Financial Armageddon
Exceptable Jobs Report [sic]
3 Feb 2012 at 3:16pm
Today's jobs report -- really good...except for the fact that:
1. Full-time jobs (that is, the kind that offer benefits and which represent a genuine commitment by employers) only accounted for a fraction of the increase in employment
"Final Nail In Today's NFP Tragicomedy: Record Surge In Part-Time Workers" (Zero Hedge)
It appears the record surge in people not in the labor force is not the only outlier in today's data. For the other one we go to the Household Data Survey (Table 9), and specifically the breakdown between Full Time and Part Time Workers (defined as those "who usually work less than 35 hours per week"). We won't spend too much time on it, as it is self-explanatory. In January, the number of Part Time workers rose by 699K, the most ever, from 27,040K to 27,739K, the third highest number in the history of this series. How about Full time jobs' They went from 113,765 to 113,845. An 80K increase. So the epic January number of 141.6 million employed, which rose by 847K at the headline level: only about 10 % of that was full time jobs: surely an indicator of the resurgent US economy... in which employers can't even afford to give their workers full time employee benefits. We can't wait for Mr. Liesman to explain how this number, too, is unadulterated hogwash, and how it too is explained away to confirm economic strength.
2. Not much has changed for those who've had the hardest time finding employment
"El-Erian Pours Cold Water On Today's Jobs Report" (Business Insider)
PIMCO's Mohamed El-Erian told Bloomberg TV that we need to look beyond the headline numbers:
Long-term unemployment, those who have been unemployed for 27-weeks or longer, that is stuck, stubbornly stuck at 5.5 million again. And second, youth unemployment'unemployment among the 16 - 19 year olds, that is stuck again at 23 percent. So, we should welcome the headline numbers, they are really good, but we should not lose sight that we have structural issues that are not being dealt with. And that's going to be the question mark. Is this just a cyclical bounce or can this hand off into a secular bounce which the economy needs'
3. Seasonal and other adjustments probably exaggerated the labor market's underlying strength
"Economists React: Jobs Report 'Positive in Every Way'" (Real Time Economics)
We would nonetheless caution that January results are dominated by the seasonal adjustment process and therefore we would not rush to extrapolate the rates of gain reported today. For instance, the unadjusted change in payrolls in the month was -2,689,000, which translated into the aforementioned +243,000 after seasonal adjustment. So, it only takes a small miss by the seasonal to inflate the reported seasonally adjusted gain. Such an outcome could be caused by significantly warmer/dryer weather than normal (certainly the case in many areas during the month) and/or an under-estimate of job losses by the 'birth/death' adjustment. Although that statistical measure makes a large negative adjustment to the non-seasonally adjusted payroll figure in January (-367,000, or almost 14% of the reported decline in total payrolls), there is no guarantee that it is accurate, and in times of economic distress it could still be understating the 'death' of businesses. 'Joshua Shapiro, MFR Inc.
[For a bit more discussion on this topic, click here.]
4. Geopolitical, political, and weather-related disruptions (e.g., the Thailand floods) during 2011 likely pushed back some of the hiring that would have taken place earlier in the year
"The Hiring Hare Will Soon Morph Into a Tortoise" (Real Time Economics)
Businesses may have been catching up on their labor needs after they paused mid-year in response to production disruptions from the Japanese disasters and the uncertainty surrounding the debt-ceiling debate in Washington.
Never mind -- if the stock market is happy, that's all that matters. Right'



Yet-Another-Non-Sequitur Alert
2 Feb 2012 at 7:38pm
According to U.S. Treasury Secretary Timothy Geithner, the worst is well and truly behind us (via Business Insider):
"The U.S. financial system is stronger and getting stronger...we have shut down or restructured the weakest parts of our system... finally we've been able to dramatically reduce the expected cost of the financial crises to levels unthinkable in 2009...the financial system is much less vulnerable than it was and is much more able to manage a growing economy."
And yet, we have this --
"Treasury May Let Investors Pay to Lend to U.S. Government" (Reuters)
The U.S. government may ask investors to pay for the privilege and safety of holding short-term debt issued by its Treasury Department.
In response to clamor from investors, the Treasury said on Wednesday it was looking closely at allowing negative-yield auctions. This would mean bidders who want the security of U.S. government debt in the face of global insecurity, might have to pay a premium for it.
Doing so would allow the U.S. government to benefit from something that is already occurring on the secondary market, where investors have accepted negative yields in recent months to protect their cash from financial strains.
Remarkably, Wall Street is asking to be able to pay a premium for U.S. debt even after the United States lost its prized AAA rating last year and as the government heads for a fourth straight year with $1 trillion-plus budget deficit.
"It is the unanimous view of the committee that Treasury should modify auction regulations to permit negative rate bidding and awards in Treasury bill auctions as soon as feasible," according to minutes of the Treasury Borrowing Advisory Committee, which includes 21 financial institutions that make markets for U.S. government securities.
The European debt crisis and worry about global prospects is fueling investor demand for safe assets like short-term U.S. government debt. Treasury said modifying its auction rules would require overcoming "operational issues" but they were related to accounting rather than to legal questions.
and this --
"REPORT: Prepare For A Giant New Wave Of US Bank Failures" (Business Insider)
Forget Europe ' the weak U.S. recovery puts more than 750 domestic banks at risk of failure, according to a report from Invictus Consulting Group (via Business Wire).
Invictus, which stress tested all FDIC-insured banks, says 758 lenders could collapse in the next three years, forecasting a new wave of borrower defaults in the absence of a strong economic up-tick.
A disaster in Europe would probably make things much worse.
Invictus says the at-risk lenders ' mostly regional banks or subsidiaries of the majors ' won't be able to sustain themselves on current earnings, and will likely fail if they don't merge or raise "significant" amounts of new capital. --
and this --
"Treasury's 2008 Financial Rescue Could Last Until 2017" (Real Time Economics)
The U.S. government's rescue of the financial system could last for five more years as the Treasury Department unwinds its investments in hundreds of banks and other companies propped up in the aftermath of the 2008 financial crisis, a government watchdog said Thursday.
The Bush administration launched the financial rescue plan in the autumn of 2008 at the height of the financial crisis. At its launch, Congress authorized spending $700 billion on the bailout known as the Troubled Asset Relief Program, or TARP. The Treasury Department currently estimates that the final cost for TARP will be $68 billion.
As of the end of last year, about $414 billion had been spent through 13 programs, while $278 billion had been repaid and $51 billion was still available to be spent, according to a quarterly report to Congress by the special inspector general for the TARP program. The remaining institutions in the program include 455 banks and thrifts, plus insurer American International Group Inc., General Motors and Ally Financial Inc.
'TARP is not over,' said Christy Romero, the acting TARP special inspector general. 'Some TARP programs last until 2017, and market volatility has slowed Treasury's progress in unwinding its investments.'
The report also found that exiting these investments could be difficult in the coming years, as financial markets remain rocky and many community banks that receive federal aid continue to struggle.
Yep, things sure are looking good for the financial system.



Déjà Vu All Over Again?
1 Feb 2012 at 3:52pm
The last time we saw the sort of divergence we have now, where equity markets remain resilient as credit markets falter, was back in the period from mid-2007 until early-2008 -- which, as you'll recall, was not a particularly good time to be bullish on stocks.

Of course, this time may be different -- right'



Our So-Called Recovery
31 Jan 2012 at 8:18pm
Three recent articles (further) undermine the notion that we're seeing a light at the end of the tunnel.
The first examines the so-called rebound in growth:
"Dial 911 If This Story Makes Your Eyes Bleed" (New York Post)
In order to get to [the] 2.8 percent growth [reported last Friday,] the Commerce Department used a very unrealistic level of inflation in its calculations.
Let me explain: The government comes up with a figure on how much it thinks the economy grew, or shrunk. Friday's figure was a first estimate for the fourth quarter, so most of the numbers used in the calculation are only guesstimates anyway. (But that's for a different story.)
The government then takes that growth figure, subtracts the rate of inflation and comes up with the real growth it reports in its press release.
So, in other words, if inflation is rising it reduces the rate of actual, after inflation, growth ' which is the figure that Washington reports.
In Friday's number the government used 0.4 percent as the rate of inflation. Zero. Point. Four. Percent.
In which country is inflation that low' Certainly not in America. Absolutely not in the last four months of 2011.
The consumer price index, which is put out by the US Census Bureau, had prices up 3 percent for the year.
And the rate of inflation used in calculating the third-quarter 2011 GDP was 2.6 percent; in the first and second quarters, combined, the rate was 2.5 percent; it was 1.9 percent in the fourth quarter of 2010.
So how does the Zero-Point-Four-Freakin' percent sound now'
That's how Commerce got to the not-very-inspiring 2.8 percent growth it reported last Friday.
The second weighs in on the so-called fall in unemployment:
"Latest Congressional Budget Outlook For 2012-2022 Released, Says Real Unemployment Rate Is 10%" (Zero Hedge)
The unemployment rate would be even higher than it is now had participation in the labor force not declined as much as it has over the past few years. The rate of participation in the labor force fell from 66 percent in 2007 to an average of 64 percent in the second half of 2011, an unusually large decline over so short a time. About a third of that decline reflects factors other than the downturn, such as the aging of the baby-boom generation. But even with those factors removed, the estimated decline in that rate during the past four years is larger than has been typical of past downturns, even after accounting for the greater severity of this downturn. Had that portion of the decline in the labor force participation rate since 2007 that is attributable to neither the aging of the baby boomers nor the downturn in the business cycle (on the basis of the experience in previous downturns) not occurred, the unemployment rate in the fourth quarter of 2011 would have been about 1¼ percentage points higher than the actual rate of 8.7 percent. By CBO's estimates, the rate of labor force participation will fall to slightly above 63 percent by 2017. The dampening effects of the increase in tax rates in 2013 scheduled under current law and additional retirements by baby boomers are projected to more than offset the strengthening effects of growing demand for labor as the economy recovers further.
And the last discusses the so-called turnaround in the property market:
"No Hope For Recovery As Housing Falls Deeper Down The Rabbit Hole" (Forbes)
Don't expect housing to contribute to the so-called economic recovery any time soon. Home prices continue to drop month-after-month according to the latest S&P/Case-Shiller Home Price Index in the face of record low-mortgage interest rates, suggesting all of Bernanke's attempts at reviving what he considers a key sector of the economy have been futile.
Tight lending standards and a record high number of foreclosed properties on bank's balance sheets will continue to push down on prices and hamper any recovery.
The latest Case-Shiller data, which goes up to November 2011, shows both the 10 and 20-city composites falling further into the rabbit hole. The 10 and 20-city indices are down 3.6% and 3.7% respectively over the November 2010 as home prices remain stuck at mid-2003 levels.
Both indices are barely off their lows (10-city 1% above, while 20-city barely 0.6% north of its trough) and are down about 33% from the pre-crisis peak. 'The trend is down and there are few, if any, signs in the numbers that a turning point is close at hand,' said index chairman David Blitzer.
Welcome to our so-called recovery.



