Friday, May 22, 2009

Collapsedachusetts Existing Home Sales Preview: April 2009

Sources inside the Massachusetts Association of Realtors (MAR) report that next week’s monthly existing home sales results will show that in April single family home sales declined significantly dropping 13% on a year-over-year basis while condo sales absolutely collapsed falling a staggering 28.8% over the same period.

Further, the single family median selling price declined 12.5% on a year-over-year basis to $275,000 while condo median prices plunged 14.2% to $236,000.

Clearly, the impact of the recent stock market crash (that keeps on crashing) and ongoing economic crisis is bearing down on both consumer sentiment and, more fundamentally, credit availability resulting in a significant pullback in spending on homes and other costly purchases.

It’s perfectly clear now that home sellers that choose to wait out the “down market” did so in vain as the 2008 selling season marked likely the last opportunity to sell any residential property at anywhere near the prices set in the peak boom years.

With confidence depressed and eroding and sale volumes this low, Boston area home prices have nowhere left to go but down.

It’s also important to note that the April’s single family home sales count was the lowest April count on record since 1995 and at 2448 units sold was 41.9% below the record April peak set in 1999.

The following charts (click for larger) show the decline in single family home sales since 2005.

Notice that April 2009 registered a home sales count well below the 2008 level as well as indicating that the May results may very well drop well below 3500 units, a significant decline.

Massive Unemployment: Mass Layoffs April 2009

Today, the Bureau of Labor Statistics (BLS) released the April installment of the Mass Layoff Report clearly showing continued deterioration of the nation’s job market with 2,547 mass layoff events resulting in 256,930 initial unemployment claims causing the six month moving average of non-seasonally adjusted mass layoff events to jump by 81.29% while total initial claimants increased 78.96% on a year-over-year basis.

The BLS considers a mass layoff event to be a condition where there are at least fifty initial claims for unemployment insurance originating from a single employer over a period of five consecutive weeks.


Sinking Ships – MA vs. RI Unemployment April 2009

Subtitle: RI Blasts Through 11%!

As I had noted in my original post, historically it has been very unusual for there to be more than a 1.5% difference (either more or less) between the unemployment rates if Massachusetts and Rhode Island.

Recently though, we have seen a historically unusual spread between Rhode Island’s high and accelerating rate and Massachusetts’ far lower but now quickly rising rate.

In fact, after a short period of flattening and decline in recent months the latest 3.1% spread resumed the prior trend, blasting through the peak set in 2008 and exceeding all but one spread seen in at least 40 years.

This indicates that either Rhode Island’s current rate would need to fall dramatically or the Massachusetts rate would need to increase sharply…. My sense, especially in light of the financial turmoil seen since September, is that Mass will be the one playing catch-up.

Today’s regional unemployment report showed that, in April, the Rhode Island unemployment rate surged to 11.1% while the Massachusetts rate jumped to 8.0% from a revised7.7% in March.

In April, Massachusetts experienced one of the largest year-over-year increase in unemployment since the recessionary environment that followed the tech-led dot-com bust jumping 66.67% on a year-over-year basis clearly indicating that Mass has now entered a period of truly explosive unemployment growth.

As summer nears look for the unemployment rate to experience a notable acceleration as the second typical seasonal period for mass layoffs culminates mid-July.


Thursday, May 21, 2009

The Almost Daily 2¢ - Five “Real” Bad Bears

Obviously this is a knock-off on the excellent charts posted at dshort.com but with the slight twist of adjusting for inflation (CPI for all except the Nikkie for which I used Japans general inflation index).

So the Great Depression era bear market took 360 months (30 years) to resolve while the early 70s bear took less than half that time at a mere 176 months (14.6 years).

Notice also that even 232 months (19.3 years) into the decline and the NIKKIE is still making new lows.

As for our current U.S. bears, they look grim but still young and spry… full of life… probably getting ahead of themselves as they wish that some day they too will grow down to be seriously big bears!

Follow The Leader: Index of Leading Economic Indicators April 2009

Today’s results of the Conference Board’s Leading Economic Indicators showed a significant monthly increase climbing 1.0% compared to March but continue to indicate general weakness declining 2.94% compared to April 2008 leaving the index at a level of 99.0.

Philadelphia Feeling: Federal Reserve Bank of Philadelphia Business Outlook Survey May 2009

Today, the Federal Reserve Bank of Philadelphia released the results of their Business Outlook Survey for May showing a continued deterioration of the regions manufacturing sector with the current activity index indicating notable contraction at –22.6.

