I figured it’s time to roll up my sleeves and pour some of my economic skills into this blog and show you how to cash in on the bruised, crushed and broken dreams caused by the irrational exuberance of a mortgage bubble. If you want to bypass learning something, then skip right to the bottom, where I show you some basic investment strategies that will help you capitalize on the ARM Apocalypse.
Some Economic Arguement Only Smart People Will Be Into:
The first consideration in the wake of the so-called “ARM Apocalypse” should be the role of the media and how it affects investor psychology. Many economic journalists make the mistake of parsimony in their analyses, something I’ll get into shortly. The main problem with economic parsimony is that Joe Q Sixpack reads a headline about a housing crash caused by mortgage brokers, and lumps in the responsible lenders with the bad. The New York Times recently made some headlines with THIS article on the looming mortgage meltdown, led by New Century Financial, which had a hefty chunk of its mortgages invested in ARMs, or Adjustable Rate Mortgages. The effect on market psychology is interesting, as responsible lenders, such as Countrywide Financial, got lumped in with bad lenders like New Century.
Reuters reports:
One in five U.S. mortgage loans in 2005 and 2006 was subprime, Standard & Poor’s said. And one in five U.S. subprime loans in those years will end in foreclosure, the Center for Responsible Lending said. Countrywide has stopped making subprime loans that require no money down to borrowers without proof of income. Just 7 percent of its mortgage loans were subprime in February.
Note: that’s just the stat for February, so keep that in mind. The point is that Countrywide sustained a hit due to New Century’s indiscretions, as investors began to paint everything mortgage-related with the same brush. So right away you can see that investors are fleeing anything mortgage-related, and the good lenders are probably under-valued right now. Can you see an opportunity here?
The second consideration should lie in how we approach markets. Less savvy investors view the great entity known as “The Market” as a homogeneous or monolithic structure. This is the first mistake in analyzing any market, because economies vary according to geography, which also has a lot to do with the industries concentrated in the area. For example, manufacturing jobs are concentrated in the Midwest, and so an auto-related manufacturing decline is going to hit this area harder than it would, say, Wyoming. Accordingly, the ARM Apocalypse isn’t going to cause a house price crash in areas of the US where there are very few of these exotic mortgages. So, you’re not going to see a ton of house price depreciation in areas of the US that didn’t see a run-up in the home mortgage lending boom. I’m not going to tell you where they are, other than to say: keep away from the coasts. House prices will fall most severely where the runup-was strongest.
Easy Money Come, Easy Money Go
There are several causes of the recent home mortgage lending boom, and economic historian, Michael Hudson has a compelling arguement. I’ll break out three prime drivers of the property price spike:
1. Lower land taxes, higher income taxes. As taxes moved away from property to income, the average homeowner has relied on cashing out the equity in his or her home to fuel consumption, as real disposable income took a hit from inflation and taxes. Most of those new BMW’s running around in California are a likely result of a homeowner cashing out the equity in their home. So the tax structure creates an incentive to accumulate wealth in your home, and cash it out as though it were supplemental income.
2. Easy Money. Subprime lenders targeted low-income or sketchy borrowers, and lowered their lending requirements to capture this market. Subprime mortgages are mortgages where your principal actually grows. These are the next level or lending beyond ‘interest-only’ mortgages, where you just make the interest payments on your home as equity grows. With sub-prime mortgages, you take out a mortgage and pay back at an interest rate ‘below prime’, hoping to hell your property increases in value faster than the amount you owe on the principal. The result, people buy homes, not based on the total value of their property, but based on the monthly payment they can carry. Assuming 100k down, and a $2,000/month payment, the total value of a mortgage you can qualify for varies widely, depending on the interest rate. The problem is that once you’re locked into the total value of your loan, your monthly payment will swing just as wildly as interest rates fluctuate. Every year or two, a 25 basis point change in the prime lending rate could alter the cost of your monthly payment by enough to chip into your consumption, which fuels 70% of the economy.
3. The Wealth Effect. Which sounds better - making a 10% return on $250,000, or making the same on $500,000? That’s like asking you if you’d prefer $25k over $50k. If you’re smart, you’ll spring for the $50k, right? Now, which mortgage would you prefer - mortgage A, at a fixed 5 year rate that lets you afford the 250k home, or mortgage B, an adjustable-interest, sub-prime mortgage that lets you afford the $500k home? The Wealth Effect implies you’ll be biased upwards and will ‘buy up’ instead of down. Surely your wealth advisor would make it clear that you’re on the hook for the $500k, and that your payment could go up next year, but who cares, right? You’re making $50k a year on the appraised value of your home!