Different...Again?
30 Jan 2012 at 3:51pm
According to USA Today's most recent economic outlook survey, "Economists See Growth Slowing, Recession Risk Falling," the majority of experts are cautiously optimistic:
The risk of another U.S. recession is falling. The median estimate of USA TODAY's panel call it only a 22% probability in the next 12 months.
Europe's financial crisis will shave only a quarter of a percentage point from this year's U.S. growth, the economists said.
More than 90% of the economists think home prices have either already bottomed out or will by the end of this year.
And yet, as John Hussman notes in this week's Hussman Funds' Weekly Market Comment, "Warning: Goat Rodeo," the hard data paints a much less sanguine picture of the risks ahead.
While we typically discourage drawing inferences from any single indicator, it's at least worth noting that with the release of Q4 GDP figures, the year-over-year growth rate of real U.S. GDP remains below 1.6% (denoted by the red line below). A decline in GDP growth to this level has always been associated with recession, usually coincident with that decline, though with a two-quarter lag in two instances (1956 and 2007), and with one post-recession dip in growth during the first quarter of 2003. As it happens, the GDP growth rate dropped below 1.6% in the third quarter of 2011.
 Given the strong and rather obvious relationship between the most recent year-over-year rate of GDP growth and the prospect of oncoming recession, it's difficult to understand why Wall Street so completely rejects the likelihood of an economic downturn.
Because this time it's different'
LOL!!



Funny Stuff
29 Jan 2012 at 7:10pm
Amid all the acronyms and jargon, propagandizing and lying, and delusional groupthink, it can difficult for most people (including me) to get a handle on events across the pond . However, one blogger has managed to clarify matters in hilarious fashion. In "The Laws of Economics for the Drinker and Banks," reszatonline brings us the definitive guide to what went wrong in Europe.
Helga is the proprietor of a bar.
She realizes that virtually all of her customers are unemployed alcoholics and, as such, can no longer afford to patronize her bar.
To solve this problem, she comes up with a new marketing plan that allows her customers to drink now, but pay later.
Helga keeps track of the drinks consumed on a ledger (thereby granting the customers' loans).
Word gets around about Helga's 'drink now, pay later' marketing strategy and, as a result, increasing numbers of customers flood into Helga's bar.
Soon she has the largest sales volume for any bar in town.
By providing her customers freedom from immediate payment demands, Helga gets no resistance when, at regular intervals, she substantially increases her prices for wine and beer, the most consumed beverages. Consequently, Helga's gross sales volume increases massively.
A young and dynamic vice-president at the local bank recognizes that these customer debts constitute valuable future assets and increases Helga's borrowing limit.
He sees no reason for any undue concern, since
he has the debts of the unemployed alcoholics as collateral!!!
Of course, you know how it ends (if not, click here to read the rest).
(Via Capitalogix with a hat tip to Andy.)
P.S. I try not to be too political at Financial Armageddon -- mainly because I believe both sides have done an equally good job wrecking the American Dream -- but this cartoon (again, via Capitalogix) was just too funny to pass up:




Already There?
27 Jan 2012 at 4:17pm
Five more reasons why America is on the road to Banana Republicville (or are we already there'):
1. Those in charge don't feel constrained by the rules that apply to everyone else
"36 Obama Aides Owe $833,000 in Back Taxes" (Investors Business Daily)
How embarrassing this must be for President Obama, whose major speech theme so far this campaign season has been that every single American, no matter how rich, should pay their "fair share" of taxes.
Because how unfair -- indeed, un-American -- it is for an office worker like, say, Warren Buffet's secretary to dutifully pay her taxes, while some well-to-do people with better educations and higher incomes end up paying a much smaller tax rate.
Or, worse, skipping their taxes altogether.
A new report just out from the Internal Revenue Service reveals that 36 of President Obama's executive office staff owe the country $833,970 in back taxes. These people working for Mr. Fair Share apparently haven't paid any share, let alone their fair share.
Previous reports have shown how well-paid Obama's White House staff is, with 457 aides pulling down more than $37 million last year. That's up seven workers and nearly $4 million from the Bush administration's last year.
Nearly one-third of Obama's aides make more than $100,000 with 21 being paid the top White House salary of $172,200, each.
2. Those in charge increasingly censor and harass the media
"U.S Falls to 47th in Press Freedom Rankings after Occupy Crackdown" (Daily Mail)
Sweeping protests around the world made it an extremely difficult year for the media, and tested journalists as never before, the annual report into press freedom reveals.
The annual report by Reporters Without Borders has been released, showing the United States fell 27 points on the list due to the many arrests of journalists covering Occupy Wall Street protests.
The slide in the United States places it just behind Comoros and Taiwan in a group with Argentina and Romania.
3. Those in charge feel free to use public funds for private gain
"Parent Of Government-Backed Battery Maker Goes Bankrupt" (Associated Press)
The parent company of an electric car battery maker that received a $118 million grant from the Obama administration filed for Chapter 11 bankruptcy protection on Thursday.
New York-based Ener1 said it has been affected by competition from China and other countries.
Ener1 subsidiary EnerDel received a $118 million stimulus grant from the Energy Department in 2009, and Vice President Joe Biden visited the company's new battery plant in Indiana last year.
Ener1 is the third company to seek bankruptcy protection after receiving assistance from the Energy Department under the economic stimulus law. California solar panel maker Solyndra Inc. and Beacon Power, a Massachusetts energy-storage firm, declared bankruptcy last year. Solyndra received a $528 million federal loan, while Beacon Power got a $43 million loan guarantee.
4. Those in charge favor policies that benefit the few at the expense of the many
"How to Elude the Fed's Attack on Savers" (MarketWatch)
On the surface, the Fed's decision to keep rates at 300-year lows was spun as an effort to help the U.S. stay in its slow grind higher. But from a personal-finance standpoint, it is one of the most outrageous ripoffs of all time -- a massive theft from the savers and retirees of this country for the benefit of banks and big business.
You might think of Fed chief Ben Bernanke as a reverse Robin Hood -- stealing the savings from the older people who built this country into the powerhouse that it is today and giving it to enterprises that absolutely, positively do not need interest rates near zero to make their businesses work. And if they do, they don't deserve help anyway.
If you have money in a passbook savings account or certificate of deposit, or in Treasurys, as so many retirees do, then the Fed's decision Wednesday ensures that for the next two years, banks and the federal government will pay you less than 1%, which is in turn eroded by inflation, leaving you with -1%. You are thus essentially paying the banks to take your money, which they then pay to themselves as bonuses and lend primarily to the most creditworthy of their cronies, not to the small businesses that actually could use a hand.
Even worse, a lot of the savings that you are lending the banks and government for pennies under the zero interest rate policy, or ZIRP, is being shipped to Europe in the form of "swaps" and other arcane instruments they don't want you to understand to help bail out holders of Greek, Portuguese, Italian and Spanish debt.
5. Those in charge seek to keep greater tabs on what the masses are doing
"Drones: Another Tool of the Surveillance State" (The New American)
Evidence that New York City is considering using drones to keep an eye on its citizens is growing, according to Don Dahler of New York's CBS Channel 2. Dahler quoted an email it obtained indicating that a detective in the New York Police Department's counterterrorism division asked the Federal Aviation Administration 'about the use of unmanned aerial vehicles [UAVs] as a law enforcement tool.'
Dahler noted that NYPD commissioner Joe Kelly suggested that drones would be useful: 'In an extreme situation, you would [then] have some means to take down a plane.' A spokesman for the NYPD admitted that 'We're always looking at technology. Drones aren't that exotic anymore. Brookstone sells them. We've looked at them but haven't tested or deployed any [yet].'
A retired officer from the department said that the use of drones would help protect the police from physical danger: 'Not only would it be a form of surveillance gathering to protect the public, it also in many respects removes the officers ' from harm's way.'
...
Drones are increasingly being used for citizen surveillance. Retired General Michael Kostelnik heads up the office that supervises the use of drones and said drones are routinely being used across the country. Predators are flown 'in many areas around the country, not only for federal operators, but also for state and local law enforcement and emergency responders in times of crisis.'
Stay tuned for the next installment -- coming soon.