The survey of the Philadelphia regions manufacturing sector has been a pretty solid leading indicator of the overall strength or weakness and recession experienced by general economy.

As you can see by the following chart (click for larger version), during the past three post-recession expansion periods, the “current” diffusion index generally vacillated between 0 and 35 while the “future” index left the period of contraction at an elevated level and eventually joining the “current” index.

Finally, as the economy pushes closer to contraction, both indices decline dramatically with a breach of -20 by the “current” index generally indicating that recession is upon us.

As you can see from the charts below, and now having been officially confirmed by the NBER, the business outlook survey again very accurately predicted the start of the current recession and further continues to indicate contraction.


Also, today’s results now certainty show that any recent parallel to the stagflationary eras of the 70s and early 80 have given way to a stronger stag-deflationary (Roubini deflation) force bringing down prices, new orders and employment simultaneously.

The following chart shows the latest results of the “current new orders” “current prices paid” and “future employment” components (click for larger versions).

Notice that that current orders, future employment and current prices paid are all now trending down.

The following chart (click for larger) shows these measures during the last stagflationary era seen between 1976 – 1980. Notice the clear divergence of rising prices and falling growth.

Mid-Cycle Meltdown!: Jobless Claims May 21 2009

Today, the Department of Labor released their latest read of Joblessness showing seasonally adjusted “initial” unemployment claims declined 12,000 to 631,000 from last week’s revised 643,000 claims while “continued” claims increased 75,000 resulting in an “insured” unemployment rate of 5.0%.

It’s important to note that the two most significant periods for job cuts on a non-seasonally adjusted basis is January 15 and July 15 so as July and clearer visibility on H2 quickly approaches it will be interesting to see how initial jobless claims fares.

Also, the continuing claims series is presenting the clearest picture of what is likely to be one of the most problematic aspects of this period of economic crisis namely how to make an immense and growing number of highly specialized (college educated) service/professional service workers productive again.

It’s obvious now that we have reached the first real test of our majority services-based economy.

Unlike the “tech-wreck” of 2000-2002, our current downturn is very broad, leaving no sector and virtually no corner of the country untouched.

With millions of college educated workers now on the market incomes will clearly suffer but moreover, it will be soon all too clear that our prior bubble economy significantly overproduced service workers (particularly professional service workers) for which current employment opportunities will be scant resulting in continued and fundamental vicious-cycle effects.

The following chart shows the recent trend in initial non-seasonally adjusted initial jobless claims with the year-over-year percent change acting as a rough equivalent of a seasonally adjustment.

Historically, unemployment claims both “initial” and “continued” (ongoing claims) are a good leading indicator of the unemployment rate and inevitably the overall state of the economy.

I have added a chart to the lineup which shows “population adjusted” continued claims (ratio of unemployment claims to the non-institutional population) and the unemployment rate since 1967.

Adjusting for the general increase in population tames the continued claims spike down a bit but as you can see, the pattern is still indicating that recession has arrived.

The following chart (click for larger version) shows “initial” and “continued” claims, averaged monthly, overlaid with U.S. recessions since 1967 and from 2000.

NOTE: The charts below plot a “monthly” average NOT a 4 week moving average so the latest monthly results should be considered preliminary until the complete monthly results are settled by the fourth week of each following month.

As you can see, acceleration to claims generally precedes recessions.


Also, acceleration and deceleration of unemployment claims has generally preceded comparable movements to the unemployment rate by 3 – 8 months (click for larger version).


In the above charts you can see, especially for the last three post-recession periods, that there has generally been a steep decline in unemployment claims and the unemployment rate followed by a “flattening” period of employment and subsequently followed by even further declines to unemployment as growth accelerated.

This flattening period demarks the “mid-cycle slowdown” where for various reasons growth has generally slowed but then resumed with even stronger growth.

Until late 2007, one could make the case (as Fed chief Ben Bernanke surly did) that we were again experiencing simply a mid-cycle slowdown but now those hopes are long gone.

Adding a little more data shows that in the early 2000s we experienced a period of economic growth unlike the past several post-recession periods.

Look at the following chart (click for larger version) showing “initial” and “continued” unemployment claims, the ratio of non-farm payrolls to non-institutional population and single family building permits since 1967.

The most notable feature of the post-“dot com” recession era that is, unlike other recent post-recession eras, job growth has been very weak, not succeeding to reach trend growth as had minimally accomplished in the past.

Another feature is that housing was apparently buffeted by the response to the last recession, preventing it from fully correcting thus postponing the full and far more severe downturn to today.

