WEBVTT - Businessweek Looks Ahead to 2023

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<v Speaker 1>This is Bloomberg Business Week. I'm Carol Masser and I'm

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<v Speaker 1>Tim Stanevik. We're here every day bringing you the latest

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<v Speaker 1>news from the world's of business in finance, cluff, technology, politics, economics,

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<v Speaker 1>all harnessing the power of Business Week reporters and editors,

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<v Speaker 1>not to mention our journalists and analyst in more than

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<v Speaker 1>one and twenty countries. You can download Bloomberg Business Week

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<v Speaker 1>on iTunes, SoundCloud, or Bloomberg dot com. You can also

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<v Speaker 1>listen to our radio show at two pm Eastern Time

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<v Speaker 1>on Bloomberg Radio or stream us live on YouTube and

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<v Speaker 1>Bloomberg dot com. Well earlier this month, Bloomberg News came

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<v Speaker 1>out with a story noting that muni bond sales this

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<v Speaker 1>year down around nineteen percent at about three fifty one

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<v Speaker 1>billion dollars. That's according to data compiled by a Bloomberg

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<v Speaker 1>So with a look at the muni market and credit

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<v Speaker 1>market overall, we welcome right now Yafa rat and your

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<v Speaker 1>senior Managing director and head of municipal Credit at Hilltop Securities,

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<v Speaker 1>joining us via zoom two. Not a great year for

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<v Speaker 1>at least sales of munis. Yafa, what store, Well, we're

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<v Speaker 1>super excited about three as the fixed income markets of

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<v Speaker 1>finally yielding some interesting returns on attacks exempt basis. However,

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<v Speaker 1>we also similarly encourage significant vigilance as you evaluate which

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<v Speaker 1>potential securities you might want to be constructive on. There

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<v Speaker 1>are going to be some mind fields out there as

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<v Speaker 1>we head into well, let's talk about that here, because

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<v Speaker 1>there did seem to be a little bit more enthusiasm

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<v Speaker 1>in the munity space, particularly, I think because expectations and

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<v Speaker 1>one was so dour for a lot of these cities

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<v Speaker 1>and states, and then of course we saw that the

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<v Speaker 1>pandemic actually helped a lot of these cities and states,

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<v Speaker 1>if not get back into the black, and at least

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<v Speaker 1>certainly our right size some of the issues here, what

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<v Speaker 1>pulls people back into this market? What sort of wets

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<v Speaker 1>investors appetite. So I do think that if we're heading

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<v Speaker 1>into some sort of economic or any type of recessionary pressures,

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<v Speaker 1>I do believe that we should be constructive on essential

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<v Speaker 1>purpose revenue bonds, particularly waters who are power where in

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<v Speaker 1>excess of I D percent of the transactions are rated

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<v Speaker 1>A or higher. And if people are looking for more

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<v Speaker 1>yieldy opportunities, uh, we would definitely be looking at charter

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<v Speaker 1>schools where about two thirds of the ratings would be

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<v Speaker 1>Chippleby or double B, and frankly, about a third of

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<v Speaker 1>the market is not rated. What about thinking to please

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<v Speaker 1>continue now, I was simply going to say that the

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<v Speaker 1>rates um and the the risk adjusted rates right now

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<v Speaker 1>are actually attractive for the first time in a number

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<v Speaker 1>of years. What are you anticipating in terms of new issuance.

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<v Speaker 1>Can you get kind of a good feel in terms

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<v Speaker 1>of what kind of market environment it will be for

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<v Speaker 1>for that, Yeah, that's a great question. And frankly, we

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<v Speaker 1>know that new issue market volume last year was down

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<v Speaker 1>close to twenty percent, and we've seen estimates for three

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<v Speaker 1>ranging from a similar number about three fifty billion, two

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<v Speaker 1>all the way up to five hundred billion. My instinct

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<v Speaker 1>tells me it's probably be closer to two levels, maybe

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<v Speaker 1>slightly higher. We'll see some new money opportunities we've learned

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<v Speaker 1>how to structure high yield deals in the current environment,

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<v Speaker 1>as well as there will be more refunding opportunities. So

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<v Speaker 1>my guest is somewhere um slightly higher than yeah. But

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<v Speaker 1>one of the interesting things I think coming off of

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<v Speaker 1>the pandemic was that we realized we could kind of

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<v Speaker 1>almost work for many of us work anywhere in the country,

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<v Speaker 1>you had a lot of movement for the first time,

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<v Speaker 1>you had a population that was stuck. You didn't see

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<v Speaker 1>a lot of movement or mobility for decades finally moving around.

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<v Speaker 1>How does that impact you think potentially where we see

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<v Speaker 1>that new issuments are where the UNI market looks more interesting,

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<v Speaker 1>the returns better because of some of those pandemic movements. Yeah,

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<v Speaker 1>there's no doubt that that we've seen movements, particularly to

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<v Speaker 1>the southeast, where people are quote unquote moving to Florida

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<v Speaker 1>thirty forty years earlier than had been and originally anticipated.

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<v Speaker 1>It's certainly a tax positive climate. And what happens as

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<v Speaker 1>a result when you're seeing demographic shifts is you're seeing

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<v Speaker 1>the need for more roads, more bridges, more schools, hospitals,

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<v Speaker 1>and public service type building. So definitely we're going to

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<v Speaker 1>expect to see additional volume in the states that are

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<v Speaker 1>absorbing the demographic shift. Yeah, I'm wondering about opportunities. You

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<v Speaker 1>talked about opportunities from the perspective of you know what

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<v Speaker 1>we'll see next year, right talking about infrastructure projects, utilities,

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<v Speaker 1>what are areas of concern areas to avoid, so I'm

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<v Speaker 1>particularly sensitive about senior living, healthcare, and project finance. Let

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<v Speaker 1>me unwrap a little bit the senior living issue. Frankly,

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<v Speaker 1>senior living occupancy, which is your primary determinant of revenue,

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<v Speaker 1>has not restored fully back to pre COVID levels. At

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<v Speaker 1>the same time, senior living operators or deal with inflationary increases,

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<v Speaker 1>particularly as it relates to labor and food, which together

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<v Speaker 1>account for more than two thirds that they're operating budget.

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<v Speaker 1>I guess I'm just surprised to hear that from a

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<v Speaker 1>demographics perspective, because we hear so much about you know,

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<v Speaker 1>older generations aging into the senior living homes, so it's

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<v Speaker 1>surprising for me. Yeah, ten thousand baby boomers are aging

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<v Speaker 1>into sixty five and older per day at this point.

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<v Speaker 1>Completely agree with you the it's the funding paradigm that

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<v Speaker 1>needs a little fixing right now. Your revenues are not

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<v Speaker 1>growing at the same rate that your expenditures are growing,

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<v Speaker 1>given pressures only on labor and food, and as a result,

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<v Speaker 1>it's creating a whole lot of headline noise. In fact,

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<v Speaker 1>half of the defaults in the muni market this year

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<v Speaker 1>we're in the retirement sector alright, We're gonna leave it

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<v Speaker 1>on that note. Yeah though, thank you so much. Yea A. Ratner,

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<v Speaker 1>Senior Managing director and head of Municipal credit at Hilltop Securities,

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<v Speaker 1>joining us on this last trading day of the year.

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<v Speaker 1>So about when another chart when it comes to economic

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<v Speaker 1>growth and talking about the way that we're thinking about

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<v Speaker 1>economic growth in a post COVID environment and environment where

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<v Speaker 1>interest rates are no longer at zero, where inflation is high,

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<v Speaker 1>where pandemic recoveries are losing momentum. Check out this one.

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<v Speaker 1>Global growth what close to six percent. We're looking at

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<v Speaker 1>pretty anemic growth over the next few years globally sub

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<v Speaker 1>three and projected that's that's normal. And I know there's

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<v Speaker 1>gonna be a lot of hay made over these projections

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<v Speaker 1>because I think you know, most of the projections are

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<v Speaker 1>wrong three percent to two percent. We're not just about

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<v Speaker 1>being wrong, but everyone's fretting because everybody sort of wants

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<v Speaker 1>to put it back. You have that big spike up

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<v Speaker 1>in You have a lot of distortions on these averages.

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<v Speaker 1>But when you talk to older investors, people have been

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<v Speaker 1>through multiple cycles, they'll tell you, look, if you can

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<v Speaker 1>get two to three percent growth in the at least

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<v Speaker 1>in the major economies for markets. That's how pretty darn good.

