Tag Archives: mortgages

Homebuilder Stocks: Overvalued, Over-Leveraged And Going Lower

Financial Markets, Housing Market, Market Manipulation, U.S. Economy, , , , ,

I continue to believe that the “lowest hanging fruit” in shorting this stock market is the homebuilders and related stocks. History appears to be repeating, or at least “rhyming” in the housing sector:

Most investors do not realize this, because the majority of traders and “professional” money managers were still in college or b-school during the 2007-early 2009 stock market collapse, but the homebuilding sector actually peaked and began a waterfall decline in mid-2005 (see the chart above).

The propaganda narrative is that this time around the subprime mortgage issuance has been contained by regulation.  This is patently false.  The subprime mortgage game shifted from largely private underwriters to the Federal Government, starting in 2008.  Because the Government is involved, it has been well disguised in a “conforming” mortgage costume based on Federal Housing Finance Agency “requirments.”  Well, more like “guidelines” than requirements.

The FHA began offering 3.5% down payment Federally guaranteed mortgages in 2008.  Its underwriting market share went from 2% to 20%.  Not to be outdone, Fannie and Freddie began to offer 3% down payment, reduced PMI mortgages a few years later.  Not to be outdone by themselves, and after Fannie reported a $6 billion Q4 loss and required  a $3.7 billion cash infusion from the Taxpayers, Fannie and Freddie raised the DTI limit on conforming mortgages to 50%.  If the housing market is healthy, why is Fannie Mae receiving cash infusions?  A 50% DTI means that the mortgage applicant requires 50% of its gross monthly income to service its monthly debt payments (mortgage, credit car, auto, etc).

A 3% down payment, 50% DTI mortgage is subprime garbage.  It also implies that the FICO score is a farce.  Some who requires a 3% (in many cases less) downpayment with a 50% DTI  does not have prime credit rating.   After the DTI ceiling was raised in December, new  mortgages with DTI’s in excess of 45% jumped from 5% to 20%  of all mortgage issuance in January and February.  This subprime mania in its essence – though not name – and will lead to another massive Fannie/Freddie/FHA/VHA bailout.

All of the signs of the top of the last bubble are re-emerging. Home equity “cash out” loans are soaring again at what is likely peak home prices. According to Freddie Mac, cash-out “refis” are at their highest level since 2008.

We saw how this movie ended the last time around. If you forgot, rent “The Big Short.”  A private investment management company in California, Carrington Holding Company, has a mortgage lending facility that will now underwrite and fund mortgages to borrowers with credit scores as low as 500. Carrington will do loans up $1.5 million on homes/condos and home equity cash outs up to $500k. Recent credit events like foreclosure, bankruptcy or a history of late payments are acceptable. This business plan will not end well.

I recently saw a “for sale” in an upper-middle class neighborhood in Denver which advertised, “no money down, lender on site.” If the market is “hot,” why is this house being marketed as “no money down” and why is a lender at the open house? Is this a Volkswagon “sign and drive” transaction or this is a several $100k  home “purchase”  at what is likely the market peak?

This is in an area in which the average home sells for over $600k, which means unless the buyer puts down at least $70k, it can’t be backed by one of the Government mortgage agencies (the max loan limit for a conventional mortgage in Denver County $530k – in most areas of the country, the maximum loan size for a conventional Govt mortgage is $453k – Denver County is considered a “high price” area and thus the Government will underwrite a larger mortgage – “guidelines,” not “rules”).

This is the type of home borrowing that occurred in the last couple years of the mid-2000’s housing bubble. That “open house” sign also tells me that the market for homes that can’t be funded without Government assistance is deteriorating.

This housing market is unfolding in an eerily similar manner as the mid-2000’s bubble. Sales volume, prices and rental rates are starting to literally crash in New York City, as I’ve detailed in the last couple of issues. I read an article that said, based on the current sales rate, Miami has a built up a 6-year supply of condominiums. Again, the last time around the bubble began to pop first in NYC and south Florida. Phoenix and Vegas followed those two cities. As I presented last week, the move by Zillow Group to get into house-flipping is the signal for me that those two cities have peaked.

