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Forums » Housing News & Real Estate Market » Deflation on the Horizon?

Deflation on the Horizon? Subscribe to Deflation on the Horizon?

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Real Estate Consultant · San Antonio, Texas


Make Sure You Get This One Right
By Niels C. Jensen

There are those who sweat over every decision, worrying about how it will affect their lives and investments. Then there is the school of thought that we should focus on the big decisions. I am of the latter school.

85% of investment returns are a result of asset class allocations and only 15% come from actually picking investment within the asset class. Getting the big picture right is critical. In this week's Outside the Box we look at a very well written essay about the biggest of all question in front of us today. Do we face deflation or inflation?

This OTB is by my good friends and business partners in London, Niels Jensen and his team at Absolute Return Partners. I have worked closely with Niels for years and have found him to be one of the more savvy observers of the markets I know. You can see more of his work at www.arpllp.com and contact them at info@arpllp.com.

John Mauldin, Editor
Outside the Box



Make Sure You Get This One Right

By Niels C. Jensen

"You can't beat deflation in a credit-based system."

Robert Prechter

As investors we are faced with the consequences of our decisions every single day; however, as my old mentor at Goldman Sachs frequently reminded me, in your life time, you won't have to get more than a handful of key decisions correct - everything else is just noise. One of those defining moments came about in August 1979 when inflation was out of control and global stock markets were being punished. Paul Volcker was handed the keys to the executive office at the Fed. The rest is history.

Now, fast forward to July 2009 and we (and that includes you, dear reader!) are faced with another one of those 'make or break' decisions which will effectively determine returns over the next many years. The question is a very simple one:

Are we facing a deflationary spiral or will the monetary and fiscal stimulus ultimately create (hyper) inflation?

Unfortunately, the answer is less straightforward. There is no question that, in a cash based economy, printing money (or 'quantitative easing' as it is named these days) is inflationary. But what actually happens when credit is destroyed at a faster rate than our central banks can print money?

A Story within the Story

Following the collapse of the biggest credit bubble in history, there has been no shortage of finger pointing and the hedge fund industry, which has always had an uncanny ability to be at the wrong place at the wrong time, has yet again been at the centre of attention. And politicians, keen to divert attention away from themselves as the true culprits of the crisis through years of regulatory neglect, have been quick at picking up the baton. Admittedly, the hedge fund industry is guilty of many stupid things over the years, but blaming it for the credit crisis is beyond pathetic and the suggestion that increased regulation of the hedge fund industry is going to prevent future crises is outrageously naïve.

If you prohibit private investors from investing in hedge funds which on average use 1.5-2 times leverage but permit the same investors to invest in banks which use 25 times leverage and which are for all intents and purposes bankrupt, then you either don't understand the world of finance or you don't want to understand. Shame on those who fall for cheap tactics.

Let's begin by setting the macro-economic frame for the discussion. I have been quite bearish for a while, suspecting that the growing optimism which has characterised the last few months would eventually fade again as reality began to sink in that this is no ordinary recession and that 'less bad' doesn't necessarily translate into a quick recovery. I still believe there is a good chance of enjoying one, maybe two, positive quarters later this year or early next; however, a crisis of this magnitude doesn't suddenly fade into obscurity, just because the economy no longer shrinks at an annual rate of 6-8%.

Going forward, not only will economic growth disappoint, but the economic cycles will become more volatile again (see chart 1) with several boom/bust cycles packed into the next couple of decades. This is a natural consequence of the Anglo-Saxon consumer-driven growth model having been bankrupted. Growing consumer spending over the past 30 years led to rapidly expanding service and financial sectors both of which will now contract for years to come as overcapacity forces players to downsize.

