Real Estate
Highlights Portfolio Strategy The firming long-term housing demand backdrop, lumber price cost relief, steady new home prices and favorable new home sales expectations, all signal that it is time to buy homebuilders. On the flip side, we do not want to overstay our welcome in the S&P home improvement retail index as a number of leading industry profit indicators have started to wave a yellow flag. Recent Changes Boost the S&P Homebuilding index to overweight today. Trim the S&P Home Improvement Retail index to neutral and lock in gains of 13.3% today. Table 1 Feature Another week, another SPX all-time high. Investors have refocused their attention on the important macro drivers: solid profits, easing fiscal policy, and still-benign monetary policy with the real fed funds rate barely probing 0%. Trade-related rhetoric has taken the back seat as it has now become obvious that the rest of the world will bear the brunt of President Trump's trade escalation. Our EPS growth models are sniffing this out, with the SPX ticking higher, while our global profit model sinking close to nil (Chart 1). Chart 1Ex-U.S. EPS Will Bear The Brunt Of Trade Wars Importantly, we are impressed by how thick-skinned the market has become to negative trade-related news. Putting the looming Chinese tariffs into proper perspective is instructive. Assuming a 25% tariff rate on $250bn worth of Chinese manufactured goods and no relief from the renminbi's steep depreciation since April, results in a "tax" of $63bn. The net new "tax" is actually $53bn as an average 3.8%1 import tariff rate already exists on manufactured goods. The consumer and corporations will bear the brunt of this "tax", so it is worth examining the data on household net worth, consumer incomes, and corporate sales. Federal Reserve data show that household net worth increased by $8.1tn in the past year. BEA data reveal that total wage & salary disbursements increased by $400bn, and BCA's projections call for $600bn increase in SPX sales for 2019 (using IBES data for calendar 2019, Chart 2). In other words, it becomes clear that $53bn in a new tariff "tax" will barely eat into net worth, consumer incomes or corporate revenue flows. In addition, according to the IMF, fiscal easing in 2019 will surpass even this year's fiscal expansion in the U.S. The upshot is that over 1% of GDP in fiscal thrust in 2019 thwarts the specter of tariffs, before the fiscal impulse turns negative starting in 2020 (bottom panel, Chart 2). Meanwhile, following up from last week's report when we posited that the current macro backdrop resembles more the mid-2000s than the late-1990s, we are challenging ourselves and asking what if we are wrong in our assessment. Could we actually be replaying a late-1990s episode instead? Revisiting the late-1990s in more detail is in order, refreshing our memory on the sequence of events that led to the climactic LTCM bailout, and highlighting potential signposts that can be helpful in navigating today's macro and equity market maps. In March 1997 the Fed raised rates and pushed the fed funds rate to 5.5%. In hindsight that was a mistake as the Fed then paused the tightening cycle and watched as the Thai baht began to tumble in late-June 1997, eventually gripping all of the emerging world. True, the U.S. stock market modestly pulled back in October 1997 and the VIX spiked to 38. Then, as equities recovered in Q1/1998 and jumped to fresh all-time highs, suddenly the yield curve inverted in May 1998. Undeterred, the S&P 500 hit another peak in July of 1998 before falling roughly 20% in the subsequent month. Finally, once Russia defaulted and the Fed had to bail out the banks due to the LTCM fiasco, the FOMC, late in the game in September 1998, started to ease monetary policy, and engineered a steepening of the yield curve (Chart 3). Chart 2Trade "Tax" A Drop In The Bucket Chart 3Sequence Of Macro Events Matters The most important signpost from this trip down memory lane is the yield curve. In other words, heed the signal from the bond market: the yield curve inversion correctly predicted a reversal of Fed policy and naturally led the temporary peak in the stock market. Importantly, despite the peak-to-trough near-20% decline in the SPX between July and late-August 1998, if someone had bought the index on Jan 2, 1998 and held through the cathartic LTCM bailout, they remained in the black (bottom panel, Chart 3), and a buy the dip strategy was a winning one. As a last reminder, the SPX jumped another 65% from the August 1998 trough until the March 2000 peak that was preceded, once again, by another yield curve inversion. At the current juncture, were the yield curve to invert we would become overly cautious on the broad equity market as we highlighted in late-June2, and would begin to transition the portfolio away from cyclicals and toward defensives. But, we are not there yet. Thus, we sustain our sanguine broad equity market outlook on a 9-12 month horizon and our SPX target remains 10% higher with EPS doing all the heavy lifting as the multiple moves sideways (for more details, please refer to our April 30th, 2018 Weekly Report titled "Lifting SPX Target"). This week we are taking a deeper dive in housing and housing-related equities and making a subsurface portfolio shift. Look Through The Housing Soft Patch, And... While housing-related data releases have been slightly weaker than anticipated lately, we deem that this softness is transitory as housing market fundamentals rest on solid foundations. On the demand side, first-time home buyers still make only a third of total home sales and the homeownership rate is near generational lows, underscoring that pent up housing demand exists. In fact, the percentage of 18-34 year-olds that live with their parents remains close to 32% a multi-decade high and also represents another source of housing demand that has been dormant because of the Great Recession (Chart 4). Importantly, household formation is still running at a higher clip than housing starts and permits, signaling that the risk of a significant supply/demand imbalance is rising. Historically, this gets resolved via higher prices. Further on the supply side, inventories of existing and new homes for sale remain low and point toward a tight residential housing market (Chart 5). The 98.5% homeowner occupancy rate corroborates the apparent residential real estate market tightness. Chart 4Homeownership Still Well Within Reach Chart 5Positive Housing Demand/Supply Dynamics True, affordability has taken a hit both as a result of rising home price inflation and mortgage rates. But, putting affordability in historical context reveals that homeownership is still well within reach. Were we to exclude that aberration of the post 2007 surge in affordability owing to the collapse in house prices and all-time lows in mortgage rates, affordability is higher than the 1992-2007 range and only lower than the early 1970s. The reason is largely because of still generationally-low interest rates (Chart 5). While a rising interest rate backdrop and sustained house price inflation will continue to dent affordability, as long as job certainty remains intact and wage growth picks up steam as we expect (please see Chart 4 from last week's publication), we doubt that the U.S. housing market will suffer a relapse. ...Boost Homebuilders To Overweight, But... In that light, we recommend augmenting exposure to overweight in the S&P homebuilding index. With the labor market at full employment and unemployment insurance claims on the verge of breaking below the 200K mark, housing starts should regain their footing (Chart 6) and propel homebuilding profits. In addition, the latest Fed Senior Loan Officer survey showed that demand for residential real estate loans ticked higher, while simultaneously bankers remain willing extenders of mortgage credit. The implication is that new home sales will likely reaccelerate in the coming months (third & bottom panels, Chart 7). Chart 6Homebuilders Rest On Solid Foundations Chart 7Lumber Input Cost Relief While galloping lumber prices were previously a key reason for putting the S&P homebuilding index on our high-conviction underweight list, the recent liquidation, down $300/thousand board feet since the mid-May peak, in lumber prices represents a massive input cost relief for homebuilders (second panel, Chart 7). With regard to the relative pricing power front, previous price concessions (new home prices compared with existing home prices) are paying off as new home sales are steadily gaining a larger slice of the overall home sales pie (second & third panels, Chart 8). As input cost relief is slated to kick in during the next few months, especially on the framing lumber front, at a time when new home prices have stabilized, homebuilding sales and profits will likely overwhelm (bottom panel, Chart 8). While the latest NAHB/Wells Fargo National Home Market survey showed some softness on the overall housing market index (HMI), keep in mind that both the HMI and the sales expectations subcomponents of the survey are squarely above the 50 boom/bust line and only slightly below the recent cyclical highs (top and second panels, Chart 9). This healthy housing backdrop is also evident in plentiful construction job openings and expanding national house prices (third & bottom panels, Chart 9). Nevertheless, there are two risks to our upbeat S&P homebuilding view. First, interest rates. At the margin, rising mortgage rates can be a source of deficient housing demand especially for first-time home buyers. However, as mentioned earlier, interest rates are generationally low (middle panel, Chart 10) and the job market remains vibrant which should