Wrong Again?
26 Jan 2012 at 9:32pm
According to one global manufacturing powerhouse, the outlook for 2012 is pretty rosey.
"There Won't Be a Global Recession, Caterpillar Says" (TheStreet)
Don't worry about a global recession. Caterpillar says it won't happen in 2012.
In an eventful week in which Apple surprised the world with outsized profit and sales gains, and the Federal Reserve said it would keep interest rates low for at least another three years, Caterpillar's results sneaked up on investors. The construction-equipment maker blew past earnings and revenue targets with its fourth-quarter results, raising its outlook for 2012 in the process.
"I'm surprised as well," says Oliver Pursche, president of Gary Goldberg Financial Services. Pursche manages the GMG Defensive Beta Fund, which counts Caterpillar as a top holding. "It's a positive surprise. We added to the position when it pulled back in the fall, but I don't think anyone can say they believed this would happen."
The best news in Caterpillar's report was the global company telling investors not to worry about another global recession, despite enduring questions over Europe's debt crisis and its effect on global growth in 2012.
"The eurozone public debt crisis has been a lingering negative, but it is unlikely to trigger a worldwide recession," Caterpillar said in its release Thursday. The company says the risk of a global recession has "diminished significantly" over the most recent quarter, although Caterpillar noted concern that central banks could slow economic growth if they raise interest rates prematurely.
Caterpillar enjoyed an improvement in sales volume in all geographic regions in nearly all of its business segments, driven by end-user demand.
"Any which way you slice it, the reality is that even if you have some softness in the economy this year and there is a slack in demand, the rate of which the world is growing, the infrastructure theme is more than alive and well in the long-run," Pursche says.
Unfortunately, you can't assume that the company knows what it is talking about. Here is what they had to say following the release of their quarterly results exactly four years ago:
"Caterpillar Affirms 2008 Outlook" (USA Today)
Construction-equipment maker and economic bellwether Caterpillar Inc. said Friday that it expects resilient overseas economies to drive strong sales and profit growth this year, even as the United States teeters toward recession.
...
Caterpillar Chief Executive Officer Jim Owens said strong economic growth outside the United States would offset weak domestic demand.
"Global markets for mining, energy and infrastructure development are booming," he said in a statement.
Caterpillar expects U.S. economic growth to slow to 1 percent this year, including continued weakness in home construction.
The company is predicting profits will grow by 5 percent to 15 percent in 2008, and sees revenue rising 5 percent to 10 percent year-over-year. The prediction implies 2008 profit of $5.64 to $6.18 per share on revenue of $44.06 billion to $46.16 billion.
"While we expect anemic growth in the U.S. economy, we continue to see positive conditions for our sales in most of the rest of the world," Owens said.
Of course, we know what happened after that. We saw the worst global economic downturn since the Great Depression (and Caterpillar's share price didn't fare particularly well, either).

Remember, even those who are at the economy's front lines don't always see the forest for the trees.



Another Day of Surreality on Wall Street
25 Jan 2012 at 3:41pm
OK, let's try and put this into terms that a fifth-grader (or even a Wall Street MBA) might understand.
If the economy is recovering -- or even close to doing so -- why is the Federal Reserve maintaining that short-term interest rates will remain "exceptionally low" until late-2014 -- that is, below the levels that prevailed at the beginning (or even the middle) of every single recovery in the post-war era, as well as below their multi-decade median of five percent'
Why are investors piling into stocks and growing increasingly bullish at a time when the Fed has essentially confirmed that their optimistic assumptions about the economy are not in synch with reality'
If, as Federal Reserve Chairman Bernanke says, there is still "enormous" negative equity in U.S. housing and, as U.S. Treasury Secretary Geithner says, "housing finance is still a mess," why did homebuilding stocks today rally more than twice as much as the overall market, and why have they gained nearly 90 percent since October'
And finally, if one assumes that today's developments will somehow help the economy to get back on its feet (an extremely dubious assumption in light of the experience of the past several years), why did stocks and bonds (with yields already approaching multi-year lows) end higher on the session'
Another day of surreality on Wall Street.
(The good news about today's announcement, of course, is that it should do wonders for sales of my new gag book, Modern Central Banking: Simplified).



Difference of Opinion
24 Jan 2012 at 4:04pm
Looks like some of the powers-that-be have not had their regular rations of economic Kool-Aid:
"Global Bosses Are Gloomy About the Economic Future" (BBC News)
Companies around the world are getting gloomier about the economic future again, according to an annual survey of global chief executives.
Nearly half of bosses interviewed by accounting firm PricewaterhouseCoopers are forecasting that the global economy will decline this year.
The number of business leaders that are "very confident" their firms will grow has also fallen, from 48% to 40%.
...
The confidence of chief executives "is decidedly down as they deal with the aftershocks to the recession," said Dennis Nally, chairman of PwC International. "The optimism that had been building cautiously since 2008 has begun to recede."
"IMF Cuts Growth Forecast; Sees Recession" (Bloomberg)
The International Monetary Fund cut its forecast for global growth and warned that the European debt crisis threatens to derail the world economy.
'The epicenter of the danger is Europe but the rest of the world is increasingly affected,' Olivier Blanchard, the fund's chief economist, said today at a news conference in Washington. 'There's an even greater danger, namely that the European crisis intensifies. In this case the world could be plunged into another recession.'
The fund, in an update of its World Economic Outlook report, lowered its estimate for global growth this year to 3.3 percent from a September forecast of 4 percent. The expansion next year will be 3.9 percent, down from 4.5 percent. The euro area may enter a 'mild recession' in 2012 as it shrinks 0.5 percent. The U.S. outlook was unchanged at 1.8 percent growth.
Or perhaps they've simply started paying attention to Financial Armageddon'
Still, there are those who see things differently, including the so-called smart money:
"Goldman's O'Neill Sees Investors Adopting His Bullish US Stance" (CNBC)
Goldman Sachs' Jim O'Neill, famous for coining the term 'BRIC' to describe the major emerging markets, is bullish on the U.S. economy and, perhaps more importantly, senses more of his colleagues shifting their mood to his more positive tone.
'I spent most of this past week in New York, and to my slight surprise, there appears to be some shift in the mood about the state of life,' wrote O'Neill in his 'Viewpoints' letter to clients. 'Whether this is because it is the start of the year, asset prices have been perkier or there is some recognition that the U.S. economy and other parts of the world are not as bleak as the second half of 2010 is not so clear. It was certainly quite nice to hear and, in my judgement, is more reflective of what is going on.'
Hmmm, I wonder who's right'



A Tad Unsettled
23 Jan 2012 at 7:12pm
Suddenly, global credit markets are looking, shall we say, a tad unsettled...

I wonder if we're (finally) beginning to see bond markets pricing in the post-financial-crisis orgy of fiscal recklessness (not to mention the tsunami of refinancing-related supply)'
If so, that's not going to be very good for the public finances of countries that decided high debt levels don't really matter, is it'
Oops.



My Latest Book
22 Jan 2012 at 3:56pm
With three serious books under my belt, I thought it was time for something a little different...

Modern Central Banking: Simplified is the perfect gag gift for that special gold bug (or non-economic-Kool-Aid-drinking realist) in your life. Two hundred pages of what Federal Reserve Chairman Ben Bernanke and his fellow central bankers do best.
Of course, this book is strictly for laughs (the joke is on us').
Available now at CreateSpace, and at Amazon (and other book retailers) in the days to come.



Yet Another Reality Check
20 Jan 2012 at 3:39pm
"A picture is worth a thousand words."
If you're as befuddled as I am as to what the bulls are looking at, here's an ugly 3,000-word reality check.
Economy

(Source: Zero Hedge)
Government

Stock Market
(Source: Market Anthropology)
Feel free to pass these along to any of the delusionals you might know (not that it will matter, of course).