It is now completely clear that the potential “mid-cycle” slowdown that appeared to be shaping up in late 2007, had been traded for a less severe downturn in the aftermath of the “dot-com” recession, and now has we have fully entered, instead, a mid-cycle meltdown.

Wednesday, May 20, 2009

The Almost Daily 2¢ - It WAS Different THIS Time

With all the bottom calls and talk of “Green Shoots” one might think that the events of 2008 were all just a brief nightmare.

Certainly many on Wall Street seem convinced that the trend has changed… the “panic” is over and now we have to simply look forward to the typical trend of a Bull Market and wider economic recovery.

Yet, this view is almost entirely founded on analysis of past recessionary patterns and the assumption that today’s decline will follow suit.

It’s different this time… or actually I should say… it WAS different THIS time…

As I have argued before, I think the view that “recovery is around the corner” is shortsighted and further presupposes that the “recovery” that supposedly occurred in the wake of the “dot-com” bust was truly a recovery and not simply an economy wide distortion fueled by the late stages of the massive housing and credit binge.

Ill remind readers again that today we have lower nominal (and much lower real) stock market values and lower employment level (and much lower ratio of population employed) than 9 years ago.

This is significant.

Without the firm belief that the 2002 – 2007 period brought actual recovery you are left to only conclude that we have been caught in an economic shakeout the likes of which have not been seen in the post-WWII era.

One notable data point worthy of reflecting on are today’s purchase applications and reported average interest rates (click for larger) … notice that even with all the Feds “quantitative easing” home purchase activity continues to decline.

Historically low mortgage rates (and tax freebies) are being met with a persistent decline of enthusiasm for home purchasing… not a sign of recovery.

Reading Rates: MBA Application Survey – May 20 2009

The Mortgage Bankers Association (MBA) publishes the results of a weekly applications survey that covers roughly 50 percent of all residential mortgage originations and tracks the average interest rate for 30 year and 15 year fixed rate mortgages, 1 year ARMs as well as application volume for both purchase and refinance applications.

The purchase application index has been highlighted as a particularly important data series as it very broadly captures the demand side of residential real estate for both new and existing home purchases.

The latest data is showing that the average rate for a 30 year fixed rate mortgage decreased 7 basis points since last week to 4.69% while the purchase application volume declined 4.40% and the refinance application volume increased 4.49% compared to last week’s results.

It’s important to recognize that the Federal Reserve’s “quantitative easing” measures have clearly pushed mortgage rates down spurring increased re-finance activity yet the rate reductions have yet to impact purchase activity, arguably the more important goal.

The following chart shows how the principle and interest cost and estimated annual income required to cover the PITI (using the 29% “rule of thumb”) on a $400,000 loan has changed since November 2006.

The following chart shows the average interest rate for 30 year and 15 year fixed rate mortgages over the last number of weeks (click for larger version).


The following charts show the Purchase Index, Refinance Index and Market Composite Index since November 2006 (click for larger versions).



Tuesday, May 19, 2009

New Residential Construction Report: April 2009

Today’s New Residential Construction Report continues to firmly demonstrate the intensity and completeness of the washout conditions that now exist in the nation’s housing markets particularly for new residential construction showing tremendous declines on both a peak and year-over-year basis to single family permits both nationally and across every region.

Although the last couple of month results brought much hope and even some bottom calls from other bloggers (bearish and otherwise) this month we move one step closer to the more accurate realization that the housing decline is far from over.

The combination of a high standing inventory of new homes (10.7 months of supply), elevated new home completion level and increasing foreclosures activity will work to push down the new home market for the foreseeable future.

Single family housing permits, the most leading of indicators, again suggests extensive weakness in construction activity dropping 42.35% nationally as compared to April 2008 and an astonishing 77.45% since the peak in January 2005.

Moreover, every region showed significant double digit declines to permits with the Northeast declining 42.9%, the Midwest declining 42.1%, the South declining 42.5%, and the West declining 41.9% on a year-over-year basis.

Keep in mind that these declines are coming on the back of the last three years of record declines.

To illustrate the extent to which permits and starts have declined, I have created the following charts (click for larger versions) that show the percentage changes of the current values on a year-over-year basis as well as compared to the peak year of 2004.

Declines to single family permits have contracted measurably in terms of monthly YOY declines, and the fact that we are now seeing declines of roughly 30%-50% on the back of 2006, 2007 and 2008 declines should provide a an unequivocal indication that the housing markets are by no means stabilizing.




