the lowest rating categories, signaling the approach of the worst defaults since at least World War Two ...

"The most prominent new driving force behind credit rating reductions would be deterioration of commercial real estate," [Moody's chief economist John Lonski] said. ...

Moody's has forecast that the U.S. default rate will peak around 14.5 percent in November.
emphasis added

Hopefully the bank stress tests have all these defaults factored in ...

by Calculated Risk on 4/01/2009 05:57:00 PM

From Reuters: Credit card charge-offs hit record high -Moody's (ht Brad)

Credit card write-downs soared to record levels in February, representing an all-time high in the 20-year history of the Moody's Credit Card Index ....

Credit card charge-offs, the write-down of uncollectable debt, advanced decisively to 8.82 percent in February, marking the sixth consecutive month of increases. The level, is more than 300 basis points higher than a year ago.
...
[Moody's] predicts the charge-off rate index will peak at about 10.5 percent in the first half of 2010, assuming a coincident unemployment rate peak at 10 percent.

Moody's reported the charge-off rate at 5.59% in February 2008, and 4.51% in February 2007.

by Calculated Risk on 4/01/2009 04:04:00 PM

First, the market graph from Doug ...

Click on graph for larger image in new window.

The first graph is from Doug Short of dshort.com (financial planner): "Four Bad Bears".

Note that the Great Depression crash is based on the DOW; the three others are for the S&P 500.


This graph shows the seasonal pattern for the Case-Shiller Composite 10 house price index.

The percentage change is the month-to-month change annualized.

It is important to remember this clear seasonal pattern when looking at the Case-Shiller data.

by Calculated Risk on 4/01/2009 03:03:00 PM

Click on graph for larger image in new window.

Posted with permission.

Credit: Buzz Potamkin in Animation World Magazine

See: The Macro Economy's Impact on Animation: Will Wile E. Coyote Dodge the Anvil?

"Economists and commentators are increasingly citing Wile E. Coyote to explain the macro economy, with Nobel-laureate Paul Krugman first hoisting the anvil in 2007. Cartoon image courtesy of Warner Bros. Animation. Graphs courtesy of Project X."

by Calculated Risk on 4/01/2009 12:04:00 PM

Update2: Toyota sales off 36.6%. GM Sales off 47%. Chrysler off 39%. From MarketWatch:

Chrysler LLC on Wednesday reported a 39% drop in March U.S. sales to 101,001 cars and trucks from 166,386 a year earlier.

Update: from MarketWatch: Ford U.S. March sales drop 40.9%

Ford Motor Co. said Wednesday that U.S. March sales fell 40.9% ... At the end of March, Ford said that Ford, Lincoln and Mercury inventories totaled 408,000 units, about 27% lower than a year ago.

This is reported as Year-over-year (March 2009 vs. March 2008)

Last month (February) Ford sales were off 46.3% YoY

And in January Ford sales were off 42.1%

December: 32.4%

November: 31%

Ford's numbers will probably be better than GM or Chrysler!

by Calculated Risk on 4/01/2009 11:50:00 AM

From Bloomberg: Thornburg Mortgage to File for Bankruptcy, Liquidate

Thornburg Mortgage Inc., the “jumbo” residential loan specialist battling a slump in home sales and the collapse of mortgage markets, plans to file for bankruptcy protection and shut down.
...
Thornburg specialized in mortgages of more than $417,000, typically used to buy more expensive homes.

Thornburg specialized in prime Jumbos.

It was an early report of Thornburg's problems that prompted Tanta to famously exclaim: "We're all subprime now!"