Joe Q Subprime
One final consideration ought to be the household balance sheet of the median or average lender, arranged by the type of mortgage they hold. Many ‘above-prime’ borrowers can afford to make higher payments, but at least they have some certainty when it comes to being locked-in to that payment. We’ll call this guy James P. Quincy, Esq., as he’s probably an upper-middle class Baby Boomer with some means. Joe Q Subprime, however, has difficulty qualifying for loans, possibly due to a spotty income or credit history. In fact, he’s probably just some guy who has a housing-related job in home construction or sales, and has only realized some income gains in the past few years. (Too bad his job is going to evaporate next year, eh?). He’s after the subprime loans, because with a lower income he’s able to afford a bigger house. So he takes out a mortgage with some shady lender like New Century who just asks him to state his income and how long he’s been at his job, and viola! he’s into a house in the ‘burbs for no money down and $1000/month, hoping to Hades his property appreciates in value by the time he sells it, hopefully before interest rates climb again.
Now, assuming Joe’s house is in one of those markets that are overpriced by 30% or so, how can you, as an investor capitalize on his broken dreams?
How To Clean House
1. Cigarettes and KD. This relates to stress and substitutes. Naturally, Joe is probably going to take up old habits as he becomes more stressed out in general. He’s also going to have to cut back on entertainment expenses as he struggles to cover his necessities. If the Fed ever raises interest rates on Joe when his mortgage adjustment kicks in, he’s going to have to devote an extra few hundred bucks to servicing that interest on his home. His house price is likely to fall, so it’s going to be tough justifying to his banker that he needs to pull out some more equity in his home. Goodbye Sizzler steaks - Kraft Dinner, anyone?
2. The Real Casino. Joe’s pissed away his fortune in the real estate market, so why not escape his damning reality with a little gambling? Clearly he’s got a warped enough sense of risk to enter the housing market with a sub-prime ARM - of course he’s going to try to make back that equity playing the one-armed bandits! Note: if the casino allows smoking, the ups and downs he experiences during play will further fuel his cravings for nicotine. Combine points 1 and 2, and you’ve got the Vice Fund.
3. Health. Stress causes a ton of health problems. While the leading cause of cancer might be colorectal cancer, Joe is more likely to develop heart problems from smoking so much. So naturally, you’re going to want to invest in the best heart and stroke hospitals in the country, not to mention drug companies that produce anti-clotting drugs. Joes’ also going to be preoccupied during sex while thinking about his secret gambling addiction. As such, a little performance enhancement in the form of a blue pill might do the trick. Health insurance companies who operate in high-risk housing markets will exprience a ton of health claims, and hence payouts, so you might want to check out smaller regional health insurance companies where high concentrations of Mormons and tea-drinkers abide. If you’re investing in heart clinics, make sure they’re in high-risk housing markets, but steer clear of insurers who operate in these areas.
4. Bottom Feeders. Money issues are a leading cause of divorce, and while you might not be able to find a good divorce law or bankruptcy firm to invest in, you can always try buying back foreclosed properties for pennies on the dollar. After a bank forecloses on a mortgage, it still has to pay for the property taxes, which it doesn’t want to do. So all you have to do is buy back foreclosed homes and sell them to whoever can afford 500 down and 500 a month, as this guy is doing. Granted, divorce is great for the housing market, as it creates demand for two homes where there was only one.
5. Security. With the potential for a larger number of unoccupied homes on the market, there’s great potential for vandalism. I’m not sure if a bank would go so far as to secure a property this way, but you can bet there will be more alarm responses as disengaged youth find more emptied homes to throw parties in. Furthermore, Joe Q. Subprime may attribute his woes to an identifiable group of people, whether they be of a different race, culture or ideology. So naturally, violence is going to be on the rise at both the local and international levels. In the trade-off between guns and butter, you can bet guns will win out.
There you have it, five simple ways to make a killing in the ARM Apocalypse. Hey - it’s tongue in cheek, and someone has to say it. I find a little humor goes a long way in dealing with (or avoiding) harsh realities. If that’s not your style of humor, cash out some equity from your home and buy a sense of it!
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