Public Service Announcement
19 Jan 2012 at 9:05pm
For those individuals who prefer the kinds of "insights" that mainstream "experts" typically dole out, here's a cheaper and more reliable source of assistance: the Random Financial Advice Generator (click image to see more):

(Hat tip to The Big Picture.)
Alternatively, you can simply click on the following (via YouTube):




No Solution
18 Jan 2012 at 7:26pm
In "On Borrowed Time," Barron's columnist Randall Forsyth further undermines the notion that persistent public profligacy can solve our problems:
Heavy debt loads slow the U.S. economy now and pose threat to the future.
Can a stimulant become a depressant' As with alcohol, government borrowing and spending initially can give a boost, but later becomes a drag. America has hit the downside of that progression.
So says Lacy H. Hunt, chief economist of Hoisington Investment Management (whose eponymous head, Van R. Hoisington, recently was interviewed in the print edition of Barron's.) The deficits that had aimed to stave off a rerun of the Great Depression after the 2008 financial crisis now are having a depressing effect on the U.S. economy, Hunt contends.
Many mainstream "analysts" would argue otherwise. In their view, even though the economy has yet to recover in any meaningful sense of the word, it's only a matter of time before the torrent of debt-financed pump-priming yields the intended results. Moreover, some would undoubtedly claim that the twitches of activity we've seen in the auto sector, for example, and in other areas of the economy are a sign that Keynesianism is working. Unfortunately, those views don't quite square with reality. In fact, writes Forsyth,
the opposite is happening. The multiplier from government spending is no better than zero, Hunt says on the basis of econometric evidence. If the economy is "shocked" with a deficit, gross domestic product will get a lift for three-to-five quarters. After 12 quarters, however, the original stimulus is spent, literally and figuratively. But the debt that was incurred to finance the spending remains, and has to be repaid, with interest. That requires a shift of assets from the private sector to the public sector.
Japan provides an example of this process. That nation's government debt has expanded during its "lost decades" to 200% of GDP from 50%. Meanwhile, nominal GDP in yen terms is basically unchanged. In other words, Japan's debt has quadrupled but has nothing to show for it -- except higher interest costs, which has to come out of the private sector.
Hunt cites the now-familiar conclusion that debt-to-GDP ratios over 90% retard growth from economists Kenneth Rogoff and Carmen Reinhart, authors of the popular This Time is Different: Eight Centuries of Financial Folly, who also presented that conclusion in a 2010 National Bureau of Economic Research working paper, Growth in the Time of Debt.
Hunt also points to an even more exhaustive study on the effects of debt from Stephen G. Cecchetti, M. S Mohanty and Fabrizio Zampolli from the Bank for International Settlements, presented at the Federal Reserve's Jackson Hole confab last year, The Real Effects of Debt , which takes into account the retarding effect of not only government but also corporate and household debt. Those imply "that the debt problems facing advanced economies are even worse than we thought," especially when unfunded future liabilities in the form of promises given by governments in retirement and medical benefits are counted.
Of course, if ivory-tower instilled dogma suggests something different, it's OK to ignore reality -- right'



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Calculated Risk
Unofficial Problem Bank list unchanged at 958 Institutions
3 Feb 2012 at 9:14pm
This is an unofficial list of Problem Banks compiled only from public sources.
Here is the unofficial problem bank list for Feb 3, 2012. (table is sortable by assets, state, etc.)
Changes and comments from surferdude808:
Quiet week for the Unofficial Bank List with no closings, one voluntary liquidation, and one addition. The list is unchanged at 958 institutions but assets increased by nearly $600 million to $389.6 billion. The First National Bank of Ordway, Ordway, CO ($45 million) underwent a voluntary liquidation in late January. The sole addition was Community West Bank, National Association, Goleta, CA ($643 million Ticker: CWBC) after the OCC issued a Consent Order against the bank. The only other change was a Prompt Corrective Action order issued by the Federal Reserve against Bank of Bartlett, Bartlett, TN ($371 million). Next week will likely be quiet as well.Earlier Employment posts:
' January Employment Report: 243,000 Jobs, 8.3% Unemployment Rate
' Graphs: Unemployment Rate, Participation Rate, Jobs added
' Employment Summary, Part Time Workers, and Unemployed over 26 Weeks
' Construction Employment, Duration of Unemployment, Unemployment by Education and Diffusion Indexes
' All Employment Graphs



Employment: The "Not in Labor Force" actually declined in January
3 Feb 2012 at 5:23pm
Some readers sent me a link to some terrible analysis that argued over 1 million people left the labor force in January. I pointed out the error. Apparently Rick Santelli at CNBC made the same mistake and reads the wrong blogs!
The Bonddad blog points out the error: No Rick Santelli and Zero Hedge, One Million People Did Not Drop Out of the Labor Force Last Month (CR note: I never read zero).
This does bring up an important point: The BLS updated the population estimates today based on the 2010 Census. I mentioned this in the preview yesterday and in the posts this morning. For whatever reason, the Census Bureau doesn't go back and revise the earlier population estimates, but they do provide analysis of the changes in several key numbers if the population estimate hadn't been changed.
Below is the table from the BLS:
With the 2010 population controls, the "not in labor force" appeared to have increased by 1.2 million in January, and the working age population jumped 1.7 million. That didn't happen last month; the numbers changed because of the new population estimate. This does suggests there are 1.2 million more people out of the labor force than we originally thought, but that is because the working age population is larger than previously estimated.
As the BLS points out, without the population change the "not in labor force" actually declined.
A couple other key points:
1) The decline in the participation rate was entirely due to the population change.
2) The employment-population ration would have increased 0.3 (good news) without the population change.
Category Dec.-Jan. change, as published2012 population control effect Dec.-Jan. change, after removing the population control effect1
Civilian noninstitutional population| 1,685 | 1,510 | 175 |
Civilian labor force| 508 | 258 | 250 |
Participation rate| -0.3 | -0.3 | 0 |
Employed| 847 | 216 | 631 |
Employment-population ratio| 0 | -0.3 | 0.3 |
Unemployed| -339 | 42 | -381 |
Unemployment rate| -0.2 | 0 | -0.2 |
Not in labor force| 1,177 | 1,252 | -75 |
| 1This Dec.-Jan. change is calculated by subtracting the population control effect from the over-the-month change in the published seasonally adjusted estimates. |
Earlier Employment posts:
' January Employment Report: 243,000 Jobs, 8.3% Unemployment Rate
' Graphs: Unemployment Rate, Participation Rate, Jobs added
' Employment Summary, Part Time Workers, and Unemployed over 26 Weeks
' Construction Employment, Duration of Unemployment, Unemployment by Education and Diffusion Indexes
' All Employment Graphs



Construction Employment, Duration of Unemployment, Unemployment by Education ...
3 Feb 2012 at 2:28pm

The first graph below shows the number of total construction payroll jobs in the U.S. including both residential and non-residential since 1969.
Construction employment increased by 21 thousand jobs in January, after increasing by 74 thousand jobs in all of 2011. Last year was the first year with an increase in construction employment since 2006, and the first with an increase in residential construction employment since 2005.
Unfortunately this graph is a combination of both residential and non-residential construction employment. The BLS only started breaking out residential construction employment fairly recently (residential specialty trade contractors in 2001).
Usually residential investment (and residential construction) leads the economy out of recession, and non-residential construction usually lags the economy. Because this graph is a blend, it masks the usual pickup in residential construction following previous recessions. Of course there was no pickup for residential construction this time because of the large excess supply of vacant homes.
Click on graph for larger image.
Construction employment is now increasing and construction will add to both GDP and employment growth in 2012.
As I've noted for years, there are usually two bottoms for housing following a bubble: 1) when housing starts, new home sales, and residential construction bottoms, and 2) when house prices bottom. The bottom is in for construction and we are getting close on prices.
Duration of Unemployment
This graph shows the duration of unemployment as a percent of the civilian labor force. The graph shows the number of unemployed in four categories: less than 5 week, 6 to 14 weeks, 15 to 26 weeks, and 27 weeks or more.
All categories are moving down (the less than 5 week category is back to normal levels). The other categories are still high.
The the long term unemployed declined to 3.6% of the labor force - this is still very high, but the lowest since September 2009.
Unemployment by Education
This graph shows the unemployment rate by four levels of education (all groups are 25 years and older).
Unfortunately this data only goes back to 1992 and only includes one previous recession (the stock / tech bust in 2001). Clearly education matters with regards to the unemployment rate - and it appears all four groups are generally trending down.
Note: This says nothing about the quality of jobs - as an example, a college graduate working at minimum wage would be considered "employed".
Diffusion Indexes
This is a little more technical. The BLS diffusion index for total private employment was at 64.1 in January, up from 62.4 in December. For manufacturing, the diffusion index increased to 69.1, up from 64.2 in December.
Think of this as a measure of how widespread job gains are across industries. The further from 50 (above or below), the more widespread the job losses or gains reported by the BLS. From the BLS:
Figures are the percent of industries with employment increasing plus one-half of the industries with unchanged employment, where 50 percent indicates an equal balance between industries with increasing and decreasing employment.It appears job growth was spread across more industries in January (good news).
We'd like to see the diffusion indexes consistently above 60 - and even in the 70s like in the '1990s.
Earlier Employment posts:
' January Employment Report: 243,000 Jobs, 8.3% Unemployment Rate
' Graphs: Unemployment Rate, Participation Rate, Jobs added
' Employment Summary, Part Time Workers, and Unemployed over 26 Weeks
' All Employment Graphs



ISM Non-Manufacturing Index indicates faster expansion in January
3 Feb 2012 at 11:56am

Catching up: The January ISM Non-manufacturing index was at 56.8%, up sharply from 53.0% in December. The employment index increased in January to 57.4%, up from 49.8% in December. Note: Above 50 indicates expansion, below 50 contraction.
From the Institute for Supply Management: December 2011 Non-Manufacturing ISM Report On Business®
Economic activity in the non-manufacturing sector grew in January for the 25th consecutive month, say the nation's purchasing and supply executives in the latest Non-Manufacturing ISM Report On Business®.
The report was issued today by Anthony Nieves, C.P.M., CFPM, chair of the Institute for Supply Management' Non-Manufacturing Business Survey Committee. "The NMI registered 56.8 percent in January, 3.8 percentage points higher than the seasonally adjusted 53 percent registered in December, and indicating continued growth at a faster rate in the non-manufacturing sector. The Non-Manufacturing Business Activity Index registered 59.5 percent, which is 3.6 percentage points higher than the seasonally adjusted 55.9 percent reported in December, reflecting growth for the 30th consecutive month. The New Orders Index increased by 4.8 percentage points to 59.4 percent, and the Employment Index increased by 7.6 percentage points to 57.4 percent, indicating substantial growth in employment after one month of contraction. The Prices Index increased 1.5 percentage points to 63.5 percent, indicating prices increased at a slightly faster rate in January when compared to December. According to the NMI, 12 non-manufacturing industries reported growth in January. Respondents' comments are mostly positive about business conditions. There is concern about cost pressures and the sustainability of the recent spike in activity. Click on graph for larger image.
This graph shows the ISM non-manufacturing index (started in January 2008) and the ISM non-manufacturing employment diffusion index.
This was well above the consensus forecast of 53.3% and indicates faster expansion in January than in December.
Earlier Employment posts:
' January Employment Report: 243,000 Jobs, 8.3% Unemployment Rate
' Graphs: Unemployment Rate, Participation Rate, Jobs added
' Employment Summary, Part Time Workers, and Unemployed over 26 Weeks
' All Employment Graphs



