Tag: CMBS

AVAILABLE

“Facts do not cease to exist because they are ignored.” – Aldous Huxley

 

 

Six months ago I wrote an article called Are You Seeing What I’m Seeing?, describing my observations while traveling along Ridge Pike in Montgomery County, PA and motoring to my local Lowes store on a Saturday. My observations were in conflict with the storyline portrayed by the mainstream media pundits, Ivy League PhD economists, Washington politicians, and Wall Street shills. It is clear now that I must have been wrong. No more proof is needed than the fact the Dow has gone up 1,500 points, or 11%, since I wrote the article. Everyone knows the stock market reflects the true health of the nation – multi-millionaire Jim Cramer and his millionaire CNBC talking head cohorts tell me so. Ignore the fact that the bottom 80% only own 5% of the financial assets in this country and are not benefitted by the stock market in any way.

The mainstream corporate media that is dominated by six mega-corporations (Time Warner, Disney, Murdoch’s News Corporation, Comcast, Viacom, and Bertelsmann), has one purpose as described by the master of propaganda – Edward Bernays:

“The conscious and intelligent manipulation of the organized habits and opinions of the masses is an important element in democratic society. Those who manipulate this unseen mechanism of society constitute an invisible government which is the true ruling power of our country. …We are governed, our minds are molded, our tastes formed, our ideas suggested, largely by men we have never heard of. This is a logical result of the way in which our democratic society is organized. Vast numbers of human beings must cooperate in this manner if they are to live together as a smoothly functioning society. …In almost every act of our daily lives, whether in the sphere of politics or business, in our social conduct or our ethical thinking, we are dominated by the relatively small number of persons…who understand the mental processes and social patterns of the masses. It is they who pull the wires which control the public mind.

These media corporations’ task is to use propaganda and misinformation to protect the interests of the status quo. The ruling class has the power to manipulate public opinion, obscure the truth, alter government data, and outright lie, but they can’t control the facts and reality smacking the average person in the face every day. Based on the performance of the stock market and the storyline of economic recovery being peddled by the corporate media, the facts must surely support their contention. Here are a few facts about what has really happened in the last six months since I wrote my article:

  • The working age population has grown by 1.1 million, the number of employed Americans is up 500k, while the number of people who have left the labor force has gone up by 600k. The BLS reports the unemployment rate has fallen without blinking an eye or turning red with embarrassment.
  • The number of Americans entering the Food Stamp Program in the last six months totaled 1 million, bringing the total to 47.8 million, or 20% of all households (up 15 million since the Obama economic recovery began in December 2009).
  • Existing home sales have increased by a scintillating 2.9% on a seasonally adjusted annual basis and average prices have fallen by 6% in the last six months. It is surely a great sign that 32% of all home sales are to Wall Street investors and 25% are either foreclosure sales or short sales. A large percentage of the remaining sales are funded by 3% down FHA government backed loans.
  • There were 31,000 new homes sales in January versus 34,000 new home sales six months prior. Through the magic of seasonal adjustment, this translates into a 15% increase.
  • Single family housing starts were 41,600 in February versus 51,400 six months prior. Even using seasonal adjustments, the government drones can only report a pathetic 4.7% annualized increase and flat starts over the last three months, with mortgage rates at all-time lows.
  • The National Debt has gone up by $750 billion in the last six months, while Real GDP has gone up by less than $150 billion.
  • Real hourly earnings have not increased in the last six months.
  • Consumer debt has risen by $65 billion as the Federal Government has doled out student loans like candy and auto loans (through the 80% government owned Ally Financial – aka GMAC, aka Ditech, aka ResCap) like crack dealer in West Philly.
  • The Federal Reserve has increased their balance sheet by $385 billion in the last six months by buying toxic mortgages from Wall Street banks and the majority of Treasuries issued by the government to fund the $1 trillion annual deficits being produced by the Obama administration. It now totals $3.2 trillion, up from $900 billion in September 2008, and headed to $4 trillion before this year is out.
  • Retail sales have increased by less than 2% over the last six months and are barely 1% above last February. On an inflation adjusted basis, retail sales are falling. Other than internet sales and government financed auto sales, every other retail category is negative year over year. This is reflected in the poor sales and earnings reports from JC Penney, Sears, Best Buy, Wal-Mart, Target, Lowes, Kohl’s, Darden, McDonalds, and Yum Brands. I’m sure next quarter will be gangbusters, with the Obama payroll tax increase, Obamacare premium increases, 15% surge in gasoline prices, and continued inflation in food and energy.

Considering that 71% of GDP is dependent upon consumer spending (versus 62% in 1979 before the financialization of America), the dreadful results of retailers and restaurants even before the Obama tax increases confirms the country has been in recession since the second half of 2012. In 1979 the economy was still driven by domestic investment that accounted for 19% of GDP. Today, it wallows at all-time lows of 13%. In addition, our trade deficits, driven by debt fueled consumption, subtract 3.5% from GDP. These facts are reflected in the depressed outlook of small business owners who are the backbone of growth, hiring and entrepreneurship in this country. Small businesses of 500 employees or less employ half of all the private industry workers in the country and account for 65% of all new jobs created. There are approximately 27 million small businesses versus 18,000 large businesses. The chart below does not paint an improving picture. The small business optimism has dropped from an already low 92.8 in September 2012 to 90.8 in March 2013.

Small business optimism report for March 2013

The head of the NFIB couldn’t make the situation any clearer:

“While the Fortune 500 is enjoying record high earnings, Main Street earnings remain depressed. Far more firms report sales down quarter over quarter than up. Washington is manufacturing one crisis after another—the debt ceiling, the fiscal cliff and the Sequester. Spreading fear and instability are certainly not a strategy to encourage investment and entrepreneurship. Three-quarters of small-business owners think that business conditions will be the same or worse in six months. Until owners’ forecast for the economy improves substantially, there will be little boost to hiring and spending from the small business half of the economy.” — NFIB chief economist Bill Dunkelberg

If consumers, who account for 71% of the economy, aren’t spending, and small business owners, who do 65% of all the hiring in the country, are petrified with insecurity, why is the stock market hitting all-time highs and the corporate media proclaiming happy days are here again? It can be explained by the distribution of wealth and income in this country. Every media pundit, politician, Wall Street shill, Ivy League PhD economist, and corporate titan you see on CNBC, Fox or any corporate media outlet is a 1%er or better. The chart below shows the bottom 99% saw their real incomes decline between 2009 and 2011, while the top 1% reaped the stock market gains and corporate bonuses for using “creative” accounting to generate record corporate profits. The trend in 2012 through today has only widened this gap, as real worker wages have continued to decline and the stock market has advanced another 20%.