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<v Speaker 1>Much better than a recession, right, much better than negative growth.

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<v Speaker 1>And part of the problem is that growth gets certainly tainted.

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<v Speaker 1>And it's a whole different story when you're dealing dealing

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<v Speaker 1>also with high inflation rates right in terms of our

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<v Speaker 1>purchase see power and what it ultimately means. But this

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<v Speaker 1>is the question for three, do we get that soft landing,

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<v Speaker 1>even if we get a little bit of growth, that's

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<v Speaker 1>much better than any kind of recession. Any other charts

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<v Speaker 1>out there, yep, interest rates? Interest rate? Did they go up?

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<v Speaker 1>Did they go up? Yes? India just talked about what's

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<v Speaker 1>going on in uh, you know, Latin America. I mean

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<v Speaker 1>they have been on a tear. Here's a chart for

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<v Speaker 1>you guys on radio. Again, no surprise, Central Bank benchmark

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<v Speaker 1>rates broadcast on radio. Yeah, well this is a simulcast. Man,

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<v Speaker 1>I'm not so glad you realized what day by Friday

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<v Speaker 1>he gets anyway, when we do traffic and again to

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<v Speaker 1>ignore the boys, let them do their things. But if

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<v Speaker 1>you look at two for you guys on radio, it's

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<v Speaker 1>just you know, a straight mountain up, if you will,

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<v Speaker 1>in terms of what we've seen for global interest rates.

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<v Speaker 1>But I do wonder too as what yeah, well, I mean,

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<v Speaker 1>I mean this chart really says it all. I mean,

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<v Speaker 1>you talk about the end of what was effectively a

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<v Speaker 1>zero bound world, and let's face it, really a negative

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<v Speaker 1>yielding world when you consider that so many nations that

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<v Speaker 1>were actually uh have negative sign in front of their

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<v Speaker 1>benchmark rates. Here, that's it, easy money, it's over. But

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<v Speaker 1>what's the anomaly? Like, keep that chart up, everybody on TV.

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<v Speaker 1>You're going back to we know we had easy money

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<v Speaker 1>for so luch. You put that chart out back before

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<v Speaker 1>the financial crisis, and you get a better sense here

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<v Speaker 1>of this house sort of things. I mean, if this

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<v Speaker 1>is a that's what I was going to say, a

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<v Speaker 1>reversion to a reversion to the man I want to hear.

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<v Speaker 1>I have to say that I am I allowed to

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<v Speaker 1>give opinions. I want to hear J. Powell and at

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<v Speaker 1>least disclaimer, please for roomain talk a little bit more

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<v Speaker 1>about the normalization a policy, because remember they did start

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<v Speaker 1>to talk about that prior to the inflation really getting

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<v Speaker 1>out of control and they had to pivot and just

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<v Speaker 1>focus on inflation labor market. But there has been this

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<v Speaker 1>sense and The FED did a lot of papers on this,

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<v Speaker 1>saying you cannot stay at the zero bound forever and

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<v Speaker 1>there has to be normalization. But the problem that you

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<v Speaker 1>referred to earlier this week romane For anyone under the

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<v Speaker 1>age of forty, they've they've never lived in an environment

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<v Speaker 1>where we've essentially been adult says I have no friends

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<v Speaker 1>under the age of I'm your friend. Are you under

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<v Speaker 1>feel good for your age? Okay, we have a great

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<v Speaker 1>guest to talk about. What is normal? Uh as we

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<v Speaker 1>are in this final trading day or let's get to it.

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<v Speaker 1>Let's bring in Caleb brun Sheese, an economic analyst at

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<v Speaker 1>the Decision Intelligence Company Morning consult She joins us from Washington,

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<v Speaker 1>d C. Kayla, it is good to have you here

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<v Speaker 1>with us. What is normal in a world where, for

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<v Speaker 1>a decade or so prior to the pandemic, everybody was

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<v Speaker 1>used to very low rates, easy money, a very different environment.

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<v Speaker 1>Was that abnormal, as Metty would say, versus what we're

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<v Speaker 1>seeing today? So good afternoon, Thank you for having me.

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<v Speaker 1>And that is a great question and I think a

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<v Speaker 1>difficult one to answer. Um. Definitely, we had settled into

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<v Speaker 1>what felt like a period of normalcy pre pandemic, and

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<v Speaker 1>what we've been experiencing since the start of the pandemic

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<v Speaker 1>is definitely not normal um. As you can see from

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<v Speaker 1>two what what what what we've seen with inflation. I

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<v Speaker 1>do think in some ways may bring about a bit

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<v Speaker 1>of a rebalancing. Some of these crazier dynamics that we've

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<v Speaker 1>seen lately may um start to reshuffle a little bit.

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<v Speaker 1>Maybe some of the the stories that have been going

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<v Speaker 1>above trend in this recovery are now starting to normalize

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<v Speaker 1>a little bit, and some others may still be catching up.

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<v Speaker 1>So I think potentially this could be a year like that.

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<v Speaker 1>I am curious, Kayla about when we talk about trends,

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<v Speaker 1>because there are a lot of people that sort of

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<v Speaker 1>are looking or at least hoping for some degree of

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<v Speaker 1>being reversion, at least when it comes to certain asset classes.

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<v Speaker 1>And I'm wondering if there has been so much damage

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<v Speaker 1>from the pandemic, from inflation and from the fits and

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<v Speaker 1>the central banks fight against it, that it's almost impossible

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<v Speaker 1>for us to go back to that, at least not

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<v Speaker 1>in the short term. It varies a lot depending on

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<v Speaker 1>which market you'd be talking about. Take housing, for example,

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<v Speaker 1>Right now, we've had this very dramatic collapse, but that's

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<v Speaker 1>coming up against many years of kind of chronic under

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<v Speaker 1>supply that we've sort of seen since the last housing collapse.

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<v Speaker 1>Uh So, in that case, even though we are seeing

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<v Speaker 1>this very dramatic correction, I do think that there's sort

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<v Speaker 1>of a floor there that's going to present values from

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<v Speaker 1>falling too much because it's up against this long term,

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<v Speaker 1>longer term trend of chronic undersupply. So it varies a

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<v Speaker 1>lot from market to market, but you know, it's different

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<v Speaker 1>with labor markets. To there are certain industries that still

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<v Speaker 1>have some room to grow, to recover to their pre

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<v Speaker 1>pandemic level, which are constituting some of the growth. Okay,

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<v Speaker 1>that's exactly where I want to go. Is the labor market.

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<v Speaker 1>One area of frustration I think for J. Powell has

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<v Speaker 1>been the resilience of the labor market. He mentioned several

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<v Speaker 1>times this year that it's unsustainably hot. When will we

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<v Speaker 1>start to see some sort of cracks when it comes

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<v Speaker 1>to labor in this country? And are those cracks can

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<v Speaker 1>actually get so big that they're going to start to

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<v Speaker 1>be a concern where we do see widespread jobs just argue,

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<v Speaker 1>is it his frustration or is it also some of

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<v Speaker 1>his saving grace because it allows him to keep you

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<v Speaker 1>know what I mean, doesn't fall on apart. That is

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<v Speaker 1>a really good point. I mean, and I don't want

0:11:45.559 --> 0:11:48.120
<v Speaker 1>to be you know, looked at somebody who's like cheering

0:11:48.160 --> 0:11:51.200
<v Speaker 1>for job losses here, but he's called the job market

0:11:51.240 --> 0:11:54.880
<v Speaker 1>unsustainably hot several times this year. Yeah, And I think

0:11:54.920 --> 0:11:56.920
<v Speaker 1>a lot of the concern with that comes from the

0:11:56.960 --> 0:11:59.000
<v Speaker 1>wage games that come along with it when we still

0:11:59.000 --> 0:12:02.239
<v Speaker 1>have labor force nticipation below where it was pre pandemic

0:12:02.559 --> 0:12:04.560
<v Speaker 1>um and certain of these sectors, a lot of a

0:12:04.559 --> 0:12:06.280
<v Speaker 1>lot of them tend to be sort of lower paying

0:12:06.320 --> 0:12:09.960
<v Speaker 1>services sectors like leader and hospitality, health services, things like

0:12:09.960 --> 0:12:11.760
<v Speaker 1>that that lost a lot of jobs in the pandemic

0:12:11.800 --> 0:12:14.000
<v Speaker 1>and are still growing. Those are the ones that are

0:12:14.000 --> 0:12:17.160
<v Speaker 1>still contributing to jobs games the most um and where

0:12:17.200 --> 0:12:19.920
<v Speaker 1>we're seeing a little bit stronger wage games. And the

0:12:19.920 --> 0:12:22.800
<v Speaker 1>concern with that is that those wage games stick into

0:12:22.800 --> 0:12:26.280
<v Speaker 1>that services component because it's a cost input for services

0:12:26.360 --> 0:12:29.960
<v Speaker 1>and keeps inflation elevated. So that's kind of a concern

0:12:30.040 --> 0:12:32.000
<v Speaker 1>with that. We to the start of your question that

0:12:32.120 --> 0:12:34.840
<v Speaker 1>we have started to see definitely some cooling in the

0:12:34.920 --> 0:12:38.320
<v Speaker 1>labor market. But I think because these sectors that are

0:12:38.360 --> 0:12:42.920
<v Speaker 1>still growing are bigger ones, I think it's UM not

0:12:43.040 --> 0:12:44.960
<v Speaker 1>making it show up at the top line as much.

