by Calculated Risk on 12/04/2007 05:10:00 PM

From the WSJ: Fannie Looks to Raise $7 Billion, Cuts Common-Stock Dividend

... Fannie Mae said Tuesday that it planned to issue $7 billion in non-convertible preferred stock and cut its quarterly common stock dividend by 30% in an effort to boost capital and "conservatively manage increased risk in the housing and credit markets."

Fannie does a Freddie.

by Calculated Risk on 12/04/2007 04:26:00 PM

Jon Lansner at the O.C. Register reports: Outlook dimmer for commercial real estate in 2008, forecast says

The boom that boosted commercial real estate ... is expected to slow in 2008 in the face of a slowing economy and a credit crunch ... according to the 29th annual forecast by PricewaterhouseCoopers and the Urban Land Institute.
...
A panel of local industry leaders noted that values for commercial properties in Orange County will decline next year from 3% to 15%, depending on the type and quality of the building. The panel provided the following outlooks for Orange County’s office, apartment, retail and housing markets:
...
William Flaherty, senior vice president for marketing, Maguire Properties Inc. on the office market: The outlook for the O.C. office market is cloudy, while a year or two ago it was incredibly bright. Today vacancies are under 10%, but they are expected to go up due to the collapse of many subprime lenders based here (New Century was a tenant of Maguire’s until it went bankrupt) and to new construction. Flaherty added that the global credit crunch has crunched demand and prices for office buildings, which had quickly traded hands at the start of 2007. “It’s clear that the world’s changed on Aug. 2 with the credit crunch,” he said.

They could have just read this blog earlier this year!

by Calculated Risk on 12/04/2007 03:45:00 PM

Here is an interesting question for the Wall Street firms: Was it worth it? Were the recent losses just a small price to pay for the outsized profits in previous years? Goldman and Deutsche Bank say yes, they made money. Citi says no.

From Bloomberg: Citi's Losses `Greatly Exceeded' Profits for Subprime

Citigroup Inc. ... lost more money than it made from financial instruments based on U.S. subprime mortgages, a senior company executive said in a meeting at the British Parliament.
...
``Our losses greatly exceeded the profits we made in this field over several years,'' Mills said at a hearing of the Treasury Committee today.
...
Gerald Corrigan, the managing director in charge of risk management at Goldman Sachs Group Inc., said that his bank had fared better than Citi.

``On balance, we probably made money,'' Corrigan told lawmakers. ``We have had a measure of success in hedging some of our exposure.''
...
Deutsche Bank probably made more money from marketing CDOs than it lost, said Charles Aldington, chairman of its London unit.

by Calculated Risk on 12/04/2007 02:16:00 PM

From Bloomberg: Citigroup SIV's Junior Sedna Debt Cut to CCC by Fitch (hat tip FFDIC)

Citigroup Inc.'s Sedna Finance Corp. had $867 million of junior-ranking debt downgraded 12 levels to CCC by Fitch Ratings after declines in the structured investment vehicle's assets.
...
Sedna's net asset value has fallen to 54 percent, eroding nearly all the protection the downgraded ``second priority senior'' notes gets from ranking above the lowest layer of debt, Fitch said in a statement today.

12 levels? Yikes!

by Calculated Risk on 12/04/2007 11:45:00 AM

Last week I posted a chart (see Goldman Sachs on Housing) from First American CoreLogic that showed the distribution of home equity among US mortgage holders at the end of 2006:

Click on graph for larger image.

Since the end of 2006, U.S. home prices had fallen about 3.6% (by the end of Q3 2007), according to the S&P/Case-Shiller® U.S. National Home Price, and will probably decline 5% for all of 2007.

The price decline in 2007 would move the dashed line one column to the right, putting another 4% of U.S. homeowners into the no / negative equity category.

But what do these percentages mean in actual numbers? According to the Census Bureau's 2006 American Community Survey (see table here) there were 51,234,170 household with mortgage in the U.S. in 2006.

The following graph shows the number of homeowners with no or negative equity, using the most recent First American data, with several different price declines.

At the end of 2006, there were approximately 3.5 million U.S. homeowners with no or negative equity. (approximately 7% of the 51 million household with mortgages).

By the end of 2007, the number will have risen to about 5.6 million.

If prices decline an additional 10% in 2008, the number of homeowners with no equity will rise to 10.7 million.

The last two categories are based on a 20%, and 30%, peak to trough declines. The 20% decline was suggested by MarketWatch chief economist Irwin Kellner (See How low must housing prices go?) and 30% was suggested by Paul Krugman (see What it takes).

To put these price declines into perspective, this graph shows 15% and 30% nominal price declines for the S&P/Case-Shiller U.S. National Home Price Index and the OFHEO, Purchase Only, SA index.

A 15% nominal price decline would take prices back to late 2004 for both indices. A 30% price decline for Case-Shiller would take prices back to mid-2003; 30% for OFHEO would take prices back to late 2002.

Not all areas will see the same price declines, but this does provide a gross estimate of the number of homeowners with no equity based on various price decline assumptions. This number is important because homeowners with little or no equity are very vulnerable to negative events - they will have difficultly selling their home, and they can't borrow from their home to meet emergency needs.

This will also impact consumption, because for these homeowners, the Home ATM will be closed.

Finally, given the potential number of homeowners with negative equity, this raises the question if the HUD projections of "two million foreclosures by 2008 or 2009" are too low.

by Calculated Risk on 12/04/2007 10:20:00 AM

From MarketWatch: H&R Block, Cerberus call off Option One deal

... H&R Block Inc. said Tuesday it ... will close all remaining origination activities of Option One and has stopped accepting new loan applications.