Chart 1: US GDP Growth Volatility

This will again lead to higher corporate earnings volatility which will almost certainly drive P/E ratios lower, making conditions even trickier for equity investors. At the bottom of every major bear market in the last 200 years, P/E ratios have been below 10. As you can see from chart 2 overleaf, few countries are there yet. The next decade is therefore not likely to be a 'buy and hold' market for equity investors. The combination of low economic growth and pressure on valuations will create severe headwinds. The most likely way to make money in equities will be through more active trading.

So now, two years into this crisis, where do we stand and where do we go from here? History offers limited guidance, as we have never experienced the bursting of a bubble of this magnitude before. The closest thing is the collapse of the Japanese credit bubble around 1990. As the Japanese have since learned, recovering from a deflated credit bubble is a long and very painful affair.

Governments and central banks on both sides of the Atlantic are pursuing a strategy of buying time, hoping that a recovery in economic conditions will allow our banking industry to re-build its capital base. The Japanese pursued a similar strategy back in the early 1990s. It failed miserably and set the country back many years in its recovery effort. Ironically, the Japanese approach was almost universally condemned as hopelessly inadequate. It is funny how you always know better how to fix other people's problems than your own. A little bit like raising children, I suppose.

Chart 2: P/E Ratios in Various Countries

Another lesson learned from Japan is that once you get caught up in a deflationary spiral, it is exceedingly hard to escape from its grip. The Japanese authorities have used every trick in the book to reflate the economy over the past two decades. The results have been poor to say the least: Interest rates near zero (failed), quantitative easing (failed), public spending (failed), numerous attempts to drive down the value of the yen (failed); the list is long and makes for painful reading.

We are effectively caught in a liquidity trap. The Bank of England, the European Central Bank and the Federal Reserve have all flooded their banking system with enormous amounts of liquidity in recent months but what has happened? Instead of providing liquidity to private and corporate borrowers as the central banks would like to see, banks have taken the opportunity to repair their balance sheets. For quantitative easing to be inflationary it requires that the liquidity provided to the market by the central bank is put to work, i.e. lenders must lend and borrowers must borrow. If one or the other is not playing along, then inflation will not happen.

Chart 3: Broad Money versus Narrow Money

This is illustrated in chart 3 which measures the growth in the US monetary base less the growth in M2. As you can see, the broader measure of money supply (M2) cannot keep up with the growth in the liquidity provided by the Fed. In Europe the situation is broadly similar.

There is another way of assessing the inflationary risk. If one compares the total amount of credit destruction so far (about $14 trillion in the US alone) to the amount spent by the Treasury and the Fed on monetization and fiscal stimulus ($2 trillion), it is obvious that there is still a sizeable gap between the capital lost and the new capital provided.

If we instead move our attention to the real economy, a similar picture emerges. One of the best leading indicators of inflation is the so-called output gap, which measures how much actual GDP is running below potential GDP (assuming full capacity utilisation). It is highly unlikely for inflation to accelerate during a period where the output gap is as high as it currently is (see chart 4). Theoretically, if you believe in a V-shaped recession, the output gap can be reduced significantly over a relatively short period of time, but that is not our central forecast for the next few years.

Chart 4: Output Gap & Capacity Utilization

I can already hear some of you asking the perfectly valid question: How can you possibly suggest that deflation will prevail when commodity prices are likely to rise further as a result of seemingly endless demand from emerging economies? Won't rising energy prices ensure a healthy dose of inflation, effectively protecting us from the evils of the deflationary spiral (see chart 5)?

Chart 5: The Deflationary Spiral

Good question - counterintuitive answer:

Contrary to common belief, rising commodity prices can in fact be deflationary so long as demand for such commodities is relatively inelastic, which is usually the case for basic necessities such as heating oil, petrol, food, etc. The logic is the following: As commodity prices rise, money earmarked for other items goes towards meeting the higher commodity price and consumers are essentially forced to re-allocate their spending budget. This causes falling demand for discretionary items and can in extreme cases lead to deflation. We only have to go back to 2008 for the latest example of a commodity price induced deflationary cycle.