continue to entice first-time home buyers to make one of the largest purchase decisions of their lifetime. Chart 8Price Hikes Should Stick Chart 9Big Gaps Set To Narrow Chart 10Two Risks: Interest Rates & Wages Second, industry wage inflation. Construction sector wages are climbing rapidly, as much as 150bps faster than overall average hourly earnings (bottom panel, Chart 10). This is another key input cost for homebuilders that could eat into profit margins, especially if new home price inflation does not stick. In sum, a firming long-term housing demand backdrop, lumber price cost relief, steady new home prices and favorable leading indicators of new home sales will more than offset rising interest rates and industry wage inflation. Bottom Line: A playable opportunity has surfaced to ride the S&P homebuilding index higher. Lift exposure to overweight. The ticker symbols for the stocks in this index are: BLBG: S5HOME - DHI, LEN, PHM. ...Don't Over Stay Your Welcome In Home Improvement Retailers Nevertheless, we do not want to overstay our welcome on the other residential real estate-levered consumer discretionary subgroup, the S&P home improvement retail (HIR) index. We recommend a downgrade to a benchmark allocation for a relative gain of 13.3% since the July 5, 2016 inception. Such a move does not reflect a worsening overall housing view; as we made clear in our analysis above, we remain housing market bulls. Instead, we are concerned that too much euphoria is already priced in HIR equities. Chart 11 shows that fixed residential investment as a percentage of GDP is up 50% from trough to the recent peak (similar to the advance in existing home sales), whereas relative HIR performance is up 170% in the same time frame. Our worry is that optimistic sell side analysts' relative profit forecasts will be hard to attain, let alone surpass (bottom panel, Chart 11). Three main reasons are behind our softening EPS backdrop for home improvement retailers. First, our HIR model has plunged on the back of the wholesale liquidation in lumber prices and rising interest rates (Chart 12). Lumber deflation in particular will prove a profit headwind as building supply Big Box retailers make a set margin on wood products. Chart 11Too Much Euphoria Chart 12Timberrrr! Second, household appliance and furniture & durable selling prices have tentatively crested, and represent another source of profit headaches for HIR (bottom panel, Chart 13). Finally, select industry operating metrics suggest that the easy profits are behind HIR. Not only is our productivity growth proxy (sales per employee) on the verge of deflating, but also an inventory surge has sunk the HIR sales-to-inventories ratio into the contraction zone (second & third panels, Chart 13). But there are still some pockets of strength in the home improvement retailing industry that prevent us from turning outright bearish on the S&P HIR index. Despite the aforementioned easing in appliance and furniture wholesale prices, our HIR implicit price deflator has spiked on a short-term rate of change basis, likely owing to firm demand for remodeling activity. Indeed, the latest NAHB remodeling survey remains perched near record highs. The implication is that the recent lull in industry sales growth may reverse (middle and bottom panels, Chart 14). Importantly, a large driver of the previous cycle's remodeling activity was the availability of HELOCs and the stratospheric rise in Mortgage Equity Withdrawal (popularized by Fed economist Dr. James Kennedy). Now that home equity has nearly doubled to near 60% from the depths of the GFC, there are rising odds that homeowners may begin to tap their rebuilt equity and embark upon more renovations (top & middle panels, Chart 15). Tack on rising disposable incomes (bottom panel, Chart 15) and a buoyant labor market and the outlook for remodeling activity brightens further. Chart 13Operational Trouble Brewing... Chart 14...But Offsets... Chart 15...Exist Netting it out, is it prudent to lock in gains in the S&P HIR index as profit drivers have downshifted at the margin. Bottom Line: Crystalize gains of 13.3% in the S&P HIR index since inception, and downgrade exposure to neutral. The ticker symbols for the stocks in this index are: BLBG: S5HOMI - HD, LOW. Anastasios Avgeriou, Vice President U.S. Equity Strategy anastasios@bcaresearch.com 1 Source: The World Bank, https://data.worldbank.org/indicator/TM.TAX.MANF.SM.FN.ZS?locations=US&name_desc=true 2 Please see BCA U.S. Equity Strategy Weekly Report, "Has The Reward/Risk Tradeoff Changed?" dated June 25, 2018, available at uses.bcaresearch.com. Current Recommendations Current Trades Size And Style Views Favor value over growth Favor large over small caps
The opposing sides of our market- and industry-neutral trade going long the S&P homebuilding index/short the S&P REITs index1 have both been on the receiving end of negative data in the last month. With respect to homebuilders, housing permits, a leading indicator of future starts, fell well short of expectations this week and took the S&P homebuilding index down with it. Meanwhile rising UST yields have been weighing heavily on REIT stocks. The end result is that our trade has given up its early gains. The macro environment tells us that it is too early to throw in the towel on this trade. We continue to believe prices in the residential real estate sector have the upper hand over their commercial real estate (CRE) peers. Existing home inventories have tightened and remain at historically low levels, which should support pricing. On the flip side, our CRE occupancy rate composite is still contracting, warning that already-slowing pricing has further to fall. The divergence in pricing should support homebuilders' returns at the expense of REITs. Bottom Line: We reiterate our long S&P homebuilding/short S&P REITs pair trade. The ticker symbols for the stocks in the S&P homebuilding and S&P REITs indexes are: BLBG: S5HOME - LEN, PHM, DHI and BLBG: S5REITS - IRM, MAA, AMT, BXP, PLD, ESS, CCI, PSA, O, VTR, VNO, WY, EQIX, DLR, EXR, DRE, FRT, WELL, SBAC, HCP, GGP, KIM, EQR, UDR, REG, MAC, HST, SPG, AVB, AIV, SLG, ARE, respectively. 1 Please see BCA U.S. Equity Strategy Special Report, "UnReal Estate Opportunity," dated July 9, 2018, available at uses.bcaresearch.com.
Highlights The latest round of tariffs on U.S. imports from China confirms that the Trump administration's confrontation with China goes beyond the mid-term elections. Desynchronization between the U.S. and China/EM growth foreshadows dollar appreciation. The latter is the right medicine for the global economy for now. A stronger dollar is required to redistribute growth and inflation away from the U.S. and towards the rest of the world. China needs a weaker currency to offset deflationary pressures stemming from domestic deleveraging and trade tariffs. For EM ex-China, the dollar rally is painful, but it is the right medicine in the long run. It will bring about the unraveling of excesses within their economies. Feature The global economy presently finds itself between two strong and opposing crosscurrents: robust growth and mounting inflationary pressures in the U.S. on the one hand, and weakening Chinese growth on the other. Desynchronization between China/EM and the U.S. has been our theme since April 2017.1 Although this theme has become evident and to a certain degree priced into the markets, we believe it is not yet time to abandon it. Before exploring this analysis in greater depth, we will address the issue of whether strong U.S. demand will reverse the slowdown in the global trade cycle, and update our thoughts on the trade wars. Global Trade And Trade Wars Our leading indicators for global trade do not herald a reversal in the global exports slowdown. Chart I-1 demonstrates that the ratio of risk-on versus safe-haven currencies2 leads global export volumes by several months, and it does not yet flag any improvement. Chart I-1Risk-On / Safe-Haven Currency Ratio As An Indicator Of Global Trade In addition, Taiwanese exports of electronic products lead the global trade cycles by a couple of months, and they are currently pointing to further deceleration in world exports (Chart I-2). It seems extremely robust U.S. domestic demand growth has not prevented a slowdown in global trade in general and EM exports in particular. The reason for this is that many developing countries' shipments to China are larger than their exports to the U.S., as illustrated in Table I-1. Chart I-2Taiwanese Electronics Exports##br## Slightly Lead Global Exports Table I-1Many Emerging Economies##br## Sell More To China Than To The U.S. The latest decision by the U.S. administration to impose a 10% tariff on $200 billion of imports from China and increase this rate to 25% starting January 1, 2019 confirms that the Trump administration's confrontation with China goes beyond the mid-term elections. The true intention of the U.S. is to contain China's geopolitical rise to preserve its global hegemony. These episodes of import tariffs will likely mark the beginning of a much longer and drawn-out geopolitical confrontation. Our colleagues at BCA's Geopolitical Strategy service have been noting for several years that a U.S.