Employment Summary, Part Time Workers, and Unemployed over 26 Weeks
3 Feb 2012 at 9:54am

This was a solid report and well above expectations. However there is still a long ways to go for a healthy labor market with solid wage gains.
There were 243,000 payroll jobs added in January, with 257,000 private sector jobs added, and 14,000 government jobs lost. The unemployment rate fell to 8.3% from 8.5% in December. U-6, an alternate measure of labor underutilization that includes part time workers and marginally attached workers, declined to 15.1%. This remains very high - U-6 was in the 8% range in 2007.
The annual benchmark revision indicated 165,000 more payroll jobs in March 2011; the first positive benchmark revision since 2006. The BLS also adjusted the population control by the Census 2010 data. This resulted in a large increase in the labor force and an even larger increase in the "not in the labor force" category.
However - in the not good news category - the participation rate declined to 63.7% and the employment population ratio was unchanged in January at 58.5%.
The average workweek was unchanged at 34.4 hours, and average hourly earnings increased 0.2%. "The average workweek for all employees on private nonfarm payrolls was unchanged in January. ... In January, average hourly earnings for all employees on private nonfarm payrolls rose by 4 cents, or 0.2 percent, to $23.29. Over the past 12 months, average hourly earnings have increased by 1.9 percent." This is sluggish earnings growth, and earnings are still being impacted by the large number of unemployed and marginally employed workers.
There are a total of 12.8 million Americans unemployed and 5.5 million have been unemployed for more than 6 months. Still very grim.
Overall this was a solid report, but still not enough given the slack in the economy.
Percent Job Losses During Recessions
Click on graph for larger image.
This graph shows the job losses from the start of the employment recession, in percentage terms - this time aligned at maximum job losses.
In the previous post, the graph showed the job losses aligned at the start of the employment recession.
Part Time for Economic Reasons
From the BLS report:
The number of persons employed part time for economic reasons, at 8.2 million, changed little in January. These individuals were working part time because their hours had been cut back or because they were unable to find a full-time job.The number of part time workers increased slightly in January and is still very high.
These workers are included in the alternate measure of labor underutilization (U-6) that declined to 15.1% in January from 15.2% in December.
Unemployed over 26 Weeks
This graph shows the number of workers unemployed for 27 weeks or more.
According to the BLS, there are 5.518 million workers who have been unemployed for more than 26 weeks and still want a job. This was down from 5.588 million in November. This is very high, but this is the lowest number since September 2009. Long term unemployment remains a serious problem.
More graphs coming ...
All Employment Graphs



Graphs: Unemployment Rate, Participation Rate, Jobs added
3 Feb 2012 at 8:24am

There were some revisions this morning to previous employment reports. This included the annual benchmark revision to state unemployment insurance (UI) records, and benchmarking the population controls to the 2010 Census data and an update to seasonal factors.
The benchmark revision increased total employment in March 2011 by 165,000 jobs - the first positive benchmark revision since 2006.
This graph shows the jobs added or lost per month (excluding temporary Census jobs) since the beginning of 2008.
Click on graph for larger image.
Job growth started picking up early last year, but then the economy was hit by a series of shocks (oil price increase, tsunami in Japan, debt ceiling debate) - and now it appears job growth is picking up again.
The second graph shows the employment population ratio, the participation rate, and the unemployment rate. The unemployment rate declined to 8.3% (red line).
The Labor Force Participation Rate declined to 63.7% in January (blue line). This is the percentage of the working age population in the labor force and is at the lowest since the early '80s. The decline in the participation rate is not good news even though it is pushing down the unemployment rate. The participation rate is well below the 66% to 67% rate that was normal over the last 20 years, although some of the decline is due to the aging population.
The Employment-Population ratio was unchanged at 58.5% in January (black line).
The third graph shows the job losses from the start of the employment recession, in percentage terms. The dotted line is ex-Census hiring.
This shows the depth of the recent employment recession - much worst than any other post-war recession - and the relatively slow recovery due to the lingering effects of the housing bust and financial crisis.
This was a relatively strong report and well above consensus expectations. I'll have much more soon ...



January Employment Report: 243,000 Jobs, 8.3% Unemployment Rate
3 Feb 2012 at 7:30am
From the BLS:
Total nonfarm payroll employment rose by 243,000 in January, and the unemployment rate decreased to 8.3 percent, the U.S. Bureau of Labor Statistics reported today. Job growth was widespread in the private sector, with large employment gains in professional and business services, leisure and hospitality, and manufacturing. Government employment changed little over the month. ... Private-sector employment grew by 257,000 ...
The change in total nonfarm payroll employment for November was revised from +100,000 to +157,000, and the change for December was revised from +200,000 to +203,000.
[and on benchmark revision] The total nonfarm employment level for March 2011 was revised upward by 165,000.This was the first positive benchmark revision since 2006. There were several revisions, and I'll have graphs soon, but this was solidly above expectations.



Mortgage Rates fall to record low
2 Feb 2012 at 9:21pm
Probably worth a mention - especially since refinance activity will probably pick up soon (I expect HARP to increase in March) ...
From Freddie Mac: Average Mortgage Rates Ease Setting New Record LowsFreddie Mac today released the results of its Primary Mortgage Market Survey® (PMMS®), showing average mortgage rates dropping to new all-time record lows as data on economic growth fell short of market projections. All products in the PMMS survey, except the 1-Year ARM, averaged new lows.
...
30-year fixed-rate mortgage (FRM) averaged 3.87 percent with an average 0.8 point for the week ending February 2, 2012, down from last week when it averaged 3.98 percent. Last year at this time, the 30-year FRM averaged 4.81 percent.
...
5-year Treasury-indexed hybrid adjustable-rate mortgage (ARM) averaged 2.80 percent this week, with an average 0.7 point, down from last week when it averaged 2.85 percent. A year ago, the 5-year ARM averaged 3.69 percent.This is the lowest 30 year fixed rate since Freddie Mac started tracking rates in 1971. Rates were pretty low in the early 50s too - if anyone has a source for mortgage rates back then, please let me know.



Lawler: Home Builder Results for Last Quarter
2 Feb 2012 at 5:31pm
From economist Tom Lawler:
Of the nine large publicly traded home builders whose fiscal quarters end on the same day as calendar quarters, eight have published earnings and operating stats. I don't comment on earnings, put below are some selected stats on orders, settlements, and order backlogs.
Pulte, of course, noted that in the quarter ended December 31, 2010 there was a 'one-time pickup' of about 200 net orders 'associated with a change in the Company's order recognition process,' and that as of result a 'like-to-like' comparison of the latest quarter vs. the comparable year-ago quarter would show a YOY gain of 'about' 8%. Adjusting the totals for all eight builders for the 'Pulte shift,' the YOY gain in net orders for the above group would be 13.3% (and the YOY decline for the previous year would be 16.7%). For these eight companies combined, the backlog of orders at the end of last year was up 18.1% from the end of 2010, though it was little changed from the end of 2009.
SettlementsNet OrdersBacklog | End 2011 | End 2010 | End 2009 | End 2011 | End 2010 | End 2009 | End 2011 | End 2010 | End 2009 | | D.R. Horton | 4,118 | 3,637 | 5,529 | 3,794 | 3,363 | 4,037 | 4,530 | 3,854 | 4,136 | | PulteGroup | 4,303 | 4,405 | 6,200 | 3,084 | 3,044 | 3,748 | 3,924 | 3,984 | 5,931 | | NVR | 2,391 | 2,639 | 2,550 | 2,158 | 1,765 | 2,000 | 3,676 | 2,916 | 3,531 | | The Ryland Group | 1,040 | 909 | 1,666 | 915 | 775 | 969 | 1,514 | 1,187 | 1,732 | | Meritage Homes | 894 | 837 | 1,202 | 749 | 713 | 621 | 915 | 778 | 1,095 | | Beazer Homes | 882 | 549 | 961 | 724 | 553 | 728 | 1,309 | 800 | | | MDC Holdings | 950 | 865 | 1,109 | 523 | 519 | 637 | 1,043 | 842 | 826 | | M/I Homes | 667 | 650 | 858 | 505 | 460 | 448 | 676 | 532 | 650 | | Total | 15,245 | 14,491 | 20,075 | 12,452 | 11,192 | 13,188 | 17,587 | 14,893 | 17,901 | | YoY % Change | 5.2% | -27.8% | | 11.3% | -15.1% | | 18.1% | -16.8% | |
MDC Holdings, by the way, reported that January 2012 net sales were up 'about 30%' from January 2011 sales.
Census new SF home sales data showed a YOY increase in sales for the fourth quarter of 2011 (NSA, of course), of just 3.0%, while the YOY % decline for Q4/10 was 20.5%. Unfortunately, the Census new SF sales data are not directly comparable to reports from home builders, partly because of the treatment of sales cancellations, and partly because the timing of a 'sale' can differ slightly. As such, it's difficult to ascertain the degree to which 'large' builder sales gains have exceeded Census' gains reflects market share gains, different reporting, or 'bad' Census data!
Net, though, my gut is that the large builders were seeing better net orders last quarter than Census new home sales data might have suggested.