A price increase on a price inelastic commodity is effectively a tax hike. The only difference is that, in the case of the 2008 spike in energy prices, the money didn't go towards plugging holes in the public finances but was instead spent on English football clubs (well, not all of it, but I am sure you get the point) which have become the latest 'must have' amongst the super-rich in the Middle East.

For all those reasons, I am becoming increasingly convinced that the ultimate outcome of this crisis will turn out to be deflation - not inflation. Inflation may eventually become a problem, but that is something to worry about several years from now. The Japanese have pursued an aggressive monetary and fiscal policy for almost 20 years now, and they are still nowhere.

So why are interest rates creeping up at the long end? Part of it is due to the sheer supply of government debt scheduled for the next few years which spooks many investors (including us). And the fact that the rising supply is accompanied by deteriorating credit quality is a factor as well. But countries such as Australia and Canada, which only suffer modest fiscal deficits, have experienced rising rates as well, so it cannot be the only explanation.

Maybe the answer is to be found in the safe haven argument. When much of the world was staring into the abyss back in Q4 last year, government bonds were considered one of the few safe assets around and that drove down yields. Now, with the appetite for risk on the increase again, money is flowing out of government bonds and into riskier assets.

Perhaps there are more inflationists out there than I thought. Several high profile investors have been quite vocal recently about the inevitability of inflation. Such statements made in public by some of the industry's leading lights remind me of one of the oldest tricks in the book which I was introduced to many moons ago when I was still young and wet behind the ears. 'Get long and get loud' it is called; it is widely practised and only marginally immoral. Nevertheless, when famous investors make such statements, it affects markets.

The point I really want to make is that the inflation v. deflation story is the single biggest investment story right now and being on the right side of that trade will effectively secure your investment returns for years to come. If I am wrong and inflation spikes, you want to load your portfolio with index linked government bonds (also known as TIPS for our American readers), gold and other commodities, commodity related stocks as well as property.

If deflation prevails, all you have to do is to look towards Japan and see what has done well over the past 20 years. Not much! You cannot even assume that bonds will do well. Recessions are bullish for long dated government bonds but a collapse of the entire credit system is not. The reason is simple - with the bursting of the credit bubble comes drastic monetary and fiscal action. Central banks print money and governments spend money as if there is no tomorrow, and all bets are off. Equities will do relatively poorly as will property prices. But equities will not go down in a straight line. The market will offer plenty of trading opportunities which must be taken advantage of, if you want to secure a decent return.

All in all, deflation is ugly and not conducive to attractive investment returns. It is also not what governments want and need right now. With a mountain of debt hitting the streets of Europe and America over the next few years, as the cost of fixing the credit and banking crisis is financed, one can make a strong case for rising inflation actually being the favoured outcome if you look at it from the government's point of view. The problem, as the Japanese can attest to, is that deflation is excruciatingly difficult to get rid of, once it has become entrenched. I am in no doubt which of the two evils I would prefer, but we may not have the luxury of choosing our own destiny.


image
John F. Mauldin
johnmauldin@investorsinsight.com


Real Estate Investor · sioux falls, South Dakota


Wow- what a long article, but I made it through. I've always been a believer in diversity or variety. Plan for the worst and hope for the best. I realize you can't cover all the bases at first, but over time you can and should. Here is my list of preparedness items and the order I would obtain them.
1. Supply of water
2. Supply of food( 6 months at least)
3. At LEAST 6 months expenses in cash, available in cash and not in a bank account. Banks may close or go out of business or limit your amounts and rates of withdrawals. (Ohio and Utah Thrifts did)

Those are the essentials. Once that is done, then get investing.
4. Cash flowing RE. (Mikeoh out there?)
5. Real estate in larger projects and leveraged to provide tax writeoffs and to eliminate IRS as your partner.
6. Gold and Silver- bullion and not numismatics. This is a hedge.