0:12:46.040 --> 0:12:48.559
<v Speaker 1>And that's an interesting point. And I and the focus Carol,

0:12:48.600 --> 0:12:52.400
<v Speaker 1>I think on wages, I understand why. But those that

0:12:52.480 --> 0:12:55.240
<v Speaker 1>wage growth spiral, if you call it that, you know

0:12:55.960 --> 0:12:57.840
<v Speaker 1>that's also fueled, of course, a lot of the consumer

0:12:57.880 --> 0:13:00.200
<v Speaker 1>spending as well. And last time I check, that's little,

0:13:00.280 --> 0:13:02.920
<v Speaker 1>huge component of this economy. Yeah. Huge, Well, and let's

0:13:02.920 --> 0:13:04.160
<v Speaker 1>go to it because you know, one of the things

0:13:04.200 --> 0:13:06.320
<v Speaker 1>when we were planning on our planning call this morning,

0:13:06.400 --> 0:13:08.400
<v Speaker 1>kalas you know, Romaine was pointing out, you guys have

0:13:08.600 --> 0:13:11.200
<v Speaker 1>so much important data. What are you seeing when it

0:13:11.240 --> 0:13:16.360
<v Speaker 1>comes to consumer spending? That is the backbone of our economy. Absolutely,

0:13:16.360 --> 0:13:18.640
<v Speaker 1>and that's really the area that I actually spend the

0:13:18.640 --> 0:13:21.120
<v Speaker 1>most of my time watching UM and I'm definitely keeping

0:13:21.120 --> 0:13:24.199
<v Speaker 1>a close eye on it. At the start of UH,

0:13:24.320 --> 0:13:28.560
<v Speaker 1>my big concern is that consumer budgets are just starting

0:13:28.559 --> 0:13:31.480
<v Speaker 1>off in a much weaker position than they did in

0:13:31.520 --> 0:13:35.600
<v Speaker 1>two UM. We've see in our surveys that we collect

0:13:35.600 --> 0:13:38.600
<v Speaker 1>from among consumers that there's a it's been rising all

0:13:38.679 --> 0:13:41.160
<v Speaker 1>year the share who are saying that their monthly expenses

0:13:41.600 --> 0:13:44.800
<v Speaker 1>total more than their incomes, so they've been working away

0:13:44.840 --> 0:13:48.000
<v Speaker 1>at their savings. Debt debt levels have been increasing and

0:13:48.000 --> 0:13:50.720
<v Speaker 1>getting more expensive with interest rates, so all of those

0:13:50.760 --> 0:13:53.319
<v Speaker 1>factors I think are making the consumer a bit weaker.

0:13:53.720 --> 0:13:56.680
<v Speaker 1>What's been surprising is how resilient spending has been so far.

0:13:56.920 --> 0:14:00.319
<v Speaker 1>But um, the question now is kind of our income

0:14:00.400 --> 0:14:02.640
<v Speaker 1>is going to close the gap enough with inflation to

0:14:02.720 --> 0:14:06.000
<v Speaker 1>kind of allow them to keep spending or you know,

0:14:06.000 --> 0:14:08.960
<v Speaker 1>we're seeing more price sensitivity. The holidays were a big

0:14:09.000 --> 0:14:11.240
<v Speaker 1>toll on many, so are they going to be able

0:14:11.240 --> 0:14:14.559
<v Speaker 1>to sustain positible growth in Well, I'm curious, Kayla, when

0:14:14.559 --> 0:14:16.360
<v Speaker 1>you look at the data that we've gotten so far,

0:14:16.440 --> 0:14:18.840
<v Speaker 1>and I'm particularly talking about some of the ratios with

0:14:18.840 --> 0:14:23.000
<v Speaker 1>regards to credit balances, debt servicing, household debt servicing, and

0:14:23.040 --> 0:14:25.360
<v Speaker 1>things like that. Here, have any of those ratios given

0:14:25.400 --> 0:14:27.840
<v Speaker 1>you concern? Because when you point those out to certain

0:14:27.840 --> 0:14:30.160
<v Speaker 1>people and you say this could be bad, they say, well,

0:14:30.480 --> 0:14:32.680
<v Speaker 1>you have to compare to you know, the financial crisis

0:14:32.680 --> 0:14:35.240
<v Speaker 1>and other sort of recessionary periods that we went through,

0:14:35.360 --> 0:14:37.040
<v Speaker 1>and they say, well, it's not bad. When you stack

0:14:37.080 --> 0:14:40.440
<v Speaker 1>it up against that. Yeah, I agree with that, and

0:14:40.480 --> 0:14:44.280
<v Speaker 1>I think that certainly was what helped us throughout two.

0:14:45.320 --> 0:14:47.600
<v Speaker 1>We've kind of only just gotten back to you know,

0:14:47.720 --> 0:14:52.040
<v Speaker 1>pre pandemic debt levels UM or debt utilization as a

0:14:52.080 --> 0:14:55.520
<v Speaker 1>share of income. But what worries me is that, you know,

0:14:55.600 --> 0:14:58.280
<v Speaker 1>you think about how what the consumers used to spend.

0:14:58.360 --> 0:15:01.560
<v Speaker 1>They have incomes, they have savings, they have debt uh

0:15:01.600 --> 0:15:03.720
<v Speaker 1>and and where we are now is they've worked their

0:15:03.760 --> 0:15:06.560
<v Speaker 1>way through the savings through their savings to a larger

0:15:06.560 --> 0:15:08.520
<v Speaker 1>degree than they did at the start of last year.

0:15:09.320 --> 0:15:12.200
<v Speaker 1>Incomes are still not keeping up with prices. If that changes,

0:15:12.240 --> 0:15:14.480
<v Speaker 1>that could help, But for now, purchasing power is going

0:15:14.520 --> 0:15:17.400
<v Speaker 1>down UM. And then debt levels is that final piece

0:15:17.440 --> 0:15:19.960
<v Speaker 1>which has not been a big concern in twenty two.

0:15:20.240 --> 0:15:22.440
<v Speaker 1>I'd say we're kind of back to neutral now it

0:15:22.520 --> 0:15:25.160
<v Speaker 1>could be a bigger piece in Can we just mention

0:15:25.200 --> 0:15:27.120
<v Speaker 1>for our radio and it was an incredible chart, let's

0:15:27.120 --> 0:15:29.400
<v Speaker 1>throw it up again for TV. It was inflation adjusted

0:15:29.400 --> 0:15:33.360
<v Speaker 1>wages falling for nineteen months. So we saw that individuals,

0:15:33.520 --> 0:15:35.920
<v Speaker 1>you know, based on the inflation picture for a long time,

0:15:36.160 --> 0:15:38.080
<v Speaker 1>we're doing okay based on what they were being paid.

0:15:38.120 --> 0:15:41.720
<v Speaker 1>But the last nineteen months that's not been the case.

0:15:41.720 --> 0:15:43.680
<v Speaker 1>And this is a brutal chart. And and and I know

0:15:43.800 --> 0:15:45.360
<v Speaker 1>that a lot of the data we get we don't

0:15:45.360 --> 0:15:48.000
<v Speaker 1>it doesn't have that the luxury of being inflation adjusted. Obviously,

0:15:48.040 --> 0:15:49.800
<v Speaker 1>you can kind of do the map yourself here, but

0:15:49.840 --> 0:15:51.680
<v Speaker 1>I think if you see more of these charts on

0:15:51.680 --> 0:15:54.880
<v Speaker 1>an inflation adjusted basis, it would cause a little bit

0:15:54.880 --> 0:15:56.840
<v Speaker 1>more concerned I think out there. Yeah, I think so too.