-China confrontation is unavoidable.3 In this vein, it is not clear to us why global growth-sensitive and China-leveraged plays in financial markets have rallied in recent days on the new tariff announcement. We can think of two reasons: (1) markets expect China to stimulate domestic demand aggressively to counter tariffs; and (2) gradually rising U.S. import tariffs will boost global trade in the near term, as companies front load their production and shipments before the 25% tariff rate takes hold. On the first point, there has so far been no major new fiscal stimulus announced in China. We detailed fiscal numbers in our August 23 report,4 and there have been no changes since. As to liquidity easing - which has been material - our assessment is that it is likely to be overwhelmed by ongoing regulatory tightening on banks and shadow banking. In short, lingering credit excesses and regulatory tightening will hamper the monetary transmission mechanism from lower interest rates to faster credit growth. So far, money growth in China remains very weak (Chart I-3). Chart I-3China's Narrow Money And EM Stocks On the second point, we cannot rule out a moderate and temporary improvement in global trade due to various technical factors. Yet, any rally rooted in this will prove to be short-lived and fleeting. Bottom Line: Escalating tariffs on U.S. imports from China will reinforce the tectonic macro shifts that have been in place since early this year: it will lift U.S. inflation slightly and weigh on Chinese growth. Rising U.S. Inflation U.S. core inflation is accelerating and moving above the Federal Reserve's soft target of 2%. This will substantially narrow the Fed's maneuvering room to respond to the turmoil in EM and weakening growth outside the U.S. Chart I-4 demonstrates that an equally weighted average of various core consumer inflation measures for the U.S. has been markedly accelerating. The components of this core inflation aggregate are presented in Chart I-5 and include: trimmed mean CPI, trimmed mean PCE, market-based core PCE and median CPI. Besides, the U.S. labor market is super tight, and employee compensation growth will continue to rise. This will put downward pressure on corporate profit margins and will push businesses to consider passing on their rising costs to consumers. Provided wage growth will continue accelerating and the job market and confidence both remain strong, odds are that companies will be able to raise their selling prices. Chart I-4U.S. Inflation Is Rising... Chart I-5...Based On Various Core Measures Weakening Chinese Growth Growth continues to weaken in China. In particular: The aggregate freight index (transport by railway, highway, waterway, and aviation) is sluggish and the measure of Air China's freight continues to downshift (Chart I-6). The strength in China's residential property market since 2015 has partially been due to the central bank providing very cheap financing directly to housing via its Pledged Supplementary Lending (PSL) scheme. We have argued in the past that this represents nothing less than monetization of excess housing inventories directly by the People's Bank of China.5 This has boosted property prices and sales, supporting the economy over the past two years. Having met the objective of reducing housing inventories, the PBoC has lately reduced the amount of PSL. Provided changes in PSL flows have led both housing prices and sales volumes, it is reasonable to expect a relapse in new sales in the next six months or so (Chart I-7). Chart I-6China: A Slowdown In Freight Indicators Chart I-7China: Housing Sales To Roll Over Soon Our main theme in China has been and remains shrinking construction activity - both infrastructure and property building. This is the primary rationale for our negative view on commodities prices as well as weakness in mainland aggregate imports. Chart I-8 illustrates property construction activity is already contracting. Headline fixed asset investment in real estate has been held up by booming land purchases, yet equipment purchases as well as construction and installation have been shrinking (Chart I-8). Capital expenditures for all industries, including construction and installation, purchase of equipment and instruments - but excluding land values - are also very weak (Chart I-9). Chart I-8China: Property Investment##br## Excluding Land Is Contracting Chart I-9China: Overall Capex##br## Is Very Weak Interestingly, our proxy for marginal propensity to spend6 by Chinese companies leads global industrial metals prices, and continues pointing to more downside (Chart I-10). With respect to oil, Chinese oil import growth has downshifted considerably (Chart I-11) implying that global oil prices have been mostly propped up by supply concerns. Chart I-10Chinese Companies' Propensity##br## To Spend And Metal Prices Chart I-11China: A Slowdown##br## In Oil Imports Currency Markets As A Rebalancing Mechanism Pressures from growth desynchronization between the U.S. and China and trade wars continue to build. Left unchecked, these imbalances will enlarge and culminate into a bust. A release valve is needed to diffuse these accumulating pressures. Currency and bond markets often act as such - they move to rebalance the global economy and amend economic excesses. Odds are that exchange rates will continue to act as a rebalancing conduit. A stronger dollar is the right medicine for the global economy at the moment. A stronger dollar is required to redistribute growth away from the U.S. and towards the rest of the world. In particular, dollar appreciation is needed to cap budding U.S. inflationary pressures. China needs a weaker currency to offset deflationary pressures stemming from domestic deleveraging and trade tariffs. In turn, a stronger greenback will cause capital outflows from EM and compel the unraveling of excesses within the developing economies. While the result will be painful growth retrenchment for EM in the medium term, cheapened currencies and deleveraging (an unwinding of credit excesses) will ultimately create a foundation for stronger and healthier growth in the years ahead. As to the question of why the dollar would rally in the face of widening twin deficits, we have the following remarks. In a world where growth and inflation are scarce (i.e., in a deflationary milieu), a wider current account deficit and higher inflation - signs of robust domestic demand - will attract capital, ultimately lifting a country's currency. By contrast, in a world of strong growth and intensifying inflationary pressures, twin deficits and higher inflation will cause a country's currency to depreciate. Our assessment is that the global economic backdrop is still more deflationary than inflationary, despite intensifying inflationary pressures in the U.S. Therefore, twin deficits and inflation in the U.S. will be at a premium. That and the fact that the Federal Reserve is willing to continue tightening are conducive for dollar appreciation. As we have argued in previous reports, the U.S. dollar is not cheap,7 but it is not particularly expensive either. In fact, odds are it will get much more expensive before topping out. Bottom Line: Beyond any possible short-term countertrend moves, the path of least resistance for the U.S. dollar is up, and for the RMB and EM currencies, down. As these adjustments within the currency markets endure, EM risk assets will stay under selling pressure and underperform their developed market counterparts. Indonesia: At The Whims Of Foreign Portfolio Flows 20 September 2018 The Indonesian currency has reached a two- decade low, and equities and bonds have sold off considerably. Is it time to turn positive on the nation's financial markets? Our bias remains that this selloff is not over and stocks, bonds as well as the currency have more downside. The basis is that Indonesia's balance of payments (BoP) will continue to deteriorate. Indonesia has been very reliant on volatile foreign portfolio flows to fund its current account deficit (Chart II-1). Not surprisingly, a reversal in foreign portfolio inflows to emerging markets (EM) has hurt this country's financial markets. We expect international capital flows to EM to be lackluster, which will continue to weigh on Indonesia's capital account. In the meantime, Indonesia's current account deficit is likely to widen in the months ahead. First, export revenues will begin rolling over on the back of lower copper and palm oil prices. Together, these commodities account for 13% of Indonesian exports. Second, the ongoing slowdown in China may eventually weigh on thermal coal prices. This commodity makes up another 12% of exports. Third, Indonesian imports remain very robust. Overall, a widening current account/trade deficit is typically negative for both share prices and the rupiah (Chart II-2). Chart II-1Indonesia: Foreign ##br##Portfolio Flows Are Key Chart II-2Deteriorating Trade Balance ##br##Is Bearish For Equities To prevent further currency depreciation, the government announced it will curb certain imports by raising tariffs.While this policy may succeed in limiting imports, it will also raise inflation by pushing prices of imported goods higher. This will allow inefficient domestic producers to stay in business. Higher inflation is fundamentally negative for the currency and local bonds. The above dynamics are making Indonesia's macro outlook increasingly toxic because Bank Indonesia (BI) will probably need to tighten monetary policy further in order to stabilize the rupiah and restrain inflation. Crucially, the BI's objective is to maintain rupiah stability in order to keep inflation tame. Further, Perry Warjiyo, the current governor of BI, has highlighted his preference for setting decisive and preemptive policies. Indonesia's central bank has already raised interest rates, and more hikes are likely if the currency continues depreciating - as we expect. On top of rate hikes, the BI will continue to deplete its foreign exchange reserves to defend the rupiah. Chart II-3 shows that foreign exchange reserve selling by the BI is shrinking local banking system liquidity (commercial bank reserves at the central bank) and lifting domestic interbank