Real Estate
Highlights The current pace in the recovery of China’s domestic demand has not been robust enough to fully offset the impact from the collapse in exports. The level of industrial inventory jumped to a five-year high, but it will likely be transitional. We expect the inventory overhang to subside when the recovery speed in demand catches up with supply in H2. While the gap is widening between stock prices and economic fundamentals in the US, Chinese equity prices have been more “well behaved” in the past month. We continue to overweight Chinese stocks in the next 6 to 12 months and favor Chinese onshore corporate bonds overall and SOEs in particular. Feature China’s Caixin and official PMIs in April highlighted the knock-on effects on the Chinese economy from a collapse in external demand. Although China’s domestic economy continued its rebound, the pace of the improvement has not been robust enough to offset rapidly weakening exports. This was evident in the widening gap between supply and demand in April. The sharp contraction in the global economy in Q1 will likely deepen in Q2 because the lockdowns in Europe and the US started in the later part of Q1 and have mostly remained in place through end-April. We expect global demand to significantly worsen in April and May, generating strong headwinds to China’s near-term recovery. Chinese authorities have been prompted to step up their stimulus efforts due to a fast deterioration in global growth. The government recently approved an additional 1-trillion yuan in local government special-purpose bond issuance, which is scheduled to be fully dispersed by the end of May. China’s stimulus, strongly focused on boosting investment and economic growth, should fuel Chinese stock and industrial metal prices in the next 6 to 12 months. Tables 1 and 2 below highlight key developments in China’s economic and financial market performance in the past month. Table 1China Macro Data Summary Table 2China Financial Market Performance Summary Chart 1Construction Sector Has Seen The Strongest Rebound China’s domestic demand partially offset a collapse in exports in April. The official manufacturing PMI slipped to 50.8 in April from 52 in the previous month. The Caixin PMI survey, which is skewed towards smaller and more export-oriented firms, returned to contractionary territory in April following a brief rebound in March. The retreat in both PMI readings highlights how a worldwide lockdown of businesses has shaken China’s manufacturing sector (Chart 1, top panel). This exogenous negative impact will likely worsen in Q2. China's domestic economy continued its slow recovery through April. The official PMI’s new orders subcomponent declined by only 2 percentage points, despite a collapse of new export orders to 33.5. Moreover, the new orders subcomponent of the non-manufacturing PMI survey increased from 49.2 to 52.1, with the construction subcomponent reverting to its pre-pandemic level. The construction employment subcomponent also confirms that the industry has shown the strongest rebound among sectors in the Chinese economy (Chart 1, middle and bottom panels). Chart 2Home Sales Are Likely To Accelerate China’s housing market also continued to improve in April. Chart 2 (top panel) shows that the demand for both residential housing and floor space started rebounding in March. The high frequency data indicate the year-over-year growth rate in home sales in China’s 30 large- and medium-sized cities turned positive in April (Chart 2, middle panel). The rapid expansion in home sales in the past weeks may be due to recent discount promotions, but we anticipate housing prices to remain stable this year in line with the Chinese leadership’s policy direction (“houses are for living, not for speculation”). We also expect that the number of home sales will accelerate. Local governments will significantly ramp up land sales this year to make up for their large revenue shortfalls. The central government will continue to gradually relax real estate purchase restrictions. The more property market-friendly policies, coupled with extremely accommodative monetary conditions, will encourage a healthy rally in property market investment and housing demand in H2 (Chart 2, bottom panel). So far most improvement in China’s domestic demand seems to be concentrated in the construction sector. The slow pace of manufacturers’ capacity utilization suggests that China’s industrial output growth is unlikely to return to its pre-pandemic rate in Q2. As of April 25, among the official PMI surveyed enterprises, the resumption rate of large- and medium-sized enterprises was 98.5%. However, only 77.3% of them reported that they were operating at 80% or higher of their usual capacity utilization rates.1 Chart 3Pressure On Inventory Should Start To Ease In H2 The imbalance in the recoveries of China’s supply and demand has led to a pileup in inventory, the highest level in five years (Chart 3). The combination of excessive inventory and low demand has weakened China’s factory pricing power and profit growth. However, in our view, the inventory overhang will be temporary, and the factory price contraction is unlikely to turn into a deep deflation such as the one in 2009 or the long-lasting deflationary cycle from 2012-2015. The level of industrial inventory has been much lower than it was during the four years leading to the 2008/2009 global financial crisis (GFC) and the 2015/2016 deep deflationary cycle. The deflation in factory prices also has been relatively mild compared with the two previous phases. Moreover, an extremely tight monetary policy and protracted inventory destocking period that contributed to the collapse in global raw material prices in 2012 are not present. Declines in China’s manufacturing, raw material and mining prices are synchronized, echoing the GFC when global demands nose-dived and pushed international oil and raw material prices into deep contractions. Our baseline scenario of an incremental re-opening of the global economy, a peak in the US dollar, and a recovery in the oil market in H2, all support our view that the deflation in China’s producer prices should not last beyond Q3. Given that exports’ share to China’s GDP is currently half of what it was in 2008, the weakness in global demand will be much less of a drag on China’s domestic manufacturing sector than during the GFC. Chart 4Logistics Bottleneck Still In Place Additionally, the drawdown in April’s raw material inventory and an increase in the official PMI’s supplier delivery subcomponents suggest that some lingering logistical bottlenecks may be at play, preventing