WEBVTT - Surveillance: U.S. to Consider Negative Rates Within 10 Years

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<v Speaker 1>Who you put your trust in matters. Investors have put

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<v Speaker 1>and four trillion dollars. Why Learn more at find your

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<v Speaker 1>Independent Advisor dot com. Welcome to the Bloomberg Surveillance Podcast.

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<v Speaker 1>I'm Tom Keene with David Gura. Daily we bring you

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<v Speaker 1>insight from the best in economics, finance, investment, and international relations.

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<v Speaker 1>Find Bloomberg Surveillance on iTunes, SoundCloud, Bloomberg dot com, and

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<v Speaker 1>of course, on the Bloomberg. Our first guest this morning's

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<v Speaker 1>Dominate Constant. He's managing director at deutsch Bank Global head

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<v Speaker 1>of Interest rates Research, and he joins us now in

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<v Speaker 1>the studio. Good morning, great to see you. Good morning.

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<v Speaker 1>Let me start with a broad question, and that is

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<v Speaker 1>when when when you're looking at the curve, when you're

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<v Speaker 1>looking at rates, how much is that forecast changed in

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<v Speaker 1>light of say, what we heard from Mario Dragging last week,

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<v Speaker 1>all of the chorus we've heard from from federal'serve policy

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<v Speaker 1>makers as well. Has it changed much over these last

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<v Speaker 1>few months? Yeah? Yeah, I mean we we were around

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<v Speaker 1>the Brexit period, we were a very constructive on rates

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<v Speaker 1>and we had a target of tens and the flatter

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<v Speaker 1>Yeel curve, and basically we think low rates became too

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<v Speaker 1>much of a sort of a bad thing from the

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<v Speaker 1>central bank perspective, especially at the long end. They felt

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<v Speaker 1>that the Yel curve is too flat, was creating problems,

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<v Speaker 1>but in the entitlement industry, creating challenges for say banks,

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<v Speaker 1>because they tend to like steeper Yeel curves. And so

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<v Speaker 1>I think you've seen the sort of jaw boning exercise

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<v Speaker 1>whereby they want to basically get her long rates up

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<v Speaker 1>a little bit, and that's not because they want to

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<v Speaker 1>tighten monster conditions per se, but they'd like a little

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<v Speaker 1>bit of extra risk premium in there that can help

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<v Speaker 1>perhaps entitened entitlement people like the the insurers. And there's

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<v Speaker 1>also been maybe an element whereby the hunt for year

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<v Speaker 1>whereby investors who might otherwise buy bonds end up being

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<v Speaker 1>pushed into riskuer assets by those instead and maybe create

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<v Speaker 1>some kind of overvaluation and those those asset classes that

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<v Speaker 1>that's perhaps a concern. So I think, whether you agree

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<v Speaker 1>with it or not, that's what the central bankers have

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<v Speaker 1>been sort of your aiming at, and that the bj

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<v Speaker 1>A targeted the tenure yield stop it going up all

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<v Speaker 1>down the e CBS, you know, mumbling about taper, where

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<v Speaker 1>not you really believe it. And obviously the feders pushing

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<v Speaker 1>on with what they hope to do, to be able

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<v Speaker 1>to do is raising rates in December. Looking at treasuries

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<v Speaker 1>and specific is long and attractive to you right now

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<v Speaker 1>at all? I think it depends on your horizon, and

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<v Speaker 1>obviously you know your view. I mean my view is

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<v Speaker 1>it's it's it's it's getting attractive. It's not quite there yet.

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<v Speaker 1>I'd like to sort of basically by tenure treasuries, you know,

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<v Speaker 1>above two percent, I think I can probably go there, um,

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<v Speaker 1>but you're going to be buying it over two percent

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<v Speaker 1>with a view it's going to come back down against

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<v Speaker 1>around one and a half if not one in the

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<v Speaker 1>quarter based on what we have as some sort of

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<v Speaker 1>disappointing growth expectations, especially in the US over the next year.

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<v Speaker 1>Who are the FED policy makers that you listened to

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<v Speaker 1>most closely? Of course you listen to to Cheer Yelling

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<v Speaker 1>and vice cheer Fisher, But of the others, who's saying

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<v Speaker 1>stuff that's the most materially interesting to you? Well, I

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<v Speaker 1>think what's interesting is obviously sort of not not necessarily

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<v Speaker 1>anyone in particular, but more the sort of general sort

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<v Speaker 1>of you know, consensus outside the sort of yelling Fisher equation.

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<v Speaker 1>And so you see, for example, some of the Hawks

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<v Speaker 1>who are speaking maybe at the beginning of last year

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<v Speaker 1>you could happily ignore them. Then suddenly you see sort

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<v Speaker 1>of some some more devilish members perhaps you know, like

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<v Speaker 1>Rose and Grown or Evans sort of you know, moving

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<v Speaker 1>towards some of those viewpoints. And then suddenly Dudley sort

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<v Speaker 1>of you know, pops up again and says a tenure

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<v Speaker 1>years or two late. So so you know, things like that,

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<v Speaker 1>I think catch my attention. And and then you know

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<v Speaker 1>that there's some pressure. You know, we we know, you know,

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<v Speaker 1>yelling is obviously you know, very much on the sort

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<v Speaker 1>of dovish side classically speaking, but you know, there's some

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<v Speaker 1>sort of pressure. And I think it's like we kind

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<v Speaker 1>of all agree, you know, we would like to see

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<v Speaker 1>higher rates, but I think the idea is, you know,

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<v Speaker 1>whether they have the guts to do it and that

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<v Speaker 1>kind of uh, you know, it depends on what this

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<v Speaker 1>sort of you know, significant you know, minorities that ends

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<v Speaker 1>up dominic you're talking there about a more cautious view

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<v Speaker 1>where interest rates will go lower for longer and everything

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<v Speaker 1>honkering down GDP estimates and such. When we do the dots,

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<v Speaker 1>if we're going to continue to the do the dots,

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<v Speaker 1>what is the constant long term that they should be

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<v Speaker 1>looking at? Is long term? March of two thousand and

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<v Speaker 1>seventeen is a long term where it is right now?

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<v Speaker 1>Or should they go out because of your view to

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<v Speaker 1>two thousand and twenty and make a guestiment out there? Well,

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<v Speaker 1>I mean I think uh, um, I think long term

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<v Speaker 1>is well, I mean right now, you know, we're thinking

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<v Speaker 1>long terms sort of around you. Obviously these sort of

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<v Speaker 1>two or three years from now. I think the the

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<v Speaker 1>issue that we have in in this sort of growth

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<v Speaker 1>cycle is it's more of a stagnation rather than a recession.

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<v Speaker 1>And what that means is that there's no sort of

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<v Speaker 1>imminent sort of exogenous shock that's being applied to the

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<v Speaker 1>economy that's suddenly gained a sort of turn this cycle.

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<v Speaker 1>And uh and it's kind of like a slow bleed.

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<v Speaker 1>But we see that, we we see the nature of

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<v Speaker 1>the slow blead. That's the idea that you know, as

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<v Speaker 1>you hit fun employment and you almost go beyond what

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<v Speaker 1>we consider funemployment. There's no sort of natural response of

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<v Speaker 1>higher wages and all that kind of stuff, or productivity

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<v Speaker 1>kicking into at a higher level. And that means, you know,

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<v Speaker 1>the long term really can be sort of out that

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<v Speaker 1>sort of two, three, four, five years, But the probabilities

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<v Speaker 1>as such that you you effectively will you know, there

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<v Speaker 1>will be some some negative shocks somewhere in that time horizon,

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<v Speaker 1>and that's where you know that they're done raising rates.

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<v Speaker 1>Basically you stated earlier this morning, the idea that there

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<v Speaker 1>would be negative rates for longer. Does that leak over

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<v Speaker 1>to a currently United Kingdom that's saying no, no, no,

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<v Speaker 1>will never do negative rates. Is it even imaginable that

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<v Speaker 1>Yellen and her follow on will have to consider negative rates?

