Wednesday, July 16, 2008

House of the Day: Saint San Ramon

Click here for the results of this House of the Day

Today's property is located in the San Ramon hills, in a high-end Toll Brothers (TOL) development.


(Click for a larger image)

Home Details:
- 3340 Ashbourne Cir., San Ramon, CA 94583
- 5 Bedrooms
- 5 Bathrooms
- 5,320 square foot living area
- 19,010 square foot lot
- Built in 2006
- Recent (only) sale 12/26/06 for $2,030,000

Although this home is not for sale, here is some information about a home down the street in the same development.

"Nestled in the western hills of the San Ramon Valley, Norris Canyon Estates is a guard gated community offering hundreds of acres of open hillsides with the Las Trampas Range as a backdrop. The spacious homesites are complemented by a neighborhood park, creek-side trail, majestic oak trees, and spectacular hillsides, providing a perfect blend of natural and urban lifestyles."

**Periodically, Cirios Real Estate posts a home listed in California as its "House of the Day." At 4pm that afternoon, we post a full valuation assessment completed by our team of property value experts. We encourage our readers to post comments and participate in a discussion about the home's value.

Cirios Real Estate has no buying or selling interest in any of the homes we evaluate, they are posted here for the benefit of our community. This analysis is a broker's opinion of value and is not to be construed as an appraisal.

Gas Prices Effects On the Home

This post first appeared on Minyanville.

I came upon an interesting report out from Deutsche Bank on the effect high gas prices are having on home prices. Below are some highlights:

  • Gas prices are up 167% in the last five years, 32% in the last year.
  • Monthly gas expenditure is up to $519 in June '08 from $173 in June '02.
  • $54,000 in home price purchasing power has been lost in the last five years; $22,000 in the last year alone (Inland Empire, CA is the worst at 46% lost in the last five years).
  • As measured by increased monthly expenses and translated into mortgage payment terms, the impact of rising gas prices is equivalent to a 2.47% increase in mortgage rates over the last five years; 0.98% in the last year (Inland Empire is again the worst at a 4.35% effective increase over five years).
  • Deutsche sees non-bubble areas like Texas and the South more exposed to gas price increases than bubble states, due to long commute distances and low relative home prices.
  • Homebuilders are being negatively effected by this trend, particularly in developments far away from the city center.
  • Builders will likely switch strategies and focus on urban "infill" and closer-in townhome projects.
  • According to Deutsche, Meritage Homes (MTH), Ryland (RYL) and Lennar (LEN) have the most exposure to highly impacted areas; MDC Holdings (MDC), NVR (NVR) and Toll Brothers (TOL) have the lowest exposure.

Tuesday, July 15, 2008

Mortgage Reform: Why Government Intelligence is Oxymoron

This post first appeared on Minyanville and our sister site Dawn Patrol.

After leading the banking sector to its largest ever one-day drop yesterday, Washington Mutual (WM), in an effort to assuage concerns that it's facing a cash crunch, released a statement claiming that the bank is "well-capitalized."

Though the stock bucked the trend this morning as the broader financial complex continued its unrelenting sell-off, shareholders aren’t likely to be comforted by the WaMu’s pleas for calm.

The largest savings-and-loan in the country has seen share prices fall below $4 following the seizure of IndyMac (IMB) by benevolent federal banking regulators; investors fear WaMu could be next.

IndyMac was reopened on Monday to handle endless lines of depositors hoping to recover their pennies from the bank’s coffers.

In a stark reminder of just how dicey bottom-picking can be, Bloomberg reminded us that private-equity firm TPG led a consortium of investors in providing the bank with $7 billion in much-needed cash in April, when the stock traded at $13. Those daring saviors have seen most of their investment wiped out.

TPG did, however, slip a protective clause into the deal: If the stock drops below $8.75 -- which it clearly has -- TPG is owed the difference, effectively putting the bank on the hook for its own equity losses. While protecting TPG's investment, this feature also makes it considerably more costly, if not impossible, for the bank to raise more capital, which would further dilute shares.