The feudal financial industry lords are feasting on caviar and champagne in their mountaintop manors while the serfs and peasants scrounge in the gutters for scraps and morsels. This path has been chosen by the king (Obama) and enabled by his court jester (Bernanke). Money printing and inflation are their weapons of choice. We are living in a 21st Century version of the Dark Ages.

On the Road Again

I’ve been baffled by a visible disconnect between deteriorating data and the storyline being sold to the ignorant masses by the financial elitists that run the show. The websites and truthful analysts that I respect and trust (Zero Hedge, Mish, Jesse, Karl Denninger, John Hussman, David Stockman, Financial Sense and a few others) provide analytical evidence on a daily basis that confirm my view that our economic situation is worsening. We are all looking at the same data, but the pliable faux journalists that toil for their corporate masters spin the data in a manner designed to mislead and manipulate in order to mold public opinion, as Edward Bernays taught the invisible ruling class. As you can see, numbers and statistical data can be spun, adjusted, and manipulated to tell whatever story you want to depict. I prefer to confirm or deny my assessment with my observations out in the real world. I spend 12 hours per week cruising the highways and byways of Montgomery County and Philadelphia as I commute to and from work and shuttle my kids to guitar lessons, friends’ houses, and local malls. I can’t help but have my antenna attuned to what I’m seeing with my own eyes.

As I detailed in my previous article, Montgomery County is relatively affluent area with the dangerous urban enclaves of Norristown and Pottstown as the only blighted low income, high crime areas in the 500 square mile county of 800,000 people. The median household income and median home prices are 50% above the national averages. Major industries include healthcare, pharmaceuticals, insurance and information technology. It is one of only 30 counties in the country with a AAA rating from Standard & Poors (as if that means anything). On paper, my county appears to be thriving and healthy, with white collar professionals living an idyllic suburban existence. One small problem – the visual evidence as you travel along Welsh Road towards Montgomeryville or Germantown Pike towards Plymouth Meeting reveals a decaying infrastructure, dying retail meccas, and miles of empty office complexes.

I don’t think my general observations as I drive around Montgomery County are colored by any predisposition towards negativity. I see a gray winter like pallor has settled upon the land. I see termite pocked wooden fences with broken and missing slats. I see sagging porches. I see leaky roofs with missing tiles. I see vacant dilapidated hovels. I see mold tainted deteriorating siding on occupied houses. I see weed infested overgrown yards. I see collapsing barns and crumbling farm silos. I see houses and office buildings that haven’t been painted in 20 years. I see clock towers in strip malls with the wrong time. I see shuttered gas stations. I see retail stores with lights out in their signs. I see trees which fell during Hurricane Sandy five months ago still sitting in yards untouched. I see potholes not being filled. I see disintegrating highway overpasses and bridges. I constantly see emergency repairs on burst water mains. I see malfunctioning stoplights. I see fading traffic signage. I see regional malls with rust stained walls beneath their massive unlit Macys, JC Penney and Sears logos. I see hundreds of Space Available, For Lease, For Rent, Vacancy, For Sale and Store Closing signs dotting the suburban landscape. These sights are in a relatively affluent suburban county. When I reach West Philly, it looks more like Dresden in 1945.

                      Dresden – 1945                                                     Philadelphia – 2013

 

I moved to my community in 1995 when the economy was plodding along at a 2.5% growth rate. The housing market was still depressed from the early 90s recession. The retail strip centers and larger malls in my area were 100% occupied. Office parks were bustling with activity. Office vacancy rates were the lowest in twenty years during the late 1990s. National GDP has grown by 112% (only 50% after adjusting for inflation) since 1995, with personal consumption rising 122%. Domestic investment has only grown by 80%, but imports skyrocketed by 204%. If the economy has more than doubled in the last 18 years, how could retail strip centers in my affluent community have 40% to 70% vacancy rates and office parks sit vacant for years? The answer is that Real GDP has not even advanced by 50%. Using a true rate of inflation, not the bastardized, manipulated, tortured BLS version, shows the country has essentially been in contraction since the year 2000.

The official government sanctioned data does not match what I see on the ground, but the Shadowstats version of the data explains it perfectly.

My observations also don’t match up with the data reported by the likes of Reis, Trepp, Moody’s and the Federal Reserve. Reis reports a national vacancy rate of 17.1% for offices, barely below its peak of 17.6% in late 2010. Vacancy rates are 35% above 2007 levels and more than double the rates in the late 1990s. But what I realized after digging into the methodology of these reported figures is the true rates are significantly higher. First you must understand that Reis and Trepp are real estate companies who are in business to make money from commercial real estate transactions. It is in their self -interest to report data in the most positive manner possible – they’ve learned the lessons of Bernays. These mouthpieces for their industry slice and dice the numbers according to major markets, minor markets, suburban versus major cities, and most importantly they only measure Class A office space.

I didn’t realize the distinctions between classes when it comes to office space. The Building Owners and Managers Association describes the classes:

Class A office buildings have the “most prestigious buildings competing for premier office users with rents above average for the area.” Class A facilities have “high quality standard finishes, state of the art systems, exceptional accessibility and a definite market presence.” Class B office buildings as those that compete “for a wide range of users with rents in the average range for the area.” Class B buildings have “adequate systems” and finishes that “are fair to good for the area,” but that the buildings do not compete with Class A buildings for the same prices. Class C buildings are aimed towards “tenants requiring functional space at rents below the average for the area.”