If you think the nukes might blow us back to stone age, then acquire commodities that people will want- matches or lighters, soap, personal hygiene items, generator, coleman stove and gas.
I'm not saying you'll ever need these items, but it is a nice feeling being prepared. I do practice what I preach. I have done the above. What scares me is how many people are not doing it. The majority of people in the U.S. and probably the world now couldn't go ONE month without a paycheck or be out of money.
Some years back, I was preparing to give a seminar on this subject and did some due diligence on this subject. One third of the U.S had a NEGATIVE net worth. It you took away their house equity, the number grew to over SIXTY % would be worth LESS than zero. That is probably where we are today with the decreases in real estate values.

These are just my items and the order I'd go after them. Feel free to chime in with other points. Rich.


Architect · Milwaukee, Wisconsin


Dammit!!! I was preparing for inflation. How fo I hedge my bets?


Real Estate Investor · North Carolina


Very interesting article. I suppose if we could foresee the future of inflation vs. deflation we would all become very wealthy.

Rich makes some excellent points; the main one to me being if you don't have to go anywhere for six months you may avoid the worst!

However, I would have to add home-defense to the list. Desperate people will do desperate things.

TIPs seem a relatively good bet for either scenario, but unfortunately the government can change the rules, as Rich pointed out with the thrifts.

These are just simply scary times.


Real Estate Investor · North Carolina


Rich -- I have a question about your food supplies:

Are you storing bulk? MREs? Freeze dried? What about water?

And do you have any particular supplier you like?

Thanks - Mark


· Orlando, Florida


Leaving aside the survivalist stuff for a moment, what does this mean for real estate?

If long term deflation is what happens, how much can house prices drop?

My opinion is that there's a lot more room for houses priced 300K and up to drop. But for the houses most RE investors are interested in--100K and less, I would say--I wonder how much room for price drops there really is? (Of course I'm not referring to places like Detroit).


· Orlando, Florida


Back to Japan, from what I understand, the Japanese have been able to survive the last two decades of their anemic economy because they have one of the world's highest personal savings rates. Also--not that this is good or bad, just a fact--they have a much more ohesive society than the US where personal sacrifice is accepted, less prone to civil unrest and crime. Also, they had kind of a low standard of living (life in small, cramped apartments, extreme overcrowding) even during the boom years of the 80s, although they had lots of disposable income. So the adjustment downward may not have been as much of a shock.What concerns me is that the US doesn't have any of these things in it's favor.


Real Estate Investor · Studio City, California


Bienes Raices:
Back to Japan, from what I understand, the Japanese have been able to survive the last two decades of their anemic economy because they have one of the world's highest personal savings rates
________________________________________________
This is the main pillar of the wrong assumption of this article. The attempt to compare us to Japan is flawed. We are not Japanese, we are a society of consumers - It is really hard to cure.
Also, Japan is a product-producing country and that why their GDP is high and their ability to devaluate their currency is so limited that deflation is king. The only thing we became good at in the last two decades or so, is financial services. That was the product we were selling to the world and that's why our fall was also the fall of the world economy.

By the way, Rich. You forgot the guns!! And if we get to the point of Mad Max lifestyle I would have two options. Move to Costa Rica and live with my Daughter or move to Jamaica and live in My wife's house. Either way I can survive on Coconuts, papayas and mangos... :wink:


· Orlando, Florida


Originally posted by Eddie Ziv
Bienes Raices:
Back to Japan, from what I understand, the Japanese have been able to survive the last two decades of their anemic economy because they have one of the world's highest personal savings rates
________________________________________________
This is the main pillar of the wrong assumption of this article. The attempt to compare us to Japan is flawed. We are not Japanese, we are a society of consumers - It is really hard to cure.
Also, Japan is a product-producing country and that why their GDP is high and their ability to devaluate their currency is so limited that deflation is king. The only thing we became good at in the last two decades or so, is financial services. That was the product we were selling to the world and that's why our fall was also the fall of the world economy.