China’s domestic business operations from recuperating at full speed (Chart 4). We expect a further relaxation of intra- and inter-provincial travel restrictions following the National People’s Congress (NPC) on May 22 in Beijing. This easing should help to accelerate the normalization in both manufacturing activities and inventory levels. The outperformance of Chinese equity prices versus global stocks has eased significantly in the past month (Table 3 and Chart 5). The moderation suggests that investors may be starting to factor in a slower-than-expected economic recovery in China. Near-term risks are still high for further selloffs in both Chinese and global stocks. Nevertheless, we think the rapid advancement in global stock prices in the past month, particularly the SPX, means that Chinese stocks are not as overbought as in February and March. The widening gap between US equity prices and economic fundamentals makes the SPX more vulnerable to near-term uncertainties surrounding global economic recovery. We maintain our view that a combination of massive Chinese stimulus and the momentum in China’s economic recovery in H2 should support an outperformance in Chinese stocks in the next 6 to 12 months. Table 3Chinese Stocks Advanced Much Less Than SPX In April Chart 5Chinese Stocks Less Overbought Now The bull steepening in the government bond yield curve since March 23 flattened a bit in the last week of April, but it remains heightened with the short end of the yield curve falling much faster than the long end (Chart 6). This suggests that domestic investors expect China’s ultra-easy monetary policy to remain in place in the near term due to uncertainties surrounding the global pandemic and a slow economic upturn. At the same time, investors do not believe the weakness in the Chinese economy will persist long enough to warrant a sustained easy monetary policy regime. In addition, China’s 10-year government bond yield fell by 60bps so far this year, about half of the drop in the 10-year US Treasury bond yield (Chart 6, bottom panel). Even though we think the long end of the government bond yield curve has yet to bottom,2 the relatively stable return and RMB exchange rate make Chinese government bonds a safe bet for global investors seeking less risky assets. Chart 6Chinese 10-Year Government Bond Yield Has Not Capitulated Chart 7Chinese Onshore Corporate Bonds Still Offer Solid Returns Chart 7 highlights that the ChinaBond Corporate Bond total return index remains in a solid uptrend in both local currency and USD terms, despite the incredible strength in the USD since March. We continue to recommend onshore corporate bond positions in the coming 6-12 months.For domestic investors, we favor a diversified portfolio of SOE corporate bonds. Even though bond defaults will likely rise in the next 6-12 months, they will probably remain lower than what the market is currently pricing in. Qingyun Xu, CFA Senior Analyst qingyunx@bcaresearch.com Jing Sima China Strategist jings@bcaresearch.com Footnotes 1NBS’s interpretation of China April PMI. http://www.stats.gov.cn/tjsj/sjjd/202004/t20200430_1742576.html 2Please see China Investment Strategy Weekly Report "Three Questions Following The Coronacrisis," dated April 23, 2020, available at cis.bcaresearch.com Cyclical Investment Stance Equity Sector Recommendations
Dear Client, Next week, we will send you a special report published by our Geopolitical Strategy service, authored by my colleague Roukaya Ibrahim. Roukaya will provide her insights on the global shortages of medical equipment as well as the risk of food shortages. A significant portion of the special report focuses on China. We trust you will find her report very useful. Additionally, I will be having three webcasts next week, discussing the economic and financial implications of the COVID-19 pandemic on China. The webcasts will be in both English and Mandarin. Please check out the dates and time on our website. Best regards, Jing Sima China Strategist Highlights China’s official and Caixin manufacturing PMIs in March were weak at best. The indexes underscore that a quick recovery of Chinese and global economic growth is unlikely. A recent re-lockdown of a Chinese county, along with tightened containment measures in other key Asian economies, illustrates the risk of a second wave of infections and a precarious economic “return to normalcy”. Further policy supports announced in the past week suggest that Chinese authorities may be willing to match the size of stimulus from other major economies. In the next three months, risks to Chinese stock prices are still elevated barring a peak in the global pandemic. We maintain a neutral position in both Chinese investable and domestic stocks. Feature Global financial markets are unlikely to sustainably move higher in an environment where it is uncertain whether the COVID-19 virus is abating and business activities can start resuming (Chart 1). China’s economy and stock prices are not insulated from a deep global recession. Price volatility will remain high in Chinese stocks in the next three months and, therefore, we maintain a neutral position in Chinese investable and domestic stocks. Chart 1Close To A Peak In New Cases? In financial markets, cyclical stocks have underperformed defensives since early March. In particular, information technology, materials, industrials and consumer discretionary, all have underperformed the broad market. This reflects a delayed recovery in China’s economic fundamentals. Tables 1 and 2 highlight key developments in China’s economic and financial market performance in the past month. On the growth front, both the official and Caixin PMIs rebounded to above the 50% boom-bust threshold from historic lows in February. However, the indexes suggest that headwinds to China’s economic recovery are not yet subsiding. Table 1China Macro Data Summary Table 2China Financial Market Performance Summary Chart 2Supply Shock Meets A Collapse In Demand The methodology in calculating PMI indexes reflects the net reported improvement in activity relative to the previous month; a reading of 50 represents no month-over-month change. As such, a 52 reading in March’s official PMI suggests that manufacturing activity in China barely ticked up over February. This is concerning given the extremely depressed level of manufacturing activity in February (Chart 2). Furthermore, two important subcomponents of the PMI remained in contractionary territory even after February’s plunge. While the new orders subcomponent modestly improved in line with the overall index, new export orders and the imports index continued to contract (Chart 2, middle panel). The latter is particularly important for investors who focus on global growth because a modest improvement in Chinese domestic demand that does not translate into import growth is of limited benefit to China's trade partners and global economic activity. In our view, China's March PMI reflects a return to normalcy for the supply side, but it also indicates that domestic demand remains very weak (Chart 2, bottom panel). This is a discouraging result. While March’s economic data in the developed world will likely be uniformly negative, China’s weak PMI readings suggest that its economy may have been impacted by “second-round effects”. This aspect is an ominous sign for developed economies, particularly the US, where the number of new cases continues to escalate. A second wave of infections in China and other Asian nations also underlines the fragility of the rebound, both on the social and economic fronts. Although the pandemic in Asia was largely contained domestically by early March, there is now an increasing number of both imported and domestically transmitted cases. China recently locked down a county of about 600,000 residents and Singapore closed schools and workplaces last week due to a re-emergence of domestic cases.1 There are some encouraging signs in China’s housing market. The monthly real estate sector indicators in Table 1 show the severe impact of the pandemic on China’s property market in the first two months of the year. However, the seasonally adjusted daily data indicate that home sales in China’s 30 large- and medium-sized cities steadily picked up in March (Chart 3). By the end of March, the amount of floor space sold in those cities surpassed the same period of the previous year. A return to normal in housing demand and activity will be crucial for easing property developers’ cash constraints and a recovery in China’s construction sector. On the policy response front, monetary and fiscal stimulus measures continue to roll out. The PBoC chopped its 7-day reverse repo rate by 20bps on March 30, which was the third rate cut in 5 months. It helped to push the 3-month interbank repo rate back to its early-2010 low. We noted in a previous report2 that the 3-month repo rate is China's de facto short-term policy rate and that changes in the rate are strongly linked to average lending rates in the economy (Chart 4). A lowering in the repo rate will help to ease financial conditions and support an eventual rebound in China’s economic activity. Chart 3Signs Of A Gradual Revival In The Housing Market Chart 4Lending Rates Bound To Drop Further Further monetary and fiscal stimulus are also pending. The timing and magnitude of these measures suggest that Chinese policymakers may be willing to step up their efforts to match the size of stimulus from other major economies, such as the US.3 If so, it will support our cyclical (i.e. 6-12 months) overweight investment call on Chinese stocks relative to global benchmarks, even though we believe that the short-term risks to Chinese stock prices are still quite elevated. The PBoC adjusted down the interest rate on financial institutions’ central bank excess reserves from 0.72% to 0.35%, effective April 7. The move is significant: the last time that the PBoC reduced the excess reserve rate was in November 2008 during the global financial crisis. The excess reserve rate drop of 0.37% is also larger than the 0.27% dip in 2008. The cut in excess reserves will free up more liquidity for commercial banks and encourage them to lend to businesses. More importantly, the decrease will lower the floor of PBoC’s “interest rate corridor” and pave the way for further reduction in the MLF (the ceiling of the corridor), LPR, and even the benchmark deposit rate which has remained unchanged for the past five years (Chart 5). Last week’s Politburo meeting approved an increase in this year’s quota of local government special purpose bonds (SPBs) along with a bigger fiscal deficit, and the issuance of special treasury bonds (first time since 2007). We believe the fiscal support will help facilitate double-digit growth in infrastructure spending this year. The exact quantity of the SPB quota will be approved at the upcoming National People’s Congress (NPC), but we think the quota will be close to 4 trillion yuan. This amount, which is equivalent of 4% of China’s GDP, will almost double the 2.15 trillion yuan SPBs issued in 2019. Chart 5Lowering The Floor Opens The Door Chinese stocks have lost more than 10% of their value year-to-date. In addition, cyclical stocks have underperformed defensives in the past month (Chart 6). We noted in our October 30 Special Report4 that historically these cyclical sectors have been positively correlated with pro-cyclical macroeconomic and equity market variables. Therefore, a return to outperformance in both the aggregate Chinese stocks and cyclical sectors will likely require strong evidence of an upturn in China’s business cycle. Chart 6Cyclicals Vs. Defensives Performance Has Reversed Course Chart 7RMB Depreciated Due To A Dollar Rally... The recent devaluation in the RMB against the USD is linked to the dollar’s strength. In the near term, the downward pressure on the RMB against the greenback will persist because the dollar will strengthen from signs that the global economy is entering a more protracted slowdown5 (Chart 7). We think it is unlikely that the PBoC will intervene in the exchange rate market to prop up the RMB; the weakness in the RMB has been benign and limited compared with a collapse in EM currencies (Chart 8). A strong RMB does not bode well either for China’s export price competitiveness or corporate profits (Chart 9). As such, we think that the PBoC will allow the RMB’s value to remain weak against the dollar. The ongoing race-to-the-bottom in interest rates and competitive currency devaluations have indeed provided a window for the PBoC to cut interest rates even more. Chart 8...But Appreciated Against EM Currencies Chart 9A Strong RMB Is Not Desired In The Current Environment Qingyun Xu, CFA Senior Analyst qingyunx@bcaresearch.com Jing Sima China Strategist jings@bcaresearch.com Footnotes 1 https://www.bloomberg.com/news/articles/2020-04-02/chinese-county-back-under-lockdown-after-infection-re-emerges?mc_cid=e33ef3872b&mc_eid=9da16a4859 https://www.scmp.com/week-asia/health-environment/article/3078297/singapore-close-schools-most-workplaces-next-week 2Please see China Investment Strategy Special Report "How To Analyze And Position Towards Chinese Government Bonds," dated January 29, 2020, available at cis.bcaresearch.com 3China has deployed bank re-lending programs and supplementary funds totaling about 1.5% of its 2019 GDP. A 4 trillion yuan local government SPBs will add more than 4% of GDP in fiscal spending. Fiscal deficit is likely to be augmented by 2% of GDP, and the issuance of special treasury bonds and local government general purpose bonds should amount to more than 2% of GDP. 4Please see China Investment Strategy Special Report "A Guide To Chinese Investable Equity Sector Performance," dated October 30, 2019, available at cis.bcaresearch.com 5Please see Foreign Exchange Strategy Weekly Report "Which Are The Most Attractive G10 Currencies?" dated March 27, 2020, available at fes.bcaresearch.com Cyclical Investment Stance Equity Sector Recommendations