January Employment Report Revisions and Issues
2 Feb 2012 at 2:55pm
Tomorrow (Friday) the BLS will release the January Employment Situation Summary at 8:30 AM ET. Bloomberg is showing the consensus is for an increase of 135,000 payroll jobs in January, and for the unemployment rate to remain unchanged at 8.5%.
Here are a few revisions and issues to look for tomorrow:
' Establishment Data: "With the release of January 2012 data on February 3, 2012, the Current Employment Statistics (CES) survey will introduce revisions to nonfarm payroll employment, hours, and earnings data to reflect the annual benchmark adjustment for March 2011 and updated seasonal adjustment factors. Not seasonally adjusted data beginning with April 2010 and seasonally adjusted data beginning with January 2007 are subject to revision."
The preliminary benchmark was for an increase of 192,000 total nonfarm payroll jobs, and 140,000 private sector jobs as of March 2011. The annual revision is benchmarked to state tax records, and usually the preliminary estimate is pretty close to the final benchmark estimate.
This will be the first upward revision since 2006.
' Household Survey: "Effective with the release of The Employment Situation for January 2012 scheduled for February 3, 2012, population controls that reflect the results of Census 2010 will be used in the monthly household survey estimation process. Historical data will not be revised to incorporate the new controls; consequently, household survey data for January 2012 will not be directly comparable with that for December 2011 or earlier periods. A table showing the effects of the new controls on the major labor force series will be included in the January 2012 release."
' Issue: Several analysts have noted that it appears the seasonal adjustment for "Transportation and warehousing" over-counted employment in December by about 42,000 and this should be unwound in January. So December payroll growth was probably overstated, and January will be understated.
' And on the unemployment rate from Gallup: The U.S. government's January unemployment rate that it will report Friday morning will be based largely on mid-month conditions. At mid-month, Gallup reported that its unemployment rate had declined to 8.3%, based on data collected through the 15th of the month.
The mid-month reading normally provides a pretty good estimate of the government's unadjusted unemployment rate for the month. However, the government is revising its methodology beginning with the January 2012 report. As a result, the government notes, "household survey data for January 2012 will not be directly comparable with that for December 2011 or earlier periods." In turn, this makes estimating the government's unemployment rate for January even more difficult than usual.The Gallup survey hasn't predicted the BLS "not seasonally adjusted" unemployment rate very well, but this suggests a possible unemployment rate surprise. January has the largest downward seasonal adjustment, and usually the seasonally adjusted rate is 0.5% to 0.7% lower than the NSA rate. If the headline unemployment rate is 8.5% (as analysts expect) then I'd expect the NSA rate to be in the 9.1% range - not 8.3% as the Gallup survey found.



NMHC Apartment Survey: Market Conditions Tighten in Recent Survey
2 Feb 2012 at 12:25pm

From the National Multi Housing Council (NMHC): Apartment Industry Continues Recovery, Survey Says
Market conditions continued to improve for the multifamily industry across all areas, according to the latest National Multi Housing Council (NMHC) Quarterly Survey of Apartment Market Conditions. For the seventh time in the last eight quarters, all four indexes reflecting Market Tightness, Sales Volume, Equity Financing and Debt Financing were at or above 50 ' indicating growth from the previous quarter.
"In the face of an unprecedented virtual shutdown of development, the apartment market continues its strong recovery as developers play catch-up to the growing demand for rental housing," said NMHC Chief Economist Mark Obrinsky.
...
The Market Tightness Index rose to 60 from 52, marking the eighth straight quarter with the index at or above 50.
Click on graph for larger image.
This graph shows the quarterly Apartment Tightness Index. Any reading above 50 indicates tightening from the previous quarter. The index has indicated tighter market conditions for the last eight quarters and suggests falling vacancy rates and or rising rents.
This fits with the recent Reis data showing apartment vacancy rates fell in Q4 2011 to 5.2%, down from 5.6% in Q3 2011, and 9.0% at the end of 2009.
New multi-family construction remains a bright spot for the U.S. economy and this survey indicates demand for apartments is still strong.
A final note: This index helped me call the bottom for effective rents (and the top for vacancy rate) early in 2010.



CoreLogic: House Price Index declined 1.4% in December to new post-bubble low
2 Feb 2012 at 10:08am

Notes: This CoreLogic House Price Index report is for December. The Case-Shiller index released last week was for November. Case-Shiller is currently the most followed house price index, however CoreLogic is used by the Federal Reserve and is followed by many analysts. The CoreLogic HPI is a three month weighted average of September, October and November (November weighted the most) and is not seasonally adjusted (NSA).
From CoreLogic: CoreLogic® Prices fell by 4.7 percent nationally in 2011
The CoreLogic HPI shows that, including distressed sales, home prices in the U.S. decreased 4.7 percent in 2011 compared with December 2010. This year-end report shows that home prices continued the trend of year-end decreases'this is the fifth consecutive year with a decrease in the HPI. The HPI excluding distressed sales shows that home prices decreased by 0.9 percent in 2011, giving an indication of the impact of distressed sales on home prices in 2011.
The report also shows that national home prices including distressed sales decreased 1.4 percent on a month-over-month basis, the fifth consecutive monthly decline. However, the HPI excluding distressed sales posted its first month-over-month gain since July 2011, rising 0.2 percent.
'While overall prices declined by almost 5 percent in 2011, non-distressed prices showed only a small decrease. Until distressed sales in the market recede, we will see continued downward pressure on prices,' said Mark Fleming, chief economist for CoreLogic. Click on graph for larger image.
This graph shows the national CoreLogic HPI data since 1976. January 2000 = 100.
The index was down 1.4% in December, and is down 4.7% over the last year.
The index is off 33.7% from the peak - and is now at a new post-bubble low.
Some of this decline was seasonal (the CoreLogic index is NSA) and month-to-month price changes will probably remain negative through March 2012. Last year prices fell about 4% from December 2010 to March 2011, and there will probably be a similar decline this year.
All House Price Graphs



Bernanke Testimony: "The Economic Outlook and the Federal Budget Situation"
2 Feb 2012 at 9:00am
Fed Chairman Ben Bernanke's testimony, "The Economic Outlook and the Federal Budget Situation", Before the Committee on the Budget, U.S. House of Representatives.
Here is the CSpan feed
Here is the CNBC video feed.
Prepared testimony: The Economic Outlook and the Federal Budget Situation



Weekly Initial Unemployment Claims decline to 367,000
2 Feb 2012 at 7:30am

The DOL reports:
In the week ending January 28, the advance figure for seasonally adjusted initial claims was 367,000, a decrease of 12,000 from the previous week's revised figure of 379,000. The 4-week moving average was 375,750, a decrease of 2,000 from the previous week's revised average of 377,750.The previous week was revised up to 379,000 from 377,000.
The following graph shows the 4-week moving average of weekly claims since January 2000.
Click on graph for larger image.
The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims decreased this week to 375,750.
The 4-week moving average remains below 400,000.
And here is a long term graph of weekly claims:

Weekly claims have been bouncing around lately - January is a period with large seasonal adjustments and that can lead to some large swings. The 4-week average of weekly claims has been moving sideways this year after trending down over the last few months of 2011.
All current Employment Graphs



Q4 2011 GDP Details: Investment in Office, Mall, and Lodging, Residential Com...
1 Feb 2012 at 6:21pm

The BEA released the underlying details this week for the Q4 Advance GDP report. As expected, the recent pickup in non-residential structure investment has been for power and communication.
The first graph shows investment in offices, malls and lodging as a percent of GDP. Office investment as a percent of GDP peaked at 0.46% in Q1 2008 and then declined sharply. Investment has increased a little recently (probably mostly tenant improvements as opposed to new office buildings).
Click on graph for larger image.
Investment in multimerchandise shopping structures (malls) peaked in 2007 and is down about 62% from the peak (note that investment includes remodels, so this will not fall to zero).
Lodging investment peaked at 0.32% of GDP in Q2 2008 and has fallen by about 80%.
Notice that investment for all three categories typically falls for a year or two after the end of a recession, and then usually recovers very slowly (flat as a percent of GDP for 2 or 3 years). This is happening again, and there will not be a recovery in these categories until the vacancy rates fall significantly.
The second graph is for Residential investment (RI) components as a percent of GDP. According to the Bureau of Economic Analysis, RI includes new single family structures, multifamily structures, home improvement, broker's commissions, and a few minor categories (dormitories, manufactured homes).
Usually the most important components are investment in single family structures followed by home improvement.
Investment in single family structures has been moving sideways for almost three years, although it might be moving up a little.
Investment in home improvement was at a $158 billion Seasonally Adjusted Annual Rate (SAAR) in Q4 (about 1.0% of GDP), significantly above the level of investment in single family structures of $109 billion (SAAR) (or 0.7% of GDP).
Brokers' commissions declined slightly in Q4, and has been moving sideways as a percent of GDP.
And investment in multifamily structures is still moving sideways as a percent of GDP (increasing slowly in dollars). This is a small category, and even though investment is increasing, the positive impact on GDP will be relatively small.
These graphs show there is currently very little investment in offices, malls and lodging. It appears that residential investment is starting to pickup, but from a very low level.
All Housing Investment and Construction graphs
Earlier:
' ADP: Private Employment increased 170,000 in January
' Construction Spending increased 1.5% in December
' ISM Manufacturing index indicates faster expansion in January
' U.S. Light Vehicle Sales at 14.18 million annual rate in January



Paper Economy - A US Real Estate Bubble Blog
Envisioning Employment: Employment Situation January 2012
3 Feb 2012 at 8:56am

Today's Employment Situation Report indicated that in January, net nonfarm payrolls increased with private nonfarm payrolls adding 257,000 jobs and the unemployment rate declining to 8.3% over the same period.
Net private sector jobs increased 0.23% since last month climbing 2.06% above the level seen a year ago but but remained a whopping 4.47% below the peak level of employment seen in December 2007.


