This Country’s Real Estate Market Is An Epic Bubble About To Burst

Last week, we hosted a special institutional call, “Bubble, Bubble, Toil & Trouble” highlighting the epic bubble occurring in Canada’s real estate market right now and various ways investors can profitably play these developments.

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This Country’s Real Estate Market Is An Epic Bubble About To Burst - 9p


In his 130-slide deck, Hedgeye’s Financials Sector Head Josh Steiner covered the Canadian property market, how to track it and some of the best ways to play the coming problems. We highlight a few of the salient takeaways below. Please ping if you would like to learn more about this presentation and ways to invest around it.


Our northern neighbors saw similarly rising home prices as the US through the early 2000s until the US bubble burst. However, after US prices dropped, Canadian prices kept growing, rising 146% since 2000 as seen in the figure below. That’s roughly double the increase that’s occurred in the US market over the same time period.


This Country’s Real Estate Market Is An Epic Bubble About To Burst - 444


Median Income vs. Home Prices

There is a growing problem across all major Canadian cities regarding the explosion of home prices relative to household incomes. While Toronto and Vancouver lead the way in market size, it is Winnipeg that leads the disparity between home prices and incomes. More importantly, all major Canadian cities are seeing eye-popping levels of disconnect between prices and incomes.


To put some of this in perspective, by the end of 2006, just as the US housing bubble was peaking, the difference between the growth in housing prices and incomes was 67%.  Fast forward to today where nine out of the eleven major cities across Canada are at or above US levels from 2006 with an 11-city average of 87%. In other words, the incredible pace of rising home prices has blown away median income growth on a scale well beyond that seen in the US ten years ago.


The rocket fuel for rising home prices in Canada, of course, has been easy credit and growing debt. As we learned in this country eight years ago, asset prices rise and fall, but the debt endures.


The ingredients for a correction within the Canadian real estate sector all seem to be coming together. It’s just a matter of time. 


CHART OF THE DAY: #Housing Starts

Editor's Note: In today's Chart of Day from Hedgeye's Morning Newsletter, we show the historical cycles in Housing Starts over the last half century.  


Click to enlarge

CHART OF THE DAY: #Housing Starts - z 1 Starts CoD2

First Time, Long Time

“I’m against picketing, but I don’t know how to show it”

-Mitch Hedberg


Suppose I told you that a certain macroeconomic phenomenon manifests as a discrete trigonometric function with a period of approximately 7 years. 


The phenomenon in question is highly autocorrelated (i.e. it goes in the same direction for extended periods), peaks and troughs at approximately the same levels in each cycle and is levered to glacial, analytically tractable drivers. 


Moreover, our mystery metric currently sits in the bottom quartile of historical observations with mean reversion upside of ~40% to its LT historical average and ~65% upside to average peak levels.  Now further suppose that in addition to this sanguine secular backdrop, in the nearer term it will probably (continue to) post the best rate-of-change numbers in all of global macro.


In abstract terms, what I’ve described  – which is probably not particularly mysterious given my ongoing Early Look chronicling of our evolving housing investment thesis - is the core argument behind the secular bull case in housing and residential construction activity. 


In today's Chart of Day we show the historical cycles in Housing Starts over the last half century.  Immediately below, we show the periodic nature of New Home Sales in the pre-bubble period.  


Click image to enlarge 

First Time, Long Time - z 2 NHS CoD1 


Back to the Housing Macro Grind...


“Yeah, but it’s a dry heat, so it’s not that bad”. 


With summer upon us and the temperature inflecting, your hopes for the future of human originality will again be tested as you’re invariably subjected to some version of that “insight”, probably repeatedly.   


You can tell when the comment is coming.  You can’t do anything to stop it.  And when the person actually says it, it feels just as trite you thought it would be.  Or maybe that’s just me…


To extend the superfluousness even further – another of my etymological pet peeves is when talk radio callers call-in and lead with “Hi..First time, long-time” (short for “first time caller, long-time listener”).


If nails and chalkboards managed copulation, those irksome platitudes would be their progeny.