As more details emerge about these and other onerous terms with which banks have been forced to agree in their efforts to raise capital, it's becoming clear just how misguidedly optimistic investors were when such deals were first announced. Banking expert Minyan Peter wrote of the WaMu deal:

“I think the problem for most market participants right now is the assumption [that] what we're experiencing looks something like 'their prior experiences in banking crises.' And to me, that's why we have seen such a big rally over the past two weeks -- because, based on prior experience, a rally feels very right, right about now.

But for all the reasons I shared before, this one is different.”


We’re now seeing just how different this one is.

Professor Depew explained Friday how the Fannie Mae (FNM) and Freddie Mac (FRE) crisis is different from the Long-Term Capital Management failure in 1998: In this case, massive losses by financial institutions around the world are a symptom, not the cause.

A few misplaced bets aren’t to blame for the market turmoil; neither is rumor-mongering. The financial system’s problems, and by extension the economy’s, are rooted in years of mispriced risk and excessive leverage. Markets are now witnessing the destruction of that debt at a rate that’s stomach-churning to the traditional buy-and-hold investor.

The process, though painful, is necessary. The debt will be destroyed, firms will go out of business and the economy will slow, if not contract. All this is healthy. Agonizing, to be sure, but healthy.

As Toddo wrote yesterday on the Buzz and Banter, “The big picture blues will lead to an unfortunate destination, but that’s necessary to rebuild the foundation for sustainable economic growth. Once we get there, those with capital will be in a fantastic position to prosper.”

Monday, July 14, 2008

The Silent Killer

What's the silent killer that's been largely ignored by the financial media as it tries to keep up with the quickly unraveling mortgage crisis? Fraud.

While there are many causes for the current meltdown, the most unexplored and and least discussed is fraud. FraudBlogger.com reported yesterday that there were $1.7 billion active cases of criminal and civil fraud reported in the second quarter of 2008.

While large, this number is painfully low and doesn't come close to capturing what was really going on in the mortgage origination business from 2005-2007. Every time a loan officer put a borrower into a loan he couldn't afford or didn't understand, the loan officer committed fraud. The vast majority of these loans are still out there, and the tabulated fraud data doesn't pick them up.

Every time an appraiser valued a property based on the lender's demand for an overstated value, the appraiser committed fraud. You and I, the taxpayers, will now get to foot the bill for all that equity appraisers created out of thin air to maintain the facade of unbiased property valuations.

Every time an accountant booked the fully amortized interest payment as income for an Option-ARM borrower making the minimum payment, while adhering to GAAP, we can all agree there isn't any chance that money will find its way to the bank's coffers. By the time the loan's written off, it will be lost in a web of billions in writedowns, and the accountant will be on to mis-pricing some other asset sitting on the bank's books.

And people still wonder why the mortgage mess keeps getting worse than even the most boogly bears have expected.

New Mortgages ... Rule!

Below are some details on the Fed's proposed new mortgage rules courtesy of Briefing.com:

  • New final mortgage rules ban prepayment penalties if payment can rise in first 4 years.
  • New rules create category of 'higher-priced mortgages' including virtually all subprime loans.
  • Lenders must verify repayment ability from income, non-home assets for higher-priced mortgages.
  • Lenders must assess repayment ability on highest scheduled payment in first 7 years of mortgage.
  • Lenders must establish property tax, insurance escrow on higher-priced first-lien mortgages.
  • Lenders may offer borrowers opportunity to cancel escrow account after one year.
  • Creditors must provide estimate of mortgage costs, payment schedule,within 3 days of application

If mortgage regulators can enforce their new rules on "higher-priced mortgages," at least as well as they do for "high-cost mortgages," (which they actually do surprisingly well) this new category of home loan means one thing: don't bother applying for a mortgage unless you have nearly spotless credit and money in the bank.

And while many would argue this is a much needed change in the mortgage market, it does raise a few questions:

  • Won't this further increase demand for rental units?
  • Won't this force people to save if they want to own a home?
  • Isn't money saved different than money spent?
  • Where was this legislation in 2006, at the height of the boom, even when regulators knew what was going on?
  • Why do regulators seem to focus so much on making new rules, rather than enforcing the old ones?
  • If the mortgage market figured out how to get around the old, "high cost loan" limitations, won't it eventually work its way around these as well?