Full Time Workers Fully Under Pressure: January 2012
3 Feb 2012 at 8:49am

Today's employment situation report showed that in January the full time unemployment rate declined to 8.8% of the civilian workforce but remains near the highest rate seen in 41 years.
The Bureau of Labor Statistics considers full time workers to be those 'who have expressed a desire to work full time (35 hours or more per week) or are on layoff from full-time jobs'.
Full time jobless workers currently account for roughly 88.5% of all unemployed workers.


Recovery-less Recovery: Unemployment Duration January 2012
3 Feb 2012 at 8:43am

Be sure to bookmark the "Scary Unemployment Dashboard"... it's live.
Today's employment situation report showed that conditions for the long term unemployed were mixed in January and remained epically distressed by historic standards.
Workers unemployed 27 weeks or more declined to 5.518 million or 42.9% of all unemployed workers while the median number of weeks unemployed increased to 21.1 weeks and the average stay on unemployment declined to 40.1 weeks, the highest level ever recorded.
Looking at the charts below (click for super interactive versions) you can see that today's sorry situation far exceeds even the conditions seen during the double-dip recessionary period of the early 1980s, long considered by economists to be the worst period of unemployment since the Great Depression.




On The Margin: Total Unemployment January 2012
3 Feb 2012 at 8:37am

Today's Employment Situation report showed that in January 'total unemployment' including all marginally attached workers declined to 15.1% from the prior month's level of 15.2% while the traditionally reported unemployment rate also declined to 8.3%.
The traditional unemployment rate is calculated from the monthly household survey results using a fairly explicit definition of 'unemployed' (essentially unemployed and currently looking for full time employment) leaving many workers to be considered effectively 'on the margin' either employed in part time work when full time is preferred or simply unemployed and no longer looking for work.
The Bureau of Labor Statistics considers 'marginally attached' workers (including discouraged workers) and persons who have settled for part time employment to be 'underutilized' labor.
The broadest view of unemployment would include both traditionally unemployed workers and all other underutilized workers.
To calculate the 'total' rate of unemployment we would simply use this larger group rather than the smaller and more restrictive 'unemployed' group used in the traditional unemployment rate calculation.


Extended Unemployment: Initial, Continued and Extended Unemployment Claims Fe...
2 Feb 2012 at 8:04am

Today's jobless claims report showed declines to both initial and continued unemployment claims as seasonally adjusted continued to trend below the closely watched 400K level.
Seasonally adjusted 'initial' unemployment declined 12,000 to 367,000 claims from last week's revised 379,000 claims while seasonally adjusted 'continued' claims declined by 130,000 resulting in an 'insured' unemployment rate of 2.7%.
Since the middle of 2008 though, two federal government sponsored 'extended' unemployment benefit programs (the 'extended benefits' and 'EUC 2008' from recent legislation) have been picking up claimants that have fallen off of the traditional unemployment benefits rolls.
Currently there are some 3.49 million people receiving federal 'extended' unemployment benefits.
Taken together with the latest 4.06 million people that are currently counted as receiving traditional continued unemployment benefits, there are 7.56 million people on state and federal unemployment rolls.



Constuction Spending: December 2011
1 Feb 2012 at 11:40am

Today, the U.S. Census Bureau released their latest read of construction spending showing near-cycle low levels of spending in December for residential construction while indicating continued improvement for total non-residential spending.
On a month-to-month basis, total residential spending increased .077% from November and rose 5.29% above the level seen in November 2010 while remaining a whopping 63.34% below the peak level seen in 2006.
Single family construction spending increased 1.53% since November and rose 3.62% since December 2010 but remained a whopping 76.41% below it's peak in 2006.
Non-residential construction spending increased a whopping 3.26% since November climbing 11.89% above the level seen in December 2010 but remained a whopping 32.32% below the peak level reached in October 2008.
The following charts (click for larger dynamic versions) show private residential construction spending, private residential single family construction spending and private non-residential construction spending broken out and plotted since 1993 along with the year-over-year, month-to-month and peak percent change to each since 1994 and 2000 ' 2005.




ISM Manufacturing Report on Business: January 2012
1 Feb 2012 at 11:32am

Today, the Institute for Supply Management released their latest Report on Business for the manufacturing sector indicating that manufacturing activity improved in January with assessments of most measures increasing.
At 54.1 the purchasing manager's composite index (PMI) increased 1.88% since December but remained 11.02% below the level seen a year earlier.
Respondents indicated that prices are generally stable and show an overall positive outlook for 2012:
"Still seeing raw materials pricing moving down in general, but expect inflation later in the quarter." (Chemical Products)
"Year starting a little slow, but customers are positive about increased business in 2012." (Machinery) "Once again, business continues to be strong." (Paper Products)
"Pricing remains in check with the demand we are seeing. Supplier deliveries are on time or early." (Food, Beverage & Tobacco Products)
"The economy seems to be slowly improving." (Fabricated Metal Products)
"Business lost to offshore is coming back." (Computer & Electronic Products)
"Business remains strong. Order intake is great ' more than 20 percent above budget." (Primary Metals)
"Indications are that 2012 business environment will improve over 2011." (Transportation Equipment)
"Market conditions appear to be improving, with the outlook for 2012 better yet." (Wood Products


ADP National Employment Report: January 2012
1 Feb 2012 at 11:24am

Today, private staffing and business services firm ADP released the latest installment of their National Employment Report indicating that the situation for private employment in the U.S. improved in January as private employers added 170,000 jobs in the month bringing the total employment level 1.77% above the level seen in January 2011.
Looking at the chart (click for full-screen dynamic version) showing ADP's total private nonfarm payrolls since 2001 as well as the year-over-year and month-to-month percent change, you can see that while the job recovery had been anemic throughout most of 2010, more recently the trend had been picking up momentum.
Although the level of jobs is still far below the peak seen in late 2007 and still near the lows seen during the worst period of the "dot-com" recession, the bottom looks to be clearly defined and the trend is looking comparable to past recoveries.
Perusing the rest of the data in the ADP dataset you can see the the economy is currently showing the most growth for small to mid-sized service providing jobs with goods-producing jobs remaining near trough levels.
Look for Friday's BLS Employment Situation Report to likely show somewhat similar trends.


Reading Rates: MBA Application Survey ? February 01 2012
1 Feb 2012 at 11:16am

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 as well as the volume of 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 (from FHA and conforming GSE data) declined 1 basis point to 4.03% since last week while the purchase application volume declined 1.7% and the refinance application declined 3.6% over the same period.
With rates trending ever lower, the economy seemingly near recession and the FOMC members becoming more dovish by the day, it will be interesting to see how far rates on the long end can decline. All things being equal, falling home prices, declining purchase applications and record low long lending rates all appear to indicate a deflationary for the macro-economy.
The following chart shows the average interest rate for 30 year and 15 year fixed rate mortgages since 2006 as well as the purchase, refinance and composite loan volumes (click for larger dynamic full-screen version).





S&P/Case-Shiller: November 2011
31 Jan 2012 at 12:20pm

Note... be sure to bookmark the overall S&P/Case-Shiller Dashboard or the Scary Housing Dashboard of the weakest markets for a real-time view of all the markets tracked by S&P.
The latest release of the S&P/Case-Shiller (CSI) home price indices for November reported that the non-seasonally adjusted Composite-10 price index declined 1.29% since October while the Composite-20 index declined 1.27% over the same period with both measures continuing to decline notably since last year.
The latest CSI data clearly indicates that the price trends are experiencing a declining trend into the typically less active summer and fall season and as I recently pointed out, the more timely and less distorted Radar Logic RPX data is starting to capture notable falling prices driven primarily by seasonality.
The 10-city composite index declined 3.56% as compared to November 2010 while the 20-city composite declined 3.67% over the same period.
Topping the list of regional peak decliners was Las Vegas at -61.07%, Phoenix at -55.54%, Miami at -51.06%, Tampa at -47.36% and Detroit at -44.38%.
Additionally, both of the broad composite indices show significant peak declines slumping -32.87% for the 10-city national index and -32.94% for the 20-city national index on a peak comparison basis.
To better visualize today's results use Blytic.com to view the full release.
The following charts (click for larger version) shows the percent change to single family home prices given by the Case-Shiller Indices as compared to each metros respective price peak set between 2005 and 2007 as well as annual and monthly changes.


 Additionally, in order to add some historical context to the perspective, I updated my 'then and now' CSI charts that compare our current circumstances to the data seen during 90s housing decline.
To create the following annual and normalized charts I simply aligned the CSI data from the last month of positive year-over-year gains for both the current decline and the 90s housing bust and plotted the data side-by-side (click for larger version).