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<v Speaker 1>I definitely think that the US will have to consider

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<v Speaker 1>negative rates on a you know, on a five ten

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<v Speaker 1>year view, just because once this cycle really is finished. Uh,

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<v Speaker 1>the what's the choice? You're you're gonna cut rates a

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<v Speaker 1>couple of times because that's you know, they won't have

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<v Speaker 1>risen them that far, or you go back to these

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<v Speaker 1>extraordinary measures on quantitive easing, which I think you know,

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<v Speaker 1>have their own issues around them. So my guess is

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<v Speaker 1>it's probably gonna be a combination on both. When the

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<v Speaker 1>market will definitely think about negative rates. There are lots

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<v Speaker 1>of legal issues for negative rates in the States that

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<v Speaker 1>so those have to be addressed. But it's a different

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<v Speaker 1>issue in terms of the market being onto perhaps its price,

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<v Speaker 1>in terms of market expectations they could price them. Uh.

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<v Speaker 1>The I think the UK is different because the UK

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<v Speaker 1>is obviously can have an extremely weak currency. It's having

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<v Speaker 1>a weak currency, it can import inflation quite readily on

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<v Speaker 1>that basis, is something that the US, you know, you

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<v Speaker 1>can't do. The US is a very large economy, it's

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<v Speaker 1>a relative insula. We have a reserve currency, so by

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<v Speaker 1>all means we can try and get our currency down

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<v Speaker 1>at the expense of the rest of the world. But

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<v Speaker 1>even then we're not going to import that much inflation

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<v Speaker 1>because the service sector can hold it up. So I think,

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<v Speaker 1>you know, they're that that's a difference. I mean, so

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<v Speaker 1>the UK can perhaps avoid negative rates if they just

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<v Speaker 1>claps their currency. And one of the arguments of Japan

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<v Speaker 1>and the Eurozone is they've found it very hard to collapse,

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<v Speaker 1>you know, their currency interesting catalytically, what would be more

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<v Speaker 1>powerful here for rates something out of the Bank of

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<v Speaker 1>Japan or the e c B changed in either of

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<v Speaker 1>those banks. Well, I mean, we've actually had a little

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<v Speaker 1>buzzword recently whereby we've been arguing that sort of Japan

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<v Speaker 1>has has kind of women has become the marginal price

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<v Speaker 1>of global assets. And they've done that because obviously they've

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<v Speaker 1>been significant outflows out of Japan. I mean, they you know,

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<v Speaker 1>they are a very big investor, but it's really through

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<v Speaker 1>the j GB yield curve. Their yield curve absolutely collapsed

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<v Speaker 1>earlier this year here on as interest rates came down,

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<v Speaker 1>and that kind of forced a lot of money to

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<v Speaker 1>come out of Japan into other bond markets. And it's

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<v Speaker 1>all part and parcel of the constity of easy thing

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<v Speaker 1>that they're doing, and also to some extent the negative

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<v Speaker 1>rates that they've employed. Uh that works through something we

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<v Speaker 1>call the cross currency basis that got very extreme, which

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<v Speaker 1>is kind of the cost to the Japanese investor of

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<v Speaker 1>hedging their overseas and purchases. So we've been monitoring that

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<v Speaker 1>very carefully and you can sort of see the influence

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<v Speaker 1>they have on yields. And that's why when we talk

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<v Speaker 1>about risk premium going away in our markets. We can

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<v Speaker 1>actually sort of directly link it back to what the

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<v Speaker 1>Japanese investor base is doing. And I think you know,

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<v Speaker 1>if I was are fed and you're sort of saying, well,

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<v Speaker 1>you know, risk premium going away the markets isn't great

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<v Speaker 1>because it may lead to financial fability issues. You know,

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<v Speaker 1>maybe you want to reverse that a little bit. And

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<v Speaker 1>imani not to get you in trouble with Mr Crying

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<v Speaker 1>or compliance, but with your many many contexts over the

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<v Speaker 1>year in London, what is the cranstant thought and the

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<v Speaker 1>future of finance and Wall Street in London. Well, I mean,

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<v Speaker 1>my guess is that the London financial sector will figure

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<v Speaker 1>it out in the sense that you know, London has

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<v Speaker 1>always figured it out, so that it won't be nearly

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<v Speaker 1>as draconian as uh, you know, as people sort of

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<v Speaker 1>perhaps fear. Um, I mean obviously right now. I mean

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<v Speaker 1>that the whole concern around this sort of passporting is

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<v Speaker 1>is a great concern and there are incentives clearly for

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<v Speaker 1>the Europeans who uh you know, to take back certain

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<v Speaker 1>banking functions and sort of in terms of clearing and

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<v Speaker 1>things like that in the Eurozone. Um, but my my

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<v Speaker 1>guess is that you know that there will be. You

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<v Speaker 1>know that London is too, too richer a center for

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<v Speaker 1>financial talent, and they have all the incentives to try

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<v Speaker 1>and work around whatever restrictions their talent was schooled uncertain

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<v Speaker 1>theories in stan Fisher is recently Economic Club of New

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<v Speaker 1>York speech talking on the I S curve Back to

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<v Speaker 1>Hicks thirty nine. It's a different world today. I guess

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<v Speaker 1>are you you using the theories you learned or is

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<v Speaker 1>it a new world for you as you think every

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<v Speaker 1>day and trying to piece the system together. Well, we're

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<v Speaker 1>sort of relying on the theories that we've learned. I mean,

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<v Speaker 1>I I go back to uh Thatcher when she was

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<v Speaker 1>this sort of great quote pro European She knew exactly

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<v Speaker 1>what she was doing in terms of putting the London

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<v Speaker 1>at the center of the financial world and all the

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<v Speaker 1>benefits that that was going to bring with it. And

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<v Speaker 1>you know, for all the sort of headline news around

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<v Speaker 1>these negotiations, I mean, why would you know, why would

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<v Speaker 1>London or the British wanted to shoot themselves in the foot.

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<v Speaker 1>It just doesn't make makes sense. So I think there's

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<v Speaker 1>a lot of posturing going on at the moment. But yeah,

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<v Speaker 1>I mean I would be uh, you know, I'd be

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<v Speaker 1>shocked if there was in London was no longer what

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<v Speaker 1>it currently is. We talked a lot about banks thinking

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<v Speaker 1>of moving headquarters or officers overseas. But among your friends

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<v Speaker 1>and colleagues, is there a conversation about that about eaven

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<v Speaker 1>in London because of the sentiment in the place. Is

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<v Speaker 1>that changed it on since since the vote? Um? No,

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<v Speaker 1>not not not so not so obviously. I mean to

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<v Speaker 1>be honest, I think there's a lot of people sort

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<v Speaker 1>of you know, still can't believe the outcome of vote.

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<v Speaker 1>I remember London itself was overwhelmingly in favor, you know,

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<v Speaker 1>of staying within the the European Union. So um, you know,

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<v Speaker 1>I think obviously people there are people who are concerned

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<v Speaker 1>that if they don't have a British passport, what does

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<v Speaker 1>that mean? And you know there's definitely you know, some

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<v Speaker 1>people are running off and making sure they're getting their

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<v Speaker 1>British passports. I mean, like you hear that from sort

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<v Speaker 1>of some colleagues. Um, But in general now I think

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<v Speaker 1>there's you know, there's a there's there's still somewhat sort

0:11:40.000 --> 0:11:42.079
<v Speaker 1>of disbelief that this is actually happening and this is

0:11:42.120 --> 0:11:46.200
<v Speaker 1>why I think, Um, the the Tory government is trying

0:11:46.240 --> 0:11:49.280
<v Speaker 1>to sort of insist that Brexit really means brexit, because

0:11:49.360 --> 0:11:51.559
<v Speaker 1>it might be very easy for people to think, well,

0:11:51.600 --> 0:11:53.600
<v Speaker 1>you know, maybe it doesn't actually mean that. Uh, And

0:11:53.679 --> 0:11:55.640
<v Speaker 1>so that's why they're sort of having to approach this

0:11:55.720 --> 0:11:58.120
<v Speaker 1>in a hard way. Um. So we'll see what happens

0:11:58.200 --> 0:12:00.920
<v Speaker 1>next year when they find they decide if and when

0:12:00.920 --> 0:12:03.560
<v Speaker 1>they finally decided to pull the trigger on the article.