We continue to recommend investors avoid the S&P real estate sector. For investors seeking defensive protection we would recommend hiding in the S&P health care sector instead, as we highlighted in our mid-March report.1 The chart on the right shows a disturbing breakdown in the inverse correlation between the relative share price ratio and the 10-year Treasury yield. While it makes intuitive sense that this fixed income proxy sector (i.e. high dividend yielding) should move in the opposite direction of the competing risk-free yielding asset, at times of tumult this correlation reverts to positive (top panel) as the sector looses its attractiveness thanks to the very illiquid assets that dominate REITs’ holdings. Commercial real estate prices also remain extended and vulnerable to a deflationary shock (bottom panel). Currently there is no real price discovery as no landlord would dare put any properties for sale in this market starved for liquidity. With the exception of distressed sales, we deem that the “mark to model” mantra will make a comeback, eerily reminiscent of the GFC. Bottom Line: Shy away from the S&P real estate sector. The ticker symbols for the stocks in this index are: BLBG: S5RLST – CCI, AMT, PLD, EQIX, DLR, PSA, SBAC, AVB, EQR, FRT, SPG, WELL, ARE, CBRE, O, BXP, ESS, EXR, DRE, PEAK, HST, MAA, UDR, VTR, WY, AIV, IRM, PEG, VNO, SLG. For more details please refer to this Monday’s Weekly Report. 1 Please see BCA US Equity Strategy Weekly Report, “Inflection Point” dated March 16, 2020, available at uses.bcaresearch.com
Dear client, Next Monday instead of sending you a Weekly Report we will be hosting a live webcast at 10am EST, addressing the recent market moves and discussing the US equity market outlook. Kind Regards, Anastasios Highlights Portfolio Strategy The passing of the mega fiscal package, turning equity market internals, the collapse in net earnings revisions all underscore that we may have already seen the recessionary equity market lows. Investors with higher risk tolerance and a cyclical 9-12 month time horizon will be handsomely rewarded. Firming operating metrics, the defensive nature of tech services at a time when macro data are about to nosedive, compel us to boost the S&P data processing index to overweight. Grim macro data, the rising threat of a debt deflation spiral, poor operating metrics and lofty valuations, all warn that the path of least resistance is lower for REITs. Recent Changes Boost the S&P data processing index to overweight today. Last week we obeyed our rolling stops in our cyclically underweight position in the S&P homebuilders index and cyclically overweight positions in the S&P hypermarkets and S&P household products indexes for gains of 41%, 26% and 5%, respectively.1 Feature The SPX had a streak of three green days last week as congress finally passed a $2tn fiscal easing bill. In fact the last time the S&P 500 had two consecutive green days was right before its February 19 peak. Our view remains that the risk/reward tradeoff for owning equities is favorable for investors with higher risk tolerance and a cyclical 9-12 month time horizon, as we highlighted last Monday in our “20 reasons to start buying equities” part of our Weekly Report.2 As a reminder, during the Great Recession, equities troughed 20 days after the American Recovery and Reinvestment Act of 2009 took effect on February 17, 2009. Thus if history rhymes, an equity market bottom is likely near if not already behind us. Does this mean the SPX has definitively troughed? Not necessarily, but our playbook/roadmap calls for a retest and hold of the recent lows as we have been highlighting in recent research.3 Keep in mind that S&P 500 futures (ES) have fallen over 36% from peak to trough. This is similar to the median fall during recession bear markets dating back to the Great Depression. Most importantly, comparing the two most recent iterations is instructive in attempting to figure out what is baked in the cake. Namely, in the 9/11 catalyzed recession and subprime mortgage collapse catalyzed recession, EPS got halved. Similarly, equities fell 50% from their respective peaks. If we use that assumption – i.e. a recessionary equity bear market fall predicts the eventual profit drubbing – then what the ES futures clocking in at 2174 discounted is that trailing EPS will fall from $162 to $104 and forward EPS from $177 to $113 (Chart 1). Chart 1Joined At The Hip While we have no real visibility on EPS, our sense is that we will not fall further than what was already discounted in the broad market. If we are offside and a GFC or Great Depression ensues, then profits will get halved to $81 and the SPX will fall to 1700. Another simple way of looking at the EPS drawdown is by considering $162 as trend EPS. Then for every month that the economy is shut down roughly $13.5 get shaved off EPS. Thus, triangulating both approaches, a $104 EPS level has discounted a shutdown lasting 4 months and 10 days. This is a tall order and we would lean against such extreme pessimism. Meanwhile, analysts are scrambling to cut estimates the world over. Not only SPX net earnings revisions (NER) are at the lowest point since the GFC, but so is the emerging market NER ratio. The Eurozone and Japan are following close behind (Chart 2). Once again the speed of this downward adjustment suggests that a lot of bad news is already priced in now depressed NER. Chart 2Bad News Is Priced In Chart 3Market Internals Ticking Higher Moreover, equity market internals underscore that we may have already seen the recessionary equity market lows. Chart 3 shows that hypersensitive small caps have been outperforming their large cap peers of late, chip stocks are sniffing out a reflationary impulse and even emerging markets are besting the SPX. Finally, the best China proxy out there, the Aussie dollar, corroborates the bullish signal from all these indicators and suggests that this mini “risk-on” phase can last a while longer (third panel, Chart 3). Nevertheless, the spike in the TED spread (Treasury-EuroDollar spread, gauging default risk on interbank loans) was quite unnerving last week. While we have shown in the past that equity volatility and credit risk are joined at the hip, this parabolic move in the, up to very recently calm, TED spread disquieted us. We will keep on monitoring it closely as the coronavirus pandemic continues to unfold (Chart 4). Chart 4Disquieting Another significant risk that this crisis has exposed is the massive non-financial business debt uptake that has taken root during the ten-year expansion (top panel, Chart 5). We deem investors will be more mindful of debt saddled companies going forward, despite the government’s sizable looming bailout of select severely affected industries from the coronavirus pandemic. Stock market reported data also corroborate the national accounts’ debt deterioration data (bottom panel, Chart 5). Chart 5Watch The Debt Burden… The yield curve has already forewarned that a significant default cycle is looming (Chart 6) and this time is not different. Chart 6…A Default Cycle Looms Importantly, both the equity and bond markets have been sending these debt distress signals for quite some time now (Chart 7). Chart 7Distress Signals Sent A long Time Ago What interest us most from a US equity sector perspective is identifying weak spots that may come under intense pressure in the coming weeks as the economy remains shut down likely until Easter Sunday. Chart 8 shows the current level of net debt-to-EBITDA for the overall non-financial equity market, and the 10 GICS1 sectors (we use telecom services instead of communications services and exclude financials). In more detail, the bar represents the 25 year range of net debt-to EBITDA and the vertical line the current reading for each sector (Appendix 1 below showcases the net debt-to-EBITDA time series for the GICS1 sectors). Chart 8Mind The… Chart 9 goes a step further and juxtaposes EV/EBITDA with net debt-to EBITDA on a two dimensional map. Real estate and utilities clearly stand out as the most debt burdened sectors, with a pricey valuation (For completion purposes Appendix 2 below delves deeper into sectors and shows net debt-to-EBITDA for the GICS2 sectors). Chart 9…Outliers Frequent US Equity Strategy readers know that we believe the excesses this cycle have been in the commercial real estate (CRE) segment of the economy, where prices are one standard deviation above the previous peak and cap rates have collapsed to all-time lows fueled by an unprecedented credit binge (Chart 10). This week we reiterate our underweight stance in the S&P real estate sector and boost a defensive tech services index to an overweight stance. Chart 10CRE: The Epitome This Cycle’s Excesses Reality Bites We continue to recommend investors avoid the S&P real estate sector. For investors seeking defensive protection we would recommend hiding in the S&P health care sector instead, as we highlighted in our mid-March report.4 Chart 11 shows a disturbing breakdown in the inverse correlation between the relative share price ratio and the 10-year Treasury yield. While it makes intuitive sense that this fixed income proxy sector (i.e. high dividend yielding) should move in the opposite direction of the competing risk free yielding asset, at times of tumult this correlation reverts to positive (top panel, Chart 11). In other words, fear grips investors and they frantically shed REITs despite the fact that interest rates collapse. Why? Because these are highly illiquid assets that these REITs are holding and investors demand the “return of” their capital instead of a “return on” their capital when volatility and credit risk soar in tandem (see TED spread, Chart 4). While CRE prices remain extended and vulnerable to a deflationary shock (bottom panel, Chart 11), there is no real price discovery currently as no landlord would dare put any properties for sale in this market starved for liquidity. With the exception of distressed sales, we deem that the “mark to model” mantra will make a comeback, eerily reminiscent of the GFC. Using an example of how all this may play out in the near-term is instructive. As the economy remains shut down, a tenant may forego a rent payment to a landlord and if the landlord is levered and starved of cash, he/she in turn may miss a debt payment to the outfit that holds his mortgage, typically a bank. Chart 11BreakdownAt first sight this may not seem as a big problem on a micro level as the bank may have enough liquidity to withstand a delinquent borrower’s no/late payment. If, however, the bank is itself scrambling for cash, it will foreclose and then put this asset for sale in order to recover some capital. This will put downward pressure on the underlying asset’s price that all borrowing was based upon and a debt deflation spiral ensues (Chart 12). Chart 12Debt Deflation Warning The biggest problem however arises from the bond market. If these deflating assets are all in a CLO or concentrated in a select REIT, then our current financial system setup is not really equipped to handle a failure/delay of payment. This is especially true if some bond holders have hedged their bets and bought CDS on these bonds and demand payment as a “default clause” will in practice get triggered. The longer the economy remains shut down, the higher the credit, counterparty and default risks will rise. Therefore, given that the real estate sector has an extremely high reading on a net debt-to-EBITDA basis (Chart 8), we are concerned about the profit prospects of this niche sector in the coming months. Moreover, the economy is in recession and the recent Markit services PMI is a precursor of grim data to follow. Historically, REITs move in the opposite direction to the PMI services survey and the current message is to expect a catch down phase in the former (Chart 13). Adding insult to injury, the supply response especially on the multi-family construction side is perturbing. In fact, multi-family housing starts have gone parabolic hitting 619K recently, the highest reading since 1986! Such a jump in supply is deflationary and will weigh on the relative share price ratio (multi-family starts shown inverted, bottom panel, Chart 13). Chart 13Tiiimber Finally, lofty valuations warn that if our bearish thesis pans out in the coming months, there is no cushion left to absorb a significant profit shock that likely looms (Chart 14). Chart 14No Valuation Cushion In sum, grim macro data, the rising threat of a debt deflation spiral, poor operating metrics and lofty valuations, all