So we have landlords self-reporting Class A vacancy rates in big markets to a real estate company that reports them without verification. Is it in a landlord’s best interest to under-report their vacancy rate? You bet it is. If potential tenants knew the true vacancy rates, they would be able to negotiate much lower rents. There is a beautiful Class A 77,000 square foot building near my house that was built in 2004. Nine years later there is still a huge Space Available sign in front of the building and it appears at least 50% vacant.

I pass another Class A property on Welsh Road called the Gwynedd Corporate Center that consists of three 40,000 square foot buildings in a 13 acre office park. It was built in 1998 and is completely dark. The vacancy rate is 100%. As I traveled down Germantown Pike last week I noted dozens of Class A office complexes with Space Available signs in front. I’m absolutely certain that vacancy rates in Class A offices in Montgomery County exceed 25%. When you expand your horizon to Class B and Class C office space, vacancy rates exceed 50%. The only booming business in my suburban paradise is Space Available sign manufacturing. We probably import those from China too. Despite the spin put on the data by the real estate industry, Moody’s reported data supports my estimates:

  • The values of suburban offices in non-major markets are 43% below 2007 levels.
  • Industrial property values in non-major markets are 28% below 2007 levels.
  • Retail property values in non-major markets are 35% below 2007 levels.

The data being reported by Reis regarding vacancies in strip malls and regional malls is also highly questionable, based on my real world observations. The reported vacancy rates of 8.6% for regional malls and 10.7% for strip malls, barely below their 2011 peaks, are laughable. Again, there is no benefit for a landlord to report their true vacancy rate. The truth will depress rents further. This data is gathered by surveying developers and landlords. We all know how reputable and above board real estate professionals are – aka David Lereah, Larry Yun. A large strip mall near my house has a 70% vacancy rate, with another, one mile away, with a 50% vacancy rate. Anyone with two eyes and functioning brain that has visited a mall or driven past a strip mall knows that vacancy rates are at least 15%, the highest in U.S. history. These statistics don’t even capture the small pizza joints, craft shops, antique outlets, candy stores, book stores, gas stations and myriad of other family run small businesses that have been forced to close up shop in the last five years.

The disconnect between reality, the data reported by the mouthpieces of the status quo, and financial markets is as wide as the Grand Canyon. Even the purveyors of false data can’t get their stories straight. Trepp has been reporting steadily declining commercial delinquency rates since July 2012, when they had reached 10.34%, the highest level since the early 1990s. The decline is being driven solely by apartment complexes and hotels. Industrial and retail delinquencies continue to rise and office delinquencies are flat over the last three months. Again, the definition of delinquent is in the eye of the beholder.

The quarterly delinquency rates on commercial loans reported by the Federal Reserve is less than half the rate being reported by Trepp, at 4.13%. Bennie and his band of Ivy League MBA economists have reported 10 consecutive quarters of declining commercial loan delinquency rates. This is in direct contrast to the data reported by Trepp that showed delinquencies rising during 2012.

Real estate loans

All

Booked in domestic    offices

Residential 1

Commercial 2

Farmland
2012:4

7.57

10.07

4.13

2.67
2011:4

8.48

10.34

6.11

3.26
2010:4

9.12

10.23

7.96

3.59
2009:4

9.59

10.54

8.73

3.42
2008:4

6.04

6.67

5.49

2.28
2007:4

2.91

3.08

2.75

1.51
2006:4

1.70

1.95

1.32

1.41

The data being reported doesn’t pass the smell test. Commercial vacancy rates are at or above the levels seen during the last Wall Street created real estate crisis in the early 1990’s. During 1991/1992 commercial loan delinquency rates ranged between 10% and 12%. Today, with the same or higher levels of vacancy, the Federal Reserve reports 4% delinquency rates. When the latest Wall Street created financial collapse struck in 2008 and commercial property values crashed while vacancy rates soared, there were dire predictions of huge loan losses between 2010 and 2012. Commercial real estate loans generally rollover every 5 to 7 years. The massive issuance of dodgy subprime commercial loans between 2005 and 2007 would come due between 2010 and 2012. But miraculously delinquency rates have supposedly plunged from 8.78% in mid-2010 to 4.13% today. The Federal Reserve decided in 2009 to look the other way when assessing whether a real estate loan would ever be repaid. A loan isn’t considered delinquent if the lender decides it isn’t delinquent. The can’t miss strategy of extend, pretend and pray was implemented across the country as mandated by the Federal Reserve. This pushed out the surge in loan maturities to 2014 – 2016.

In an economic system that rewarded good choices and punished those who took ridiculous undue risks and lost, real estate developers, mall owners, and office landlords would be going bankrupt in large numbers and loan losses for Wall Street Too Stupid to Succeed banks would be in the billions. Developers took out loans in the mid-2000’s which were due to be refinanced in 2012. The property is worth 35% less and the rental income with a 20% vacancy rate isn’t enough to cover the interest payments on the loan. The borrower would have no option but to come up with 35% more cash and accept a higher interest rate because the risk of default had risen, or default. Instead, the lenders have pretended the value of the property hasn’t declined and they’ve extended the term of the loan at a lower interest rate. This was done on the instructions of the Federal Reserve, their regulator. The plan is dependent on an improvement in the office and retail markets. It seems the best laid plans of corrupt sycophant central bankers are going to fail.

Eyes Wide Open

There are 1,300 regional malls in this country, with most anchored by a JC Penney, Sears, Barnes & Noble, or Best Buy. The combination of declining real household income, aging population, lackluster employment growth, rising energy, food and healthcare costs, mounting tax burdens, and escalating on-line purchasing will result in the creation of 200 or more ghost malls over the next five years. The closure of thousands of big box stores is baked in the cake. The American people have run out of money. They have no equity left in their houses to tap. The average worker has only $25,000 of retirement savings and they are taking loans against it to make the mortgage payment and put food on the table. They can’t afford to perform normal maintenance on their property and are one emergency away from bankruptcy. In a true cycle of doom, most of the jobs “created” since 2009 are low skill retail jobs with little or no benefits. As storefronts go dark and more “Available” signs are erected in front of these weed infested eyesores, more Americans will lose their jobs and be unable to do their 71% part in our economic Ponzi scheme.