0:15:56.840 --> 0:15:59.880
<v Speaker 1>But if if if inflation does indeed come down then

0:16:00.160 --> 0:16:03.280
<v Speaker 1>and we you know, sort of purchasing power essentially increases,

0:16:03.760 --> 0:16:05.560
<v Speaker 1>then we could start to see a difference that that

0:16:05.600 --> 0:16:07.200
<v Speaker 1>could be if you know, if it's the key that

0:16:07.240 --> 0:16:08.800
<v Speaker 1>could be, and what's the lack of time? And when

0:16:08.840 --> 0:16:11.200
<v Speaker 1>we talk about just the psychology of these markets and

0:16:11.320 --> 0:16:13.720
<v Speaker 1>and more important psychology of the consumers. It's not just

0:16:13.720 --> 0:16:15.520
<v Speaker 1>whether they have the capacity to do things, that's how

0:16:15.560 --> 0:16:21.080
<v Speaker 1>they feel. Right, I'm still here, I mean, I mean,

0:16:21.120 --> 0:16:22.680
<v Speaker 1>in all series is I mean, I don't remember who

0:16:22.680 --> 0:16:24.440
<v Speaker 1>said it, but I remember I don't remember years ago,

0:16:24.560 --> 0:16:26.680
<v Speaker 1>was you know one of the some political Kennedy was

0:16:26.680 --> 0:16:29.160
<v Speaker 1>talking about how the economy really is a feeling for

0:16:29.200 --> 0:16:31.680
<v Speaker 1>most people. They're not looking at charts like that. That's

0:16:31.680 --> 0:16:33.360
<v Speaker 1>how they feel. And if they feel things are bad,

0:16:33.400 --> 0:16:37.920
<v Speaker 1>it's going to be bad. I'd say we certainly saw

0:16:37.960 --> 0:16:41.480
<v Speaker 1>that with our index of consumer sentiment this year UM,

0:16:41.560 --> 0:16:45.480
<v Speaker 1>which is interesting because it's been it was way down.

0:16:45.560 --> 0:16:47.480
<v Speaker 1>It came down below you know what it got to

0:16:47.600 --> 0:16:51.640
<v Speaker 1>in in the height of when everything was going crazy. UM.

0:16:51.880 --> 0:16:54.360
<v Speaker 1>Our index of consumers enement had been recovering, but it's

0:16:54.400 --> 0:16:58.320
<v Speaker 1>been like really down all year UM as inflation went up.

0:16:58.320 --> 0:17:00.160
<v Speaker 1>And I think that chart that you just showed, I

0:17:00.240 --> 0:17:03.720
<v Speaker 1>agree that was a great chart showing inflation adjusted wages

0:17:04.320 --> 0:17:08.280
<v Speaker 1>UM that that declining purchasing power. Consumers are feeling that,

0:17:08.440 --> 0:17:11.560
<v Speaker 1>and because of other forces, it hasn't necessarily showed up

0:17:11.600 --> 0:17:14.200
<v Speaker 1>in in certain parts of the economy, like the labor market,

0:17:14.240 --> 0:17:18.480
<v Speaker 1>like consumers spending to some extent UM. But absolutely that's

0:17:18.520 --> 0:17:21.720
<v Speaker 1>reflective of what consumers are feeling. It's the power of

0:17:21.720 --> 0:17:23.840
<v Speaker 1>the Bloomberg Kala. Yeah. You know, if somebody was running

0:17:23.840 --> 0:17:25.879
<v Speaker 1>from your point out morning console, they have some a

0:17:25.880 --> 0:17:28.720
<v Speaker 1>lot of great data to I'm just saying, you're running

0:17:28.720 --> 0:17:31.320
<v Speaker 1>for office. That's the kind of chart you show, right, Yeah, exactly.

0:17:31.320 --> 0:17:34.000
<v Speaker 1>Hey Caleb Brun, Thanks so much for joining us this

0:17:34.040 --> 0:17:36.520
<v Speaker 1>afternoon and really appreciate your time. Cayler Brune is economic

0:17:36.560 --> 0:17:39.760
<v Speaker 1>analysts at morning consults. We're going to continue to look

0:17:39.760 --> 0:17:42.680
<v Speaker 1>ahead here any recent big changes in Washington as well,

0:17:42.960 --> 0:17:45.560
<v Speaker 1>awesome departures out of the Biden administration we're learning today,

0:17:45.600 --> 0:17:48.920
<v Speaker 1>and of course a new Congress coming in in January three.

0:17:49.000 --> 0:17:51.199
<v Speaker 1>So a big set up here for investors as we

0:17:51.280 --> 0:17:55.399
<v Speaker 1>move out of two into Please to say, joining us

0:17:55.480 --> 0:17:56.840
<v Speaker 1>right now to talk a little bit more about this

0:17:56.920 --> 0:17:59.600
<v Speaker 1>is Bryce Stode, old friend of the program, joining us

0:17:59.600 --> 0:18:01.320
<v Speaker 1>here on the stay as a senior vice president we

0:18:01.320 --> 0:18:04.200
<v Speaker 1>should point out, and senior portfolio manager over at SIT

0:18:04.520 --> 0:18:08.760
<v Speaker 1>Investment Associates. Uh, all right, let's get right to it. Bryce,

0:18:10.160 --> 0:18:11.840
<v Speaker 1>you go back to the beginning of this year and

0:18:11.880 --> 0:18:14.080
<v Speaker 1>you look at some of your worst fears, some of

0:18:14.119 --> 0:18:17.399
<v Speaker 1>your worst predictions here, did the markets actually meet that?

0:18:17.520 --> 0:18:19.320
<v Speaker 1>Did they come in higher than that or lower than that?

0:18:20.480 --> 0:18:23.640
<v Speaker 1>It was incredibly difficult. A year in twenty two, we

0:18:23.640 --> 0:18:27.760
<v Speaker 1>were very pessimistic. We saw the Fed is way way

0:18:27.920 --> 0:18:30.199
<v Speaker 1>way behind the curve. You know, just just over a

0:18:30.280 --> 0:18:33.200
<v Speaker 1>year ago their twelve month forecast for FED funds was

0:18:33.280 --> 0:18:36.119
<v Speaker 1>less than one percent. I mean we we knew they

0:18:36.119 --> 0:18:38.679
<v Speaker 1>were going to have to pivot them, but not to

0:18:39.000 --> 0:18:41.679
<v Speaker 1>this degree. No, we we thought it could be the

0:18:41.760 --> 0:18:45.720
<v Speaker 1>worst bond market in history, which we're thinking maybe down

0:18:45.800 --> 0:18:49.680
<v Speaker 1>five percent, not not thirteen to fifteen percent. And it's

0:18:49.760 --> 0:18:54.840
<v Speaker 1>just an incredibly terrible year because you know, the FED

0:18:54.960 --> 0:18:57.880
<v Speaker 1>was so far behind the curve that by the time

0:18:57.920 --> 0:19:01.360
<v Speaker 1>they did try to catch you up, it was just

0:19:01.600 --> 0:19:05.320
<v Speaker 1>so extreme that in such a short period of time

0:19:05.359 --> 0:19:08.160
<v Speaker 1>that just really blew everyone away, and so that obviously

0:19:08.160 --> 0:19:12.320
<v Speaker 1>bled over to the stock market and caused the combined

0:19:12.720 --> 0:19:17.879
<v Speaker 1>market stocks and bonds to just be shockingly bad. That

0:19:18.080 --> 0:19:21.040
<v Speaker 1>having said that, it does set up for a much

0:19:21.080 --> 0:19:24.760
<v Speaker 1>better the FED can't raise rates another four percent. You know,

0:19:24.920 --> 0:19:28.800
<v Speaker 1>there's so many things that are you know, saying from

0:19:28.800 --> 0:19:33.840
<v Speaker 1>the afterlife you watch me, you know I could do that. Well,

0:19:34.320 --> 0:19:36.639
<v Speaker 1>there is that, And as a as a bond person,

0:19:36.720 --> 0:19:39.000
<v Speaker 1>you know, we're just naturally paranoid. We're always thinking about

0:19:39.000 --> 0:19:41.600
<v Speaker 1>the downside. So it's been kind of strange lately to

0:19:41.680 --> 0:19:45.119
<v Speaker 1>have this sense of optimism. Fore, I'm like, what was that.