0:12:04.000 --> 0:12:06.560
<v Speaker 1>From that referendum to the election here in the States,

0:12:06.600 --> 0:12:08.720
<v Speaker 1>how much is is the campaign how much is the

0:12:08.720 --> 0:12:13.200
<v Speaker 1>election weighing on forecasting rates at this point? You mean

0:12:13.200 --> 0:12:16.920
<v Speaker 1>the election in the US? Yeah, well, I think it

0:12:17.440 --> 0:12:20.560
<v Speaker 1>it could have weighed much more, uh, and to something

0:12:20.679 --> 0:12:23.520
<v Speaker 1>that perhaps it still does weigh. But if there was

0:12:23.559 --> 0:12:26.840
<v Speaker 1>a sort of shake up in terms of the political

0:12:26.920 --> 0:12:29.640
<v Speaker 1>sort of outlook in terms of gridlock. Um. So obviously,

0:12:29.720 --> 0:12:31.640
<v Speaker 1>you know, there is a view that if there was

0:12:31.640 --> 0:12:34.480
<v Speaker 1>a clean sweep, particularly by the Republicans, but perhaps by

0:12:34.480 --> 0:12:37.880
<v Speaker 1>the Democrats, then maybe gridlock would end, and that could

0:12:37.960 --> 0:12:42.000
<v Speaker 1>change your outlook. I think if there's ongoing gridlock, um,

0:12:42.520 --> 0:12:44.240
<v Speaker 1>I think people are going to say more of the same,

0:12:44.600 --> 0:12:47.480
<v Speaker 1>and unfortunately more of the same is from an economic

0:12:47.520 --> 0:12:50.840
<v Speaker 1>perspective and certainly from a financial market perspective, is a

0:12:50.880 --> 0:12:53.640
<v Speaker 1>bit disappointing because it's going to mean more financial oppression,

0:12:53.760 --> 0:12:58.520
<v Speaker 1>low volatility, regardless of your views on the actual parties.

0:12:58.559 --> 0:13:01.680
<v Speaker 1>I mean, we don't really want more the same. That's problem. Dominic,

0:13:01.800 --> 0:13:03.480
<v Speaker 1>thank you so much, very generous of you to be

0:13:03.559 --> 0:13:05.800
<v Speaker 1>with us for these hours this morning here at Bloomberg.

0:13:05.880 --> 0:13:10.720
<v Speaker 1>He is with Deutsche Bank. Dominic Constant writing just terrific

0:13:10.760 --> 0:13:12.880
<v Speaker 1>notes and the main theme I heard their folks as

0:13:12.920 --> 0:13:17.720
<v Speaker 1>a real subdued view on rate structure forward, on where

0:13:17.760 --> 0:13:33.439
<v Speaker 1>yields are going. Well. Apple reported earnings yesterday after the bell,

0:13:33.480 --> 0:13:35.520
<v Speaker 1>and we're drawn to the forecast of sales for the

0:13:35.559 --> 0:13:37.880
<v Speaker 1>next quarter, Apples saying that will be between seventy six

0:13:37.920 --> 0:13:41.200
<v Speaker 1>billion and seventy eight billion. Analysts had expected seventy five

0:13:41.880 --> 0:13:44.400
<v Speaker 1>point four billion from what we're doing. By Walter Pi Sick,

0:13:44.440 --> 0:13:46.680
<v Speaker 1>he's an analyst with B T I G. Walter. Always

0:13:46.720 --> 0:13:49.440
<v Speaker 1>great to speak with you. Thanks great to be back on.

0:13:49.840 --> 0:13:52.920
<v Speaker 1>So the question going into this I think was woold

0:13:52.920 --> 0:13:56.080
<v Speaker 1>Samsung's loss here all the trouble caused by the problems

0:13:56.080 --> 0:13:58.280
<v Speaker 1>with the Galaxy Notes seven become Apple's gain and what

0:13:58.360 --> 0:14:01.280
<v Speaker 1>do we learn from the port yesterday and in the

0:14:01.320 --> 0:14:05.760
<v Speaker 1>conference calls about that? Yeah, and I think the answer

0:14:05.800 --> 0:14:07.680
<v Speaker 1>is kind of And by the way, we also heard

0:14:07.720 --> 0:14:10.440
<v Speaker 1>some feedback from some of the operators that reported before

0:14:10.520 --> 0:14:13.520
<v Speaker 1>Apple did, and I think my initial view was, or

0:14:13.559 --> 0:14:15.960
<v Speaker 1>I guess the question was, if someone was buying a

0:14:16.040 --> 0:14:18.800
<v Speaker 1>high end Android phone, did they just stick within that

0:14:18.840 --> 0:14:21.440
<v Speaker 1>ecosystem because that's what they were used to. And I

0:14:21.480 --> 0:14:23.560
<v Speaker 1>think what we've been hearing is that that they have

0:14:24.000 --> 0:14:27.640
<v Speaker 1>actually seen switchers, because there's not particularly on the larger

0:14:28.400 --> 0:14:31.000
<v Speaker 1>the larger models that the seven plus versus the note

0:14:31.440 --> 0:14:33.280
<v Speaker 1>that they were actually pulling these people in, which is

0:14:33.280 --> 0:14:35.240
<v Speaker 1>actually really good news. If Apple can get them in

0:14:35.280 --> 0:14:38.000
<v Speaker 1>their own ecosystem and the customers please with it, it

0:14:38.080 --> 0:14:40.280
<v Speaker 1>becomes sticking on their end, and it's gonna be harder

0:14:40.320 --> 0:14:42.960
<v Speaker 1>for Android whatever vendor wants to get that customer back

0:14:43.520 --> 0:14:45.480
<v Speaker 1>to pull them back. So, whether it was the operators

0:14:45.520 --> 0:14:48.160
<v Speaker 1>earlier in the week or what Apple was saying on

0:14:48.200 --> 0:14:50.760
<v Speaker 1>their call um, it sounds that they are benefiting. Now.

0:14:51.040 --> 0:14:52.840
<v Speaker 1>I just want to put one pause on all this

0:14:52.920 --> 0:14:56.000
<v Speaker 1>is you can't get a seven plus right now right

0:14:56.240 --> 0:14:58.000
<v Speaker 1>that the ship dates are not out until the end

0:14:58.000 --> 0:15:01.600
<v Speaker 1>of the year, So so their own inability to to

0:15:01.760 --> 0:15:04.240
<v Speaker 1>ramp up the volumes on the seven plus, maybe because

0:15:04.240 --> 0:15:07.600
<v Speaker 1>they didn't expect this mix shift to happen um might

0:15:07.800 --> 0:15:10.080
<v Speaker 1>limit how much that they can benefits. I think they

0:15:10.120 --> 0:15:12.600
<v Speaker 1>really need to focus on getting those volumes up to

0:15:12.680 --> 0:15:15.240
<v Speaker 1>grab you know, more and more of those um those

0:15:15.280 --> 0:15:18.800
<v Speaker 1>Samsung customers that just don't have a product right now.

0:15:18.920 --> 0:15:21.080
<v Speaker 1>Kind of Tom is waiting for his his seven Let

0:15:21.080 --> 0:15:23.600
<v Speaker 1>me ask you all to about the way that Tim Cook.