The reason office buildings across the land sit vacant, with mold and mildew silently working its magic behind the walls and under the carpets, is because small businesses are closing up shop and only a crazy person would attempt to start a new business in this warped economic environment of debt dependent diminishing returns. The 27 million small businesses in the country are fighting a losing battle against overbearing government regulations, increasingly heavy tax burdens, operating cost inflation, Obamacare mandates, a low skill poorly educated workforce, and customers with diminishing resources and declining disposable income. Small business owners are not optimistic about the future because they don’t have a sugar daddy like Bernanke to provide them with free money and a promise to bail them out if their high risk investments go bad. With small businesses accounting for 65% of all new hiring in this country and looming healthcare taxes, mandates, regulations and penalties approaching like a freight train, there is absolutely zero probability that office buildings will be filling up with new employees in the next few years. With hundreds of billions in commercial real estate loans coming due over the next three years, over 60% of the loans in the office and retail category, vacancy rates at record levels, and property values still 30% to 40% below the original loan values, a rendezvous with reality awaits. How long can bankers pretend to be paid on loans by developers who pretend they are collecting rent from non-existent tenants who are selling goods to non-existent customers? The implosion in the commercial real estate market will also blow a gaping hole in the Federal Reserve balance sheet, which is leveraged 55 to 1.

federal reserve balance sheet

I regularly drive along Schoolhouse Road in Souderton. It is a winding country road with dozens of small manufacturing, warehousing, IT, aerospace, auto repair, bus transportation, retail and landscaping businesses operating and trying to scratch out a small profit. Most of these businesses have been operating for decades. I would estimate that most have annual revenue of less than $2 million and less than 100 employees. It is visibly evident they have not been thriving, as their facilities are looking increasingly worn down and in disrepair. Their access to credit has been reduced since the 2008 crisis, as only the Wall Street banks and mega-corporations with Washington lobbyists received Bennie Bucks and Obama stimulus pork. These small businesses have been operating on razor thin margins and unable to invest in their existing facilities or expand their businesses. The tax increases just foisted upon small business owners and their employees, along with Obamacare mandates which will drive healthcare costs dramatically higher, and waning demand due to lack of income, will surely push some of these businesses over the edge. There will be some harsh lessons learned on Schoolhouse Road over the next few years. I expect to see more of these signs along Schoolhouse Road and thousands of other roads in the next few years.

The mainstream media pawns, posing as journalists, have not only gotten the facts wrong regarding the current situation, but their myopia extends into the near future. The perpetual optimists that always see a pot of gold at the end of the rainbow are either willfully ignorant or a product of our government run public education system and can’t perform basic mathematical computations. As pointed out previously, consumer spending drives 71% of our economy. As would be expected, the highest level of annual spending occurs between the ages of 35 to 54 years old when people are in their peak earnings years. Young people are already burdened with $1 trillion of government peddled student loan debt and are defaulting at a 20% rate because there are no decent jobs available. Millions of Boomers are saddled with underwater mortgages, prodigious levels of credit card and auto loan debt, with retirement savings of $25,000 or less. Anyone expecting the young or old to ramp up spending over the next decade must be a CNBC pundit, University of Phoenix MBA graduate or Ivy League trained economist.

There will be 10,000 Boomers per day turning 65 years old for the next 18 years. Consumers in the 65-74 age segment spend 28% less on average than during their peak years. It is estimated that between 2010 and 2020 there will be approximately 14.5 million more consumers aged 65 or older. The number of Americans in their peak spending years will crash over the next decade. This surely bodes well for our suburban sprawl, mall based, cheap energy dependent, debt fueled society. Do you think this will lead to a revival in retail and office commercial real estate?

We’ve got $1 trillion annual deficits locked in for the next decade. We’ve got total credit market debt at 350% of GDP. We’ve got true unemployment exceeding 20%. We’ve had declining real wages for thirty years and no change in that trend. We’ve got an aging, savings poor, debt rich, obese, materialistic, iGadget distracted, proudly ignorant, delusional populace that prefer lies to truth and fantasy to reality. We’ve got 20% of households on food stamps. We’ve got food pantries, thrift stores and payday loan companies doing a booming business. We’ve got millions of people occupying underwater McMansions in picturesque suburban paradises that can’t make their mortgage payments or pay their utility bills, awaiting their imminent eviction notice from one of the Wall Street banks that created this societal catastrophe.

We’ve got a government further enslaving the middle class in student loan debt with the false hope of new jobs that aren’t being created. We’ve got a shadowy unaccountable organization, owned and controlled by the biggest banks in the world, that has run a Ponzi scheme called a fractional reserve lending system for 100 years, and inflated away 96% of the purchasing power of the U.S. dollar. We’ve got a self-proclaimed Ivy League academic expert on the Great Depression (created by the Federal Reserve) who has tripled the Federal Reserve balance sheet on his way to quadrupling it by year end, who has promised QE to eternity with the sole purpose of enriching his benefactors while impoverishing senior citizens and the middle class. He will ultimately be credited in history books as the creator of the Greater Depression that destroyed the worldwide financial system and resulted in death, destruction, chaos, starvation, mayhem and ultimately war on a grand scale. But in the meantime, he serves the purposes of the financial ruling class as a useful idiot and will continue to spew gibberish and propaganda to obscure their true agenda.

It is time to open your eyes and arise from your stupor. Observe what is happening around you. Look closely. Does the storyline match what you see in your ever day reality? It is them versus us. Whether you call them the invisible government, ruling class, financial overlords, oligarchs, the powers that be, ruling elite, or owners; there are powerful wealthy men who call the shots in this global criminal enterprise. Their names are Dimon, Corzine, Blankfein, Murdoch, Buffett, Soros, Bernanke, Obama, Romney, Bloomberg, Fink, among others. They are using every means at their disposal to retain their control and power over the worldwide economic system and gorge themselves like hyenas upon the carcasses of a crippled and dying middle class. They have nothing but contempt and scorn for the peasants. They’re your owners and consider you as their slaves. They don’t care about you. They think the commoners are unworthy to be in their presence. Time is growing short for these psychopathic criminals. No amount of propaganda can cover up the physical, economic, social, and psychological descent afflicting our world. There’s a bad moon rising and trouble is on the way. The time for hard choices is coming. The words of Edward Bernays represent the view of the ruling class, while the words of George Carlin represent the view of the working class.