0:19:45.200 --> 0:19:47.679
<v Speaker 1>I forgot what it felt like to be optimistic as

0:19:47.720 --> 0:19:50.000
<v Speaker 1>a bond RS. The one thing I would say is, yeah,

0:19:50.040 --> 0:19:52.119
<v Speaker 1>I hear you. I mean it felt so miserable to

0:19:52.160 --> 0:19:54.760
<v Speaker 1>see both the stock and bond market just take a

0:19:54.760 --> 0:19:57.520
<v Speaker 1>big hit to see that correlation. You know, that's not

0:19:57.560 --> 0:20:00.639
<v Speaker 1>what's supposed to happen. Having said that, you know, what

0:20:00.800 --> 0:20:02.440
<v Speaker 1>is it that gives you certainty that you feel like

0:20:02.480 --> 0:20:06.680
<v Speaker 1>you can start to predict at this point? Well, I

0:20:06.720 --> 0:20:09.639
<v Speaker 1>think inflation being at ten percent in twenty two is

0:20:09.680 --> 0:20:13.080
<v Speaker 1>just just horrific, and twenty three people are equivalent about

0:20:13.080 --> 0:20:16.440
<v Speaker 1>it being somewhere between two and four. I'm like, hey,

0:20:16.600 --> 0:20:19.320
<v Speaker 1>you can buy investment great bonds at five. You will.

0:20:20.240 --> 0:20:24.399
<v Speaker 1>We're automatically at least within the UH. You know, you

0:20:24.440 --> 0:20:28.680
<v Speaker 1>can conceive a real yield as a complete game changer.

0:20:28.960 --> 0:20:32.840
<v Speaker 1>So I and I see inflation coming down um much

0:20:32.920 --> 0:20:35.320
<v Speaker 1>quicker than I think other people do because they are

0:20:35.359 --> 0:20:37.920
<v Speaker 1>really The way the math works is if oil is

0:20:37.960 --> 0:20:41.600
<v Speaker 1>that e D and stays at eight, that's zero inflation.

0:20:41.760 --> 0:20:44.240
<v Speaker 1>So I'm not calling for deflation like a lot of

0:20:44.280 --> 0:20:45.760
<v Speaker 1>people think it has to go back to where it

0:20:45.800 --> 0:20:49.040
<v Speaker 1>was in Dwayne one. No prices could just stabilize where

0:20:49.040 --> 0:20:51.960
<v Speaker 1>they are, and we have zero CPI. So those kind

0:20:51.960 --> 0:20:54.600
<v Speaker 1>of things are are are what give me a lot

0:20:54.640 --> 0:20:56.920
<v Speaker 1>of optims. I think the Fed's got two more rate

0:20:56.960 --> 0:20:59.760
<v Speaker 1>increases in them, and that's it. Two more rate increases

0:20:59.800 --> 0:21:02.639
<v Speaker 1>of basis points each fifty basis points. What do you

0:21:02.640 --> 0:21:05.920
<v Speaker 1>see now, you're I'm trying to not be pinned down.

0:21:07.280 --> 0:21:09.879
<v Speaker 1>I think it will be fifty. And a very wise

0:21:09.920 --> 0:21:13.960
<v Speaker 1>man said to me earlier today that you know, everybody's

0:21:13.960 --> 0:21:16.199
<v Speaker 1>speculating about what's going to happen in terms of the

0:21:16.240 --> 0:21:19.520
<v Speaker 1>FED and market outlooks. You know, a lot of them

0:21:19.520 --> 0:21:21.359
<v Speaker 1>got it wrong this year. So what is really the

0:21:21.440 --> 0:21:24.600
<v Speaker 1>smart conversation is there's something that you can really kind

0:21:24.640 --> 0:21:26.600
<v Speaker 1>of hang your hat on here. Who is this wise man?

0:21:26.640 --> 0:21:28.680
<v Speaker 1>Did you just make this person up? You know him? Well,

0:21:29.840 --> 0:21:36.320
<v Speaker 1>it's not man. Well, the economy is transitioning from stay inflation,

0:21:36.720 --> 0:21:39.520
<v Speaker 1>you know, zero growth of temper cent inflation to stag nation.

0:21:39.680 --> 0:21:42.719
<v Speaker 1>We're gonna have another year zero growth, but we're not

0:21:42.800 --> 0:21:46.280
<v Speaker 1>going to have timber cent inflation. Um, so it's a

0:21:46.320 --> 0:21:49.800
<v Speaker 1>different animal and that's a tough tough market for stocks.

0:21:50.000 --> 0:21:54.760
<v Speaker 1>Fine for bonds, but stocks we're getting earnings boost by

0:21:54.800 --> 0:21:58.280
<v Speaker 1>purely inflation. They're not going to get that lift. So

0:21:58.320 --> 0:21:59.840
<v Speaker 1>the first half of the year is going to be

0:22:00.000 --> 0:22:03.480
<v Speaker 1>little tough um, and there's gonna be some misinterpretation about

0:22:03.480 --> 0:22:07.600
<v Speaker 1>what's going on. One real, real problem with the way

0:22:07.760 --> 0:22:11.000
<v Speaker 1>Powell is looking at things is that he sees this

0:22:11.160 --> 0:22:14.479
<v Speaker 1>cost push inflation from wages is just not gonna happen.

0:22:15.080 --> 0:22:19.679
<v Speaker 1>Wage inflation was or wage increases were trailing CPI for

0:22:19.680 --> 0:22:22.440
<v Speaker 1>the last eighteen months. So that's a rare situation where

0:22:22.440 --> 0:22:25.800
<v Speaker 1>you have negative wage growth, it's gonna flip back to positive.

0:22:25.880 --> 0:22:30.680
<v Speaker 1>That's what normally is. It normally outpaces inflation because of productivity.

0:22:30.800 --> 0:22:33.600
<v Speaker 1>And he's gonna misinterpret that. He's gonna think, oh no,

0:22:33.800 --> 0:22:38.679
<v Speaker 1>that is that means it's going to feed into forever inflation,

0:22:39.200 --> 0:22:43.360
<v Speaker 1>this this vicious circle cycle, which it doesn't. And so

0:22:43.520 --> 0:22:46.760
<v Speaker 1>that's what's really going to cause, uh, the stock market

0:22:46.800 --> 0:22:49.240
<v Speaker 1>headaches because people that will wait for the pivot will

0:22:49.240 --> 0:22:52.520
<v Speaker 1>get disappointed, back and forth, back and forth. But by

0:22:52.520 --> 0:22:56.160
<v Speaker 1>by the time they finally capitulate and say, oh wow,

0:22:56.200 --> 0:22:58.280
<v Speaker 1>wages have been going up and it hasn't been showing

0:22:58.359 --> 0:23:00.880
<v Speaker 1>up in CPI And in fact, when you use new

0:23:00.920 --> 0:23:05.080
<v Speaker 1>rents for core CPI, CPI is pretty darn lull. People

0:23:05.080 --> 0:23:07.760
<v Speaker 1>will start to look at a three month annualized CPI

0:23:07.960 --> 0:23:10.360
<v Speaker 1>rate instead of the CPI rate instead of the year

0:23:10.359 --> 0:23:13.080
<v Speaker 1>over year. And when that transition happens, and they'll be

0:23:13.119 --> 0:23:16.359
<v Speaker 1>like February March, you better be fully invested in stocks

0:23:16.359 --> 0:23:18.480
<v Speaker 1>because they'll pop. All right, We're gonna leave it on

0:23:18.480 --> 0:23:20.400
<v Speaker 1>that note, Hey, Bryce, thank you so much. Bryce Dody,

0:23:20.480 --> 0:23:23.920
<v Speaker 1>senior portfolio manager at SIT Investment Associates, joining us there

0:23:24.520 --> 0:23:27.119
<v Speaker 1>via zoom. Many people are not laughing about the housing

0:23:27.160 --> 0:23:29.000
<v Speaker 1>market right now. Those mortgage rates. I don't know if

0:23:29.040 --> 0:23:32.080
<v Speaker 1>you noticed, but in the US rods for the first time, uh,

0:23:32.119 --> 0:23:34.439
<v Speaker 1>since mid November, we've seen them kind of pulling off

0:23:34.480 --> 0:23:36.760
<v Speaker 1>some of those highs. But nonetheless we've seen a slow

0:23:36.800 --> 0:23:39.800
<v Speaker 1>down difficult for buyers and both sellers when it comes

0:23:39.840 --> 0:23:42.040
<v Speaker 1>to housing. So we thought, as we get ready to

0:23:42.040 --> 0:23:44.080
<v Speaker 1>flip into a new year, let's check in on the

0:23:44.119 --> 0:23:45.879
<v Speaker 1>housing market. We've got a good guest to do that,

0:23:46.160 --> 0:23:48.960
<v Speaker 1>Jason Kern. He is the president of the investment management

0:23:49.280 --> 0:23:52.560
<v Speaker 1>at over At Courtland. He joins us from Atlanta. Jason,

0:23:52.880 --> 0:23:56.760
<v Speaker 1>welcome to the show. So the housing market, Um, let's

0:23:56.760 --> 0:23:59.720
<v Speaker 1>just go for it. What's to hold for those in

0:24:00.040 --> 0:24:04.280
<v Speaker 1>housing industry and for buyers and sellers? Yeah, figurey much.