The Short Seller’s Journal provides unique insight to the economic data and corporate earnings – insight you’ll never get from so-called financial “experts.”  SSJ then offers ideas every week for making money on this insight.   To learn more, click here:  Short Seller’s Journal subscription information

 

Who’s Going To Stop The Madness?

Financial Markets, Gold, Housing Market, Market Manipulation, Precious Metals, U.S. Economy, , , , ,

Every month consumer debt in aggregate hits a new record. Auto loans and student loans have been hitting monthly record highs for quite some time. This is why it’s no surprise that many people who are looking to get an auto loan need to make sure that they use the best auto loan companies that they can find. Otherwise, they might struggle to get the car they want. In November credit card debt hit a record high in total and increased a record monthly amount for any one month. Mathematically this can’t go on forever. In fact, there are signs – indicators not reported widely by the financial media and, predictably, completely disregarded by Wall Street – that indicate the debt party is coming to an end. Events that follow the end of the party will be less than pleasant for the majority of U.S. households.

Every week in the Short Seller’s Journal I present data which reflects the deteriorating condition of middle class America. For definitional purposes, “middle class” is defined as any household that is unable to afford their own politician, which means 99.5% of all households.

As an example, buried in Wells Fargo’s Q4 earnings presentation was data that showed charge-offs in WFC’s credit card loan portfolio in Q4 soared 21% vs. Q3. The charge-off rate as a percent of average loans outstanding increased to 3.66% in Q4 from 3.08% in Q3. This is a 19% increase in the charge-off rate. While this might seem like a low number outright, not only is it headed in the wrong direction, it’s not too far below the nationwide bank credit card charge-off rate in 2007 of 4.15%. Again, this fits my thesis that the financial condition of the average household is deteriorating.

In addition, the dollar volume of auto loan originations at WFC declined 33% and home mortgage originations fell 26%. in Q4 2017 vs 2016. WFC’s mortgage applications in Q4 dropped 16% in dollar volume from Q4 2016. And its application pipeline (applications submitted and waiting for the purchase to close) declined 23% for the quarter vs Q4 2016.

WFC is the second largest mortgage originator after Quicken Loans. It is also a major player in auto loan underwriting. If auto and mortgage loan origination statistics are declining at a double-digit rate at WFC, it’s a good bet that this is a secular trend across the industry. Simply put, middle America – the 99.5%’ers – are running out of capacity to assume even more debt. This in turn will translate into a unexpectedly precipitous drop in consumer spending, especially on large-ticket items like cars, furniture and homes.

I stumbled on a blog a couple weeks ago called A Cold War Relic. The proprietor works at an auto dealership and presents valuable insight on the factors that will drive auto sales into the ground and send auto loan defaults soaring. His latest post, “What’s Going To Stop Me,” is well worth reading:

This dark momentum could strangle the industry, but everyone refuses to stop it. Every time a customer accepts a $500 monthly payment on another overpriced compact crossover, they are feeding that momentum. When dealers structure deals for far more than the car is worth, they are feeding that momentum. The problem is: who is going to actually tell anybody “no?” Customers want their cars and refuse [do not have the funds] to put money down to get them. A large number of dealerships are fighting to attain sales numbers the market can’t currently support.

I get cursed out every month when our store misses the targets set for us by the manufacturer, even though I’m fighting against larger stores offering deeper discounts on new cars. On top of that, it’s not just your credit criminal customer that isn’t reading what they’ve signed anymore. When you have consumers with 700+ FICO scores rolling over portions of debt they already couldn’t handle on top of new debt and financing the whole thing over increasingly long terms at interest rates they arguably no longer deserve. The problem is that prime credit customers are slowly becoming credit criminals.