warn that the path of least resistance is lower for REITs. Bottom Line: Shy away from the S&P real estate sector. The ticker symbols for the stocks in this index are: BLBG: S5RLST – CCI, AMT, PLD, EQIX, DLR, PSA, SBAC, AVB, EQR, FRT, SPG, WELL, ARE, CBRE, O, BXP, ESS, EXR, DRE, PEAK, HST, MAA, UDR, VTR, WY, AIV, IRM, PEG, VNO, SLG. Boost Data Processing To Overweight We have been offside on the data processing tech sub-index and today we are booking losses of 39% and boosting exposure to overweight. Data processing stocks are a services-based defensive tech index that typically thrive in deflationary and recessionary environments, according to empirical evidence (Chart 15). We are currently in recession, thus a deflationary impulse will grip the economy and investors will flock to defensive tech stocks when growth is scarce. Tack on the spike in the greenback, and the disinflationary backdrop further boosts the allure of these tech services stocks (third panel, Chart 15). Beyond the recessionary related tailwinds, data processing stocks should also enjoy firming relative demand. While the two bellwether stocks, V and MA, will suffer from the decrease in consumption that requires physical visits and from select services outlays that are severely affected by the coronavirus, online spending by households and corporations should at least serve as a partial offset. Chart 15Time To Buy Defensive Tech Chart 16What’s not To Like? Already, industry pricing power gains have been accelerating at a time when overall inflation has been tame. This will boost revenues – and given high operating leverage and high and rising profit margins – that will flow straight through to profits (Chart 16). While relative profit growth and sales estimates may appear uncharacteristically high and unrealistic to attain, this is what usually transpires in recessions: sell side analysts trim SPX profit and revenue forecasts more aggressively than they do for the defensive data processing index (Chart 17). In fact, given that we are still in the early stages of recession, we expect a further surge in relative EPS and sales estimates in the coming months. Chart 17Seeking Growth When Growth Is Scarce Chart 18Risk: Lofty Valuations However, there is a key risk to our bullish stance in this tech service index: valuations. Relative valuations are still pricey despite the recent fall from three standard deviations above the historical mean to half that, according to our relative valuation indicator. Technicals have also corrected from an extremely overbought reading, but a cleansing washout has yet to occur (Chart 18). Netting it all out, firming operating metrics and the defensive nature of tech services at a time when macro data are about to nosedive, compel us to boost the S&P data processing index to overweight. Bottom Line: Boost the S&P data processing index to overweight today from previously underweight for a loss of 39% since inception. The ticker symbols for the stocks in this index are: BLBG: S5DPOS – ADP, V, MA, PYPL, FIS, FISV, GPN, PAYX, FLT, BR, JKHY, WU, ADS. Anastasios Avgeriou US Equity Strategist anastasios@bcaresearch.com Appendix 1 Chart A1Appendix A1 Chart A2Appendix A2 Appendix 2 Chart A3Chart A4 Footnotes 1 Please see BCA US Equity Strategy Daily Report, “Housekeeping” dated March 26, 2020, available at uses.bcaresearch.com. 2 Please see BCA US Equity Strategy Weekly Report, “The Darkest Hour Is Just Before The Dawn” dated March 23, 2020, available at uses.bcaresearch.com 3 Please see BCA US Equity Strategy Daily Report, “Gravitational Pull” dated March 12, 2020, available at uses.bcaresearch.com. 4 Please see BCA US Equity Strategy Weekly Report, “Inflection Point” dated March 16, 2020, available at uses.bcaresearch.com. Current Recommendations Current Trades Strategic (10-Year) Trade Recommendations Size And Style Views June 3, 2019 Stay neutral cyclicals over defensives (downgrade alert) January 22, 2018 Favor value over growth May 10, 2018 Favor large over small caps (Stop 10%) June 11, 2018 Long the BCA Millennial basket The ticker symbols are: (AAPL, AMZN, UBER, HD, LEN, MSFT, NFLX, SPOT, TSLA, V).
Highlights Financial markets have experienced two weeks of wild swings: Following the negative 5-standard-deviation weekly move in the S&P 500 two weeks ago, the index moved at least 2.8% in each of last week’s first four sessions. 10- and 30-year Treasury yields made one all-time low after another. The coronavirus has arrived in the United States: It would appear inevitable that the coronavirus is going to spread across the US; the unknowns are how long it will spread, how deadly it will be, and how much it will impact the economy. Confronted with these unknowns, markets shot first and left asking questions for later. The selling may have gone a little far. The Fed and the Democratic candidates for president were in the news last week, … : The Fed made its first intra-meeting rate cut since the financial crisis was raging, cutting the fed funds rate by 50 basis points instead of waiting for its regularly scheduled March 17-18 gathering. Super Tuesday upended the chase for the Democratic presidential nomination, as our geopolitical strategists foresaw. … and we offer our quick read on their market impact: We expect that the Fed’s rate cut will be modestly positive for markets and the economy, while Joe Biden’s move to the head of the Democratic pack greatly diminished a risk that would otherwise have troubled investors all the way to November 3rd. Feature US equities have endured a rollercoaster ride over the last two-and-a-half weeks. From its all-time intraday high of 3,393.52 on February 19th, to the February 28th intraday low of 2,855.84, the S&P 500 corrected by 15.8% in just seven sessions. The brunt of the decline occurred two weeks ago, when the index lost 11.5% in its fourth worst week in the last six decades. The decline amounted to more than a negative 5-standard-deviation event, and took its place among what we now consider to be landmark episodes in US stock market history (Table 1). Table 1Socialism + Pandemic = History (But Not The Good Kind) The epic rout followed a weekend of distressing news. First, the coronavirus (COVID-19) slipped its Asian bonds, popping up fully formed in Italy and Iran in a sobering demonstration of its global reach. Second, Bernie Sanders had seemingly solidified his grip on the Democratic presidential nomination by trouncing the rest of the crowded field in the Nevada caucuses with nearly twice the share of the vote that he captured in his Iowa and New Hampshire wins. We therefore characterize the February 28th intraday low as