rates. In turn, higher local rates will cause bank loan growth to slow, hurting domestic demand. The latter will be very negative for profit growth and share prices because the Indonesian stock market is heavily dominated by banks and other domestic plays. The outlook for Indonesian banks is crucial for the performance of the Indonesian bourse, given they account for 42% of total MSCI market cap. Unfortunately, banks still rest on shaky foundations: Chart II-3Selling FX Reserves = Higher Interbank Rates Chart II-4Net Interest Margins Will Keep Compressing Not only will demand for loans slump as borrowing costs rise, but banks' net interest margins will also continue to compress (Chart II-4). Weaker growth and higher interest rates will also lead to a considerable rise in non-performing loans (NPLs), and cause banks' provisioning levels to spike. Higher provisions will hurt their earnings (Chart II-5). Notably, banks have boosted their profits substantially in the past two years by reducing their provisions. This process is set to reverse very soon. Finally, a word on overall equity valuations is warranted. Despite the correction that has taken place, this bourse is not yet trading at compelling valuation levels neither in absolute nor in relative terms (Chart II-6). Chart II-5Downside Ahead For Banks' Shares Chart II-6Indonesian Bourse Isn't Cheap Bottom Line: The rupiah will remain under selling pressure. This in turn will create a toxic macro mix of higher inflation, rising borrowing costs and weaker domestic demand. We recommend investors keep an underweight position in Indonesian stocks as well as local and sovereign bonds within their respective EM dedicated portfolios. We are also maintaining our short positions in the rupiah versus the U.S. dollar and on 5-year local currency bonds. Arthur Budaghyan, Senior Vice President Emerging Markets Strategy arthurb@bcaresearch.com Ayman Kawtharani, Associate Editor ayman@bcaresearch.com Footnotes 1 Please see Emerging Markets Strategy Weekly Report, "Toward A Desynchonized World?" dated April 26, 2017, the link is available at ems.bcaresearch.com. 2 Relative total return (carry included) of four equally weighted EM (ZAR, RUB, BRL and CLP) and three DM (AUD, NZD and CAD) commodities currencies versus an equally weighted average of two safe-haven currencies - the Japanese yen and Swiss franc. 3 Please see Geopolitical Strategy Weekly Report, "We Are All Geopolitical Strategists Now," dated March 28, 2018, the link is available at gps.bcaresearch.com. 4 Please see Emerging Markets Strategy Weekly Report, "EM: Do Not Catch A Falling Knife," dated August 23, 2018, the link is available at ems.bcaresearch.com. 5 Please see Emerging Markets Strategy Special Report, "China Real Estate: A Never-Bursting Bubble?" dated April 6, 2018, the link is available at ems.bcaresearch.com. 6 Calculated as a ratio of corporate demand deposits to time deposits. Rising demand deposits relative to time (savings) deposits entail that companies are gearing up to spend /invest money and vice versa. 7 Please see Emerging Markets Strategy Special Report, "The Dollar: Will The U.S. Invoke A "Nuclear" Option?" dated August 30, 2018, the link is available at ems.bcaresearch.com. Equity Recommendations Fixed-Income, Credit And Currency Recommendations
Highlights German real estate and real estate equities remain a worthwhile multi-year position, especially in relative terms. The dominant stocks are Vonovia, Deutsche Wohnen, LEG, and GSW. Swedish real estate and real estate equities are likely to face harder times. The dominant stocks are Lundbergforetagen, Castellum, Fastighets, and Fabege. The structural pair-trade is long German real estate equities, short Swedish real estate equities. Italian real estate offers distressed opportunities. The long-term equity play is Covivio. We remain reluctant to own U.K. residential real estate or real estate equities. Chart of the WeekExtremes In European Real Estate Feature Nowadays, the best way to play the relative performance of an individual economy is through real estate. Indeed, European real estate offers compelling structural opportunities for investors who want to go long, and for investors who want to go short. By contrast, the opportunities to play intra-European economic divergences through other asset-classes have become limited. Nineteen European countries share one currency and one policy interest rate; and the mega-cap companies that drive the major equity indexes are multinationals exposed to the global economy. Meaning that a stock market's relative performance is no longer defined by its home economy; it is now defined instead by its dominant sectors and stocks.1 This leaves real estate as the purest play on the domestic economy. The evidence comes from the huge divergences in real estate market performances across Europe through the past two decades (Chart I-2-Chart I-4). While house prices in Sweden and Norway have more than trebled in real terms, house prices in Germany and Italy are at the same real level today as in 1995 (Chart of the Week). Chart I-2Winners And Losers In##br## European Real Estate Chart I-3Winners And Losers In##br## European Real Estate Chart I-4Winners And Losers In##br## European Real Estate How can German real estate be such a massive structural underperformer when the German economy has been one of Europe's star performers? The answer is that house prices take their cue from wages. German wages were suppressed for more than a decade, from which they are now playing a long catch up. A Tale Of Two Real Estate Markets: Germany And Sweden The two long-term drivers of house prices, assuming no supply bottlenecks, are: Real wages. The availability and price of bank credit. Real rents should trend higher to reflect the increasing quality of accommodation. For example, kitchens and bathrooms, heating and cooling systems and home security should all get better. In essence, the quality of accommodation benefits from productivity improvements. Of course, such improvements require investment expenditure. But a real estate investor requires a return on this investment. Therefore, rents - even after expenses - should increase in real terms. Given that house prices must maintain some long-term connection with rents, house prices should also trend higher in real terms, reflecting the improvements in home quality. But if real wages are not rising, it is impossible for tenants to absorb higher real rents, and so real rents and house prices stagnate. This describes the situation in Germany through 1995-2010 when labour market reforms resulted in real wages going nowhere, despite major gains in workers' real productivity (Chart I-5). Furthermore, as nominal adjustments to rents occur infrequently, German real rents and house prices actually fell through this extended period (Chart I-6). Chart I-5Through 1995-2010 German##br## Real Wages Stagnated... Chart I-6...So German Real Rents And ##br##House Prices Declined Since 2010, the dynamic has reversed. Needing to catch up with the economic fundamentals, German real wages, real rents and house prices have all rebounded very strongly. Nevertheless, based on the long-term connection with real productivity gains, German real rents and house prices have considerable further catch up potential. Just fifty miles across the Baltic Sea, the opposite is true. In Sweden - and Norway - house prices appear to have run well ahead of the economic fundamentals. For this, blame the central banks. In recent years, Sweden's Riksbank and the Norges Bank have had to shadow the ECB's ultra-loose policy to prevent a sharp appreciation of their currencies. The trouble is that the flood of bank credit has been absurdly inappropriate for the booming Scandinavian economies. So the ECB's policy may indeed have generated bank credit fuelled bubbles... albeit in Sweden and Norway. Real estate equities are just a leveraged play on rents - and thereby real estate capital values - because the companies take on debt to finance their property portfolios. This means that in the short term, they are (inversely) sensitive to bond yields, but in the long term the main driver is rental growth. Hence, in the German real estate market's post-2011 rebound, German real estate equities - now dominated by Vonovia, Deutsche Wohnen, LEG, and GSW - have trebled (Chart I-7), and the market relative trade is up a very pleasing 75 percent since we initiated it. Any rise in bond yields would be a short term drag, but given that real rents and house prices have further catch-up potential, the sector remains a worthwhile multi-year position, especially in relative terms. Chart I-7German Real Estate Equities ##br##Have Trebled Since 2012 Interestingly, Swedish real estate equities have also trebled in the post-2011 period (Chart I-8). But in Sweden's case, house prices are extended relative to the economic fundamentals. Swedish real estate equities - now dominated by Lundbergforetagen, Castellum, Fastighets, and Fabege - are likely to face harder times. Chart I-8Swedish Real Estate Equities ##br##Have Also Trebled Since 2012 Hence, the structural pair-trade is long German real estate equities, short Swedish real estate equities. Italian Real Estate Offers Distressed Opportunities Turning to Italian real estate, it has exhibited the mirror-image pattern of Germany. From the late nineties to 2008, Italian house prices almost doubled in real terms - only then to enter a ten year bear market. In recent years, Italian real wages have been growing again, raising the question: what is holding back Italian house prices? The answer is a banking system that will not lend, making it difficult for anybody to finance a house purchase (Chart I-9). Chart I-9Italian Banks Haven't Been Lending... This lack of bank financing means that the natural flow of real estate that has to find a new owner is not receiving any bids. The upshot is that a long-term investor who can access financing can pick up property at highly distressed valuations, often at a fraction of the market price a few years ago. Some investors cannot remove a nagging fear about an 'Italexit' from the monetary union and the deep crisis that would follow. It is precisely because of the deep crisis that would ensue from a euro breakup that its likelihood remains low - though admittedly not zero. But even in that extreme eventuality, as long as Italy did not become an outlaw state in which property rights were dismantled, a long-term investor might still fare well. Because he would own a real asset bought at a very distressed price. Within the stock market, the real estate equity sector in Italy - just as in Germany and Sweden - has been a leveraged play on the house price cycle (Chart I-10). But there are two caveats: the sector is tiny with one dominant company, Beni Stabili; and Beni Stabili has just been taken over by the French property company Covivio. Still, now that Covivio owns a large portfolio of Italian real estate assets, it would be the appropriate equity to play this multi-year theme. And the bonus is that it offers a dividend yield of 5 percent. Chart I-10...Creating Distressed Opportunities In Italian Real Estate U.K. Real Estate Faces Headwinds Finally, the recent pressure on U.K. house prices is likely to persist (Chart I-11) - with the housing market facing at least one of three potential headwinds: Chart I-11U.K. Real Estate Faces Headwinds A disorderly Brexit, though not our central case, would pose a huge risk for the U.K. economy. On the other hand, an orderly and smooth transition to Brexit would liberate the Bank of England to hike interest rates further in 2019. Bear in mind that in the U.K., wage pressures and CPI inflation are not dissimilar to those in the U.S., where the Federal Reserve has already hiked the policy rate seven times. So it is largely the uncertainties surrounding Brexit that are staying the BoE's hands. The precarious path to leaving the EU on March 29 2019 is littered with landmines for Theresa May. Any of these landmines could trigger a snap General Election, a Jeremy Corbyn led Labour government, and the spectre of a high-end 'land value' tax. Hence, we remain reluctant to own U.K. residential real estate or real estate equities. Dhaval Joshi, Senior Vice President Chief European Investment Strategist dhaval@bcaresearch.com 1 For the compelling evidence, please see Charts 1-6 in the European Investment Strategy Weekly Report 'The Eight Components Of Equity Market Allocation' July 26 2018 available at eis.bcaresearch.com. Fractal Trading Model* The 30% outperformance of India versus China during the recent EM shock is technically stretched, hitting a fractal dimension that signals a potential reversal, assuming no further deterioration in news flow. On this technical basis, the countertrend trade would be long China/short India with a profit target of 9% and symmetrical stop-loss. In other trades, long platinum/short nickel reached the end of its 65 day holding period very comfortably in profit. However, short consumer services versus consumer goods hit its stop-loss. This leaves five open trades. For any investment, excessive trend following and groupthink can reach a natural point of instability, at which point the established trend is highly likely to break down with or without an external catalyst. An early warning sign is the investment's fractal dimension approaching its natural lower bound. Encouragingly, this trigger has consistently identified countertrend moves of various magnitudes across all asset classes. Chart I-12 The post-June 9, 2016 fractal trading model rules are: When the fractal dimension approaches the lower limit after an investment has been in an established trend it is a potential trigger for a liquidity-triggered trend reversal. Therefore, open a countertrend position. The profit target is a one-third reversal of the preceding 13-week move. Apply a symmetrical stop-loss. Close the position at the profit target or stop-loss. Otherwise close the position after 13 weeks. Use the position size multiple to control risk. The position size will be smaller for more risky positions. * For more details please see the European Investment Strategy Special Report "Fractals, Liquidity & A Trading Model," dated December 11, 2014, available at eis.bcaresearch.com Fractal Trading Model Recommendations Equities Bond & Interest Rates Currency & Other Positions Closed Fractal Trades Trades Closed Trades Asset Performance Currency & Bond Equity Sector Country Equity Indicators Bond Yields Chart II-1Indicators To Watch - Bond Yields Chart II-2Indicators To Watch - Bond Yields Chart II-3Indicators To Watch - Bond Yields Chart II-4Indicators To Watch - Bond Yields Interest Rate Chart II-5Indicators To Watch - Interest Rate Expectations Chart II-6Indicators To Watch - Interest Rate Expectations Chart II-7Indicators To Watch - Interest Rate Expectations Chart II-8Indicators To Watch - Interest Rate Expectations
Please note that our next publication will be a joint special report with BCA’s Geopolitical Service that will be published on Wednesday, August 1st instead of our usual Monday publishing schedule. Further, there will be no publication on Monday, August 6th. We will be returning to our normal publishing schedule thereafter. Highlights We continue to explore a cyclical over defensive portfolio bent, and the capex upcycle along with higher interest rates are our key investment themes for the remainder of the year. A number of sentiment indicators have broken out (Chart 1), and our sense is that the SPX will also hit fresh all-time highs in the coming quarters. While buybacks vaulted to uncharted territory in Q1/2018 (Chart 2), our profit growth model suggests that EPS will continue to expand at a healthy clip for the rest of the year (Chart 3) and 10% EPS growth is achievable in calendar 2019. Positive macro forces remain in place with the ISM - manufacturing and non-manufacturing - surveys reaccelerating. Beneath the surface, the new-orders-to-inventories ratio is gaining traction and even the trade-related subcomponents (new export orders and imports) are ticking higher. High backlogs also suggest that SPX revenue growth will remain upbeat (Chart 4). Non-farm payrolls are expanding on a month-over-month basis for 93 consecutive months, a record (Chart 5), at a time when the real fed funds rate remains near the zero line (Chart 6). As a result, the economy is overheating. Corporate selling price inflation is skyrocketing, according to our gauge, with our diffusion index catapulting to multi-decade highs. This represents a positive margin backdrop as wage inflation remains muted (Chart 7). While at first sight, valuations appear dear, a simple thought experiment suggests that soon they will deflate1 (Chart 8). And, on a forward price-to-earnings-to-growth (PEG) basis, valuations have sunk to one standard deviation below the historical mean (Chart 9). Two key risks that we are closely monitoring that can put our cyclically positive equity market view offside are: a sustained rise in the U.S. dollar infiltrating profit growth (Chart 10), and corporate balance sheet degradation short-circuiting the broad equity market (Chart 11). Chart 1Sentiment Is Breaking Out Chart 2Buybacks Are Soaring Chart 3Earnings Growth Hasnt Slowed... Chart 4...And Backlogs Suggest They Wont Chart 5Record Jobs Growth... Chart 6...And Still-Loose Monetary Policy Chart 7Wage Growth Is Trailing Chart 8The Market Is Not That Expensive... Chart 9...By Several Measures Chart 10A Strong Dollar Is A Risk Chart 11Corporate Sector Leverage Is Too High Feature S&P Industrials (Overweight) While our industrials CMI remains very near 20-year highs, it has lost its upward momentum this year due almost entirely to the strength of the U.S. dollar, though sliding global PMI surveys have also started to weigh (second panel, Chart 13). Combined with heightened fears of a trade war, the internationally geared S&P industrials have come under pressure. Chart 12S&P Industrials (Overweight) Chart 13Positive Industrial Growth Backdrop Still, demand growth has been resilient and continues to soar as the capex upcycle has not yet run its course and the implications for top line and profit growth are unambiguously positive (third and bottom panels, Chart 13). Should some let up emerge from the current break down of international trade, we would expect earnings to resume their role as the fundamental driver for industrials. Our valuation gauge has rapidly declined this year as extreme bearishness is not reflected by the strong profit backdrop. From a technical perspective, S&P industrials have been the most oversold since the Great Recession. S&P Energy (Overweight, High-Conviction) Our energy CMI has continued to push higher from the extremely depressed levels of 2016 and 2017. Still, the much better cyclical environment has started to get reflected in relative share prices with the S&P energy index besting all other GICS1 sectors in Q2. We recently refined our energy sector sub-surface positioning that sustains the broad energy complex in the overweight column, and we reiterated its high-conviction status. We believe the steep recovery in underlying commodity prices, which the market has thus far failed to show much confidence in, has started to restore some semblance of normality in the exploration & production (E&P) stocks space (top panel, Chart 15). Chart 14S&P Energy (Overweight, High Conviction) Chart 15A Capex Boom As Oil Reignites Similar to the broad energy complex that integrateds dominate, oil & gas E&P producers are a capital expenditure upcycle play, which remains a key BCA theme for the year (second panel, Chart 15). Accordingly, we raised the S&P oil & gas E&P index to an overweight stance. Simultaneously, weakening crack spreads (third panel, Chart 15) and rising gasoline inventories (bottom panel, Chart 15) have given us cause for concern for refiners. As a result, we trimmed the S&P oil & gas refining & marketing index to underweight, though this did not shake our high-conviction overweight position on the broad S&P energy index. Our Valuation Indicator (VI) remains near deeply undervalued territory, and indicates an attractive entry point for fresh capital. Our Technical Indicator (TI) has fully recovered from oversold levels and now sends a neutral message. S&P Financials (Overweight) The pace of improvement in our financials cyclical macro indicator (CMI) has not abated. However, the usual tight correlation between the CMI and the relative performance of the S&P financials index has broken down. An important culprit has been the heavyweight S&P banks sub-index and its transition from a correlation with the 10-year UST yield and toward the 10/2 yield curve slope earlier this year (top and second panels, Chart 17). While the former is still up year-over-year, the latter has continued to flatten and the result is likely a squeeze on banks' net interest margins, a key profit driver; we recently booked gains of 6% and removed it from the high-conviction overweight list, and the S&P banks index is currently on downgrade watch. Chart 16S&P Financials (Overweight) Chart 17Growth And Credit Quality Offset A Flat Yield Curve Still, our key three reasons for being overweight the S&P financials index remain unchanged. Rising yields and the accompanying higher price of credit are a boon to financials and a core BCA theme for 2018 remains higher interest rates. The global capex upcycle, another of BCA's key themes for 2018, has paused for breath, though it has been replaced by soaring U.S. demand. This exceptional willingness of U.S. CEOs to expand their balance sheets should mean capital formation will proceed at well above-trend pace, and further underpin C&I loan growth (third panel, Chart 17). Lastly, a low unemployment rate drives both expanding consumer credit and much better credit quality. At present, the unemployment rate is testing all-time lows, sending an unambiguously positive message for financials profitability (bottom panel, Chart 17). Market bearishness has more than offset the positive fundamentals and the S&P financials index has underperformed in 2018; the result has been a steep fall in our VI to nearly one standard deviation below normal. The bearishness is also reflected in our TI which has recently collapsed into oversold territory. S&P Consumer Staples (Overweight) Our consumer staples CMI has moved sideways since our last update, near a depressed level. This is reflected in the share price performance; defensives in general and staples in particular have been woefully unloved this year. However, we believe positive macro undercurrents have made bargain basement prices in consumer staples an exceptional deal, particularly for investors willing to withstand short term volatility for a long-term investment gain. We recently pointed out that, while non-discretionary demand is losing share versus overall outlays, spending on essentials as a percentage of disposable income is gaining steam. The bearish read on this would be that this could be a pre-cursor to recession, but our interpretation is that latent staples-related buying power may make a comeback from a still very depressed level and kick-start industry sales growth (top panel, Chart 19). Chart 18S&P Consumer Staples (Overweight) Chart 19Staples Are Poised For A Recovery Meanwhile consumer staples exports are flying in the face of a rising U.S. dollar, which has typically presaged relative earnings gains (second panel, Chart 19). Considering the already-strong industry return on equity, any relative earnings gains should result in a valuation rerating (third panel, Chart 19). Both our VI and TI concur; as they are both more than a standard deviation below fair value. S&P Health Care (Neutral) Earlier this month, we lifted the S&P pharma and biotech indexes to neutral and, given that these sectors command roughly a 50% weighting in the S&P health care sector, these upgrades also lifted the health care sector to a neutral portfolio weighting. Sentiment has moved squarely against the sector and the bar for upward surprises has been lowered enough to create fertile ground for upside surprises. As shown in the second panel of Chart 21, health care long-term EPS growth expectations have never been lower in the history of the I/B/E/S/ data. This is contrarily positive, particularly given how our VI has remained under pressure and our TI has sunk. Chart 20S&P Health Care (Neutral) Chart 21Peak Pessimism In Health Care Still, our health care CMI has been treading water at relatively low levels, but our S&P health care earnings model suggests that at least a bottom in profit growth has formed (bottom panel, Chart 21). S&P Technology (Neutral) We lifted the S&P technology index to neutral earlier this year to capitalize on one of BCA's key themes for 2018: synchronized global capex upcycle, of which the broad tech sector is a core beneficiary (second panel, Chart 23).2 Software and tech hardware & peripherals are the two key sub-indexes we prefer and have also put on our high-conviction overweight list. Chart 22S&P Technology (Neutral) Chart 23A Capex Upcycle Should Sustain High Valuations There is still pent up demand for tech spending that is being unleashed following over a decade of severe underinvestment. In addition, consumer spending on tech goods is also at the highest level since the history of the data, underscoring that end demand is upbeat (third panel, Chart 23). On the global demand front, EM Asian exports are climbing at the fastest clip in ten years; tech sales and EM Asian exports are historically joined at the hip and the current message is positive (bottom panel, Chart 23). The technology CMI has also turned positive this year after falling for the previous three, though an appreciating dollar and higher interest rates continue to suppress an otherwise exceptionally robust macro environment. Valuations, while still in the neutral zone, have reached their highest level in a decade. This may prove risky should inflation mount faster than expected; a de-rating phase in technology would likely follow. Our TI is in overbought territory, though it has been at this high level for several years. S&P Utilities (Neutral) Our utilities CMI appears to have found a bottom, arresting the linear downtrend of the previous decade. Declining earnings have steadied out as the industry has found some discipline; new investment has declined and turbine & generator inventories have ticked up (second panel, Chart 25). The result of declining investment has been a slight improvement in capacity utilization, albeit still at a relatively low level (third panel, Chart 25). Chart 24S&P Utilities (Neutral) Chart 25Earnings Are Looking For A Bottom The uptick in capacity utilization has driven a surge in industry pricing power, despite flat natural gas prices which have historically been the industry price setter; this could be the precursor to a recovery in sector earnings (bottom panel, Chart 25). Still, as with other defensive sectors, utilities have underperformed cyclical sectors in the last year; this has been exacerbated by utilities trading as fixed income proxies. Our VI does not provide much direction as it has been in the neutral zone for the past year, underscoring our benchmark allocation recommendation. Our TI fell steeply earlier this year, though it has recovered and offers a neutral reading. S&P Materials (Neutral) The materials CMI has come under pressure as the Fed has continued to tighten monetary policy. A further selloff in bonds remains the BCA view for 2018, implying rising real rates will weigh on the sector for at least the remainder of the year. The heavyweight chemicals component of the materials index typically sees earnings (and hence stock prices) underperform as real interest rates are moving higher (real rates shown inverted, top panel, Chart 27). Chart 26S&P Materials (Neutral) Chart 27This Time Is Different For Chemicals On the operating front, chemicals sector productivity has made solid gains over the past year and the sell-side bearishness for much of the past decade has finally reversed (second panel, Chart 27). Further, overcapacity, the usual death knell of the chemicals cycle, seems to be a thing of the past as the industry has massively scaled back on capital deployment on the heels of a mega global M&A cycle (third panel, Chart 27). Net, operating improvements might offset macro headwinds. Our VI echoes this neutral message and sits on the fair value line. Our TI is somewhat more bullish and is edging toward an oversold position. S&P Real Estate (Underweight) Our real estate CMI looks to have found a bottom earlier this year, though the only time it has been worse was during the Great Financial Crisis. Real estate stocks are continuing to behave like fixed income proxies, as they have since the overhang from the GFC gave way to a yield focus (top panel, Chart 29). In the context of a tightening monetary backdrop, we would need compelling operating or valuation reasons to maintain even a benchmark allocation in the sector; these are both absent. Chart 28S&P Real