Here are the seasonally adjusted statistics outlined in today’s report:

Housing Permits

Nationally

  • Single family housing permits down 42.3% as compared to April 2008.
Regionally

  • For the Northeast, single family housing down 42.9% as compared to April 2008.
  • For the Midwest, single family housing permits down 42.1% as compared to April 2008.
  • For the South, single family housing permits down 42.5% compared to April 2008.
  • For the West, single family housing permits down 41.9% as compared to April 2008.
Housing Starts

Nationally

  • Single family housing starts down 45.6% as compared to April 2008.
Regionally

  • For the Northeast, single family housing starts down 34.5% as compared to April 2008.
  • For the Midwest, single family housing starts down 36.6% as compared to April 2008.
  • For the South, single family housing starts down 47.6% as compared to April 2008.
  • For the West, single family housing starts down 50.6% as compared to April 2008.
Housing Completions

Nationally

  • Single family housing completions down 32.1% as compared to April 2008.
Regionally

  • For the Northeast, single family housing completions down 36.0% as compared to April 2008.
  • For the Midwest, single family housing completions down 30.7% as compared to April 2008.
  • For the South, single family housing completions down 294% as compared to April 2008.
  • For the West, single family housing completions down 37.2% as compared to April 2008.
Keep in mind that this particular report does NOT factor in the cancellations that have been widely reported to be occurring in new construction.

Monday, May 18, 2009

The Almost Daily 2¢ - Sunshine Indictor Still Dark

Longtime readers know that my overall outlook for the U.S. economy is grim.

To me, it appears clear that our current economic decline did not start in December 2007 but rather in 2001 when our typical boom and bust business cycle pattern gave way to a, more or less, continuous bust only briefly interrupted by the main thrust of our historic and phenomenally immense and delusional late-cycle credit and housing bubble.

Without the credit and housing bubble our “jobless recovery” would have been a “recovery-less recovery” or, more precisely, no recovery at all.

To put things in perspective a bit, during the “recovery” period following the dot-com bust our economy regained all the jobs lost in the recession and even added 5.622 million new jobs.

Unfortunately though, over the same period the workforce population grew by over 19 million individuals.

Worse yet, since the start of the housing recession in December 2007 our economy has lost 5.73 million jobs.

So we are below the actual employment level seen in late 2000 and we are sliding still further… an unprecedented trend for the post-WWII U.S. economy.

Nonetheless, all we have is history to compare against in order to determine when and how this latest cyclical decline (possibly another sub-cycle in a longer trending decline) will play out.

In an effort to gain a fairly timely and accurate account of the trend I have formulated the “Sunshine Indicator” (click for much larger image) which exploits a pretty solid relationship between industrial production and the national unemployment rate.

Currently the indicator is still flashing “decline” but it will be interesting to see its pattern shape up over the next three months.

Homebuilder Blues: NAHB/Wells Fargo Home Builder Ratings May 2009

Today, the National Association of Home Builders (NAHB) released their latest Housing Market Index (HMI) showing an increase to the overall index as well as most component indices.

It’s important to recognize that although the series are seasonally adjusted, each series has generally shown notable strength or noticeable flattening during the first quarter of each of the last 4 years.

The new home market will likely not resume any significant form of healthy function until the considerable overhang of inventory is cleared.

Each component of the NAHB housing market index remains WELL BELOW the worst levels ever seen in the over 20 years and continues to remain firmly in uncharted territory.




Friday, May 15, 2009

Production Pullback: Industrial Production April 2009

Today, the Federal Reserve released their monthly read of industrial production showing a further continuation of the simply stunning declines to the aggregate production and widespread declines across many industries, particularly those related to consumer spending, construction, business vehicles and HVAC, resulting in a significant year-over-year decline to the total index of 12.55% as compared to April 2008 and a 0.5% decline since March 2008.

“Final product” consumer durable goods continue to show weakness falling 20.40% as an aggregate on a year-over-year basis, with particularly significant declines coming specifically from home appliances, furniture and carpeting which declined by 21.26% on a year-over-year basis.

Construction supply production has been showing the most severe contraction seen in at least the last 20 years with wood products falling 25.65% on a year-over-year basis.

Although automotive production has been showing weakness since the middle of 2004, business vehicle production is now showing a stark contraction.

Finally, HVAC (heating ventilation and air conditioning) appears to be firmly reflecting the substantial pullback in fixed commercial investment falling a stunning 24.46% on a year-over-year basis.

The following charts (click for larger) show the overall consumer durable component along with the Home Appliances, Furniture and Carpeting sub-component on both a time series and year-over-year basis, construction supply production with the wood products sub-component, and general and business related vehicle production all overlaid with the last two recessions for comparisons purposes.