the coronavirus/Sanders bottom. The former is still running around freely, but the latter has been largely contained. COVID-19 will surely be with us for a while longer, and may yet push the S&P 500 below its February 28th low, but it will have to do so without help from Bernie Sanders. Joe Biden reclaimed front-runner status following his tremendous Super Tuesday performance, and support for him coalesced with remarkable speed, relieving investors’ acute concern about a Sanders presidency. The primary campaign is still in its early stages, and the gaffe-prone Biden is capable of multiple stumbles between now and the nominating convention, but a general election without a self-declared socialist bent on ending health insurance as we know it will provoke considerably less market anxiety. The Rate Cut Equities had been pining for a rate cut, beginning last week’s surge upon the news that central bankers would be joining the G-7 Finance Ministers on their hastily arranged Tuesday morning conference call. After an immediate 2.5% pop upon the announcement of the intra-meeting cut, however, the S&P 500 sagged and wound up ending Tuesday’s session nearly 2% lower than its pre-cut level. The dismal market reception, and Powell’s own halting, tepid responses to questions at the press conference to discuss the rationale for the move left investors wondering if the Fed had made a mistake. We neither know nor care if it will turn out to be good policy, but we expect that the rate cut will lend support to risk assets over our 12-month investment horizon. Why would the Fed use monetary policy to try to combat a public health crisis, or any supply shock? Monetary policy tools were not made to fight public health crises. They will not speed the development of an antidote, make medical care more widely available, or make up for a lack of preparedness at the public health agencies leading the effort to blunt COVID-19’s spread. They also are not particularly well-suited to combat supply shocks. They cannot resolve global supply bottlenecks, put more people back to work in China, South Korea and Italy, or create and distribute all the test kits and protective clothing that medical professionals sorely need. It is within the Fed’s power, however, to try to keep COVID-19’s second-order economic consequences from taking root. Negative headlines, deserted shopping districts and runs on products like hand sanitizer and face masks can drag down business and consumer confidence. Falling confidence can weigh on consumption and investment, hobbling output, stifling employment growth, and raising the specter of a negatively self-reinforcing dynamic in which layoffs lead to less consumption, which feeds more layoffs, and less investment, etcetera. If the Fed can bolster the spirits of consumers and businesses, it can help to contain COVID-19’s adverse economic impact. Won’t this move leave the Fed with less ammunition down the road? Yes, it surely will, especially if the Fed would prefer to stick to conventional policy tools to combat the next recession. Last week’s cut may postpone the start date of that recession, however, affording the Fed a chance to execute a series of rate hikes before it arrives. For an investor with a timeframe that doesn’t exceed twelve months, it may not matter, provided the increased accommodation successfully reduces near-term recession risk. Do you think this move will be effective? At the margin, yes, we think it will. First of all, it will contribute to the mortgage-refinancing wave that has been building since the beginning of the year (Chart 1). With an average 3.45% 30-year fixed-rate mortgage rate, data provider Black Knight estimates 11 million borrowers could save at least 75 basis points by refinancing their existing loans.1 If the average rate were to fall to 3%, as it would if the spread between mortgage rates and Treasury yields simply eases back to the 2% neighborhood (Chart 2), the pool of potential refinancers would expand to 19 million. Reduced mortgage payments put more money in homeowners’ pockets and will help support consumption at the margin. Chart 1Mortgage Refis Were Already Ramping Up, ... Chart 2... And There Will Be Even More Activity Once Mortgage Spreads Normalize Lower rates will also increase demand for new-home purchases, which have positive multiplier effects, and other big-ticket consumer goods. They will also support investment at the margin, as hurdle rates fall, and more opportunities are projected to generate a positive net present value. Potential homebuyers may be less prone to attend open houses or conduct home searches if COVID-19 spreads, and skittish managers may be less prone to invest, but easier monetary conditions do promote economic activity. Finally, a Fed that is demonstrably committed to easing monetary conditions to mitigate COVID-19’s potential negative impacts may help shore up business and consumer confidence. It will take confidence to keep gloomy virus headlines from becoming a self-fulfilling recession prophecy. As Figure 1 illustrates, the Fed does have the means to boost demand in financial markets and the real economy. Figure 1Monetary Policy And The Economy What will it mean for markets? It may encourage investors to pay more for each dollar of a corporation’s earnings, helping to cushion equities from falling earnings projections (the Confidence/Risk Taking channel in Figure 1), though we think a surer outcome is that it will keep the search for yield at a fever pitch. Life insurers, pension funds and endowments can no longer rely on highly-rated sovereign bonds to deliver the income to meet their fixed obligations, but have very little leeway to allocate away from fixed income. They have therefore been forced to venture further and further out the risk curve (Figure 1’s Portfolio Balance Effect), which has had the effect of providing an ample supply of funds for less-than-pristine borrowers. Under zero- and negative-interest-rate policy (ZIRP and NIRP, respectively) just about any borrower aside from brick-and-mortar retailers and thinly capitalized oil drillers can attract a line of would-be lenders out the door and around the corner simply by offering an incremental 50-75 bps of yield. Since no borrower defaults, or goes bankrupt, as long as there is a lender willing to roll over its maturing obligations, extraordinarily accommodative monetary policy has had the effect of limiting default rates. We expect that the Fed’s move back in the direction of ZIRP will continue to squeeze spreads and ease financial conditions. That’s far from an ideal fundamental basis for owning spread product, and it won’t keep