“There’s a reason that education sucks, and it’s the same reason it will never ever be fixed. It’s never going to get any better, don’t look for it. Be happy with what you’ve got. Because the owners of this country don’t want that. I’m talking about the real owners now, the big, wealthy, business interests that control all things and make the big decisions. Forget the politicians, they’re irrelevant.

Politicians are put there to give you that idea that you have freedom of choice. You don’t. You have no choice. You have owners. They own you. They own everything. They own all the important land, they own and control the corporations, and they’ve long since bought and paid for the Senate, the Congress, the State Houses, and the City Halls. They’ve got the judges in their back pockets. And they own all the big media companies so they control just about all the news and information you get to hear. They’ve got you by the balls.

They spend billions of dollars every year lobbying to get what they want. Well, we know what they want; they want more for themselves and less for everybody else. But I’ll tell you what they don’t want—they don’t want a population of citizens capable of critical thinking. They don’t want well informed, well educated people capable of critical thinking. They’re not interested in that. That doesn’t help them. That’s against their interest. You know something, they don’t want people that are smart enough to sit around their kitchen table and figure out how badly they’re getting fucked by a system that threw them overboard 30 fucking years ago.” – George Carlin

 

EXTEND & PRETEND COMING TO AN END

The real world revolves around cash flow. Families across the land understand this basic concept. Cash flows in from wages, investments and these days from the government. Cash flows out for food, gasoline, utilities, cable, cell phones, real estate taxes, income taxes, payroll taxes, clothing, mortgage payments, car payments, insurance payments, medical bills, auto repairs, home repairs, appliances, electronic gadgets, education, alcohol (necessary in this economy) and a countless other everyday expenses. If the outflow exceeds the inflow a family may be able to fund the deficit with credit cards for awhile, but ultimately running a cash flow deficit will result in debt default and loss of your home and assets. Ask the millions of Americans that have experienced this exact outcome since 2008 if you believe this is only a theoretical exercise. The Federal government, Federal Reserve, Wall Street banks, regulatory agencies and commercial real estate debtors have colluded since 2008 to pretend cash flow doesn’t matter. Their plan has been to “extend and pretend”, praying for an economic recovery that would save them from their greedy and foolish risk taking during the 2003 – 2007 Caligula-like debauchery.

I wrote an article called Extend and Pretend is Wall Street’s Friend about one year ago where I detailed what I saw as the moneyed interest’s master plan to pretend that hundreds of billions in debt would be repaid, despite the fact that declining developer cash flow and plunging real estate prices would make that impossible. Here are a couple pertinent snippets from that article:

“A systematic plan to create the illusion of stability and provide no-risk profits to the mega-Wall Street banks was implemented in early 2009 and continues today. The plan was developed by Ben Bernanke, Hank Paulson, Tim Geithner and the CEOs of the criminal Wall Street banking syndicate. The plan has been enabled by the FASB, SEC, IRS, FDIC and corrupt politicians in Washington D.C. This master plan has funneled hundreds of billions from taxpayers to the banks that created the greatest financial collapse in world history.

Part two of the master cover-up plan has been the extending of commercial real estate loans and pretending that they will eventually be repaid. In late 2009 it was clear to the Federal Reserve and the Treasury that the $1.2 trillion in commercial loans maturing between 2010 and 2013 would cause thousands of bank failures if the existing regulations were enforced. The Treasury stepped to the plate first. New rules at the IRS weren’t directly related to banking, but allowed commercial loans that were part of investment pools known as Real Estate Mortgage Investment Conduits, or REMICs, to be refinanced without triggering tax penalties for investors.

The Federal Reserve, which is tasked with making sure banks loans are properly valued, instructed banks throughout the country to “extend and pretend” or “amend and pretend,” in which the bank gives a borrower more time to repay a loan. Banks were “encouraged” to modify loans to help cash strapped borrowers. The hope was that by amending the terms to enable the borrower to avoid a refinancing that would have been impossible, the lender would ultimately be able to collect the balance due on the loan. Ben and his boys also pushed banks to do “troubled debt restructurings.” Such restructurings involved modifying an existing loan by changing the terms or breaking the loan into pieces. Bank, thrift and credit-union regulators very quietly gave lenders flexibility in how they classified distressed commercial mortgages. Banks were able to slice distressed loans into performing and non-performing loans, and institutions were able to magically reduce the total reserves set aside for non-performing loans.

If a mall developer has 40% of their mall vacant and the cash flow from the mall is insufficient to service the loan, the bank would normally need to set aside reserves for the entire loan. Under the new guidelines they could carve the loan into two pieces, with 60% that is covered by cash flow as a good loan and the 40% without sufficient cash flow would be classified as non-performing. The truth is that billions in commercial loans are in distress right now because tenants are dropping like flies. Rather than writing down the loans, banks are extending the terms of the debt with more interest reserves included so they can continue to classify the loans as “performing.” The reality is that the values of the property behind these loans have fallen 43%. Banks are extending loans that they would never make now, because borrowers are already grossly upside-down.”

Master Plan Malfunction

You have to admire the resourcefulness of the vested interests in disguising disaster and pretending that time will alleviate the consequences of their insatiable greed, blatant criminality and foolish risk taking. Extending bad loans and pretending they will be repaid does not create the cash flow necessary to actually pay the interest and principal on the debt. The chart below reveals the truth of what happened between 2005 and 2008 in the commercial real estate market. There was an epic feeding frenzy of overbuilding shopping centers, malls, office space, industrial space and apartments. During the sane 1980’s and 1990’s, commercial real estate loan issuance stayed consistently in the $500 billion to $700 billion range. The internet boom led to a surge to $1.1 trillion in 2000, with the resultant pullback to $900 billion by 2004. But thanks to easy Al and helicopter Ben, the bubble was re-inflated with easy money and zero regulatory oversight. Commercial real estate loan issuance skyrocketed to $1.6 trillion per year by 2008. Bankers sure have a knack for doing the exact opposite of what they should be doing at the exact wrong time. They doled out a couple trillion of loans to delusional developers at peak prices just prior to a historic financial cataclysm.