By the way, Rich. You forgot the guns!! And if we get to the point of Mad Max lifestyle I would have two options. Move to Costa Rica and live with my Daughter or move to Jamaica and live in My wife's house. Either way I can survive on Coconuts, papayas and mangos... :wink:


Eddie, I didn't even think of the car aspect. People have never stopped buying Japanese cars, and the high quality seems to have remained.

I think we'll see a gradual increase in crime nationwide if/as the economy worsens and the unemployment benefits begin to run out. I think things would have to get REALLY bad here (like food not showing up on the store shelves) before any kind of serious disruption could happen in this country. I don't mean to America bash, but I think people here are more into conformity and keeping up with the Joneses than being revolutionaries. But there will probably be more instances of people going postal at work, and more draconian measures by employers.

What I really want to know: when China's economy overheats and burns out, who finances our debt???


Real Estate Consultant · San Antonio, Texas


This is not as serious as much as what just popped into my head.

when China's economy overheats and burns out, who finances our debt???

We continue monetizing our debt creating inflation so that when we pay our old debt of say 100 billion since our dollar is so inflated we actually are only paying back say 50 billion. The rest of the world knows this gets pissed and it's off to war (a global war like WWI & II). That will fix the economy if your lucky enough to live to see it.

We could simply create an entirely new currency tied to some form of tangible asset. Although I've heard going back to the old gold standard is impractical being that there is not enough gold.

Oh and there is always the good old American people who have been financing our own debt since this country started. If I'm not mistaken we have at only one time in history not had debt as a country (don't quote me but, I think it was under Jackson). Bankers really hated that guy!!!



This post has been hidden.


Real Estate Investor · sioux falls, South Dakota


I'm expecting INFLATION, but definitely ALSO planning for deflation. Here are my thoughts on recent replies in this thread.
Prices can't go any lower over time than the cost to reproduce the same product. The obvious over supply of inventory and reduction in buyers(investors limited to loans and tougher qualifying for owner users) have caused a glut. No builder can build new product that will sell for more than his cost, until the excess inventory is absorbed.
I can tell you that here in FL, you can buy properties for a HUGE amount less than to build the same product.
There is no deflation in cost of materials. You can buy nearly new homes here in FL for $30 sq. ft., including the lot!! Can't build the same house for close to that. This is a temporary pause to absorb the inventory, not deflation, imo.

Japan- The japanese USED to have a much larger savings account per capita with the previous generations. Now, they are the spenders mentality like U.S. Not nearly as conservative as previous generations. They want the toys NOW.

Guns- I used to have all the guns and ammunition you could imagine. No longer, I really don't have an interest in living in that kind of a world. I have adaquate to share, and plan on doing that. If the bad guys get me, so be it. I've had a wonderful life.

NCMark- On food and water. My wife and I went through Wilma in Cancun personally. We were destroyed- no electricity for 9 days(our condos are 178 steps up with no elevator!!), and no running water for 30 days. We learned a lot. Our residence has bottles of water EVERYWHERE.. Large bottles. We also have 55 gallon drums and a jacuzzi. There are purification tablets, as well as having propane stove to boil water as well as filters. You don't live long on no water.
Food is a combination of things. Lots of dry foods will store for up to 20 years. We also store and rotate foods that we eat regularly. These could be soups, chilis, fruits, etc.
I'm not a survivalist, just pay attention to things going on in the world as well as the scriptures. If you believe in the Bible, you have no choice but to plan for bad times. The Book of Revelations is NOT a book of MAYBES. Those were revelations of what was seen in last days that actually were happening. It would be less stress if you don't believe in the scriptures, but not my plan.
I don't suggest any of these items for all to do. This was just replies to questions and statements in this thread. I hope none of these catastrophies occur, but we seem to be tetering on the edge at present, imo. Rich


Real Estate Investor · Ohio


I agree with everything Rich said, except the guns.