Estate (Underweight) Chart 29Dark Clouds Forming On the operating front, the commercial real estate (CRE) sector is waving a red flag. The occupancy rate has clearly crested and rents are headed down with it, warning of declining sector cash flows (second panel, Chart 29). While CRE credit quality shows no signs of deterioration, at this stage of the cycle and given weak industry profit fundamentals we would caution against extrapolating such good times far into the future (third panel, Chart 29). We recently initiated a trade to capitalize on relative CRE weakness by going long the S&P homebuilding index/short the S&P REITs index.3 Such overwhelming bearishness would suggest the sector would be relatively cheap, but our VI suggests that REITs are fairly valued. Our TI is has been unwinding an oversold position and is now in neutral territory. S&P Consumer Discretionary (Underweight) In early March, we identified three key factors that we expected to weigh on the consumer discretionary sector: a rising fed funds rate, quantitative tightening and higher prices at the pump. As highlighted in Chart 31, all of these factors remain intact and underlie the two-year decline in the consumer discretionary CMI. Chart 30S&P Consumer Discretionary (Underweight) Chart 31The Amazon Effect Further, were we to exclude AMZN from the day the S&P included it in the SPX and the S&P 500 consumer discretionary index (November 21st, 2005), then the vast majority of consumer discretionary stocks are actually following the typical historical relationship with the Fed's tightening cycle (fed funds rates shown inverted, top panel, Chart 31). Put differently, the equal weighted S&P consumer discretionary relative share price ratio is indeed following the Fed's historical tightening path (bottom panel, Chart 31). Meanwhile, our VI has broken out to nearly its highest level ever which we believe is largely a function of the decreasing diversification of the S&P consumer discretionary index as AMZN now represents nearly a quarter of its market value, and about to get even larger in the upcoming introduction of the Communications Services GICS1 sector, but only comprises 3% of this sector's net income. Our TI agrees with our VI and is well into overbought territory. S&P Telecommunication Services (Underweight) Our telecom services CMI, bounced off its 30-year low earlier this year, but not nearly enough for a bullish position to be established. Rather, our bearish thesis remains unchanged: A combination of still-tepid pricing power weighing on earnings (second panel, Chart 33), weak consumer spending (bottom panel, Chart 33) and higher Treasury yields (which are negatively correlated with high-dividend yielding telecom services stocks, top panel, Chart 33), should all keep relative performance suppressed. Chart 32S&P Telecommunication Services (Underweight) Chart 33Pricing Power Is Still On Hold Valuations have fallen significantly - our VI continues to touch new lows - and our TI has been indicating a persistently oversold position, but we think the industry is in a de-rating phase, implying the new valuation paradigm has a degree of permanence. Size Indicator (Favor Large Vs. Small Caps) Our size CMI has fallen back to the boom/bust line. Keep in mind that this CMI is not designed as a directional trend predictor, but rather as a buy/sell oscillator; the current message is neutral. Despite the neutral CMI reading, we downgraded small caps earlier this year,4 and moved to a large cap preference, based on the diverging (and unsustainable) debt levels of small caps vs. their large cap peers (top and second panels, Chart 35). We expect the divergence in leverage and stock price to be rationalized as it usually has: via a fall in the latter. Chart 34Size Indicator (Favor Large Vs. Small Caps) Chart 35Small Cap Leverage Is Critical Our call has thus far been slightly offside as small caps have been outperforming: investors have sought the trade-friction free shelter that small caps offer compared with internationally exposed large caps. Extreme optimism also reigns throughout the small cap world (third panel, Chart 35). However, we continue to think a turn is merely a matter of time; the NFIB's "good time to expand" reading is at its highest level in the history of the survey (bottom panel, Chart 35) which means small cap CEOs are more likely to push their already-stretched balance sheets closer to the breaking point. Our TI is telling us that small caps are overbought, but the VI continues to offer a neutral message. Chris Bowes, Associate Editor chrisb@bcaresearch.com 1 Please see BCA U.S. Equity Strategy Insight Report, "How Expensive Is The SPX?" dated July 6, 2018, available at uses.bcaresearch.com. 2 Please see BCA U.S. Equity Strategy Weekly Report, "Buying Opportunity," dated April 9, 2018, available at uses.bcaresearch.com. 3 Please see BCA U.S. Equity Strategy Special Report, "UnReal Estate Opportunity," dated July 9, 2018, available at uses.bcaresearch.com. 4 Please see BCA U.S. Equity Strategy Special Report, "UnReal Estate Opportunity," dated July 9, 2018, available at uses.bcaresearch.com.
A number of factors have fallen into place, allowing an exploitable market- and industry-neutral opportunity to surface by going long the S&P homebuilding index/short the S&P REITs index. Our thesis is supported by four key pillars: Favorable macro tailwinds for residential vs. commercial real estate (prices, credit, interest rates), Firm relative demand dynamics, Supportive relative supply backdrop, Compelling relative valuations and technicals. With respect to the first of these, we show in our chart at the side that real commercial real estate (CRE) prices have overtaken the previous top, whereas house prices deflated by inflation remain significantly below the 2006 zenith. In nominal terms, CRE prices are one standard deviation above the previous high, while residential real estate prices just recently made all-time highs. The implication is that the pricey CRE sector is relatively more vulnerable to a downturn. Bottom Line: We initiated a long S&P homebuilding/short S&P REITs pair trade yesterday. Please see Monday's Special Report for more details. The ticker symbols for the stocks in the S&P homebuilding and S&P REITs indexes are: BLBG: S5HOME - LEN, PHM, DHI and BLBG: S5REITS - IRM, MAA, AMT, BXP, PLD, ESS, CCI, PSA, O, VTR, VNO, WY, EQIX, DLR, EXR, DRE, FRT, WELL, SBAC, HCP, GGP, KIM, EQR, UDR, REG, MAC, HST, SPG, AVB, AIV, SLG, ARE, respectively.
Dear Client, Geopolitical analysis is a fundamental part of the investment process. My colleague, and BCA’s Chief Geopolitical Strategist, Marko Papic will introduce a one-day specialized course - Geopolitics & Investing - to our current BCA Academy offerings. This special inaugural session will take place on September 26 in Toronto and is available, complimentary, only to those who sign up to BCA’s 2018 Investment Conference. The course is aimed at investors and asset managers and will emphasize the key principles of our geopolitical methodology. Marko launched BCA’s Geopolitical Strategy (GPS) in 2012. It is the financial industry’s only dedicated geopolitical research product and focuses on the geopolitical and macroeconomic realities which constrain policymakers’ options. The Geopolitics & Investing course will introduce: The constraints-based methodology that underpins BCA’s Geopolitical Strategy; Best-practices for reading the news and avoiding media biases; Game theory and its application to markets; Generating “geopolitical alpha;” Manipulating data in the context of political analysis. The course will conclude with two topical and market-relevant “war games,” which will tie together the methods and best-practices introduced in the course. We hope to see you there. Click here to join us! Space is limited. Peter Berezin, Chief Global Strategist U.S. Housing Will Drive The Global Business Cycle... Again Highlights Housing is the main channel through which changes in U.S. monetary policy affect the real economy. The U.S. housing sector is in good shape, which means that the Fed will be able to raise rates more than the market anticipates. The Fed's tightening efforts are coming at a time when cyclical factors are raising the neutral rate of interest. Higher U.S. rates will push up the dollar, which will adversely affect emerging markets. Stay overweight developed market equities relative to their EM peers, while underweighting deep cyclical sectors relative to defensives. Feature U.S. Housing Back In The Spotlight The Global Financial Crisis began in the U.S. and quickly spread to the rest of the world. The U.S. housing market was at the epicenter of the last crisis and it could be the main source of global financial turbulence once again. Unlike ten years ago however, the problem is not that U.S. housing has become too vulnerable to a downturn. Rather, the problem, as we explain below, is that housing has become too resilient. Housing starts were slow to recover after the Great Recession. To this day, they are still 40% below their 2006 peak (Chart 1). As a result, the homeowner vacancy rate stands at only 1.5%, the lowest level since 2001. Mortgage lenders remain guarded. The ratio of mortgage debt-to-disposable income is 31 percentage points below where it stood in 2007. Mortgage-servicing costs, expressed as a share of disposable income, are near all-time lows. FICO scores among new borrowers are well above pre-crisis levels. The Urban Institute's Housing Credit Availability Index, which measures the percentage of home purchase loans that are likely to default over the next 90 days, remains in extremely healthy territory (Chart 2). Chart 1No Oversupply Of U.S. Homes Chart 2Mortgage