0:15:23.920 --> 0:15:27.240
<v Speaker 1>How Tim Cook's Apple keeps people in that ecosystem. It's

0:15:27.240 --> 0:15:29.480
<v Speaker 1>through services, I imagined. And what color did we get

0:15:29.560 --> 0:15:32.720
<v Speaker 1>yesterday about how Apple has been improving its services. Obviously

0:15:32.720 --> 0:15:36.640
<v Speaker 1>there were problems with Apple Music and and uh it's

0:15:36.680 --> 0:15:39.480
<v Speaker 1>it's other offerings. Has that improved? Have we seen that stabilize,

0:15:40.440 --> 0:15:43.040
<v Speaker 1>that's been that's been fun like this? The new messaging

0:15:43.080 --> 0:15:48.000
<v Speaker 1>is great. It had really lagged behind other third party applications.

0:15:48.200 --> 0:15:51.360
<v Speaker 1>So that was, for one important because look, if you're

0:15:51.720 --> 0:15:53.800
<v Speaker 1>texting all of your friends and it works well, you're

0:15:53.880 --> 0:15:55.760
<v Speaker 1>less likely to leave if you need to stay on

0:15:55.800 --> 0:15:58.920
<v Speaker 1>Apple Phone to do that. But even before things like that,

0:15:59.280 --> 0:16:02.200
<v Speaker 1>the company for years has been focused on when you're

0:16:02.200 --> 0:16:04.920
<v Speaker 1>near your computer or your iPad or things like that

0:16:04.920 --> 0:16:07.040
<v Speaker 1>that you know, all these services kind of transfer. They

0:16:07.080 --> 0:16:09.520
<v Speaker 1>do whatever they can to keep you in so that

0:16:09.600 --> 0:16:12.800
<v Speaker 1>they get your upgrade um every two years or however

0:16:12.840 --> 0:16:15.880
<v Speaker 1>long it ends up being. Are they getting that upgrade?

0:16:15.920 --> 0:16:18.640
<v Speaker 1>What is the character of the upgrade? When you talk

0:16:18.720 --> 0:16:24.200
<v Speaker 1>to Apple bears, do they actually believe that people won't upgrade,

0:16:24.240 --> 0:16:27.600
<v Speaker 1>that they'll sit on the phone for extra six hours

0:16:27.680 --> 0:16:31.160
<v Speaker 1>or six months. Those bears have have had their day,

0:16:31.200 --> 0:16:33.560
<v Speaker 1>i think for the past year, because those upgrade rates

0:16:33.560 --> 0:16:36.680
<v Speaker 1>were clearly extending if you looked at how the numbers were.

0:16:36.720 --> 0:16:40.200
<v Speaker 1>But what's been surprising and frankly reflected on this rally

0:16:40.200 --> 0:16:42.760
<v Speaker 1>in the stock you know, over the past couple of months,

0:16:43.280 --> 0:16:45.440
<v Speaker 1>m has been that the upgrades have actually come in

0:16:45.480 --> 0:16:47.800
<v Speaker 1>for this phone. I mean, everyone think about this months ago, right,

0:16:47.960 --> 0:16:49.920
<v Speaker 1>Everyone's saying, oh, this is not really that great, We're

0:16:49.920 --> 0:16:52.320
<v Speaker 1>gonna wait till next year. And now the operators are

0:16:52.320 --> 0:16:54.440
<v Speaker 1>actually seeing it. So the operators that have now reported

0:16:54.440 --> 0:16:57.760
<v Speaker 1>are talking about upgrade rates or phone sales that that

0:16:58.000 --> 0:17:01.160
<v Speaker 1>should go up, and there's saying like, look, are we

0:17:01.200 --> 0:17:03.520
<v Speaker 1>can't even tell you where the demands can end up

0:17:03.520 --> 0:17:06.359
<v Speaker 1>being because we're still not getting in supply from Apple

0:17:06.400 --> 0:17:08.840
<v Speaker 1>to to really fully judge this, Yeah, it's a terrible

0:17:08.880 --> 0:17:17.040
<v Speaker 1>problem stock exactly. Walter free cash flow forty three, fifty

0:17:17.080 --> 0:17:20.480
<v Speaker 1>seventy and then the modeling of Wall Street is for

0:17:20.520 --> 0:17:23.840
<v Speaker 1>a diminishment of cash flow. Do you buy that or

0:17:23.840 --> 0:17:28.840
<v Speaker 1>does the juggernaut continue? I mean the margins. Obviously, the

0:17:28.880 --> 0:17:31.680
<v Speaker 1>concern was about fifty basis points. Nothing that's not something

0:17:31.720 --> 0:17:34.800
<v Speaker 1>that's gonna crush their ability to degenerate free cash flow.

0:17:34.920 --> 0:17:37.720
<v Speaker 1>Taxes were ticking up a little bit, but again marginally

0:17:37.800 --> 0:17:39.960
<v Speaker 1>not something that's going to change the cash flow. The

0:17:40.040 --> 0:17:42.760
<v Speaker 1>interesting thing was we were thinking that they were gonna

0:17:42.800 --> 0:17:45.679
<v Speaker 1>buy ten billion dollars of stock back. I think they

0:17:45.720 --> 0:17:48.160
<v Speaker 1>only bought about four um. So as a result, I'm

0:17:48.160 --> 0:17:51.280
<v Speaker 1>sorry six so so four less than we expected. So

0:17:51.320 --> 0:17:55.399
<v Speaker 1>the cash position went up to fifty billions. So the

0:17:55.560 --> 0:18:00.280
<v Speaker 1>cash is actually rising um at a time when you know,

0:18:00.359 --> 0:18:02.560
<v Speaker 1>Cook on the call last night again brings up, well,

0:18:02.600 --> 0:18:05.560
<v Speaker 1>we're intensely interested in these things. So you have to

0:18:05.600 --> 0:18:09.160
<v Speaker 1>wonder again, what are they doing with their cash? Dividend work?

0:18:09.240 --> 0:18:18.560
<v Speaker 1>Maybe increase the dividend, maybe acquisitions, will have to say

0:18:20.200 --> 0:18:23.600
<v Speaker 1>who you put your trust in matters. Investors have put

0:18:23.640 --> 0:18:27.560
<v Speaker 1>their trust in independent registered investment advisors to the two

0:18:27.560 --> 0:18:30.639
<v Speaker 1>and of four trillion dollars. Why they see their roles

0:18:30.680 --> 0:18:34.320
<v Speaker 1>to serve, not sell. That's why Charles Schwab is committed

0:18:34.560 --> 0:18:39.480
<v Speaker 1>to the success over seven thousand independent financial advisors who

0:18:39.560 --> 0:18:45.040
<v Speaker 1>passionately dedicate themselves to helping people achieve their financial goals.

0:18:45.400 --> 0:18:57.119
<v Speaker 1>Learn more and find your independent advisor dot com. David

0:18:57.200 --> 0:19:00.399
<v Speaker 1>Cousten is a mathematician from Brown University. He has the

0:19:00.480 --> 0:19:04.919
<v Speaker 1>joy as a strategist of actually doing securities analysis before

0:19:04.960 --> 0:19:07.520
<v Speaker 1>he was a guru, which makes for a different language

0:19:07.840 --> 0:19:09.919
<v Speaker 1>in different work. David thrilled to have you with us

0:19:09.960 --> 0:19:13.560
<v Speaker 1>with Goldman Sex. Of course, I've been watching the earnings

0:19:13.600 --> 0:19:16.800
<v Speaker 1>and the new news for me is next to no

0:19:17.040 --> 0:19:21.640
<v Speaker 1>growth up top in every quarter, every company's manufacturing down

0:19:21.680 --> 0:19:25.040
<v Speaker 1>the income statement. The money question for me for next

0:19:25.160 --> 0:19:29.760
<v Speaker 1>year partial differentials, unit dynamics, price dynamics up at the

0:19:29.800 --> 0:19:31.600
<v Speaker 1>revenue line. You've got to get down to E. But

0:19:31.960 --> 0:19:35.120
<v Speaker 1>whatever margin you want to pick, is there enough wiggle

0:19:35.240 --> 0:19:38.960
<v Speaker 1>room forward to keep that shell game going? Or they

0:19:38.960 --> 0:19:45.040
<v Speaker 1>have they cost cut their way to maximum efficiency. Well, uh,

0:19:45.160 --> 0:19:48.199
<v Speaker 1>with apologies to your pejorative question, I think there's uh,

0:19:48.440 --> 0:19:53.240
<v Speaker 1>there's enough wiggle rum. Yes, the margins are likely to

0:19:53.280 --> 0:19:57.560
<v Speaker 1>remain flat, and that's an important issue to think about

0:19:57.880 --> 0:20:01.440
<v Speaker 1>that with the U. S economy growing at around two percent,

0:20:02.520 --> 0:20:05.920
<v Speaker 1>that means the top line revenue growth, if we include

0:20:06.000 --> 0:20:08.840
<v Speaker 1>some inflation here as well, you're looking at modest top

0:20:08.880 --> 0:20:12.000
<v Speaker 1>line growth called that four percent, a little faster from overseas.