 The 'peak' chart compares the percentage change, comparing monthly CSI values to the peak value seen just prior to the first declining month all the way through the downturn and the full recovery of home prices.
 

More Pain, Less Gain: S&P/Case-Shiller Preview for November 2011
30 Jan 2012 at 9:18am

As I demonstrated in prior posts, given their strong correlation, the home price indices provided daily by Radar Logic, averaged monthly, can effectively be used as a preview of the monthly S&P/Case-Shiller home price indices.
The current Radar Logic 25 MSA Composite data reported on residential real estate transactions (condos, multi and single family homes) that settled as late as November 25 and averaged for the month indicates that with slowing summer/fall transactions has come a notable decline of prices (the typical trend) with the national index declining 1.8% since October and falling 7.11% below the level seen in November 2010.
The Radar Logic index will likely be capturing an decline in prices from now until early 2012 as transactions continue to trend down.
Look for tomorrow's S&P/Case-Shiller home price report to reflect this declining trend though to a lesser degree due to its three month rolling-average nature with prices moderately higher.


University of Michigan Survey of Consumers January 2012 (Final)
27 Jan 2012 at 3:09pm

Today's final release of the Reuters/University of Michigan Survey of Consumers for January indicated improvement in consumer sentiment with a reading of 75.0 and climbing just 1.08% above the level seen last year while one year inflation expectations rose slightly to 3.3%.
The Index of Consumer Expectations (a component of the Conference Board's Index of Leading Economic Indicators) rose to 69.1, and the Current Economic Conditions Index climbed to 84.2.
It's important to recognize that consumer sentiment has seriously eroded over the past few months with the current results remaining near levels not seen since 1980, a major indication that consumers are in the process of tightening even further on spending.



New Home Sales: December 2011
26 Jan 2012 at 11:11am

Today, the U.S. Census Department released its monthly New Residential Home Sales Report for December showing a notable monthly decline with sales dropping 2.2% since November and 7.3% below the level seen in December 2010 and remaining at an epically low level of 307K SAAR units.
It's important to recognize that the inventory of new homes has now fallen to a new series low at 157K units, lowest level seen in in at least 47 years while the median number of months for sale declined to 6.7.
The monthly supply remained declined to 6.1 months while the median selling price declined 12.81% and the average selling price declined 8.81% from the year ago level.
The following chart show the extent of sales decline to date (click for full-larger version).


The Chicago Fed National Activity Index: December 2011
26 Jan 2012 at 11:02am

Today's release of the Chicago Federal Reserve National Activity Index (CFNAI) improved though continued to indicate weakness in national economic trends with the index climbing to a tepid 0.17 while the three month moving average improved to -0.08.
The CFNAI is a weighted average of 85 indicators of national economic activity collected into four overall categories of 'production and income', 'employment, unemployment and income', 'personal consumption and housing' and 'sales, orders and inventories'.
The Chicago Fed regards a value of zero for the total index as indicating that the national economy is expanding at its historical trend rate while a negative value indicates below average growth.
A value at or below -0.70 for the three month moving average of the national activity index (CFNAI-MA3) indicates that the national economy has either just entered or continues in recession.


Extended Unemployment: Initial, Continued and Extended Unemployment Claims Ja...
26 Jan 2012 at 10:55am

Today's jobless claims report showed notable increases to both initial and continued unemployment claims as seasonally adjusted remained below the closely watched 400K level.
Seasonally adjusted 'initial' unemployment increased 21,000 to 377,000 claims from last week's revised 356,000 claims while seasonally adjusted 'continued' claims increased by 88,000 resulting in an 'insured' unemployment rate of 2.8%.
Since the middle of 2008 though, two federal government sponsored 'extended' unemployment benefit programs (the 'extended benefits' and 'EUC 2008' from recent legislation) have been picking up claimants that have fallen off of the traditional unemployment benefits rolls.
Currently there are some 3.41 million people receiving federal 'extended' unemployment benefits.
Taken together with the latest 4.11 million people that are currently counted as receiving traditional continued unemployment benefits, there are 7.53 million people on state and federal unemployment rolls.



HousingTracker Residential Real Estate Listing Statistics by City
HousingTracker Residential Real Estate Listing Statistics by City
30 Jan 2012 at 2:00pm
Welcome to the new home of HousingTracker! It's the same data in a new place. Below you'll find a weekly snapshot of the asking price and inventory for homes and condos listed for sales in some of the largest metro areas in the US. Click on city below for more detail.
Asking Price and Inventory as of January 30 2012
City, State
Home Inventory
1 Week Inventory Change
Median Asking Price
1 Week Median Change
| US (Metro Aggregate) |
855,619 |
0.5% |
$218,886 |
0.1% |
| Albuquerque, NM |
4,329 |
-0.4% |
$199,999 |
0.0% |
| Atlanta, GA |
54,386 |
1.4% |
$150,000 |
0.0% |
| Austin, TX |
10,755 |
0.5% |
$233,250 |
0.5% |
| Baltimore, MD |
15,201 |
0.7% |
$215,000 |
0.0% |
| Boise City, ID |
2,926 |
-0.5% |
$164,900 |
0.5% |
| Boston, MA |
19,794 |
0.8% |
$314,900 |
1.6% |
| Cape Coral, FL |
10,372 |
1.2% |
$219,900 |
0.0% |
| Chicago, IL |
38,394 |
0.6% |
$179,900 |
0.0% |
| Cincinnati, OH |
18,408 |
0.5% |
$136,400 |
0.3% |
| Cleveland, OH |
18,095 |
0.1% |
$124,900 |
0.0% |
| Columbus, OH |
10,758 |
0.3% |
$144,000 |
0.8% |
| Dallas, TX |
21,466 |
0.2% |
$189,900 |
0.0% |
| Denver, CO |
13,831 |
-0.2% |
$274,950 |
0.0% |
| Detroit, MI |
21,844 |
0.3% |
$84,900 |
0.0% |
| Edison, NJ |
11,160 |
0.7% |
$279,900 |
0.0% |
| Honolulu, HI |
3,535 |
0.5% |
$458,000 |
0.7% |
| Houston, TX |
27,549 |
0.7% |
$173,984 |
-0.0% |
| Indianapolis, IN |
11,182 |
0.5% |
$134,900 |
0.4% |
| Jacksonville, FL |
11,674 |
0.7% |
$175,000 |
0.0% |
| Kansas City, MO |
11,314 |
0.0% |
$150,000 |
0.0% |
| Las Vegas, NV |
22,798 |
-0.1% |
$119,000 |
0.0% |
| Long Island, NY |
34,122 |
1.1% |
$360,000 |
0.0% |
| Los Angeles, CA |
31,455 |
0.3% |
$329,900 |
0.0% |
| Louisville, KY |
8,071 |
-0.4% |
$141,900 |
0.0% |
| Memphis, TN |
7,944 |
0.2% |
$145,000 |
0.0% |
| Miami, FL |
28,538 |
1.3% |
$225,700 |
-0.4% |
| Milwaukee, WI |
12,721 |
0.6% |
$170,000 |
0.0% |
| Minneapolis, MN |
15,373 |
-0.3% |
$185,000 |
0.1% |
| Nashville, TN |
11,313 |
0.1% |
$189,900 |
0.0% |
| New Orleans, LA |
8,113 |
-0.2% |
$164,900 |
0.9% |
| New York, NY |
44,124 |
1.0% |
$349,000 |
0.0% |
| Newark, NJ |
15,731 |
1.0% |
$299,900 |
0.0% |
| Oklahoma City, OK |
8,080 |
1.0% |
$148,331 |
0.2% |
| Omaha, NE |
4,761 |
-0.4% |
$145,000 |
0.0% |
| Orange County, CA |
11,641 |
-0.1% |
$397,000 |
-0.1% |
| Orlando, FL |
13,106 |
0.6% |
$154,200 |
0.8% |
| Philadelphia, PA |
20,211 |
1.0% |
$165,000 |
-0.6% |
| Phoenix, AZ |
18,850 |
0.0% |
$179,900 |
-0.1% |
| Portland, OR |
10,634 |
-0.9% |
$249,000 |
0.0% |
| Raleigh, NC |
11,545 |
0.1% |
$204,900 |
0.0% |
| Reno, NV |
4,275 |
-0.0% |
$185,000 |
0.0% |
| Riverside, CA |
25,658 |
0.0% |
$225,000 |
0.0% |
| Sacramento, CA |
12,106 |
-0.5% |
$185,000 |
0.0% |
| Salt Lake City, UT |
9,143 |
-0.3% |
$228,900 |
0.6% |
| San Antonio, TX |
11,337 |
-0.1% |
$189,000 |
0.0% |
| San Diego, CA |
12,142 |
-0.2% |
$350,000 |
0.0% |
| San Francisco, CA |
13,080 |
0.9% |
$399,000 |
0.3% |
| San Jose, CA |
4,710 |
2.7% |
$448,888 |
0.9% |
| Seattle, WA |
14,317 |
0.4% |
$269,500 |
0.2% |
| St. Louis, MO |
12,394 |
0.9% |
$139,900 |
0.0% |
| Tampa, FL |
22,809 |
0.8% |
$145,000 |
0.0% |
| Tucson, AZ |
7,051 |
0.8% |
$169,900 |
0.0% |
| Virginia Beach, VA |
11,018 |
0.3% |
$225,000 |
0.0% |
| Washington, DC |
19,475 |
0.9% |
$285,000 |
0.0% |
|