Lenders Are Being Prudent Housing And The Monetary Transmission Mechanism Chart 3Residential Investment Collapsed ##br##In Response To Higher Interest Rates##br## In The Early 80s... While Business Investment ##br##Was Barely Affected Housing is the main channel through which the Federal Reserve affects the real economy. When the Fed hiked rates in the early 1980s, residential investment collapsed but business investment barely contracted (Chart 3). "Housing is the business cycle," as Ed Leamer likes to say. To quote Leamer's timely 2007 Jackson Hole paper:1 Of the components of GDP, residential investment offers by far the best early warning sign of an oncoming recession. Since World War II we have had eight recessions preceded by substantial problems in housing and consumer durables. Housing did not give an early warning of the Department of Defense Downturn after the Korean Armistice in 1953 or the Internet Comeuppance in 2001, nor should it have. By virtue of its prominence in our recessions, it makes sense for housing to play a prominent role in the conduct of monetary policy. Neutral Rate: Structural Versus Cyclical Chart 4Market Expectations Versus The Fed Dots The market is pricing in only 90 basis points in rate hikes between now and the end of 2020 (Chart 4). Yet, if U.S. housing is in as good shape as it appears, what is stopping the Fed from hiking rates much more than investors currently anticipate? The answer, one presumes, is that most investors share Larry Summers' view that the neutral rate of interest is very low. We have a great deal of sympathy for Summers' position. In fact, we ourselves have argued many times that a variety of secular factors are pushing down the neutral rate of interest. These include slower potential GDP growth, the shift to a capital-lite economy, and high levels of income inequality. That said, it is critical to distinguish between the secular and cyclical determinants of the neutral rate. While secular factors are pushing down the neutral rate, cyclical factors are pushing it up. Credit And Household Wealth On The Upswing Credit is one such cyclical factor. Private credit is now growing faster than GDP. The ratio of nonfinancial private debt-to-GDP has increased by an average of 1.2 percentage points during the past three years, which is close to its historic trend (Chart 5). Not all the new credit is used to finance domestic spending - some of it can flow into imports as well as the purchase of financial assets - but if one assumes that every additional dollar of credit boosts domestic demand by 50 cents, today's pace of credit growth is adding 0.6% of GDP to aggregate demand relative to a situation where the ratio of credit-to-GDP is stable.2 In addition, housing and equity wealth have been rising much more quickly than GDP. Household real estate wealth fell from a peak of 182% of GDP in 2006 to 115% of GDP in 2012. It has since clawed its way back to 142% of GDP, equivalent to where it stood in 2002. Equity wealth reached nearly 150% of GDP earlier this year, on par with the prior peak set in 2000. Historically, there has been a robust relationship between the ratio of household net worth-to-disposable income and the personal savings rate (Chart 6). At present, the former stands at an all-time high. This helps explain today's low savings rate. All things equal, a lower savings rate implies more desired spending which, in turn, implies a higher neutral rate of interest.3 Chart 5Rising Household Credit And Wealth Chart 6High Net Worth Explains Today's Low Savings Rate Loose Fiscal Policy Warrants A Higher Neutral Rate U.S. fiscal policy has also become extremely stimulative. The IMF estimates that the cyclically-adjusted primary budget deficit will reach 4.2% of GDP in 2019, a deterioration from a deficit of 1.7% of GDP in 2015. That is more accommodative than Japan, which is set to have a deficit of 2.7% of GDP next year; or the euro area, which is expected to record a surplus of 0.8% of GDP (Chart 7). Assuming a fiscal multiplier of one, fiscal policy will add a whopping 5% more to aggregate demand in the U.S. than in the euro area next year. If one combines this fact with all the other reasons we have listed for why the neutral rate is higher in the U.S. than the euro area, the market's expectation that the ECB will be hard-pressed to raise rates by very much over the next few years is probably not far from the mark.4 An Overheated Economy Will Lift The Neutral Rate The fact that the U.S. jobless rate has fallen below most estimates of full employment means that the Fed may have to bring rates above their neutral level for a while to cool the economy. An overheated economy may also push up the neutral rate itself, at least temporarily. Chart 8 shows that labor's share of income rose during the late 1990s, as businesses were forced to pay higher wages to attract workers. Workers tend to spend more of every dollar of income than companies. Thus, any shift in the distribution of income towards the former raises aggregate demand. Chart 7U.S. Fiscal Policy Is More Stimulative Than Abroad Chart 8Tight Labor Market And Rising Labor Share Of Income: ##br##A Replay Of The 1990s? Today, employers are complaining about a "shortage" of qualified workers. While the business press usually takes such comments at face value, the word "shortage" is highly misleading. Except in a few isolated cases, the number of workers a company employs is much smaller than the number of qualified workers it could theoretically hire. Even the internet giants compete for the same well-educated, tech-savvy workers. When companies say they cannot find good workers, what they usually mean is that they do not want to raise wages to entice good workers to move from competing firms. Fortunately for potential job-switchers, that is starting to change. The difference between wage growth among job switchers and job stayers in the Atlanta Fed's Wage Growth Tracker has risen to close to where it was in 2000 (Chart 9). Surveys suggest that companies are increasingly willing to raise wages (Chart 10). Higher wages and falling unemployment will boost spending, raise consumer confidence, and probably further supercharge the housing market. Chart 9Things Are Perking Up For Job Switchers Chart 10Surveys Show Employers More Willing To Raise Compensation Investment Considerations The 30-year U.S. prime mortgage rate has risen from a low of 3.78% last September to 4.55% at present, but still remains more than 2.5 percentage points below where it stood in 2006. In real terms, today's mortgage rate is significantly lower than the average rate since 1980 (Chart 11). For the first time in a decade, the Federal Reserve wants to slow GDP growth to prevent the economy from overheating. This means the Fed must tighten financial conditions. If housing does not buckle as the Fed raises rates, the tightening in financial conditions must come through a stronger dollar, higher corporate borrowing costs, and lower equity prices. We remain long the dollar and recently downgraded global equities from overweight to neutral. We also recommended that clients cut exposure to credit. Chart 12 shows that a rising dollar usually corresponds to wider high-yield corporate bond spreads. Chart 11U.S. Mortgage Rates Are Still Low Chart 12Rising Dollar Usually Corresponds ##br##To Wider High-Yield Spreads The rest of the world will feel the repercussions of Fed tightening, perhaps even more so than the U.S. itself. Emerging market equities almost always fall when U.S. financial conditions are tightening (Chart 13). One can believe that EM stocks will go up; one can also believe that the Fed will do its job and tighten financial conditions in order to prevent the U.S. economy from boiling over. One cannot believe that both these things will happen at the same time. As a share of GDP, dollar-denominated debt in emerging markets is now back to late-1990s levels (Chart 14). Local-currency debt has also mushroomed (Chart 15). This puts emerging market policymakers in the unenviable position of having to decide whether to hurt domestic borrowers by hiking rates or keeping rates low and risking a steep devaluation of their currencies. Neither outcome would be good for EM assets. As such, equity investors should overweight developed market stocks over their EM peers. An underweight in global cyclical sectors relative to defensives is also appropriate at this juncture. Chart 13Tightening U.S. Financial Conditions ##br##Do Not Bode Well For EM Stocks Chart 14EM Dollar Debt Is High Chart 15EM Local Credit Is High Too Peter Berezin, Chief Global Strategist Global Investment Strategy peterb@bcaresearch.com 1 Edward E. Leamer, "Housing Is The Business Cycle," Proceedings, Economic Policy Symposium, Jackson Hole, Federal Reserve Bank of Kansas City, (2007). 2 Recall that GDP is a flow variable (how much production takes place every period), whereas credit is a stock variable (how much debt there is outstanding). Thus, credit growth affects GDP and, by extension, the change in credit growth (the so-called credit impulse) affects GDP growth. 3 Conceptually, one can see the relationship between the savings rate and the neutral rate of interest in the Solow Growth Model. For example, the neutral real rate of interest, r*, in the Model is equal to (a/s) (n + g + d), where a is the capital share of income, s is the savings rate, n is labor force growth, g is total factor productivity growth, and d is the depreciation rate of capital. An increase in the savings rate reduces the neutral rate. 4 Please see Global Investment Strategy Weekly Report, "The U.S. Needs A Stronger Dollar," dated May 4, 2018. 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