0:24:04.280 --> 0:24:06.919
<v Speaker 1>An happy new year to you all. Um, Well, you know,

0:24:07.000 --> 0:24:09.080
<v Speaker 1>our our business are at Cortland is in the multi

0:24:09.160 --> 0:24:14.520
<v Speaker 1>family housing sector, so we own manage develop multi family

0:24:14.920 --> 0:24:19.359
<v Speaker 1>apartment buildings basically, so the single family housing market is

0:24:19.400 --> 0:24:22.359
<v Speaker 1>a bit of an adjunct and almost a competitor in

0:24:22.400 --> 0:24:25.680
<v Speaker 1>some ways in the sense that not of our residents

0:24:25.680 --> 0:24:28.440
<v Speaker 1>and our apartments leave our units in order to make

0:24:28.480 --> 0:24:32.560
<v Speaker 1>a first time home purchase. And so ironically, even though

0:24:32.720 --> 0:24:35.040
<v Speaker 1>the rising interstate environment that you all were just talking

0:24:35.080 --> 0:24:39.040
<v Speaker 1>about three fifty basis points of FED funds raises over

0:24:39.040 --> 0:24:42.520
<v Speaker 1>the last six months, that has certainly negatively impacted our business.

0:24:42.560 --> 0:24:45.719
<v Speaker 1>But the slight silver lining actually for us is that

0:24:45.800 --> 0:24:51.679
<v Speaker 1>it has increased the you know, the expensive inaffordability of

0:24:51.720 --> 0:24:54.440
<v Speaker 1>single family housing. So in a in a weird sort

0:24:54.440 --> 0:24:57.320
<v Speaker 1>of way, it keeps a lot of our tenants in place,

0:24:57.400 --> 0:24:59.600
<v Speaker 1>just because unfortunately it's harder for them to buy that

0:25:00.119 --> 0:25:02.080
<v Speaker 1>first time home when there are mortgages have gone from

0:25:02.160 --> 0:25:05.480
<v Speaker 1>three percent to seven percent almost overnight. Jay, think you

0:25:05.520 --> 0:25:07.080
<v Speaker 1>talk a little bit more about that, because I thought

0:25:07.080 --> 0:25:09.119
<v Speaker 1>one of the more interesting things about some of the

0:25:09.160 --> 0:25:10.880
<v Speaker 1>housing data we got this year. Of course, we saw

0:25:11.000 --> 0:25:14.040
<v Speaker 1>the big drop off in housing starts for single family

0:25:14.080 --> 0:25:16.880
<v Speaker 1>homes and permits as well. Of course, the trend line,

0:25:16.920 --> 0:25:18.840
<v Speaker 1>as I'm sure you know from multi family has been

0:25:18.880 --> 0:25:21.040
<v Speaker 1>a little bit more an upward trajectory at least in

0:25:21.080 --> 0:25:23.240
<v Speaker 1>the second half of the year here, and I am

0:25:23.280 --> 0:25:27.240
<v Speaker 1>curious what's driving that. Is it short term issues driving

0:25:27.280 --> 0:25:31.240
<v Speaker 1>at or are there longer term structural issues driving that? Yeah, truly,

0:25:31.280 --> 0:25:34.359
<v Speaker 1>I mean there's a long term, very beneficial supply demand

0:25:34.480 --> 0:25:36.680
<v Speaker 1>dynamic in the in the multi family and the single

0:25:36.720 --> 0:25:40.200
<v Speaker 1>family housing area. As an owner, as a landlord like

0:25:40.280 --> 0:25:43.600
<v Speaker 1>Courtland is, you know, there is a fundamental undersupply to

0:25:43.680 --> 0:25:46.800
<v Speaker 1>this day as we speak of housing across single and

0:25:46.920 --> 0:25:50.000
<v Speaker 1>multi family are our research sort of shows that we're

0:25:50.000 --> 0:25:53.399
<v Speaker 1>probably a million and a half homes short of the

0:25:53.400 --> 0:25:55.679
<v Speaker 1>demand that's out there. There's others of a prognosticate that

0:25:55.720 --> 0:25:58.360
<v Speaker 1>it's more like three or four million. But that puts

0:25:58.400 --> 0:26:01.240
<v Speaker 1>you in a pretty positive place in terms of demand

0:26:01.760 --> 0:26:06.320
<v Speaker 1>for your housing units or homes. Now that obviously that

0:26:06.400 --> 0:26:08.720
<v Speaker 1>gap can be shrunk by a lot of new supplies.

0:26:08.760 --> 0:26:11.560
<v Speaker 1>You just talked about the home builders building a lot

0:26:11.600 --> 0:26:14.920
<v Speaker 1>of single family homes. Developers like ourselves and our competitors

0:26:15.320 --> 0:26:17.560
<v Speaker 1>building apartment units and certainly there was a lot of

0:26:17.560 --> 0:26:20.240
<v Speaker 1>development going on, which is really kind of an appropriate

0:26:20.280 --> 0:26:24.159
<v Speaker 1>response to all that demand for housing out there. The

0:26:24.240 --> 0:26:28.600
<v Speaker 1>current interest rate environment impacts obviously all aspects of the

0:26:28.680 --> 0:26:30.760
<v Speaker 1>US and the world economy, but one place it does

0:26:30.800 --> 0:26:34.040
<v Speaker 1>impact is that development activity. And we have seen new

0:26:34.080 --> 0:26:38.160
<v Speaker 1>development starts in our space drop off precipitously since it's

0:26:38.160 --> 0:26:40.480
<v Speaker 1>just rates have started to go up. To us, help

0:26:40.520 --> 0:26:44.240
<v Speaker 1>us quantify the birds depending on debt finance to get

0:26:44.240 --> 0:26:46.600
<v Speaker 1>those projects, well, Jason, help us quantify that just for

0:26:46.600 --> 0:26:48.720
<v Speaker 1>for your business alone, I mean, how much has it

0:26:48.760 --> 0:26:52.159
<v Speaker 1>cost you to develop a project that, uh, you know

0:26:52.280 --> 0:26:54.800
<v Speaker 1>a few years ago you could have developed for for less.

0:26:54.840 --> 0:26:57.040
<v Speaker 1>I mean, how much more are you having to pay

0:26:57.440 --> 0:26:59.679
<v Speaker 1>as a result of higher interest rates? And at what

0:26:59.720 --> 0:27:02.880
<v Speaker 1>point it become not worth it anymore? Even if there

0:27:02.960 --> 0:27:05.399
<v Speaker 1>is the supply and demand issue that you talked about

0:27:05.400 --> 0:27:07.480
<v Speaker 1>with what between one and a half and and formally

0:27:07.480 --> 0:27:10.960
<v Speaker 1>in housing units being short, it's gonna very much depend

0:27:11.000 --> 0:27:13.960
<v Speaker 1>by market obviously as always, but I mean generally speaking,

0:27:14.000 --> 0:27:17.040
<v Speaker 1>you know, the Sofer rate, which is our base rate

0:27:17.080 --> 0:27:18.600
<v Speaker 1>that we used for floating right debt, has gone at

0:27:18.720 --> 0:27:21.520
<v Speaker 1>least four hundred basis points spreads. I've gapped out fifty

0:27:22.000 --> 0:27:24.280
<v Speaker 1>basis points on top of that, so you're talking about

0:27:24.280 --> 0:27:28.480
<v Speaker 1>five basis points of extra interest costs. Also, the banks

0:27:28.680 --> 0:27:31.240
<v Speaker 1>at the moment are very stingy in terms of lending,

0:27:31.320 --> 0:27:36.040
<v Speaker 1>particularly on higher risk development lending, and so the sort

0:27:36.040 --> 0:27:39.280
<v Speaker 1>of access to that debt and the level of leverage

0:27:39.280 --> 0:27:42.199
<v Speaker 1>that you can get on a project has been impeded,

0:27:42.600 --> 0:27:44.199
<v Speaker 1>and so it just makes it much more difficult. I mean,

0:27:44.200 --> 0:27:46.680
<v Speaker 1>our of our business is a you know, a spread

0:27:47.320 --> 0:27:50.120
<v Speaker 1>yield business. So you know, we are assuming a certain

0:27:50.119 --> 0:27:52.080
<v Speaker 1>amount of rent income that we can earn on an

0:27:52.080 --> 0:27:53.919
<v Speaker 1>asset after we build it or when we own it.