The difference between bad retail mortgage loans and bad commercial loans is about 25 years. Commercial real estate loans usually have five to seven year maturities. This meant that an avalanche of loans began maturing in 2010 and will not peak until 2013. With $1.2 trillion of loans coming due between 2010 and 2013, disaster for the Wall Street Too Big To Fail banks awaited if the properties were valued honestly. A perfect storm of declining property values and plunging cash flows for developers should have resulted in enormous losses for Wall Street banks and their shareholders, resulting in executives losing not only their obscene bonuses but even their jobs. Imagine the horror for the .01%.

The fact is that commercial property prices are currently 42% below the 2007 – 2008 peak. The slight increase in the national index is solely due to strong demand for apartments, as millions of Americans have been kicked out of their homes by Wall Street bankers using fraudulent loan documentation to foreclose on them. The national index has recently resumed its fall. Industrial and retail properties are leading the descent in prices according to Moodys. The master plan of extend and pretend was implemented in 2009 and three years later commercial real estate prices are 10% lower, after the official end of the recession.

Part one of the “extend and pretend” plan has failed. Part two anticipated escalating developer cash flows as the economy recuperated, Americans resumed spending like drunken sailors and retailers began to rake in profits at record levels again. Reality has interfered with their desperate last ditch gamble. Office vacancies remain at 17.3%, close to 20 year highs, as 12.3 million square feet of new space came to market in 2011. Vacancies are higher today than they were at the end of the recession in December 2009. The recovery in cash flow has failed to materialize for commercial developers. Strip mall vacancies at 11% remain stuck at 20 year highs. Regional mall vacancies at 9.2% linger near all-time highs. Vacancies remain elevated, with no sign of decreasing. Despite these figures, an additional 4.9 million square feet of new retail space was opened in 2011. The folly of this continued expansion will be revealed as bricks and mortar retailers are forced to close thousands of stores in the next five years.

It is clear the plan put into place three years ago has failed. Extending and pretending doesn’t service the debt. Only cash flow can service debt.

Now What?

Extending and pretending that hundreds of millions in commercial loans were payable for the last three years is now colliding with a myriad of other factors to create a perfect storm in 2012 and 2013. The extension of maturities has now set up a far more catastrophic scenario as described by Chris Macke, senior real estate strategist at CoStar Group:

“As banks and property owners continue to partake in loan extensions amid a softening economy, commercial banks continue to “delay and pray” that property values will rise. Many loans are piled up and concentrated in this year, and at the same time, the economy is slowing. This dilemma has resulted in the widening of what is commonly termed the “loan maturity cliff,” which is attributed to the so called extend-and-pretend loans. During the market downturn, lenders extended the maturity dates of loans with properties that had current values below their balances. Instead, however the practice has resulted in a race for property values to try to catch up with the loan maturity dates.”

The Federal Reserve, Wall Street banks, Mortgage Bankers Association and the rest of the confederates of collusion will continue the Big Lie for as long as possible. They point to declining commercial default rates as proof of improvement. The chart below details the 4th quarter default rates for real estate loans over the last six years. Default rates in the 4th quarter of 2009 peaked for all real estate loan types. Still, today’s default rate is 450% higher than the rate in 2006. A critical thinker might ask how commercial default rates could fall from 8.75% to 6.12% when commercial vacancies have increased and commercial property values have fallen. It’s amazing how low default rates can fall when a bank doesn’t require payments or collateral to back up the loan and can utilize accounting gimmicks to avoid write-offs.

 

Real estate loans

All

Booked in domestic offices

Residential 

Commercial 

Farmland

2011:4

8.22

9.86

6.12

3.26

2010:4

9.07

10.11

7.98

3.61

2009:4

9.55

10.45

8.75

3.43

2008:4

6.03

6.64

5.49

2.28

2007:4

2.90

3.07

2.75

1.51

2006:4

1.70

1.95

1.32

1.41

The reality as detailed by honest analysts is much different than the numbers presented by Ben Bernanke and his banker cronies. A recent article from the Urban Land Institute provides some insight into the current state of the market:

 Ann Hambly, who previously ran the commercial servicing departments at Prudential, Bank of New York, Nomura, and Bank of America said a wave of defaults is coming in commercial mortgage–backed securities (CMBS). And Carl Steck, a principal in MountainSeed Appraisal Management, an Atlanta-based firm that deals in the commercial real estate space, said property values are still falling.

Noting that CMBS investors booked $6 billion in real losses in 2011 and have already taken on $2 billion more in losses so far this year, Hambly told reporters in a private briefing that “it’s going to take a miracle” for many borrowers to refinance their deals when they come due between now and 2017.

Carl Steck said that lenders who are taking over the portfolios of failed institutions are finding that the values of the loans “are coming in a lot lower than they ever thought they would.” And as a result, he thinks a “fire sale” of commercial loans is just over the horizon.

Analysts expect 2012 to be a record-setting year for commercial real estate defaults. Last week delinquencies for office and retail loans hit their highest-ever levels, according to Fitch Ratings. The value of all delinquent commercial loans is now $57.7 billion, according to Trepp, LLC. If you think the criminal Wall Street banks limited their robo-signing fraud to just poor homeowners, you would be mistaken. The fraud uncovered in the commercial lending orbit will dwarf the residential swindle. Research by Harbinger Analytics Group shows the widespread use of inaccurate, fraudulent documents for land title underwriting of commercial real estate financing. According to the report:

This fraud is accomplished through inaccurate and incomplete filings of statutorily required records (commercial land title surveys detailing physical boundaries, encumbrances, encroachments, etc.) on commercial properties in California, many other western states and possibly throughout most of the United States. In the cases studied by Harbinger, the problems are because banks accepted the work of land surveyors who “have committed actual and/or constructive fraud by knowingly failing to conduct accurate boundary surveys and/or failing to file the statutorily required documentation in public records.”