You can read the rest of this here (highly recommended): Auto Loan Crack-Up Boom Coming

In the latest issue of the Short Seller’s Journal, I present a no-brainer homebuilder short idea plus I illustrate the mechanics of shorting a stock for those who only use put options. In addition I review the Company’s fundamentals. This is probably the only homebuilder for which unit sales are dropping – in this case falling at a double-digit percentage rate. I believe shorting this stock is good – at the very least – for a 30% ROR by the end of the year, if not sooner. You can find out more details about the Short Seller’s Journal here: Subscription Information.

The Debt Bubble Is Beginning To Leak Air

Financial Markets, Housing Market, Market Manipulation, Precious Metals, U.S. Economy, , , , ,

“The current state of credit card delinquency flows can be an early indicator of future
trends and we will closely monitor the degree to which this uptick is predictive of
further consumer distress.” – New York Fed official in reference to rising delinquency rate of credit cards.

The recent sell-off in junk bonds likely reflects a growing uneasiness in the market with credit risk, where “credit risk” is defined as the probability that a borrower will be able to make debt payments. This past week SocGen’s macro strategist, Albert Edwards, issued a warning that the falling prices of junk bonds might be “the key area of vulnerability that could bring down the inflated pyramid scheme that the Central Banks have created.”

The New York Fed released its quarterly report on household debt and credit for Q3 last week. The report showed a troubling rise in the delinquency rates for auto debt and mortgages. The graph to the right shows 90-day auto loan delinquencies by credit score. As you can see, the rate of delinquency for subprime borrowers (620 and below) is just under 10%. This rate is nearly as high the peak delinquency rate for subprime auto debt at the peak of the great financial crisis. In fact, you can see in the chart that the rate of delinquency is rising for every credit profile. I find this fact quite troubling considering that we’re being told by the Fed and the White House that economic conditions continue to improve.

While the Fed reports that 20% of the $1.2 trillion in auto loans outstanding has been issued to subprime borrowers, there tends to be a significant time-lag between when an individual’s credit condition deteriorates and when the FICO score reflects that deteriorated financial condition. I would argue that the true percentage of subprime auto debt outstanding is likely over 30%.  Bloomberg reported last week that “delinquent subprime loans are nearing crisis levels at auto finance companies.”Before the 2008 crisis, the outstanding level of auto loans peaked in late 2005 at $825 billion. The current level based on the most recent data is over $1.2 trillion, or nearly 50% higher than the previous peak. More troubling, the average loan balance, at close to $30,000, is substantially higher now.

Revolving credit is now over $1 trillion. At $1.005 trillion, it’s slightly below the previous peak of $1.020 trillion in April 2008. Most of the revolving debt category as tracked by the Fed is credit card debt. The Fed reports that 4.6% of credit card debt is 90-days delinquent, up from 4.2% in Q3. I would note that the Fed relies on reporting from banks and consumer finance for the delinquency data. Accounting regulations give banks a fairly wide window of discretion before a loan is officially declared to be delinquent. Banks and consumer finance companies tend to drag their feet before declaring a loan to be delinquent because it directly affects quarterly earnings. I would bet money that the true delinquency rate is higher than is being reported.

Mortgage delinquencies are now following the trend higher in auto, student and revolving loans:

The data in the graph above is sourced from the Mortgage Bankers Association (MBA).  MBA data is lagged. again because of reporting methodology and because banks under-report delinquencies.  As such, the true current rate of delinquency is likely higher. I drew the red line to illustrate that, outside of the period from 2009 to 2014, the current rate of delinquency is at the high end of the historical range going back to 1979.

