Damn It, Janet! Treasury Secretary Janet Yellen Suggests Much Lower For Much Longer (Make Rates Great Again or MRGA?)

Damn it, Janet! (Yellen)

Former Fed Chair Janet Yellen, notorious for leaving rates too low for too long (TLTL) and then suddely raising them after Donald Trump was elected President, wants rates lower again for much longer. Make rates great again (MRGA?).

On October 5, 2023, Treasury Secretary Janet Yellen made a very telling statement about the future course of interest rates.

YELLEN SAYS DEBT SERVICE COSTS WILL BE 1% OF GDP FOR THE NEXT DECADE. – Reuters

Her statement implies that the economy will be strong and the government will run budget surpluses, or interest rates will be near zero for the next ten years.

Instead of guessing what she is pondering, we do some math and arrive at the only possible answer.  

The Government Can’t Afford Today’s Interest Rates

Before walking through various scenarios to figure out what Yellen may be implying, it’s helpful to provide background on what drives her mindset. In our article The Government Can’t Afford Higher For Longer, Much Longer, we shared the following graph and commentary:

Total federal interest expenses should rise by approximately $226 billion over the next twelve months to over $1.15 trillion. For context, from the second quarter of 2010 to the end of 2021, when interest rates were near zero, the interest expense rose by $240 billion in aggregate. More stunningly, the interest expense has increased more in the last three years than in the fifty years prior.

The graph above is just the tip of the fiscal iceberg. Every month, lower-interest-rate debt matures and will be replaced with higher-cost debt.

Higher interest rates are an additional funding burden for the federal government. Janet Yellen surely understands the damaging situation and grasps that higher interest rates are not feasible given current debt levels.

Low-Interest Rates Make Debt Manageable

The government’s debt-to-GDP ratio has climbed three-fold since 1966. Yet, until very recently, the ratio of the federal interest expense to GDP was at its lowest level since 1966.

While the amount of debt rose sharply, its cost was offset by rapidly falling interest rates. As a result, higher debt levels were very manageable.

If $1 trillion of debt with a 4% coupon matures, and the Treasury replaces it with $2 trillion at a 2% coupon, the interest expense doesn’t change despite doubling the debt. While a simplified example, that is essentially what has occurred for the last 30 years.

The following graph compares the 5-year U.S. Treasury note and the implied cost of funding the government’s debt.

In time, as lower interest rate debt is replaced with higher interest rate debt, the benefits of lower rates work in reverse. 

“Debt Service Costs At 1%” – Is It Possible?

We return to Janet Yellen’s message and discuss why she is likely correct.

Balanced Budgets and Unicorns

In the five years leading up to the pandemic, nominal GDP grew at 5.03% annually. Let’s optimistically assume growth continues at 5% consistently for the next ten years. Now, let’s tack on an even bolder presumption: the government balances its budget every year for the next ten years. Thus, the amount of outstanding debt will remain constant. For context, in the last 57 years, there has only been one year in which the amount of debt has not increased.

In such a far-fetched scenario, the debt-to-GDP ratio would drop considerably to 70%. However, interest costs would equal 2% of GDP. Such is much better than the current 3.36% but double Janet Yellen’s 1% objective.

Budget surpluses for the next ten years would lower interest expenses even more and possibly get the interest expense to GDP ratio to 1%. However, the odds of a unicorn spraying rainbows across the sky and the government running a surplus are the same: zero percent.

Consequently, we exclude surpluses as a viable way to reduce the interest expense to a more manageable level.

Budget Deficits And The Magic Of Low-Interest Rates

Balanced budgets or surpluses are unrealistic, given the political and fiscal trends. Further, the economy relies heavily on government spending. While fiscal prudence would be good in the long run, the short-run effect would be a recession.

Instead of using pipe dreams as scenarios, let’s get realistic. The more likely, albeit still optimistic, scenario involves the debt and GDP growing at the same rate. Let’s also assume interest rates remain at current levels. In this exercise, we assume an average borrowing cost of 4.75%, which is a little below the current weighted average funding cost for the government. Under this “realistic” picture, interest expense would climb to 5.6% of GDP.

The only logical variable in the equation that can make Janet Yellen correct is the future interest rate.

To arrive at Yellen’s 1% figure, assuming debt grows at the rate of GDP, interest rates must be much lower.

In time, a weighted average interest rate of 0.85% would put the nation’s interest expense at 1% of GDP.

When Janet Yellen tells us the debt cost to GDP ratio will be 1% over the next ten years, she is really saying interest rates will be below 1% for the next ten years.