Anyway, we did get a first-time, long-time moment in housing this week as 1st-time buyers, after a half-decade hibernation, showed signs of stirring.  


1st-Time Buyers | Call it a Comeback?   First-time buyers represented 32% of Existing Sales in May, up from 30% last month and 27% in May of last year.  It’s been our view that ongoing improvement in labor and income fundamentals along with maturation of the employment recovery beyond the 2-year mark for the key 20-34 YOA age demographic would support household formation growth with slow flow through to demand in the single-family market.  


It’s difficult to take a convicted view of a single month of data in isolation but with cash/investor/distressed sales declining, mortgaged purchases rising and young buyer demand percolating the slow march towards market normalization is progressing. 


Whether the mini-step function rise in 1st-time buyer demand in May represented a head-fake or an early inflection back towards the historical average of ~40% share of EHS remains to be seen but its evolution will represent a fulcrum factor for the direction of the existing market from here with transaction activity having retracted back to longer-term historical averages.


Indeed, the sequential +5.1% rise in May took aggregate existing sales up to 5.35MM units SAAR, marking the strongest level of housing demand since the artificially (tax-credit) amplified late 2009 period.


Further, the high-frequency weekly Purchase Application data from the MBA – which clocked purchase demand growth at +18% year-over-year in the latest week – suggests the strength observed across Pending and Existing Sales in March/April extended to May/June.


Trends in the New Home market have been similarly strong.


New Home Sales | 2nd Derivative Bonanza - New Home Sales in May (reported Tuesday) rose +2.2% month-over-month to +546K, the strongest level since February 2008 (88 months).  On a year-over-year basis, sales growth registered +19.5% with the positive revision to the prior month (+1.3% MoM) taking April sales growth up to a remarkable +30% year-over-year.  


Further,  given the favorable comp dynamics, it’s likely we see similar strength from a rate-of-change perspective in the coming months.  For context, if sales were to hold flat at current levels, year-over-year growth would come in at +34%, +35% and +20% over the next 3-months, respectively.    


But isn’t Housing Early-Mid Cycle?


That has been a recurrent inquiry given our late-cycle view of the broader economy. 


A somewhat obvious but seemingly underappreciated dynamic of the current cycle is that the recovery in housing lagged the broader macro inflection by more than two years.  Given that housing was the final, pre-crisis beneficiary of an epic, multi-decade (policy) game of rotate-the-asset bubble, it’s not surprising that the subsequent recovery has been slow, choppy and broadly unimpressive. 


However, Housings unique role in precipitating and propagating the financial collapse also makes historical cycle precedents (in terms of housings position in the temporal pattern of the archetypical cycle) less informative as analogs.  In short, while we’re late or mid-late cycle more broadly, we’re somewhere closer to early-mid or mid cycle in housing itself.  The housing cycle and the economic cycle are, of course, not mutually exclusive but they can tread variant short-to-medium term paths.


Teasers & Siren Songs:  The secular upside opportunity for housing is both conspicuous and sirenic.  But between here and the omni-amorphous “long-term”, however, there are/will be discrete investible periods on both sides of the trade.   


We reversed to bullish on Housing in late 2014 and with positive 2Q results out of KBH and LEN over the past week, the top down inflection in housing fundamentals we’ve been calling for is now showing up in the reported numbers and being embedded in more sanguine forward guidance from management.


The fundamental data should remain good over the nearer term.  Will good be good enough to support ongoing outperformance in the housing related equity complex?  We’ll be updating our outlook on our 3Q15 Housing Themes call on Thursday, July 9th (ping for details)


Our immediate-term Global Macro Risk Ranges are now:


SPX 2094-2130 
Nikkei 204
VIX 12.13-15.61 
USD 93.81-95.96
Oil (WTI) 59.04-61.22 

Gold 1168-1188

To long-term opportunities, tactical risk management, and who-ever invented “the teaser”.


Christian B. Drake

U.S. Macro Analyst


First Time, Long Time - z 1 Starts CoD2


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Rate Hike Apologists

This note was originally published at 8am on June 11, 2015 for Hedgeye subscribers.

“It is dangerous for a bride to be apologetic about her husband.”