Let’s drill down a little deeper. The delinquency rate for FHA mortgages soared to 9.4% in Q3 2017 from 7.94% in Q2. That jump in the rate of delinquency is the highest quarterly increase in the history of the MBA’s survey. Recall that the FHA began offering 3.5% down-payment mortgages in 2008. Because of the minimal down payment requirement, the FHA’s share of single-family  home purchase mortgage underwriting went from 3.9%  2007 to it current 17%  share.  In effect, FHA replaced the underwriting void left by the bankrupt private-issuer subprime lenders like Countrywide and Wash Mutual.  It’s no surprise that FHA paper is starting to collapse.  Fannie and Freddie started issuing 3% down-payment mortgages in early 2015.  All three agencies (FHA, FNM, FRE) reduced the amount of mortgage insurance required for low down payment loans. Just in time for the FHA complex to start cratering.

The reduction in mortgage qualification standards was implemented by the Government in order to keep the homes sales activity artificially stimulated. Do not overlook the fact that the National Association of Realtors drops more magic money dust on Congress than the Too Big To Fail Wall Street banks combined.

The rising trend in consumer and mortgage debt delinquencies will, for a time, be dismissed as temporary or related to the hurricanes. The MBA applied a thick layer of “hurricane mascara” on the mortgage delinquency numbers. But the massive debt bubble inflated by the Fed and the Government is springing leaks. And the debt delinquency trend is seeded in economic fundamentals. The BLS released its real earnings report this past Wednesday, which showed that real average hourly earnings declined for the third month in a row. It’s no coincidence that debt payment delinquencies are rising given that after-tax income for the average household is getting squeezed. This will get worse when soaring health insurance premiums hit starting in January.

St Louis Fed President, James Bullard, asserted last Wednesday that there’s no need to raise interest rates with inflation low. I have to believe that these folks at the Fed are intelligent enough to understand that the “official” inflation numbers are phony. Given that assumption on my part, the reluctance of the Fed to raise rates – note: I do not consider the 1% hike in Fed funds over the last two years to be material – is from the fear of crashing the system.

Many of you have seen the recent reports of the “flattening” Treasury yield curve. This occurs when short term Treasury rates rise and longer term rates fall.  A flattening yield curve is the market’s signal that the economy is in trouble.  Currently, the yield spread between 2-yr and 10-yr Treasuries is 59 basis points.  The last time the Treasury curve was this “flat”  was  November 2007.

The front-end of the curve is rising for two reasons. First, the Fed let $10 billion in short term T-bills expire without replacing them, which took away the Fed’s bid for short term Treasuries. Second, when short rates rise relative long rates, it’s the market’s way of discounting an uptick in the potential for financial distress.

If the Fed were in a position of “normalized” monetary policy, it would likely be lowering rates in response to the obvious signs of rising financial distress.  But the Fed is backed into a corner.  Rates have been zero to near-zero for so long that the credit market is largely “immune” to taking rates back down to zero from the current 1% – 1.25% “target.”

The Fed inched its way into reducing its balance sheet by letting  SOMA assets fall $10 billion in value since early October.  At that rate it would take 35 years to “normalize” its balance sheet. Yet, the Treasury curve is telling us that the Fed should be easing monetary policy, not tightening.  The Fed has an 80-year track record of removing liquidity from the system at the wrong time.

The commentary above is an excerpt from the latest Short Seller’s Journal.  Two short ideas were presented in connection with the analysis presented.  To learn more about this newsletter, click here:   Short Seller’s Journal info.

The Size Of The Financial Avalanche Coming Grows Larger

Financial Markets, Housing Market, Market Manipulation, U.S. Economy, , , , , ,

Inflation vs deflation. The true economic definition of “inflation” is the rate of increase in the money supply in excess of the rate of increase in wealth output. Inflation is monetary in nature. Rising prices are the manifestation of inflation. Someone I follow on Twitter posted an ingenious example from which to conceptualize the true concept of inflation using the game of Monopoly:

The players all start out with reasonable amounts of money to speculate on real estate. As the game proceeds, players collect $200 by simply passing Go and use this money to speculate on real estate. By the end of the game, only $500 dollar bills are worth anything, the whole thing blows up, and most players end up destitute. In a twist of irony, an original game board sells for about $50,000.