0:20:12.080 --> 0:20:15.000
<v Speaker 1>So that's your revenue line growing in the four for

0:20:15.200 --> 0:20:20.000
<v Speaker 1>perhaps five level broadly across the market, and margins are

0:20:20.040 --> 0:20:23.560
<v Speaker 1>likely to have peaked either late this year or sometime

0:20:23.600 --> 0:20:27.399
<v Speaker 1>in two thousand seventeen, depending on the individual sector of

0:20:27.440 --> 0:20:30.760
<v Speaker 1>the market, but broadly speaking, markets margins have been flat

0:20:30.840 --> 0:20:35.240
<v Speaker 1>for for about five years, and it's been technology margins.

0:20:35.240 --> 0:20:38.959
<v Speaker 1>The technology margins have been the key driver of why

0:20:39.119 --> 0:20:44.000
<v Speaker 1>overall margins have I looked at pepsicolon. I don't know,

0:20:44.200 --> 0:20:46.040
<v Speaker 1>it's just I looked at that company and it really

0:20:46.040 --> 0:20:49.240
<v Speaker 1>stuck out to me, this game of making the margin

0:20:49.359 --> 0:20:52.760
<v Speaker 1>down below, given that there's next to no revenue, do

0:20:52.880 --> 0:20:56.720
<v Speaker 1>they have the wiggle room forward to continue to manufacture

0:20:57.480 --> 0:21:00.919
<v Speaker 1>decent operating income decent eb what over well from an

0:21:00.920 --> 0:21:03.080
<v Speaker 1>earnings point of view, certainly buy backs has been a

0:21:03.119 --> 0:21:06.879
<v Speaker 1>contributor to fast faster earnings growth. Your revenue growth growing

0:21:06.960 --> 0:21:10.119
<v Speaker 1>very very modestly, and there's been some margin. Uh, whatever

0:21:10.160 --> 0:21:11.800
<v Speaker 1>margins they have been able to eek out have been

0:21:11.960 --> 0:21:15.560
<v Speaker 1>largely from buy backs and more technology spending to try

0:21:15.600 --> 0:21:19.280
<v Speaker 1>to eke out singles and doubles basically has been very

0:21:19.320 --> 0:21:21.600
<v Speaker 1>It's been a tough operating environment, and the market has

0:21:21.600 --> 0:21:25.679
<v Speaker 1>reflected that how does real GDP growth affect the markets?

0:21:25.680 --> 0:21:28.480
<v Speaker 1>I know you've been been modeling this. If that changes,

0:21:28.520 --> 0:21:30.800
<v Speaker 1>what effect does that have on the markets. So the

0:21:30.840 --> 0:21:34.200
<v Speaker 1>way to think about real GDP growth is every one

0:21:34.560 --> 0:21:38.200
<v Speaker 1>basis points, every one percentage points faster or slower growth,

0:21:38.200 --> 0:21:40.320
<v Speaker 1>and it's going to add roughly five dollars a shared

0:21:40.359 --> 0:21:42.399
<v Speaker 1>earnings and let's use a base of about a hundred

0:21:42.400 --> 0:21:45.200
<v Speaker 1>and five dollars. So that gives you a immediate translation

0:21:45.240 --> 0:21:48.359
<v Speaker 1>of how to think about your impact on faster or

0:21:48.400 --> 0:21:51.959
<v Speaker 1>slower GDP growth. Uh, the way to think of impact

0:21:52.080 --> 0:21:55.879
<v Speaker 1>on earnings and about seventy of the revenues of US

0:21:55.920 --> 0:21:59.480
<v Speaker 1>corporations are domestic and so therefore the most important driver

0:21:59.600 --> 0:22:03.040
<v Speaker 1>of say sales, of margins of earnings for companies is

0:22:03.080 --> 0:22:05.520
<v Speaker 1>the broad growth pace of growth in the economy, and

0:22:05.560 --> 0:22:08.640
<v Speaker 1>the economy right now is growing at about two uh

0:22:08.880 --> 0:22:12.840
<v Speaker 1>not a you know, super fast growth right clearly, but

0:22:12.920 --> 0:22:15.200
<v Speaker 1>also it's it's it's not in contraction, so it's glowing

0:22:15.240 --> 0:22:17.520
<v Speaker 1>at a at at a muted level. And that is

0:22:17.560 --> 0:22:22.200
<v Speaker 1>what has created uh a idea of what what Larry

0:22:22.240 --> 0:22:24.960
<v Speaker 1>Summer's terms the secular stagnation, the idea that no matter

0:22:25.000 --> 0:22:28.520
<v Speaker 1>how low rates are, it's not inducing corporations to be

0:22:28.600 --> 0:22:31.439
<v Speaker 1>investing money. And so there they've been pretty reluctant, and

0:22:31.480 --> 0:22:33.760
<v Speaker 1>that's what keeps growth slow. David and I were talking

0:22:33.800 --> 0:22:35.240
<v Speaker 1>about what to talk to you about. I've got to

0:22:35.240 --> 0:22:37.640
<v Speaker 1>ask you about M and A without talking specifically about

0:22:37.680 --> 0:22:40.959
<v Speaker 1>telephone or or or Time Warner. Does this game just

0:22:41.080 --> 0:22:45.080
<v Speaker 1>continue because Jennet Yellen has made money so cheap that

0:22:45.200 --> 0:22:47.879
<v Speaker 1>there's no growth. I gotta buy something to keep the

0:22:47.920 --> 0:22:51.199
<v Speaker 1>game going. Well, if we think about the waterfall, and

0:22:51.240 --> 0:22:54.520
<v Speaker 1>that's a good description waterfall of the preference preferred uses

0:22:54.560 --> 0:22:57.600
<v Speaker 1>of cash most companies. First US is capital spending, and

0:22:57.640 --> 0:23:00.680
<v Speaker 1>companies are spending a lot on capex for maintenance. That's first.

0:23:00.920 --> 0:23:03.199
<v Speaker 1>Second is research and development, and the third is M

0:23:03.200 --> 0:23:06.160
<v Speaker 1>and A. Those are the three initiatives that most companies

0:23:06.359 --> 0:23:09.640
<v Speaker 1>pursue in terms of growth, and so the idea of

0:23:09.840 --> 0:23:12.439
<v Speaker 1>allocating capital to M and A makes sense in an

0:23:12.560 --> 0:23:15.240
<v Speaker 1>environment where interest rates, as you point out, are very

0:23:15.280 --> 0:23:19.320
<v Speaker 1>low and you can finance transactions at the big transactions

0:23:19.359 --> 0:23:22.280
<v Speaker 1>like this work in the Costant History Library. Is there

0:23:22.320 --> 0:23:26.720
<v Speaker 1>a successful merger outcome big deals there? There are? There

0:23:26.720 --> 0:23:31.399
<v Speaker 1>are some combinations that make strategic sense in terms of

0:23:31.440 --> 0:23:35.200
<v Speaker 1>the business profile of individual companies. We've done a lot

0:23:35.200 --> 0:23:38.199
<v Speaker 1>of work on spinoffs and so oftentimes you have a

0:23:38.240 --> 0:23:41.440
<v Speaker 1>combination then that leads to a spinoff of another division.