-Wallace Stegner


There are a lot of ways I can go with that quote this morning, but I’ll keep it above the belt. I read it as I was flying to LA from San Francisco last night. And I couldn’t stop thinking about Janet & Ben.


While Yellen isn’t married to Bernanke, she is wed to the policy expectations framework he created. While anything is possible when it comes to un-elected decision making on interest rates, I highly doubt she raises rates for the sake of the apologists.


Apologists? Yes. As in the every-other-meeting I’ve been in this week where a sophisticated Institutional Investor asks me “isn’t it just time she raises rates?” I promptly say no. Raising rates into a slowdown could easily perpetuate the next US recession.

Rate Hike Apologists - Yellen cartoon 09.17.2014NEW


Back to the Global Macro Grind


Probably the sharpest bond guy I met with yesterday (incidentally, he carries one of the biggest bats in the bond buying game) A) agreed with me on the Rate Mistake call and B) took the reason for a potential Fed mistake one step further:


“My main concern isn’t that you’re wrong on the economy  - it’s that you’re right (it’s #LateCycle slowing) and she (Yellen) takes this Global Bond Yield move as a signal that the coast is clear to get one-and-done (rate hike) on the tape.”




This is where the political and market pressures on this un-elected institution (The Fed) meets its maker – the data. I actually think Janet Yellen is much more “data dependent” than The Bernank ever was. She doesn’t need to apologize for that.


Neither do I need to apologize for all of us hanging on any tweet that leaks when the Fed is going to move. This is the centrally planned macro market America asked for. It’s our job to attempt to risk manage it.


So let’s give that a try and outline 3 baseline scenarios ahead of the Fed meeting next week:


  1. Yellen signals that after having missed their window to hike in 2013, “it’s just time” to raise
  2. Yellen signals that since the US economic data continues to slow, there’s no rate hike on the table until 2016
  3. Yellen signals that she remains “data dependent” (i.e. repeats what she said at the March 18th meeting)


While I believe scenario #3 is the most probable, Consensus Fear is that Scenario #1 is more probable than it was 10 days ago when the 10yr US Treasury Yield was 2.10%.


And, yes, since it’s all about the rate-of-change in probabilities, the proclivity for a bureaucrat to chase last price (2.49% on the US Treasury Yield) is rising right now, not falling.


What if Yellen opts for the rate hike? I think the Dollar rips and stocks, bonds, and commodities get slammed. But having watched all of these macro markets move for the last 3 weeks (all down) prior to yesterday’s bounce, you already know that.


Then what?


She’ll have to cut! Yep, raise and cut. Huh? Correct – you can’t just chase bond yield charts and their correlated moving monkey averages and dismiss what I started this rant with this morning – the policy expectations framework that Janet & Ben created.


To review the Fed’s “data dependent” framework in its simplest of terms:


  1. As the data accelerates, expectations for higher interest rates do (see 2013 for details)
  2. As the data slows, expectations for lower interest rates do (see Q4 2014 to Q1 2015)


This is the bed that Bernanke built. And from what I can see, Janet isn’t apologizing for it. As a result, until she says otherwise, my expectation is that she is going to sleep in that bed, waking up every morning to the rate-of-change in the data.


In other news, the World Bank is the latest central planning outfit to cut both its US and Global Growth Estimates for 2015. They, of course, just pushed out the estimates for 2016 – which means they’ll inevitably have to cut those (again) too.


And in terms of non-rate-spike related ideas, I signaled to short the Yen yesterday and buy more of that Weimar Nikkei. The Japanese know very well what Slower-For-Longer looks like – they won’t divorce themselves from that rate policy anytime soon.


Our immediate-term Global Macro Risk Ranges (and intermediate-term TREND views in brackets) are now:


UST 10yr Yield 2.09-2.55% (bearish)

SPX 2075-2125 (neutral)
RUT 1251-1269 (neutral)
Nikkei 20049-20713 (bullish)
VIX 13.02-15.42 (bullish)
USD 94.06-95.84 (neutral)
EUR/USD 1.09-1.14 (bearish)
YEN 122.49-125.46 (bearish)
Oil (WTI) 58.81-61.98 (bullish)

Nat Gas 2.56-2.92 (neutral)

Gold 1168-1198 (bullish)
Copper 2.67-2.77 (bearish)


Best of luck out there today,



Click to enlarge

Rate Hike Apologists - z Chart of the Day

The Macro Show Replay | June 25, 2015



Takeaway: The stock is fully valued.