0:27:54.240 --> 0:27:56.600
<v Speaker 1>And when your cost of debt skyrockets like it has,

0:27:56.600 --> 0:28:00.240
<v Speaker 1>it just makes those margins shrink and sometimes disappear. Makes

0:28:00.280 --> 0:28:03.280
<v Speaker 1>a lot of development projects simply untenable from the financial

0:28:03.359 --> 0:28:05.399
<v Speaker 1>Well let's go there, let's go down into your business.

0:28:05.480 --> 0:28:08.920
<v Speaker 1>So are you guys planning to build new units? Um,

0:28:09.000 --> 0:28:11.600
<v Speaker 1>talk to us about the environment for that. How do

0:28:11.640 --> 0:28:13.960
<v Speaker 1>you finance it? Our banks willing to lend the money?

0:28:14.000 --> 0:28:17.200
<v Speaker 1>Is it easy to come by? Give us an idea? Yeah,

0:28:17.280 --> 0:28:19.600
<v Speaker 1>it's it's become more challenging, and we're we're in a

0:28:19.600 --> 0:28:22.639
<v Speaker 1>bit of a hold right now. We are incredibly busy,

0:28:22.680 --> 0:28:25.040
<v Speaker 1>as you might imagine, for the eighteen months leading up

0:28:25.080 --> 0:28:28.200
<v Speaker 1>to June of this year. I guess I can still

0:28:28.200 --> 0:28:32.000
<v Speaker 1>say that in the last couple of days here so

0:28:32.040 --> 0:28:35.640
<v Speaker 1>we were we did probably seven billion of new apartment

0:28:35.680 --> 0:28:38.960
<v Speaker 1>acquisitions during that eighteen month period and have done little

0:28:39.040 --> 0:28:42.160
<v Speaker 1>to nothing in the last six months, not surprisingly h

0:28:42.360 --> 0:28:45.040
<v Speaker 1>not starting new developments at the moment, really taking a

0:28:45.160 --> 0:28:47.640
<v Speaker 1>wait and see attitude. It's part of what the overall

0:28:47.920 --> 0:28:50.600
<v Speaker 1>industry is doing. There's a there's a wide bit ass

0:28:50.600 --> 0:28:54.520
<v Speaker 1>spread whether you're developing or whether you're buying and selling apartments,

0:28:55.120 --> 0:28:59.040
<v Speaker 1>to see what buyers are willing to pay given higher

0:28:59.080 --> 0:29:01.720
<v Speaker 1>interest rates, given a lack of price discovery, just not

0:29:01.760 --> 0:29:04.560
<v Speaker 1>a lot of transactions are happening. That tends to create

0:29:04.600 --> 0:29:07.080
<v Speaker 1>a little bit of rigor mortists in our industry, and

0:29:07.120 --> 0:29:10.640
<v Speaker 1>people that are selling aren't yet capitulating in terms of

0:29:10.680 --> 0:29:13.960
<v Speaker 1>how much they're willing to cut their cut their prices.

0:29:14.080 --> 0:29:17.080
<v Speaker 1>Um So I expected to be quite slow going back

0:29:17.080 --> 0:29:20.160
<v Speaker 1>to the original question for the first half of three.

0:29:20.240 --> 0:29:24.840
<v Speaker 1>But like all financial markets, uncertainty is the big bugaboo

0:29:24.920 --> 0:29:27.400
<v Speaker 1>that is keeping people on the sidelines. I expected by

0:29:27.440 --> 0:29:31.000
<v Speaker 1>the middle of three, we're gonna see some clarity at

0:29:31.080 --> 0:29:33.160
<v Speaker 1>least in terms of what j Powell and the VET

0:29:33.240 --> 0:29:37.120
<v Speaker 1>are doing. Our estimates that we might actually start seeing

0:29:38.080 --> 0:29:40.400
<v Speaker 1>rap cuts in the middle of the year. And once

0:29:40.440 --> 0:29:42.440
<v Speaker 1>you have that clarity, you're gonna have a lot of

0:29:42.480 --> 0:29:46.000
<v Speaker 1>capital that's currently sitting on the sideline come back into

0:29:46.040 --> 0:29:47.440
<v Speaker 1>the market. I think it could be a very busy

0:29:47.520 --> 0:29:49.920
<v Speaker 1>and very interesting second half as that as that as

0:29:49.920 --> 0:29:52.560
<v Speaker 1>that potential capital though also sort of adjusted to the

0:29:52.560 --> 0:29:55.040
<v Speaker 1>potential reality that even if you do get a VET

0:29:55.120 --> 0:29:57.840
<v Speaker 1>pivot a cut, which I think at least based on

0:29:57.880 --> 0:29:59.520
<v Speaker 1>market pricing, is still a bit of a long shot.

0:29:59.520 --> 0:30:01.320
<v Speaker 1>But if you do get it, it's not like they're

0:30:01.320 --> 0:30:02.880
<v Speaker 1>going to take it back down to you know, the

0:30:02.960 --> 0:30:05.200
<v Speaker 1>zero bound where we were at the start of the year.

0:30:05.240 --> 0:30:07.960
<v Speaker 1>Can they live with five percent, four percent or even

0:30:07.960 --> 0:30:10.360
<v Speaker 1>three percent on a FED funds rate and whatever that

0:30:10.400 --> 0:30:14.080
<v Speaker 1>feeds into with regards that acrost the capital, Yeah, you can.

0:30:14.200 --> 0:30:17.760
<v Speaker 1>And you know, the price adjustment that we're currently experiencing

0:30:18.000 --> 0:30:22.320
<v Speaker 1>um will increase the going in yields and returns on

0:30:22.480 --> 0:30:24.960
<v Speaker 1>assets on labored basis. So then if you add on

0:30:25.080 --> 0:30:27.600
<v Speaker 1>leverage that is more expensive and maybe to lower LTV.

0:30:28.240 --> 0:30:31.800
<v Speaker 1>Those two things can balance out. Especially in multi family.

0:30:31.760 --> 0:30:35.240
<v Speaker 1>We have a couple of great advantages. Number one to

0:30:35.320 --> 0:30:38.200
<v Speaker 1>supply demand dynamic I talked about Number two. We were

0:30:38.240 --> 0:30:39.960
<v Speaker 1>able to do a lot of our borrowing from the

0:30:40.000 --> 0:30:43.080
<v Speaker 1>government agencies. Freddie Mack and fannie May may have some

0:30:43.200 --> 0:30:47.640
<v Speaker 1>very good programs that are very helpful for accessing more

0:30:47.680 --> 0:30:52.880
<v Speaker 1>attractive finance and the multi family sector UH specifically UH.

0:30:52.920 --> 0:30:55.400
<v Speaker 1>And thirdly, it's just just the fact that it is

0:30:55.960 --> 0:30:58.120
<v Speaker 1>really sort of one of the bell weathers of the

0:30:58.160 --> 0:31:01.480
<v Speaker 1>real estate industry. Investor capital over the last few years

0:31:01.480 --> 0:31:06.800
<v Speaker 1>as gradually and now dramatically been going from office product,

0:31:06.960 --> 0:31:11.520
<v Speaker 1>retail product to both multi family and industrial. So that's

0:31:11.600 --> 0:31:15.440
<v Speaker 1>I think a booty the market and great transaction volume

0:31:15.720 --> 0:31:17.520
<v Speaker 1>that will actually, I think surprise a lot of people

0:31:17.640 --> 0:31:19.560
<v Speaker 1>second happen next year. Jason, what can you tell us

0:31:19.600 --> 0:31:22.160
<v Speaker 1>about the rents that are being paid to to your

0:31:22.200 --> 0:31:25.280
<v Speaker 1>firm right now? Are you seeing delinquencies? Are you seeing

0:31:25.320 --> 0:31:28.360
<v Speaker 1>them being paid on time? Is anything shifted over the

0:31:28.440 --> 0:31:33.280
<v Speaker 1>last few months as as consumers cash cushion has gotten smaller? Yeah,

0:31:33.320 --> 0:31:35.600
<v Speaker 1>we haven't really experienced it. Even during COVID, we didn't

0:31:35.600 --> 0:31:42.120
<v Speaker 1>experience significant delinquencies. Our occupancies stay relatively stable, um you know.