0:23:41.480 --> 0:23:45.479
<v Speaker 1>So there's often investment opportunities around those um but it depends.

0:23:45.480 --> 0:23:50.120
<v Speaker 1>In some cases there's a long approval process that takes place,

0:23:50.160 --> 0:23:52.479
<v Speaker 1>and that makes the investment process a little more difficult.

0:23:52.560 --> 0:23:55.000
<v Speaker 1>Just very quickly your thirty seconds David Costant on the

0:23:55.040 --> 0:23:58.320
<v Speaker 1>general market by holder cell, can you acquire shares today?

0:23:59.040 --> 0:24:02.800
<v Speaker 1>You are looking at modest increase over the next twelve months.

0:24:02.840 --> 0:24:05.600
<v Speaker 1>You're looking at single digit quality five percent type of return.

0:24:05.680 --> 0:24:07.760
<v Speaker 1>So you can call that try in the context of

0:24:08.920 --> 0:24:11.679
<v Speaker 1>other opportunities, but it's still relatively modest in terms of

0:24:11.720 --> 0:24:14.639
<v Speaker 1>historical John that's she's sure you're looking at a new

0:24:14.720 --> 0:24:19.560
<v Speaker 1>Jersey looks better and better. I have some motion front

0:24:19.560 --> 0:24:23.920
<v Speaker 1>property and David, thank you so much. David Custom with

0:24:24.040 --> 0:24:27.520
<v Speaker 1>Golvin Sex can't say enough about the acuity of his research.

0:24:39.359 --> 0:24:41.960
<v Speaker 1>Jonathan Miller has been way too long since we've spoken

0:24:41.960 --> 0:24:44.320
<v Speaker 1>to you. To our global audience. You have been out

0:24:44.600 --> 0:24:48.200
<v Speaker 1>front in the real estate slowed down in New York,

0:24:48.240 --> 0:24:51.399
<v Speaker 1>and I think maybe San Francisco, is it everywhere else

0:24:51.560 --> 0:24:54.440
<v Speaker 1>or is it just contained the stupidity of these two

0:24:54.520 --> 0:24:58.520
<v Speaker 1>zip codes? Uh, I think the it's not. First of all,

0:24:58.560 --> 0:25:00.719
<v Speaker 1>we don't want to insult those two zip codes, but

0:25:00.880 --> 0:25:06.160
<v Speaker 1>sure we do. I can't affordable. Uh. So what we're

0:25:06.160 --> 0:25:09.280
<v Speaker 1>seeing is more of a slowdown in higher priced housing markets,

0:25:09.320 --> 0:25:12.840
<v Speaker 1>higher cost housing music. Uh, we're seeing a little bit

0:25:12.840 --> 0:25:15.639
<v Speaker 1>of that. Actually. So what we've been seeing in these

0:25:15.680 --> 0:25:20.880
<v Speaker 1>markets is an increase in resale inventory, which has slowed

0:25:20.880 --> 0:25:25.359
<v Speaker 1>down the frenetic pace. UM, bidding wars aren't aren't what

0:25:25.400 --> 0:25:27.920
<v Speaker 1>they were, but there's still above average. Where the way

0:25:27.920 --> 0:25:31.840
<v Speaker 1>I described the market right now in general um is, uh,

0:25:32.000 --> 0:25:34.920
<v Speaker 1>we're somewhere between white hot and above average. Okay, that's

0:25:34.920 --> 0:25:39.040
<v Speaker 1>a nice character. There are the vectors of owning a

0:25:39.119 --> 0:25:41.720
<v Speaker 1>home the same as renting a home, right now, those

0:25:41.720 --> 0:25:45.600
<v Speaker 1>two separate markets that you deal in. Uh, yes, absolutely,

0:25:46.040 --> 0:25:51.000
<v Speaker 1>it's still much cheaper to buy. The problem is, um,

0:25:51.040 --> 0:25:53.399
<v Speaker 1>and this is on a national front, is inventory is

0:25:53.520 --> 0:25:57.720
<v Speaker 1>very tight. Uh so we're we're seeing you know, uh,

0:25:58.400 --> 0:26:01.119
<v Speaker 1>affordability being cho lunched. I mean, that's really what it

0:26:01.160 --> 0:26:04.400
<v Speaker 1>comes down to, throw into tight credit on the bank

0:26:04.480 --> 0:26:08.480
<v Speaker 1>lander side. And it's still the same story. Most recent note,

0:26:08.720 --> 0:26:12.800
<v Speaker 1>it was about Greenwich, Connecticut, a town founded in sixteen forty.

0:26:13.000 --> 0:26:14.919
<v Speaker 1>If I'm not mistaken, and you call it a hotbed

0:26:14.960 --> 0:26:18.000
<v Speaker 1>of new urbanism. What's going on in Greenwich? Well, what's

0:26:18.160 --> 0:26:22.040
<v Speaker 1>been fascinating about the suburbs that ring New York City,

0:26:22.200 --> 0:26:25.680
<v Speaker 1>especially the high end markets, is you can see even

0:26:25.720 --> 0:26:29.080
<v Speaker 1>the suburban towns are placing emphasis on in town development,

0:26:29.400 --> 0:26:33.920
<v Speaker 1>proximity closer to the uh commuter lines to get into

0:26:33.920 --> 0:26:39.560
<v Speaker 1>the city. It's not the it's not your grandmother's neighborhood,

0:26:39.560 --> 0:26:43.560
<v Speaker 1>so to speak. Um. What we're seeing also is in

0:26:43.680 --> 0:26:50.560
<v Speaker 1>market side greenwag is there's an incredible disconnect between meaning

0:26:50.680 --> 0:26:54.120
<v Speaker 1>many sellers there are still priced are anchored to two

0:26:54.119 --> 0:26:57.840
<v Speaker 1>thousand seven and that market never really saw the boom

0:26:57.880 --> 0:27:00.560
<v Speaker 1>that we saw in the city, and part of it

0:27:00.600 --> 0:27:05.399
<v Speaker 1>is because consumer tastes have changed. Uh, the city, the

0:27:05.480 --> 0:27:07.520
<v Speaker 1>high end is poached some of the high end demand

0:27:07.520 --> 0:27:11.239
<v Speaker 1>from the sub inventory. Not a problem inwach Uh it is.

0:27:11.760 --> 0:27:13.760
<v Speaker 1>I wouldn't say it's not a problem, but I would

0:27:13.800 --> 0:27:16.919
<v Speaker 1>say it's not. It's not limited that we don't have

0:27:16.920 --> 0:27:20.360
<v Speaker 1>limited supply there. The way to describe Granwage and other

0:27:20.440 --> 0:27:23.280
<v Speaker 1>high end housing markets in the suburban areas is just

0:27:23.359 --> 0:27:25.879
<v Speaker 1>like the city, they're soft at the top, so there's

0:27:26.080 --> 0:27:29.639
<v Speaker 1>very tight inventory lower you know, entry middle markets, and

0:27:29.680 --> 0:27:32.680
<v Speaker 1>it's it's very soft at the high end. There are

0:27:32.760 --> 0:27:36.280
<v Speaker 1>transactions are high end, so you're so prestigious Jonathan Miller

0:27:36.320 --> 0:27:39.600
<v Speaker 1>Miller Samuel that when you're quoted in whatever rag you're

0:27:39.680 --> 0:27:42.600
<v Speaker 1>quoting in a thousand people in New York stand up

0:27:42.640 --> 0:27:45.119
<v Speaker 1>and go, he's an idiot. And they do that because

0:27:45.240 --> 0:27:48.479
<v Speaker 1>nobody believes what you're talking. Wait, wait is it, Tim Keen?

0:27:48.600 --> 0:27:53.920
<v Speaker 1>Just coming? Wait John John, No one buys the slowdown idea.

0:27:55.320 --> 0:27:59.960
<v Speaker 1>The top market uh six million in up for for Granwage.