Therefore, Janet Yellen must believe that the recent spike in inflation and yields is an anomaly. If the pre-pandemic economic and interest rate trends resume, she will be correct.

Summary

Part of Janet Yellen’s job is to exude confidence to its investors. In this case, it means telling the public that the current jump in interest expenses will not last. While she would probably prefer to be straightforward and say interest rates will be much lower, she must also be sympathetic to the Fed’s job of getting inflation down. Therefore, to walk the party line, she must speak in code, so to speak.

Whether you agree with Yellen’s projection or not, the following CBO graph projecting interest costs as a percentage of tax revenues, courtesy of Bianco Research, highlights that the government has no choice but lower for longer interest rates. The current level of interest rates will bankrupt the nation.

This makes sense. Two global elitists who look down with disdain and want to reprogram MAGA voters. Can we reprogram the MRGA types into letting rates float to market.

Bidenomics Mortgage Market! Mortgage Rates Now 7.2%, UP 159% Under Maui Joe! (10Y-2Y Yield Curve Collapsed From +100 BPS To -63 BPS)

Maui Joe Biden received a lot of help from his friends at The Federal Reserve!

Thanks to the crippling effects of Bidenomics (Fed easing then tightening to combat inflation caused by insane green spending and a war in Ukraine), US mortgage rates (conforming 30-year) has increased 159%.

On the yield curve side, the US Treasury curve 10Y-2Y CMT fell from 99 basis points the day after Maui Joe was sworn-in as El Presidente to the inverted curve we see today (-63 basis points).

Dynamic Maui Joe looking less than happy trying to visit Maui while he could be partying with mega-donor Tom Steyer (a big green energy con artist).

At least Biden didn’t wear his aviator sunglasses or down an ice cream in a show of “empathy.” But, of course, he did find time to assault a child! Watch the hands Maui Joe!!!!

CRE Storm? “Nobody Understands Where Bottom Is” For Commercial Real Estate (Fed STILL Slow To Remove Monetary Stimulus)

Where is the bottom for commercial real estate (CRE)?

Starwood Capital Group’s Barry Sternlicht recently told Bloomberg’s David Rubenstein about the ongoing crisis in the commercial real estate sector, equating it to a severe “Category 5 hurricane“. He cautioned, “It’s sort of a blackout hovering over the entire industry until we get some relief or some understanding of what the Fed’s going to do over the longer term.”

Currently, the biggest problem in the CRE space is sliding office and retail demand in downtown areas. Couple that with high-interest rates, and there’s a disaster lurking for building owners. According to Morgan Stanley, the elephant in the room is a massive debt maturity wall of CRE loans that totals $500 billion in 2024 and $2.5 trillion over the next five years. 

Senior markets editor for Bloomberg, Michael Regan, chatted with John Fish, who is head of the construction firm Suffolk, chair of the Real Estate Roundtable think tank and former chairman of the board of the Federal Reserve Bank of Boston, in the What Goes Up podcast to discuss the biggest problems in the CRE market. 

Fish warned that “capital markets nationally have frozen” and “nobody understands value.” He said, “We can’t evaluate price discovery because very few assets have traded during this period of time. Nobody understands where the bottom is.” 

For a sense of recent price discovery trends, we were the first to point out to readers of a wicked firesale of office towers in the downtown area of Baltimore City: 

As for the overall CRE industry, Goldman Sachs chief credit strategist Lotfi Karoui recently told clients, “The most accurate portrayal of current market conditions with Green Street indicating a 25% year-over-year drop in office property values.” 

Sooooo, Powell and The Fed will likely raise rates this week. And maybe a few more times over the next few months. And The Fed remains defiant about taking away the Covid monetary stimulus.

CRE Storm: Over $800 Billion In Office Space In Nine Cities Could Become Obsolete By 2030 (Office Vacancy Rates Soar As Fed Went Crazy With Stimulus)

Thanks to The Federal Reserve, office property values have gone crazy despite rising vacancy rates.

US office space vacancies (white line) have soared since 2008 as The Fed’s massive monetary expansion (blue and green line) has not helped. But Fed monetary expansion DID help drive office prices! At least until 2022, when office space values began to fall. Notice that office values are falling as The Fed withdraws monetary stimulus.

Then we have this nice ZeroHedge piece on office space.