credit outperforming forever, but we expect it will allow spread product to continue to generate positive excess returns over Treasuries and cash over the next twelve months. Recession Prospects There is no doubt that the probability of a recession is rising. COVID-19 is already exerting intense pressure on the airline and hotel industries, and strapped small businesses will find themselves in its crosshairs soon. It is certainly possible that a recession could sneak up on us while we focus on our assessment of the monetary policy backdrop. But just as COVID-19 survival rates are heavily influenced by a patient’s intrinsic condition, the economy’s prognosis may be a function of its pre-outbreak status. To assess the economy’s vital signs, we begin with housing, the major economic segment with the greatest interest-rate sensitivity. If monetary policy is less accommodative than we’ve estimated, the housing market might be gasping for air, but it appears to be as fit as a fiddle. Permits and starts turned sharply higher in the middle of last year (Chart 3, top panel), following the sales component of the NAHB survey (Chart 3, bottom panel) and purchase mortgage applications (Chart 3, middle panel). Homes are already quite affordable, relative to history (Chart 4, top panel), and they’re bound to get even more affordable as mortgage rates fall. Chart 3Housing Charts Are Up And To The Right Across The Board Chart 4Homes Are Amply Affordable Nothing in the available data indicates that housing is running too hot. Residential investment’s contribution to GDP has flipped from barely negative to modestly positive (Chart 5), and there are no signs that its current course is unsustainable. Unsold inventories and the share of vacant homes are at 25-year lows (Chart 6), and starts and permits are only just catching up with the multi-year average of household formations, suggesting that the market has been undersupplied since the crisis excesses were worked off. The overall takeaway is that the housing market is in the early days of an overdue recovery that has plenty of room to run. Chart 5Residential Investment's Current Pace Is Easily Sustainable, ... Chart 6... And The Housing Market Still Looks Undersupplied Chart 7The Labor Market Is Strong Table 2No Sign Of Recession Here February’s employment situation report, ignored by markets in the throes of Friday's selloff, suggests that the labor market, and by extension the economy, was in fighting trim before COVID-19 took root in American soil (Chart 7). February’s net job additions far surpassed consensus estimates, and the figures for January and December were revised appreciably higher (Table 2). With the three-month moving average of net additions coming in one-third higher than expected, the report was nothing short of tremendous. The March release is sure to be worse, and the all-time record streak of expanding monthly payrolls may well come to an end, but the patient was in an awfully robust state before it encountered the virus, and that bodes well for its immediate future. The Democratic Primaries Super Tuesday turned out to be super for US financial markets. With all of the Democratic party’s machinery now at the service of Joe Biden, the probability that frightening left-tail outcomes might emerge from the general election has been dramatically reduced. Markets can live with a Biden-Trump contest no matter how it turns out. Although we thought that markets were exaggerating the potentially negative conditions that would ensue under President Sanders, they would have been subject to rolling bouts of angst every time his general election prospects rose. Though our geopolitical strategists unwaveringly saw the former vice president as the Democratic frontrunner, theirs was a decidedly minority view. Following the Nevada caucus, Sanders was viewed far and wide as the presumptive nominee. Although a Biden administration would presumably be less market-friendly than the current administration, he himself is a card-carrying member of the establishment and wouldn’t do anything that would upset the apple cart. From an investment perspective, Biden is the candidate that would Make America Predictable Again, and even if re-election is markets’ preferred outcome, the prospect of a Biden presidency is hardly frightening. Investment Implications Although our conviction level has fallen in the face of COVID-19 uncertainties, we hold to our view that a soft patch is more likely than a recession, and a correction is more likely than a bear market. We remain constructive on risk assets because we think the selling has gotten overdone. There may well be more of it, and the S&P 500 could reach its 2,708.92 bear-market level before we can publish again next Monday, but we will be buying it in our own account all the way there. We think the most plausible worst-case scenario is a sharp but short recession, produced by a nasty supply shock that frightens households and businesses enough that they cease to consume or invest. The demand strike would imperil indebted businesses that suffered the biggest revenue declines: airlines, hotels, restaurants, retailers, thinly capitalized oil producers and a range of small businesses. They would shrink their workforces and many would default on their loans. That would be bad, as all recessions are bad, but it wouldn’t be a replay of the crisis. Credit extended to the sorts of borrowers listed above, ex-small businesses, is well-dispersed throughout the economy via corporate bonds and securitizations. The exposures the SIFI banks and their large- and mid-cap regional bank cousins have retained will be easily absorbed by the layers of additional capital mandated by Dodd-Frank and Basel 3. It seems to us that markets are pricing in a significant probability of something much worse than a run-of-the-mill recession, and we think that sets up an attractive risk-reward profile for investors in risk assets. We reiterate our risk-friendly recommendations, though we now recommend that fixed-income investors maintain benchmark duration positioning. We failed to appreciate the potential scope for a decline in long yields and are correcting course now. Doug Peta, CFA Chief US Investment Strategist dougp@bcaresearch.com Footnotes 1 Boston, Claire and Raimonde, Olivia, “A 30-Year Mortgage Below 3%? Treasury Rally Offers Bargain Loans,” Bloomberg, March 5, 2020.
Yesterday, BCA Research's China Investment Strategy service concluded that land and home sales are likely to pick up in 2020 thanks to government expenditure. Investors should not expect large fluctuations in housing prices, but growth in home sales may…