Your Ad Here

The Wall Street geniuses bundled commercial real estate mortgages and re-sold them as securities around the world. The suckers holding those securities, already staggering from the overabundance of empty office space, will be devastated if it turns out they have no claim to the properties. They will rightly sue the lenders for falsely representing the properties. Mortgage holders in these cases may also turn to their title insurance to cover any losses. It is unknown if the title insurance companies have the wherewithal to withstand enormous claims on costly commercial properties. It looks like that light at the end of the tunnel is bullet train headed our way.

One of the fingers in the dyke of the “extend and pretend” dam has been removed by the FASB. The new leak threatens to turn into a gusher.

 

Andy Miller, cofounder of Miller Frishman Group, and one of the few analysts who saw the real estate crash coming two years before it surprised Bernanke and the CNBC cheerleaders sees a flood of defaults on the horizon. In a recent interview with The Casey Report Miller details a dramatic turn for the worse in the commercial real estate market he has witnessed in the last few months. His company deals with distressed commercial real estate. This segment of his business was booming in 2009 and into the middle of 2010. Then magically, there was no more distress as the “extend and pretend” plan was implemented by the governing powers. The distressed market dried up completely until November 2011. Miller describes what happened next:

“All of a sudden, right after Thanksgiving in 2011, the floodgates opened again. In the last six weeks we probably picked up seven or eight receiverships – and we’re now seeing some really big-ticket properties with major loans on them that have gone into distress, and they’re all sharing some characteristics in common. In 2008 and 2009, these borrowers were put on a workout or had a forbearance agreement put into place with their lenders. In 2009, their lenders were thinking, “Let’s do a two- or three-year workout with these guys. I’m sure by 2012 this market is going to get a lot better.” Well, 2012 is here now, and guess what? It’s not any better. In fact I would argue that it’s still deteriorating.”

Why the sudden surge in distressed properties coming to market in late 2011? It seems the FASB finally decided to grow a pair of balls after being neutered by Bernanke and Geithner in 2009 regarding mark to market accounting. They issued an Accounting Standards Update (ASU) that went into effect for all periods after June 15, 2011called Clarifications to Accounting for Troubled Debt Restructurings by Creditors. Essentially, if a lender is involved in a troubled debt restructuring with a debtor, including a forbearance agreement or a workout, the property MUST be marked to market. Andy Miller understands this is the beginning of the end for “extend and pretend”:

“I believe it’s a huge deal because it means you don’t have carte blanche anymore to kick the can down the road. After all, kicking the can down the road was a way to avoid taking a big hit to your capital. Well, you can’t do that anymore. It forces you to cut through the optical illusions by writing this asset to its fair market value.”

Ben Bernanke and the Wall Street banks are running out tricks in their bag of deception. Wall Street banks created billions in profits by using accounting entries to reduce their loan loss reserves. They’ve delayed mortgage foreclosures for two years to avoid taking the losses on their loan portfolios. They’ve pretended their commercial loan portfolios aren’t worth 50% less than their current carrying value. Bernanke has stuffed his Federal Reserve balance sheet with billions in worthless commercial mortgage backed securities. The Illusion of Recovery is being revealed as nothing more than a two bit magician’s trick. In the end it always comes back to cash flow. The debt cannot be serviced and must be written off. Thinking the American consumer will ride to the rescue is a delusional flight of the imagination.

Apocalypse Now – The Future of Retailers & Mall Owners

 

When I moved to my suburban community in 1995 there were two thriving shopping centers within three miles of my home and a dozen within a ten mile radius. Seventeen years later the population has increased dramatically in this area, and these two shopping centers are in their final death throes. The shopping center closest to my house has a vacant Genuardi grocery store(local chain bought out and destroyed by Safeway), vacant Blockbuster, vacant Sears Hardware, vacant Donatos restaurant, vacant book store, and soon to be vacant Pizza Pub. It’s now anchored by a near bankrupt Rite Aid and a Dollar store. This ghost-like strip mall is in the midst of a fairly thriving community. Anyone with their eyes open as they drive around today would think Space Available is the hot new retailer. According to the ICSC there are 105,000 shopping centers in the U.S., occupying 7.3 billion square feet of space. Total retail square feet in the U.S. tops 14.2 billion, or 46 square feet for every man, woman and child in the country. There are more than 1.1 million retail establishments competing for every discretionary dollar from consumers.

Any retailer, banker, politician, or consumer who thinks we will be heading back to the retail glory days of 2007 is delusional. Retail sales reached a peak of $375 billion per month in mid 2008. Today, retail sales have reached a new “nominal” peak of $400 billion per month. Even using the highly questionable BLS inflation figures, real retail sales are still below the 2008 peak. Using the inflation rate provided by John Williams at Shadowstats, as measured the way it was in 1980, real retail sales are 15% below the 2008 peak. The unvarnished truth is revealed in the declining profitability of major retailers and the bankruptcies and store closings plaguing the industry. National retail statistics and recent retailer earnings reports paint a bleak picture, and it’s about to get bleaker.

Retail sales in 1992 totaled $2.0 trillion. By 2011 they had grown to $4.7 trillion, a 135% increase in nineteen years. A full 64% of this rise is solely due to inflation, as measured by the BLS. In reality, using the true inflation figures, the entire increase can be attributed to inflation. Over this time span the U.S. population has grown from 255 million to 313 million, a 23% increase. Median household income has grown by a mere 8% over this same time frame. The increase in retail sales was completely reliant upon the American consumers willing to become a debt slaves to the Wall Street bank slave masters. It is obvious we have learned to love our slavery. Credit card debt grew from $265 billion in 1992 to a peak of $972 billion in September of 2008, when the financial system collapsed. The 267% increase in debt allowed Americans to live far above their means and enriched the Wall Street banking cabal. The decline to the current level of $800 billion was exclusively due to write-offs by the banks, fully funded by the American taxpayer.