H&R Block said the move will result in 620 staff cuts, the closure of three offices and a pretax restructuring charge of about $75 million. The company said it continues to pursue the sale of its loan-servicing activities.
...
H&R Block Inc. said ... it has agreed to terminate a previous agreement under which an affiliate of Cerberus Capital Management would have acquired ... Option One.

No surprise.

by Calculated Risk on 12/04/2007 12:01:00 AM

From the WSJ: SIV Exposure Seen at Some Money Funds

Funds recently holding some of the SIVs include some from Barclays PLC's Barclays Global Investors; UBS AG; Charles Schwab Corp.; Deutsche Bank AG; BNY Hamilton Funds and Morgan Stanley.
...
The funds range in asset size from $2 billion to $36 billion, and hold about 1% to 2% of their investments in some of the SIVs.
...
Among funds holding SIVs is the $29 billion Western Asset Money Market Fund, run by a unit of Legg Mason Inc. The fund holds a SIV called Orion Finance, which was on Friday downgraded by Moody's. Orion represents about 0.5% of the fund.

A Legg Mason spokeswoman said in an email that the company is confident in the stability of the fund's net asset value. "By and large, SIVs are paying on time, and Legg Mason's money funds' exposure to SIVs continues to come down as paper matures and pays."

It is extremely unlikely that any of these funds will "break the buck". However the last comment is important for the SIVs: everyone wants to reduce their exposure to SIVs as the paper matures.

by Calculated Risk on 12/03/2007 06:11:00 PM

A quick note: Blogger has an issue with graphs and images. When you click on the graph, instead of opening a larger image in the browser, blogger asks you if you want to download a file. This is a known issue with blogger, and they are currently working on the problem.

Meanwhile there is a somewhat tedious work around. I believe I've fixed the graphs in the following two posts:

Krugman: 15% House Price Decline "Implausible"

House Prices and Foreclosures, Massachusetts

Sorry about that ... Best to all.

by Calculated Risk on 12/03/2007 02:54:00 PM

From Bloomberg: WestLB, HSH Nordbank Bail Out $15 Billion of SIVs (hat tip Brian)

WestLB AG ... and Hamburg-based HSH Nordbank AG provided financing to more than $15 billion of troubled investment funds to prevent a fire sale of their assets.

WestLB provided a credit line for its $11 billion structured investment vehicle called Harrier Finance to repay commercial paper, the Dusseldorf-based bank said in an e-mailed statement today. HSH Nordbank said it will provide backup funding to cover all commercial paper issued by its 3.3 billion- euro ($4.8 billion) Carrera Capital SIV, spokesman Reinhard Schmid said in an interview.

To understand these stories, it helps to understand the structure of an SIV (Structured Investment Vehicle). (see SIV Accounting for more)

First an SIV has investors - like hedge funds or wealthy individuals - who invest say $1 Billion in the SIV (the equity). Then the SIV issues commercial paper (CP) and medium-term notes (MTN) that pay slightly higher rates than similar duration paper. The typical SIV, according to Fitch, uses 14 times leverage, so in our example the SIV would sell CP and MTN for $14 Billion.

Now the SIV invests this $15 Billion ($1 Billion equity and $14 Billion borrowed) in longer term notes. The idea is simple: borrow short, lend long, hedge the interest rate and credit risks - and the profits flow to the investors in the SIV.

Back to the story: what happens when the CP comes due and no one wants to buy any more? To cover the CP, the SIV might have to sell the longer term assets at a steep discount, and this would trigger a liquidation of the entire SIV. To prevent this "fire sale", the sponsoring banks stepped up and provided the financing to cover the expiring CP.

Of course this limits the banks ability to make other loans (aka Credit Crunch). Perhaps this story is related: Banks Urge UK Clients To Stop Borrowing (hat tip FFIDC)

The banks are urging some of their biggest clients not to draw on standby credit facilities as the sub-prime crisis and squeeze on interbank lending have affected banks' ability to fund themselves.

by Calculated Risk on 12/03/2007 02:07:00 PM

Ahhh, I'm reminded of Tanta's post in early June: Reelin' In the Suckers

Once again, from David Evans at Bloomberg: Montana, Connecticut Hold SIVs Downgraded, Reviewed by Moody's (hat tip energyecon)

Montana and Connecticut state-run investment funds hold debt tainted by the subprime mortgage collapse that was cut or put under review by Moody's Investors Service, leaving local governments vulnerable to losses.

... Montana owns $50 million of the paper. Moody's put another $105 billion of SIVs on review for a possible downgrade, of which Montana holds $80 million and Connecticut holds $300 million, records show.

``This just reinforces the fact that we have a serious issue,'' said State Senator Dave Lewis, of Helena, Montana, a member of the Legislative Audit Committee.
...
The Montana pool, managed by the Montana Board of Investments, has 25 percent, or $550 million, invested in SIVs, all of which carried top investment ratings when purchased.
...
Connecticut's Short-Term Investment Fund, which invests cash for state agencies and municipalities, is holding $300 million in debt issued by SIVs that may be downgraded by Moody's. The state's $5.8 billion fund held notes issued by SIVs affiliated with Citigroup ...

Connecticut also holds $100 million in defaulted SIV notes issued by Cheyne Finance.

More bagholders found.