The government is spending literally MILLIONS of dollars to advertise to the masses that they should be prepared with food, water, an emergency radio, etc. The ads are on TV and Radio all the time. They also have various websites that promote being prepared. Here is one such website:

http://www.ready.gov/america/getakit/index.html

They forgot the gun and bullets, probably because it's not politically correct to mention "guns".

Being prepared could come in handy in many instances - not just a financial crisis. For example, if swine flu or some other major infectious disease started killing millions of people, the country could come to a halt. Having a month's supply of food could come in VERY HANDY!

I keep my food on shelving units in the basement, arranged by expiration date. Food dated 2009 is on the top shelves; 2010 below that; 2011 and 2012 in boxes. Obviously, we eat food on the top shelf and replace it with food with a later expiration date.

Mike


Real Estate Investor · North Carolina


Interesting post, Rich. I thought I got hit hard by Hurricane Floyd but your little Cancun 'adventure' sounds worse.

As for inflation vs. deflation, IMO anyone betting against inflation is betting against the U.S. Government, in that our government stands to BENEFIT much more from inflation.


Real Estate Investor · North Carolina


And speaking of water, an indispensible commodity in decreasing supply, I'm planning to get estimates for a well to be dug on my property in the middle of town.


Real Estate Investor · sioux falls, South Dakota


good luck on the well drilling. When I was worrying about my 6 kids, I had 20 acres in Utah with a 360 foot well, 10,000 gallon storage, 60 foot windmill and 2 auto tracking solar panels. PLUS, a 14 foot deep 1/2 acre pond with rubber lining, and timber on the property. Built 2 homes with 24x30 basement UNDER the garage . I was prepared for any adventure.
During Wilma, we were in cat 5 for 42 hours and actually in the eye for NINE hours. It was like a slow death waiting for the second half of Wilma..
I really suggest all posters with family to think about and prepare items for them.
One more thing I forgot. Put a 72 hour kit together so you can LEAVE in case of local emergency and keep car full of gas. Rich.


Real Estate Investor · Southlake, Texas


There's nothing like good 'ol entertaining, fun information to brighten your day...I just think with the huge amount of additional goverment debt, interest rates will continue to rise. I can't see energy costs going anywhere but up, which will force prices of goods up. If demand for products continue to go down, but costs to produce go up, manufacturers will go out of business, reducing supply. Sounds like stagflation to me! Am I wrong America?

Small_screen_shot_2011-03-24_at_8.39.20_pmTod Radford, Thompson Realty Corporation
Telephone: 817-781-1942
Website: http://www.thompson-realty.com
radyakllc@gmail.com http://www.thompson-realty.com


Real Estate Investor · Studio City, California


Here is why INFLATION and not DEFLATION is on the horizon:
In the past year, production of goods worldwide is retracting in accelerating pace. Meantime, governments around the world are trying to offset the economic retraction by infusing cash to the market. After a short deflationary stage which we experiencing now, the demand for goods will rise when all that cash reaches the hand of the consumers. The lag between the abundance of cash and shortage of goods, will create inflation and in big time.


Real Estate Investor · North Carolina


Eddie: I actually paid $29.95 to read your conclusion in a long scholarly book -- but he included lots of pretty graphs and bar charts.

Which begs the question of what to invest in. Two no-brainers might be fixed-rate mortgages on your property and TIPS.


Real Estate Investor · Studio City, California


Originally posted by NC Mark
Eddie: I actually paid $29.95 to read your conclusion in a long scholarly book -- but he included lots of pretty graphs and bar charts.

Which begs the question of what to invest in. Two no-brainers might be fixed-rate mortgages on your property and TIPS.


Frankly, Mark With my A.D.D. I find it hard to read books, but I use common sense and common knowledge (AKA News).
The fixed rate mortgage is exactly the right thing. Even if rates are going all the way up to 8-10% your are still good. Expect 18-22% in five to seven years. This will work wonders with rental. You'll be able to raise rent, but your mortgage will stay the same. Isn't that REI thing wonderful?

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