A fixed amount of real estate and continuously increasing money supply, with “passing Go” functioning as the game’s monetary printing press. The monopoly analogy is readily applied to the current real estate market. The Fed tossed roughly $2 trillion into the mortgage market, which in turn has fueled the greatest U.S. housing bubble in history. The most absurd example I saw last week is a 264 sq ft studio in Los Angeles listed on 10/26 for $550,000. The seller bought it a year ago for $335,000. This is the degree to which Fed money printing and easy access Government guaranteed mortgages have distorted the system.

Here is monetary inflation as it is showing up in the stock market and housing markets:

The graphic above shows rampant credit-induced monetary inflation. On the left, home prices nationally are measured by the Case Shiller index going back the 1980’s. On the right is the S&P 500 going back to 1930. According to the Fed, real median household income has increased 5% between 2008 and the present. In contrast, based on Case Shiller, home prices nationally have soared 34% in the same time period.  Expressed as a ratio of average price to average household income, home prices are, at all-time highs in the U.S. This is the manifestation of rampant inflation in credit availability enabled by the mortgage “QE.” This growth rate in money and credit supply has far exceeded the tiny growth rate in average household income since 2008.

The stock market reflects the monetary inflation of the G3 Central Banks, primarily, plus global Central Bank balance sheet expansion. Please note that “balance sheet expansion” is the politically polite term for “money printing.” The meteoric rise in stock prices have never been more disconnected from the negligible rate of growth in nominal GDP since 2008. Real GDP has been, arguably, negative if a realistic inflation rate were used in the Government’s GDP deflator.

Inflation is not showing up in the Government CPI report because the Government does not measure inflation. The Government’s basket of goods is constantly juggled in order to de-emphasize the rising cost of goods and services considered to be necessities. In addition to the increasing cost of necessities like gasoline, health insurance and food, inflation is showing up in monetary assets. This is because a large portion of the money printed remains “inside” the banking system as “excess reserves” held at the Fed by banks. This capital is transmitted as de fact money supply via the creation credit mechanisms in the various forms of debt and derivatives. The eventual asset sale avalanche grows larger by the day.

Do not believe for one split-second that the U.S. has reached some sort of plateau of economic nirvana that will self-perpetuate. To begin with, it would require another round of even more money printing just to sustain the current bubble level. Read the inflation example above if that idea is still not clear. In 1927, John Maynard Keynes stated, “we will not have any more crashes in our time.” In the October 16, 1929 issue of The New York Times, famous economist and investor, Irving Fisher, stated that “stock prices have reached what looks like a permanently high plateau. I do not feel there will be soon if ever a 50 or 60 point break from present levels, such as (bears) have predicted. I expect to see the stock market a good deal higher within a few months.” Two weeks later the stock market crashed.

The above commentary is from last week’s Short Seller’s Journal. Speaking of the housing market, admittedly my homebuilder short positions are crawling up my pant-leg with fangs as the housing stocks have entered into the last stage of a parabolic “Roman candle” apex and burn-out. The homebuilders appear to be cheap relative to the SPX on a PE ratio basis – approximately an 18x average PE for homebuilders vs a 32x Case Shiller PE for the SPX.  However,  in relation to their underlying sales rate, earnings and balance sheet, the homebuilder stocks are more overvalued now than at the last peak in 2005.

While the homebuilders are are squeezing higher, I presented two “derivative” ideas in recent issues of the Short Seller’s Journal:  Zillow Group (ZG) at $50 in late June and Redfin (RDFN) at $28 in late September.  ZG just lost $40 today and RDFN is down to $21 (25% gain in 6 weeks). Both ZG and RDFN are “derivatives” to homebuilders because they derive most of their revenues from housing market-related ads, primarily real estate listings. Their revenues as such are “derived” from housing market sales activity. These stocks are overvalued outright. But as home sales volume declines, the revenue/income generating capability of the ZG/RDFN business model will evaporate quickly.  With home sales volume rolling over, the decline in the stock prices of ZG and RDFN relative to the “bubble squeeze” in homebuilder stocks validates my thesis.

