Archive: December, 2011

Is the U.S. job market really improving? Don’t believe everything you read.

Earlier this week the U.S. Bureau of Labor Statistics (the “Bureau”) announced that the US unemployment rate had dropped to 8.6% and that 278,000 jobs had been created. On the surface, this seems like great news; however, I have a healthy degree of skepticism over an improving U.S. job market.

Let me explain.  US employment peaked in March 2007 and bottomed in October 2009 losing 7.94 million jobs in the process. Unemployment rose by 8.9 million people over the same period, so it’s reasonable to assume that nearly 1 million people entered the labor force over that time and were unable to find jobs.

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Since the bottom in October, 2009, unemployment has fallen by 2.3 million but this drop includes 595,000 people who are no longer looking for work but would surely take a job in a New York minute if one was offered.  If one nets out this “marginally attached” group the number of unemployed has now only fallen by 1.7 million people. So there are still 7.2 million people who either lost their jobs or couldn’t find one during the credit crisis and recession.

The Bureau reported that the labour force has actually fallen by 138,000 people over the same period.  How can the labour force not grow when the population is growing? According to World Bank estimates and the U.S. Census Bureau, US population has grown by 3.6 million people; 2.0 million of which are between the ages of 20 and 65…working age. In other words, on average, the U.S. has added an additional 90,000 working age people per month since October 2009. Where did these people go if the labour force didn’t grow?

Even if one accepts the Bureau’s 2.2 million jobs having been created since October, 2009, that barely absorbs the growth in the population of working aged citizens let alone makes any dent on those who actually lost their jobs.

It gets worse. If one adds the number of people who are working part time because they can’t get full time work to the number of unemployed the total is a staggering 15.6% of the U.S. labour force! One out of every 6.5 working people in the U.S. are earning significantly less than they were before the recession.

Why does this matter? The consumer represents 70% of GDP in the US.  Without a meaningful improvement in jobs, the US economy will continue to languish.  When making decisions about where to invest we need to understand whether the economy is improving and whether corporate profits are likely to grow from improving demand. Our analysis goes much deeper than the reported headlines. We consult economists, analysts, our independent investment managers, our clients who own businesses, and we conduct our own research. Digging deeper enables us to gain more insight into whether an apparently improving statistic actually translates into a growing economy. In the case of reported labour statistics, we don’t believe it does.

What type of real estate investor are you?

i-b9802e2eb3639c5960b95e8866ba9a22-Dec14_blog_building.jpgI opened the Globe and Mail today to read with interest the article, How the rich are investing in real estate right now, written by Thane Stenner.

Mr. Stenner had an interesting take on what he defined as four different types of real estate investors. As readers of this blog know, real estate has long been an important plank in our investment platform and I thought the subject merited further discussion of the different types of real estate investment opportunities available to high net worth investors:

Development Real Estate – A longer term investment, this category delivers some of the highest returns available in the real estate asset category. However, it is also the riskiest in that capital can be tied up for years as the property is developed and leased out to tenants.

Opportunities in this category include loans, which offer higher than market yields due to the risk associated with vacant land, and capital investments, where the investor takes ownership of a portion of the property along with the developer. An economic downturn, however, can result in these properties remaining undeveloped, and potentially tying up your investment for longer than anticipated.

Income Producing Real Estate – Both commercial property and multi-residential housing units offer an excellent way to reduce risk and earn a steady cash flow. However, for passive investors, it is important to have experienced and well-qualified property managers who understand the day to day complexities of this type of real estate. After all, who wants a call at 2:00am because of a leaky pipe?

Well-diversified portfolios will include investments in many different properties in many different geographic locations thus reducing the risk associated with any one real estate market. Income- producing residential real estate usually performs very well during economic downturns as those who are unable to afford a home turn to rentals.

Turn-Around Real Estate – An offshoot of income-producing real estate, these diamonds in the rough offer the potential for both capital gains and income. Purchasing a property that is undervalued due to a lack of capital investment and investing more to bring the units up to current standards can result in higher rental income and a capital gain when the property is eventually sold. Unlike “flipping” a house, however, investing in turn-around apartment units requires more capital and a longer term commitment. In the article,

Mr. Stenner points to the United States as another example of this category. Areas where property may be undervalued, such as Arizona for example, can present an opportunity to investors. However, investors should understand that employment, economic growth and competing developments will all have an effect on whether these investments ultimately grow in value. In addition, Canadian residents should be aware of the added costs from non-resident taxes, legal and accounting fees from having to file US tax returns if you earn income, and the potential impact of estate tax.

Mortgages – There is a large secondary market for loans completely unrelated to the big 5 banks. Developers and investors often turn to this market because they need to close faster than a bank is willing to or because the bank is unwilling to lend (for any number of reasons unrelated to the opportunity available). Often, the secondary market proves to be more flexible than the banks are willing to be. These loans are often shorter term and have higher yields and carry the property as collateral in the event that the borrower is unable to make payments.

For our part, we invest in all four of these categories, with the majority being invested in income real estate. We do so to diversify and enhance our returns.

While Mr. Stenner points to a number of publicly traded securities or Real Estate Investment Trusts (REITs) as a method for investing in real estate, in my view, this reduces one of the key advantages to real estate: risk reduction.

While these securities often do not have high correlations with the overall market, they typically still fall in value when public markets undergo periods of volatility. In 2008, the S&P/ TSX Composite Index fell 49.3% from its high. The TSX Capped REIT Index fell 62.66% from its high and that fall began much earlier than the broader market.

While it is true that REITs distribute significant cash flow, making this category attractive, they are still subject to market volatility. Private real estate investments may offer some advantages in that their value does not bounce around with the stock market everyday and potentially offer more re-development or capital gain potential than public investments. The challenge however is they are typically more difficult to access for individual investors.

Real estate should be an investment held in every investor’s portfolio. However, it is a complicated asset category and unless you have the expertise, you may want to find professional managers who understand and specialize in this area.