0:31:42.280 --> 0:31:44.280
<v Speaker 1>I think that's partly reflective the fact that we're in

0:31:44.360 --> 0:31:46.440
<v Speaker 1>some of the stronger markets in the US were very

0:31:46.480 --> 0:31:50.280
<v Speaker 1>Sun Belt focused, where there's a lot of immigration, a

0:31:50.280 --> 0:31:52.880
<v Speaker 1>lot of job growth out of wage growth, and our

0:31:52.920 --> 0:31:56.080
<v Speaker 1>apartments tend to be they're not luxury apartments, um. Are

0:31:56.120 --> 0:31:59.320
<v Speaker 1>average rents or somewhere an eighteen hundred dollars per month.

0:32:00.000 --> 0:32:03.240
<v Speaker 1>Our average resident is paying about of their income in

0:32:03.320 --> 0:32:06.280
<v Speaker 1>rents are quite sustainable. From that perspectives, that gives you

0:32:06.280 --> 0:32:09.600
<v Speaker 1>an ability to increase rents, which we we certainly did,

0:32:09.680 --> 0:32:13.920
<v Speaker 1>like all of our competitors, when rents were rising dramatically.

0:32:14.000 --> 0:32:19.240
<v Speaker 1>That those rent increases, as we all know, have decelerated dramatically.

0:32:19.280 --> 0:32:22.560
<v Speaker 1>Still in positive territory, we're still rolling over rents at

0:32:24.400 --> 0:32:27.600
<v Speaker 1>higher than what we charged a year ago, but really

0:32:27.600 --> 0:32:29.440
<v Speaker 1>not seeing a lot of delinquencies. And again I think

0:32:29.440 --> 0:32:33.200
<v Speaker 1>that's down to the fact that our communities have a

0:32:33.240 --> 0:32:37.440
<v Speaker 1>good credit quality, Our rents are attainable, affordable, uh, and

0:32:37.480 --> 0:32:40.080
<v Speaker 1>our residents are able to sustain um you know. And

0:32:40.120 --> 0:32:41.800
<v Speaker 1>then you know, a lot of cases they're income to

0:32:41.800 --> 0:32:44.880
<v Speaker 1>have actually increased as well. As inflation has h has

0:32:44.880 --> 0:32:46.600
<v Speaker 1>been a big part of the picture. Hey, Jason, we

0:32:46.640 --> 0:32:49.400
<v Speaker 1>talked earlier about the adult living communities that are out

0:32:49.400 --> 0:32:51.880
<v Speaker 1>there in the context of the municipal bond market or

0:32:52.040 --> 0:32:55.560
<v Speaker 1>municipal market. Um, I believe right, that's what we did. Yeah,

0:32:55.680 --> 0:32:58.600
<v Speaker 1>just a reminder, give us an idea of your mix

0:32:58.640 --> 0:33:02.080
<v Speaker 1>of your business and what you're seeing in terms of

0:33:02.120 --> 0:33:04.440
<v Speaker 1>demand there. Yeah, go ahead. We're not in the We're

0:33:04.440 --> 0:33:06.760
<v Speaker 1>not in the act of adult business anymore so. Our

0:33:06.800 --> 0:33:11.160
<v Speaker 1>our properties are straight traditional, no age restriction whatsoever. So

0:33:11.240 --> 0:33:13.720
<v Speaker 1>couldn't comment. Okay, forgive me. I think it was on

0:33:13.760 --> 0:33:15.400
<v Speaker 1>your website. That's why I was a little confused. I've

0:33:15.400 --> 0:33:18.080
<v Speaker 1>seen it on the website to return on investments. Give

0:33:18.120 --> 0:33:20.720
<v Speaker 1>us an idea of that in terms of what eats

0:33:20.720 --> 0:33:24.400
<v Speaker 1>away at our o I for your investors specifically, is

0:33:24.440 --> 0:33:28.719
<v Speaker 1>it labor costs, is it materials? What is it specifically?

0:33:28.760 --> 0:33:32.440
<v Speaker 1>Is it the higher rate environment overall? Yeah, I would

0:33:32.480 --> 0:33:34.680
<v Speaker 1>say inflation is not as big an impact on our

0:33:34.720 --> 0:33:38.200
<v Speaker 1>business as interest rates, which is hugely impactful. Inflation really

0:33:38.240 --> 0:33:40.280
<v Speaker 1>hits us in terms of the cost of materials and

0:33:40.320 --> 0:33:43.880
<v Speaker 1>we're developing or renovating assets and obviously it's our labor

0:33:43.960 --> 0:33:47.520
<v Speaker 1>costs a bit, and it can impact us if you know,

0:33:47.640 --> 0:33:50.440
<v Speaker 1>the sort of disposable income of our residents starts to

0:33:50.440 --> 0:33:53.800
<v Speaker 1>get hipped away by massive inflation. Again, I think wages

0:33:53.840 --> 0:33:58.560
<v Speaker 1>have kept pretty good based with those across our portfolio. Um, well,

0:33:58.560 --> 0:34:00.760
<v Speaker 1>what I would say is that multifamily is actually quite

0:34:00.840 --> 0:34:02.840
<v Speaker 1>unique in the sense that a lot of the returns

0:34:02.840 --> 0:34:05.959
<v Speaker 1>that we generate for our investors don't rely on us

0:34:06.000 --> 0:34:08.480
<v Speaker 1>kind of sitting around waiting for the capital markets to

0:34:08.640 --> 0:34:12.319
<v Speaker 1>increase pricing. We can add a ton of value by

0:34:12.600 --> 0:34:17.920
<v Speaker 1>renovating units, by going in and you know, renovating, putting

0:34:17.920 --> 0:34:22.799
<v Speaker 1>a new appliances, you know, swapping out counters, cabinets, uh,

0:34:23.000 --> 0:34:25.040
<v Speaker 1>you know, taking out flooring, that sort of thing. So

0:34:25.080 --> 0:34:27.120
<v Speaker 1>we can, if we're smart about it, we can spend

0:34:27.160 --> 0:34:30.799
<v Speaker 1>capex that has a really good return on investment. And

0:34:30.840 --> 0:34:34.680
<v Speaker 1>even on the operating side, multifamily is operationally intensive by

0:34:34.719 --> 0:34:37.040
<v Speaker 1>its nature, and we pride ourselves on when we buy

0:34:37.040 --> 0:34:39.280
<v Speaker 1>a new asset, we go and there we're branding and Cortland,

0:34:39.280 --> 0:34:42.560
<v Speaker 1>we're putting our team in place, all of our technologies,

0:34:42.600 --> 0:34:45.120
<v Speaker 1>all of our service models in place, so that we

0:34:45.200 --> 0:34:50.080
<v Speaker 1>can hopefully generate higher occupancy premium rents just by providing

0:34:50.320 --> 0:34:53.640
<v Speaker 1>a better service closer to hospitality than sort of traditional

0:34:53.640 --> 0:34:55.880
<v Speaker 1>apartment living in one money vision. So I thinks are

0:34:55.880 --> 0:34:58.560
<v Speaker 1>all good are alive endeavors. Jason, We're gonna have to

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<v Speaker 1>leave it there. Thank you so much for finding us.

0:35:00.440 --> 0:35:04.240
<v Speaker 1>That's a Jason Kern from Cortland. Really appreciate it. Thanks

0:35:04.239 --> 0:35:08.120
<v Speaker 1>for listening to Bloomberg Business Week. Download the podcast on iTunes, SoundCloud,

0:35:08.239 --> 0:35:10.600
<v Speaker 1>or Bloomberg dot com. You can also listen to our

0:35:10.719 --> 0:35:13.960
<v Speaker 1>radio show at two pm Eastern on Bloomberg Radio or

0:35:14.040 --> 0:35:24.520
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