During the regional bank failures in March, we directed our readership to focus on the next potential crisis: “CRE Nuke Goes Off With Small Banks Accounting For 70% Of Commercial Real Estate Loans.” By late March, Morgan Stanley warned clients of an upcoming maturity wall in commercial real estate, which amounts to $500 billion of loans in 2024, and a total of $2.5 trillion in debt that comes due over the next five years. 

In a recent Bloomberg interview, Barry Sternlicht’s Starwood Capital Group warned that the CRE space is in a “Category 5 hurricane.” He said, “It’s sort of a blackout hovering over the entire industry until we get some relief or some understanding of what the Fed’s going to do over the longer term.”

The current downturn in CRE could persist for years, if not through the end of this decade. Jan Mischke, a partner at the McKinsey Global Institute, along with Olivia White, a senior partner at McKinsey, and Aditya Sanghvi, a senior partner and leader of McKinsey’s real estate special initiative, published a note in Fortunewarning “$800 billion of office space in just nine cities could become obsolete by 2030.” 

The authors of the report blame the CRE downturn on the “shift to remote and hybrid work prompted two further shifts in people’s behavior”: 

First, many residents, untethered from their offices and therefore less fearful of long commutes, moved away from urban cores. New York City’s urban core (that is, the dozen densest counties in the metropolitan area) lost 5% of its population from mid-2020 to mid-2022. San Francisco’s urban core (San Francisco County, Alameda County, and San Mateo County) lost 6%.

Second, consumers began shopping less at brick-and-mortar stores–and far less at stores in urban cores, where people were now less likely either to work or to live. Foot traffic near stores in metropolitan areas remains 10 to 20% below pre-pandemic levels, but the differences between urban and suburban traffic recovery are substantial. For example, in late 2022, foot traffic near New York’s suburban stores was 16% lower than it had been in January 2020, while foot traffic near stores in the urban core was 36% lower.

As fewer employees work in the office, demand for office space will fall. By 2030, such demand will be as much as 20% lower, depending on the city–even in a moderate scenario in which office attendance goes up but remains lower than it was before the pandemic.

And as fewer consumers shop at brick-and-mortar stores, demand for retail space will fall as well, according to our model. In the urban core of London, the hardest-hit city, demand for retail space will be 22% lower in 2030 than it was in 2019 in a moderate scenario.

Some of the most significant declines in office and retail space demand through 2030 will be in major US cities such as San Francisco and New York City.

The authors note that the demand for “residential space will suffer less”… Well, according to their forecasting model. 

“The reduced demand will have major impacts on urban stakeholders. For example, in just nine cities that we studied especially closely, $800 billion of office space could become obsolete by 2030. And macroeconomic complications could make matters even worse,” the authors continued. Without office workers in downtown areas, economic recoveries in major cities will be a “U” shape or, in some cases, an “L.” 

The unraveling of downtowns is already underway. We shared a video this week of scenes of San Francisco’s downtown transformed into a ‘ghost town.’ Building owners in the crime-ridden metro area are already giving up and defaulting as vacancies rise, crime surges, and refinancing is near impossible in today’s climate as the Federal Reserve keeps interest rates sky-high to tame the worst inflation in a generation. 

We shift our attention to Baltimore City, where office towers are being dumped in an apparent firesale. 

The authors failed to report that the sliding demand for office towers isn’t just because of “remote and hybrid work” but also due to an exodus of companies fleeing crime-ridden progressive cities that fail to enforce law and order. 

If McKinsey’s predictions are correct, certain segments of the CRE market are expected to experience prolonged turmoil for years. Some US mayors have proposed an immediate solution to convert office towers into multi-family units. However, this transformation could take years due to the time-consuming processes of obtaining permits and construction. 

Yes, the maestros of real estate asset bubbles (Yellen) and eventual deflation (Powell)!

Jobs Friday! Only 209k Jobs Added In June, Avg Hourly Earnings Rises 4.4% YoY, Too Bad Core CPI YoY Still At 5.3%! (Silver UP Almost 2% This AM)

After yesterday’s surprise ADP jobs report, I was expecting a better June jobs report. But alas, today’s job report was a disappointment. Only 209k jobs were added in June.

On the other hand, average hourly earnings YoY rose slightly to 4.4%. Too bad core inflation at the last reading was 5.3% YoY.

Here is the rest of the story:

Silver is up almost 2% this AM!

Bidenomics? US Bank Credit Growth Approaches Stall Speed (0.7% YoY) As M2 Money Growth Reverses Course, But Still Negative Growth At -4% YoY (Biden Contemplates Blocking The Sun To Prevent Global Warming!)