If you want to learn more about opportunities to exploit this historically overvalued stock market and access fact-based market analysis, click here: Short Seller’s Journal info.

The Mortgage Purchase Index Plunges – Again

Housing Market, U.S. Economy, , ,

The lack of movement for the purchase index underscores the lack of traffic and lack of demand in the housing sector.  – Bloomberg News

Once again the Mortgage Bankers Association purchase applications index fell 5% week to week and 9% year over year (LINK).  Mortgage rates have fallen 30 basis points over the past month and 10 points over the past week. This is stimulating refinancings but not buying.

Cash/investment buyers disappearing – cash buyers were 24% of new home sales in September this year compared to 33% in September 2013.  If the number of buyers who require a mortgage are falling and cash buyers are fading, who is going to buy homes?  This situation is exacerbated for new homebuilders, as 93% of a newly built homebuyers use a mortgage.

I wrote an analysis of yesterday’s existing home sales report which goes into detail as to why the reality is much different than the headline reports you may have seen:   Existing Home Sales Drop Yr/Yr For the Eleventh Month In A Row.

The homebuilder stocks have bounced back up to a level which is ripe for shorting.  My three latest homebuilder reports explain why these homebuilders are particularly good short-sell candidates, especially my latest one:   Homebuilder Short-Sell Reports.

These homebuilders are riddled with misleading accounting, excessive inventory and debt levels and declining unit deliveries.  They are more overvalued in relation to their underlying business fundamentals than they were at the peak of the housing bubble.  My reports go into detail on all of those issues.  In short, homebuilders are insanely overvalued.

At the very least, any money manger who is long these stocks has a fiduciary duty to look through my work and reassess their investment strategy with regard to this sector.  If you happen to be invested in mutual funds with exposure to this sector, get out now.

More Bearish News For Homebuilders – The Death Cross

Financial Markets, Housing Market, ,

The Mortgage Bankers Association mortgage purchase applications index dropped again last week.  It fell 3% week to week (seasonally adjusted), it fell 14% unadjusted and it plunged 12% year over year.   This has been the pattern almost every week this year.

This is particularly bad news for the new homebuilder companies because 93% of all new homebuyers use a mortgage to make their purchase.  If purchase applications are not being filed, new homes are not being sold.  There’s no room for spin in that.  The numbers are the numbers.   In my latest research report, the company I feature specifically had to disclose that its contract signings are dropping.  Hovnanian reported just this morning that contract signings dropped 9.2% year over year.  This is going to turn into a bloodbath.

My latest research report idea is my best work yet.  I go into very specific areas in which this company engages in borderline accounting fraud.  I have never seen another publicly available research report which delves into the misleading accounting like this.  It is a unique report and it makes a compelling argument for why shorting this homebuilder stock now, with careful position management, offers the potential to make $20,000 for every 1000 shares shorted over the  next 18-24 months.  A 70% ROR.

The homebuilder sector is the biggest no-brainer short-sell opportunity I’ve seen since the internet bubble.  No one is looking at this sector.  The industry organizations continue to distort the truth and promote a “recovery” that is not happening.

The Dow Jones Home Construction Index did that nefarious “death cross” a few days ago.  This is when the 50 day moving average crosses below the 200 day moving average (click on graph to enlarge):

DJUSHB_DeathCross_marked

Whenever gold does the “death cross,” it’s all you hear about on CNBC, Bloomberg and Fox.   None of those entities have mentioned a peep about this for the homebuilder stocks.

All of the indicators are aligned for another leg down in price.  The technicals are supported by deteriorating fundamentals.

You can access my report here:    Short This Homebuilder Now

At some point institutional investors and hedge funds are going to get ahold of my report and start selling their position in this company (mutual funds, etc) and shorting the crap out of the stock (hedge funds).  You want to get in ahead of that.

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