Credit cards are currently being used far less as a way to live beyond your means, and more to survive another day. This can be seen in the details underlying the monthly retail sales figures. On a real basis, with inflation on the things we need to live like energy, food and clothing rising at a 10% clip, retail sales are declining. Gasoline, food and medicine are the drivers of retail today. The surge in automobile sales is just another part of the “extend and pretend” plan, as Bernanke provides free money to banks and finance companies so they can make seven year 0% interest loans to subprime borrowers. Easy credit extended to deadbeats will not create the cash flow needed to repay the debt. The continued penetration of on-line retailers does not bode well for the dying bricks and mortar zombie retailers like Sears, JC Penny, Macys and hundreds of other dead retailers walking. With gas prices soaring, the economy headed back into recession and the Federal Reserve out of ammunition, Andy Miller sums up the situation nicely:

“Well, I think we’re headed into an economy right now where there’s just not a lot of upside. Do we think, for example, in the shopping center business, that retail and consumer spending is going to go way up? Certainly not. I think that as times get tougher and unemployment remains high, it’s going to have a negative impact on consumer spending. In almost in any city in America right now, it doesn’t take a genius to see how much retail space has been constructed and is sitting there empty. Vacancy rates are as high as I’ve seen them in almost every venue that I visit. I’m very concerned about the retail business, and I think it’s extremely dangerous right now.”

The major big box retailers have been reporting their annual results in the last week. The results have been weak and even those whose results are being spun as positive by the mainstream media are performing dreadfully compared to 2007. A few examples are in order:

  • Home Depot was praised for their fantastic 2011 result of $70 billion in sales and $6.7 billion of income. The MSM failed to mention that sales are $7 billion lower than 2007, despite having 18 more stores and profit exceeded $7.2 billion in 2007. Sales per square foot have declined from $335 to $296, a 12% decline in four years.
  • Target made $2.9 billion on revenue of $67 billion in 2011. $953 million of this profit was generated from their credit card this year versus $744 million last year because they reduced their loan loss reserve by $260 million. Target is supposedly a retailer, but 33% of their bottom line comes from a credit card they desperately tried to sell in 2009. They have increased their store count from 1,600 to 1,800 since 2007 and their profit is flat. Sales per square foot have declined from $307 to $280 since 2007.
  • J.C. Penney is a bug in search of a windshield. Their sales have declined from $20 billion in 2007 to $17 billion in 2011 despite increasing their store count from 1,067 to 1,114. Their profits have plunged from $1.1 billion to a loss of $152 million. Their sales per square foot have plunged by 14% since 2007. Turning to a former Apple marketing guru as their new CEO will fail. Everyday low pricing is not going to work on Americans trained like monkeys to salivate at the word SALE.
  • The death spiral of Sears/Kmart is a sight to see. As the anchor in hundreds of dying malls across the land, this retail artifact will be joining Montgomery Ward on the scrap heap of retail history in the next few years. Its eventual bankruptcy and liquidation will leave over 4,000 rotting carcasses to spoil our landscape. The one-time genius and heir to the Warren Buffett mantle – Eddie Lampert – has proven to be as talented at retailing as his buddy Jim Cramer is at picking stocks. He has managed to decrease sales by $10 billion, from $53 billion to $43 billion in the space of four years despite opening 247 new stores. That is not an easy feat to accomplish. At least he was able to reduce profits from $1.5 billion to $133 million and drive the sales per square foot in his stores down by 15%.
  • Widely admired Best Buy has screwed the pooch along with the other foolish retailers that have massively over expanded in the last decade. They have increased their domestic sales from $31 billion to $37 billion, a 19% increase in four years. This increase only required a 444 store expansion, from 873 stores to 1,317 stores. A 51% increase in store count for a 19% increase in sales seems to be a bad trade-off. Their chief competitor – Circuit City – went belly-up during this time frame, making the relative sales increase even more pathetic. The $6 billion increase in sales resulted in a $100 million decline in profits and a 13% decrease in sales per square foot since 2007. It might behoove the geniuses running this company to stop building new stores.
  • The retailer that committed the greatest act of suicide in the last decade is Lowes. Their act of hubris, as Home Depot struggled in the mid 2000’s, is coming home to roost today. They increased their store count from 1,385 to 1,749 over four years. This 26% increase in store count resulted in an increase in sales from $47 billion to $49 billion, a 4% boost. Profitability has plunged from over $3 billion to under $2 billion over this same time frame. They’ve won the efficiency competition by seeing their sales per square feet fall by an astounding 21% over the last four years. I’ve witnessed their ineptitude as they opened four stores within 10 miles of each other in Montgomery County, PA and cannibalized themselves to death. The newest store, three miles from my house, is a pleasure to shop as there is generally more staff than customers even on a Saturday afternoon. This beautiful new store will be vacant rotting hulk within three years.

Do the results of these retail giants jive with the retail recovery stories being spun by the corporate mainstream media? When you see some stock shill on CNBC touting one of these retailers, realize he is blowing smoke up your ass. These six struggling retailers account for over 1.1 billion square feet of retail space in the U.S. One or more of them anchor every mall in America. Wal-Mart (600 million square feet in the U.S.) and Kohl’s (82 million square feet) continue to struggle as their lower middle class customers can barely make ends meet. The perfect storm is developing and very few people see it coming. Extend and pretend has failed. Americans are tapped out. Home prices continue to fall. Energy and food prices continue to rise. Wages are stagnant. Job growth is weak. Middle and lower class Americans are using credit cards just to pay their basic living expenses. The 99% are not about to go on a spending binge.

As consumers reduce consumption, retailers lose profits and will be forced to close stores. It is likely that at least 150,000 retail stores will need to close in the next five years. Less stores means less rent for mall developers. Less rent means the inability to service their debt as the value of their property declines with the outcome of Ghost Malls haunting your community. Maybe good old American ingenuity will come to the rescue as we convert ghost malls into FEMA prison camps for uncharged Ron Paul supporters, Obamacare death panel implementation centers, TSA groping educational facilities, housing for the millions kicked out of their homes by the Wall Street .01%ers, and bomb shelters for the imminent Iranian invasion.

Debt default means huge losses for the Wall Street criminal banks. Of course the banksters will just demand another taxpayer bailout from the puppet politicians. This repeat scenario gives new meaning to the term shop until you drop. Extending and pretending can work for awhile as accounting obfuscation, rolling over bad debts, and praying for a revival of the glory days can put off the day of reckoning for a couple years. Ultimately it comes down to cash flow, whether you’re a household, retailer, developer, bank or government. America is running on empty and extending and pretending is coming to an end.