Bidenomics is based on massive Federal spending and massive Fed monetary stimulus. But like all stimulus, it wears off. Such is the case with bank lending as The Fed raises interest rates.

US bank credit year-over-year (YoY) has stalled to a lowly 0.7% rate as M2 Money growth YoY increases slightly to -4%.

White House report signals openness to manipulating sunlight to prevent climate change.

Its figures. With the Socialist Federal Reserve manipulating interest rates and Biden/Congress spending like drunken sailors trying to manipuate economic growth, it makes sense that Biden wants to explore Bill Gate’s idiotic idea of blotting out the sun to prevent global warming.

Of course, Biden can hide at any of his 4 mansions and wear his Ray-ban Aviators to avoid the horror of his policies.

Bidenomics At Work! UMich Buying Condition For Houses Rises … To 67% Lower Under Biden Than Pre-Covid Trump (Bitcoin Cash UP 21.5%, Gold/Silver Up Slightly)

The University of Michigan consumer survey results are out and there is good news! Sort of.

The UMich Buying Conditions for Houses rose to 47 in July! That is the good news. The bad news? It was at 142 in the last month before Covid and the economic/school shutdowns.

That is -67% lower than under pre-Covid Trump.

Nothing has been the same since Covid (aka, the Wuhan China Lab virus) where our corrupt politicians and lame street media (aka, government cheerleaders) show no interest in finding out what really happened.

Bitcoin cash is up 21.5% today.

Gold and silver are up today. Too bad I can’t buy nickel coins.

The Walking Dead’s Megan. The honorary symbol of Bidenomics.

Bidenomics? US Purchase Mortgage Demand Falls -8% From Previous Week (DOWN -21% From Last Year, DOWN -45.3% Under Biden, Refi Demand DOWN -91%, Mortgage Rate UP 128%)

Eggs, bacon and toast. All more expensive under Biden’s economy. And mortgage purchase demand is down -45.3% since Biden was elected and mortgage refinancing demand is down -91% under Biden and mortgage rates are up 128% under Biden’s economy.

Mortgage applications increased 3.0 percent from one week earlier (using seasonally adjusted data), according to the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending June 23, 2023. This week’s results include an adjustment for Juneteenth holiday.

The Market Composite Index, a measure of mortgage loan application volume, increased 3.0 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index decreased 8 percent compared with the previous week. The seasonally adjusted Purchase Index increased 3 percent from one week earlier. The unadjusted Purchase Index decreased 8 percent compared with the previous week and was 21 percent lower than the same week one year ago.

The Refinance Index increased 3 percent from the previous week and was 32 percent lower than the same week one year ago

Now for the highly (self) touted Biden economy: Mortgage purchase demand is DOWN DOWN -45.3% under Biden, Refi demand is DOWN -91% under Bidenomics, and mortgage rates are UP 128% under Clueless Joe’s Reign of economic error.

US New Home Sales Spike 20% Year-over-Year (YoY) In May As Fed Pauses Rate Hikes (The Buck Drops Here!)

Well its about time that homebuilder started building again! And maybe it was The Fed rate hike pause (and possible rate cuts in the future.

US new home sales rose 20% in May as The Fed pauses rate hikes.

Fed Funds Futures point to one or two more rate hikes, then down she goes!!!

763k new homes were added in May

Remember, there is still a lot of stimulus (M2) sloshing around the economy. Perhaps we can rename all the infrastructure stimulus that is leaking out into the economy “Buttigieg Bucks.” Or “Buty Bucks!”

Fed Inferno! US M2 Money-Supply Growth Falls To Depression-Era Levels For Second Month In April (As M2 Money Velocity Remains Near Historic Lows)

It is truly a Fed Inferno!

Money supply growth fell again in April from Jerome Powell And The Fed, plummeting further into negative territory after turning negative in November 2022 for the first time in twenty-eight years.  April’s drop continues a steep downward trend from the unprecedented highs experienced during much of the past two years.

Yes, The Fed is printing money like it is going out of style! The war on Covid was similar to other wars fought where the US printed boatloads of money to pay for WWI. WWII, Korea and Vietnam wars. And the war against the middle class (known as The Best Depression). Apparently, The Fed is still waging war against the middle class.

US M2 Money VELOCITY (GDP/M2) is near an all-time low after The Fed went berserk with money printing to combat the Covid economic and school shutdowns.

Then with The Fed’s massive monetary expansion and sudden contraction, we have REAL average weekly earnings growth YoY in negative territory for 25 straight months.

The Walking Dead’s Negan, the poster child for The Federal Reserve.