DRI – MOVING PIECES - Chart 1 replace v2


As expected DRI put up a very strong quarter, management noting cost cutting, less discounting and an extra week as leading causes.  That being said, management is doing a great job getting the cost structure of the company and the margins to return to normalized levels.  At this point the stock currently reflects all the good news and is 10% above our sum-of-the-parts analysis.


The key points coming out of the earnings release are:

  1. Consolidated margins are benefiting from a slight sales tailwind from lower gas prices
  2. Olive Garden margins are benefiting from less discounting
  3. Cost cutting is a priority
  4. The margin structure of the company will change significantly from the REIT transaction



One of Starboard Values top priority’s when getting control of Darden was “substantially improving the value proposition and experience at Olive Garden to increase guest counts.”  Part of Olive Garden’s operational improvement plan was to return the concept to its Italian roots, enhance the guest experience all while reducing costs.  On this earnings call management provided little evidence that they were focused on returning the concept to its Italian roots.  The focus on to-go sales is not a long –term solution.  The Olive Garden team has been working on more contemporary concepts, designed to appeal to today’s consumer. And although these concepts may be resulting in improved sales, they are being implemented in a small number of stores and expanding slowly. The speed and breadth of these changes are ultimately not going to be enough to improve their very tired asset base!  


While Olive Garden had a better year in 2015 there remains few signs of life that the concept is back on track.  As we have said before, the improved profitability at the concept is due to industry tailwinds and less discounting.  Management has now set expectations that traffic will be positive in FY2H16, providing little evidence to support that claim.  As seen in the chart below traffic trends at the concept remain elusive.  The improvements in 2015 same-store sales have been driven by price and mix as traffic remains slightly below industry trends.






  • Adjusted EPS $3.05-3.20 vs FactSet $2.88 (before adjusting for the REIT transaction)
  • Same-restaurant sales growth (52-week basis) of 2.0% to 2.5%
  • Total capital spending of $230 to $255M (very little in this for remodels)
  • New unit openings of 18 to 22 restaurants
  • Does not include the impact of any fiscal 2016 real estate transactions and related cash and capital structure activities



Today, Darden announced that its Board approved a strategic real estate plan to pursue a separation of a portion of the company's real estate assets.   The separation would be achieved through a combination of selected sale leaseback transactions and the transfer of a portion of its remaining real estate assets to a new REIT that will be separated by a spin-off resulting in the REIT becoming an independent, publicly-traded company.


According to the company there is “a significant amount of work remains and there can be no assurance the company will be able to successfully complete the transaction and establish a REIT.” 


If the current plan is consummated, Darden will transfer approximately 430 of its owned restaurant properties to the REIT, with substantially all of the REIT's initial assets being leased back to Darden.  The leases are expected to have attractive rent coverage ratios, fixed rent escalations and multiple renewal options at Darden's discretion. The proposed REIT would be well positioned to grow through real estate acquisitions of other assets. 


In addition, Darden has been marketing selected properties for individual sale leasebacks.  To date, the company has listed 75 properties, and over 30 of these properties have been sold or are under contract.  The company expects an average cash capitalization rate of approximately 5.5% for all 75 properties, and expects to close most of these transactions by the end of August.  In addition, the company is seeking to sell and lease back its Orlando Restaurant Support Center property and buildings under a long-term contract with multiple renewal options at the company's discretion.


After receiving proceeds from the completion of the strategic real estate plan, the company expects to retire approximately $1B of its debt over time and maintain its investment grade credit profile.



It is clear that the new Board has DRI headed in the right direction.  With the financial engineering aspects of the turnaround nearly complete, the hard part begins, fixing Olive Garden!



DRI – MOVING PIECES - Chart 4 v3



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