0:28:00.200 --> 0:28:04.439
<v Speaker 1>No for the real world here. So for so the

0:28:04.480 --> 0:28:07.439
<v Speaker 1>real world here, the top what we call the luxury

0:28:07.440 --> 0:28:10.120
<v Speaker 1>market top ten percent is north of about four two

0:28:12.160 --> 0:28:15.800
<v Speaker 1>what's a monthly mortgage and four point two million? Uh

0:28:16.000 --> 0:28:19.960
<v Speaker 1>many buyers in that market mortgage right about of them

0:28:20.000 --> 0:28:22.439
<v Speaker 1>don't have mortgages. So cash Mark, I want to come

0:28:22.480 --> 0:28:25.600
<v Speaker 1>back very quickly. Here. Do you see that trickling down

0:28:25.720 --> 0:28:28.280
<v Speaker 1>to mere mortals? I mean, Michael barr is trying to

0:28:28.320 --> 0:28:31.960
<v Speaker 1>slip into three bedrooms to fireplaces for what seven hundred

0:28:32.000 --> 0:28:35.600
<v Speaker 1>a month or something? Michael, at least six seventy you

0:28:35.640 --> 0:28:42.160
<v Speaker 1>live out past acron, Ohio. Right, does it trickle down

0:28:43.000 --> 0:28:46.560
<v Speaker 1>you are? Yeah, Yeah, we absolutely are seeing some of that. Um,

0:28:46.600 --> 0:28:50.200
<v Speaker 1>it takes a while because you're really looking at at

0:28:50.280 --> 0:28:53.000
<v Speaker 1>least in New York, the development community is taking about

0:28:53.000 --> 0:28:55.880
<v Speaker 1>two years. That's where I want to go because David

0:28:55.920 --> 0:28:58.440
<v Speaker 1>Gurrow needs a new place. He's making kids so fast.

0:28:59.040 --> 0:29:01.560
<v Speaker 1>He needs a new place out in the land of

0:29:01.640 --> 0:29:05.080
<v Speaker 1>Jonathan Miller. Jonathan, I'm looking at ten thousand, five hundred

0:29:05.080 --> 0:29:09.400
<v Speaker 1>dollars a month. It's a duplex in Brooklyn, screams David Gura.

0:29:09.920 --> 0:29:12.480
<v Speaker 1>There's a balcony with a cal patch on it where

0:29:12.480 --> 0:29:15.840
<v Speaker 1>you can grow as artisanal. Hell, it's a modern new building.

0:29:16.280 --> 0:29:18.040
<v Speaker 1>You have told us years ago. One of the big

0:29:18.120 --> 0:29:21.080
<v Speaker 1>value adds of having you on is the boroughs in

0:29:21.200 --> 0:29:27.240
<v Speaker 1>every city are gonna build new condoe like property to

0:29:27.640 --> 0:29:30.640
<v Speaker 1>house people. Is it really going to be a blunt

0:29:30.800 --> 0:29:33.880
<v Speaker 1>you really buy that there already? Is that as you

0:29:33.920 --> 0:29:35.720
<v Speaker 1>move to the very high end of the market, then

0:29:36.600 --> 0:29:39.400
<v Speaker 1>glut is a harsh word, but it's it's certainly there's

0:29:39.440 --> 0:29:42.560
<v Speaker 1>there's uh much more supply than there is as you

0:29:42.600 --> 0:29:46.440
<v Speaker 1>move lower in price. In fact, the problem is is

0:29:46.480 --> 0:29:50.240
<v Speaker 1>that because there's spent so much emphasis on luxury rental

0:29:50.280 --> 0:29:55.719
<v Speaker 1>development that middle and entry level markets have basically had

0:29:55.760 --> 0:30:00.440
<v Speaker 1>static housing stock, which is forced many to moved to

0:30:00.440 --> 0:30:02.640
<v Speaker 1>the suburbs and become first time buyers. You mentioned on

0:30:02.720 --> 0:30:06.840
<v Speaker 1>the break Westchester. Yes, west Chester in the third quarter,

0:30:07.280 --> 0:30:09.680
<v Speaker 1>and this has been going on for about five quarters.

0:30:09.720 --> 0:30:13.120
<v Speaker 1>That's in Pennsylvania, that is that is in New York.

0:30:13.120 --> 0:30:17.720
<v Speaker 1>Watch we have four sponsors up there p Nce that

0:30:17.800 --> 0:30:21.160
<v Speaker 1>had the most sales in thirty five years. David Girl.

0:30:21.200 --> 0:30:24.080
<v Speaker 1>What's really interesting about this is Scarlett Food's house has

0:30:24.120 --> 0:30:27.080
<v Speaker 1>not gone up in Westchester because of the ice rink

0:30:27.120 --> 0:30:36.160
<v Speaker 1>in the back. D ut. But what's interesting, even with

0:30:36.240 --> 0:30:38.880
<v Speaker 1>that flood of volume over the last year year and

0:30:38.880 --> 0:30:42.000
<v Speaker 1>a half. You're really not seeing pricing housing prices rise

0:30:42.120 --> 0:30:44.960
<v Speaker 1>much yet there's there was a lot of slack, so

0:30:45.040 --> 0:30:47.760
<v Speaker 1>to speak, in the suburban markets, and I think it's

0:30:47.760 --> 0:30:49.640
<v Speaker 1>going to take another year or two before we see

0:30:49.640 --> 0:30:51.840
<v Speaker 1>a lot more price pressure like we're seeing in the city. Well,

0:30:51.920 --> 0:30:55.360
<v Speaker 1>let's talk affordable housing broadly construed. As Thomas pointed out,

0:30:55.360 --> 0:30:57.200
<v Speaker 1>I do live in Brooklyn. I'm on the Park Slope

0:30:57.240 --> 0:30:59.800
<v Speaker 1>List Serve, and I'm amused always when there is the

0:31:00.000 --> 0:31:02.200
<v Speaker 1>add for the bus tours of the suburbs that you

0:31:02.240 --> 0:31:04.120
<v Speaker 1>can take. There is a point at which people begin

0:31:04.160 --> 0:31:07.160
<v Speaker 1>to way the serious move out to Maplewood or two.

0:31:07.480 --> 0:31:10.440
<v Speaker 1>That reminds me for the foreclosure bus tours they had

0:31:10.520 --> 0:31:14.040
<v Speaker 1>during the height of the foreclosure bubble. They exist, and uh,

0:31:14.120 --> 0:31:17.360
<v Speaker 1>you know, I I wonder when that tipping point is

0:31:17.360 --> 0:31:19.440
<v Speaker 1>going to be that you know, you have neighborhoods. People

0:31:19.480 --> 0:31:20.760
<v Speaker 1>like to be in the neighborhoods because of who's in

0:31:20.760 --> 0:31:22.480
<v Speaker 1>the neighborhood. This is a city that's really wrestling with

0:31:22.520 --> 0:31:24.440
<v Speaker 1>this problem right now. Oh yes, And I think this

0:31:24.520 --> 0:31:27.160
<v Speaker 1>is what almost every municipality in the United States is

0:31:27.200 --> 0:31:31.000
<v Speaker 1>wrestling with right now, is affordable housing and affordable housing Uh,

0:31:31.120 --> 0:31:34.280
<v Speaker 1>not in terms of government subsidizement, in terms of middle

0:31:34.320 --> 0:31:38.160
<v Speaker 1>class UM and working class housing. Uh. What we're seeing

0:31:38.200 --> 0:31:41.440
<v Speaker 1>in in for example, your market in Brooklyn is this

0:31:41.520 --> 0:31:46.840
<v Speaker 1>outward radial push. So right now Queen's is setting all

0:31:46.920 --> 0:31:49.880
<v Speaker 1>time price records from the Brooklyn spellover. Are we going

0:31:49.960 --> 0:31:54.040
<v Speaker 1>to see a national policy? I mean, we make jokes

0:31:54.080 --> 0:31:56.600
<v Speaker 1>about this, but this is not funny. It's off people

0:31:56.600 --> 0:32:01.160
<v Speaker 1>are spending fifty plus and I letters from people. This

0:32:01.240 --> 0:32:04.680
<v Speaker 1>is not about New York, San Francisco, Washington, in Boston,

0:32:04.720 --> 0:32:09.320
<v Speaker 1>it's nationwide. Are you going to see a housing policy

0:32:09.360 --> 0:32:11.360
<v Speaker 1>for people that you know? I make jokes about ten

0:32:11.400 --> 0:32:14.160
<v Speaker 1>thousand five than a month. Come on, right, are we

0:32:14.200 --> 0:32:17.000
<v Speaker 1>going to see a policy? You know? I think we

0:32:17.040 --> 0:32:20.320
<v Speaker 1>can only see a policy when somebody actually figures it out.

0:32:20.840 --> 0:32:23.400
<v Speaker 1>There's been a lot of discussion about this over the

0:32:23.440 --> 0:32:28.360
<v Speaker 1>last few years and no real concrete solutions. One of

0:32:28.360 --> 0:32:31.480
<v Speaker 1>the big items I think would be to figure out

0:32:31.480 --> 0:32:35.280
<v Speaker 1>a way to normalize credit UM so that we don't

0:32:35.960 --> 0:32:41.160
<v Speaker 1>create this tightness of inventory UM and and I think

0:32:41.400 --> 0:32:44.920
<v Speaker 1>you know, when you have tight credit, low interest unusually

0:32:44.920 --> 0:32:49.760
<v Speaker 1>low interest rates. Uh. It really has caused development to

0:32:49.800 --> 0:32:52.600
<v Speaker 1>focus on the top of the market nationwide, has the

0:32:52.680 --> 0:32:56.920
<v Speaker 1>cell to buy got more difficult to make? In other words,

0:32:57.160 --> 0:33:00.200
<v Speaker 1>I'm renting in Brooklyn. I know many people who are,

0:33:00.200 --> 0:33:04.600
<v Speaker 1>and the prospect of buying just isn't there is that changing?

0:33:04.600 --> 0:33:06.240
<v Speaker 1>Are people more content renting than they have been in

0:33:06.280 --> 0:33:07.680
<v Speaker 1>the past. Do you expect that's a trend that's going

0:33:07.720 --> 0:33:11.480
<v Speaker 1>to continue. I don't know. If it's content, it's more

0:33:11.600 --> 0:33:14.080
<v Speaker 1>that they you know, they really signed. Yeah, I think

0:33:14.120 --> 0:33:16.200
<v Speaker 1>resigned is a is a better word. And that's why

0:33:16.240 --> 0:33:20.200
<v Speaker 1>we're seeing this phenomenon. People like yourself, Uh that you know,

0:33:20.240 --> 0:33:23.120
<v Speaker 1>and it's not even that rents are rising, it's just

0:33:23.160 --> 0:33:25.520
<v Speaker 1>that they're high. You know. The way I describe the

0:33:25.560 --> 0:33:29.000
<v Speaker 1>rental market in New York is a high plateau. Uh.

0:33:29.040 --> 0:33:31.440
<v Speaker 1>You know, in real estate, we tend to be very linear.

0:33:31.480 --> 0:33:34.120
<v Speaker 1>When rent stopped rising, that means they're gonna fall. But

0:33:34.400 --> 0:33:36.800
<v Speaker 1>that doesn't appear to be the case. Because we're five

0:33:36.880 --> 0:33:41.320
<v Speaker 1>years ahead of population projections from the census. We have

0:33:41.360 --> 0:33:44.640
<v Speaker 1>a record number of employees. There's just a mismatch between

0:33:44.720 --> 0:33:47.880
<v Speaker 1>the jobs are creating and the housing net we're creating.

0:33:49.480 --> 0:33:52.520
<v Speaker 1>When you look at you know, let's go to you know, Westchester,

0:33:52.640 --> 0:33:54.880
<v Speaker 1>the suburbs of New Jersey, John, you were mentioning the

0:33:54.960 --> 0:33:59.680
<v Speaker 1>airfield today used to land airplanes the good old days,

0:33:59.720 --> 0:34:02.840
<v Speaker 1>and Alton, New Jersey where I learned to fly, and

0:34:02.880 --> 0:34:05.600
<v Speaker 1>we would plan in a cornfield, land in a cornfield.

0:34:05.600 --> 0:34:07.880
<v Speaker 1>If you go stink and runway, if you go out

0:34:07.920 --> 0:34:10.600
<v Speaker 1>to Coltsonick, you know wherever it is, it's it's I

0:34:10.640 --> 0:34:14.080
<v Speaker 1>don't is it's across the Hudson, right, Yeah, it's in

0:34:14.120 --> 0:34:16.560
<v Speaker 1>central New Jersey, Central New Jersey. What is the market

0:34:16.600 --> 0:34:20.080
<v Speaker 1>like there, John Miller, Uh, It's it's a similar situation.

0:34:20.280 --> 0:34:24.279
<v Speaker 1>It's much like Fairfield County where you have a Westchester

0:34:24.840 --> 0:34:29.759
<v Speaker 1>where where you're having heavy sales volume. Um. But but

0:34:30.120 --> 0:34:32.560
<v Speaker 1>when you skew to the top of the market, that's

0:34:32.560 --> 0:34:36.279
<v Speaker 1>where it's softest. This is not just a New York thing.

0:34:36.360 --> 0:34:39.120
<v Speaker 1>This is what we're saying. Was seeing that in San Francisco,

0:34:39.200 --> 0:34:42.080
<v Speaker 1>was seeing in l a um where the suburban markets

0:34:42.560 --> 0:34:46.600
<v Speaker 1>are really starting to boom because the the role of

0:34:46.640 --> 0:34:50.160
<v Speaker 1>new urbanism has almost been too successful. The walkability that

0:34:50.440 --> 0:34:54.000
<v Speaker 1>you know, the supply hasn't been able to react to

0:34:54.080 --> 0:34:55.920
<v Speaker 1>demand in the right way. David. I know this is

0:34:56.000 --> 0:34:58.719
<v Speaker 1>sacrilege for you, but a large part of our audience

0:34:58.800 --> 0:35:02.360
<v Speaker 1>is going it's gives me you don't need a grantite counter.

0:35:03.040 --> 0:35:05.520
<v Speaker 1>I mean there's a lot of people saying that that.

0:35:05.680 --> 0:35:08.160
<v Speaker 1>You know, I remember the linoleum was ripped up on

0:35:08.200 --> 0:35:11.840
<v Speaker 1>the kitchen floor and it wasn't a big deal, right John,

0:35:12.239 --> 0:35:16.719
<v Speaker 1>help me here. I built my own counter. Actually may

0:35:16.760 --> 0:35:20.399
<v Speaker 1>made the grantit. Yeah, but a lot of that time

0:35:20.440 --> 0:35:23.920
<v Speaker 1>comes down to the cost of land. The cost of

0:35:24.040 --> 0:35:28.200
<v Speaker 1>land is what's driving the product. John millis never enough time.

0:35:28.320 --> 0:35:30.439
<v Speaker 1>Thank you so much, come back when prices go down.

0:35:40.000 --> 0:35:44.359
<v Speaker 1>Thanks for listening to the Bloomberg Surveillance podcast. Subscribe and

0:35:44.440 --> 0:35:49.520
<v Speaker 1>listen to interviews on iTunes, SoundCloud, or whichever podcast platform

0:35:49.640 --> 0:35:53.200
<v Speaker 1>you prefer. I'm out on Twitter at Tom Keene. David

0:35:53.239 --> 0:35:56.879
<v Speaker 1>Gura is at David Gura. Before the podcast, you can

0:35:57.000 --> 0:36:12.920
<v Speaker 1>always catch us worldwide. I'm Bloomberg Radio. M Who you

0:36:12.920 --> 0:36:15.640
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0:36:25.040 --> 0:36:26.360
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