House of the Day Results: Swinging into Stanton

Click here for details on this House of the Day.

Value: $350,000
Projection: Depreciating

The subject property is located in Orange County, which is experiencing a slump in the local economy due to the collapse of the mortgage market. In addition, the subject should expect to see further declines in value because it has only one bathroom.

You will notice we often mention property's with only one bathroom negatively. In a market flush with supply of homes, prospective buyers will be much more attracted to homes with more than one bathroom. Thus, we believe one bathrooms homes are at an extreme disadvantage and must be priced much more aggressively to sell. From our research, this fact is overlooked by most brokers and as a result one bathroom homes are typically over listed.

10301 MacDuff St, a superior home, sold for $370,000 in April. Due to the fact that the property has only one bathroom, coupled with the weak economy and rising fuel prices, we don't see strong demand for this type of property. Most listings in the area are substantially higher than our subject's estimated value, and we expect those homes to sell below the listing price.

We value the subject property at $350,000 and expect it to see declines in the coming months.

Friday, July 11, 2008

House of the Day: Swinging into Stanton

Click here for the results of this House of the Day.

Today's property is located in Stanton, CA a suburban neighborhood smack in the middle of Orange County.



(Click to enlarge image)

Home Details:
- 8511 Chanticleer Rd, Stanton, CA 90680
- 3 Bedrooms
- 1 Bathrooms
- 1347 square feet living area
- 0.17 acres
- Built in 1956
- "Recent" sale 2/27/1987 for $120,000

Property is not currently listed, no description available.

**Periodically, Cirios Real Estate posts a home listed in California as its "House of the Day." At 4pm that afternoon, we post a full valuation assessment completed by our team of property value experts. We encourage our readers to post comments and participate in a discussion about the home's value.

Cirios Real Estate has no buying or selling interest in any of the homes we evaluate, they are posted here for the benefit of our community. This analysis is a broker's opinion of value and is not to be construed as an appraisal.

Thursday, July 10, 2008

Lone Voice Calls for Intelligent Mortgage Reform

While Congress deliberates on the future of the nation’s mortgage market, some within the government are calling for restraint in regulatory reform. Housingwire.com reports William Emmons, an economist at the St. Louis Fed, is calling for patience and social support as the clearest way to economic recovery.

Emmons makes the argument that government intervention, particularly measures aimed at postponing or eliminating the foreclosure process, will only serve to further tighten the credit crunch that already holds the nation’s economy in its teeth. Instead, he believes Federal funds and regulations should be aimed at helping foreclosed homeowners recover from their unsuccessful forays into homeownership. By focusing on the “cause,” rather than the “symptoms” of our current economic woes, and by allowing markets to sort themselves out, Emmons argues prudent, forward-looking regulatory reforms offer us the fastest route to economic health.

Whatever your opinion on upcoming regulatory reforms, it is clear the actions of the government in the coming months will have a massive impact on housing markets and the economy as a whole. Reforms that promote a healthy and functioning mortgage market while protecting borrowers from the types of abuses so prevalent during the boom will allow investors and homeowners alike to make the right choices in the coming years.

Wednesday, July 9, 2008

House of the Day Results: Stuck on Stockton

Click here for details on this House of the Day

Value: $120,000
Projection: Depreciating

Stockton is arguably the most publicized declining real estate market in the United States. Foreclosure and REO (Real Estate Owner, or Bank Owned) activity is very high, and values have declined precipitously in the past 12 months. The subject's neighborhood itself is aging, with many new developments in the vicinity providing an alternative to these older homes.

The subject property has not been immune to these declines and is further hampered by its location on a major four-lane street on the Northeast side of the city. This section of the city is dominated by 2 bedroom, 1 bathroom properties, compared to the property’s 3 bedrooms, 1.5 baths.

1901 Bradford Ave sold in January for $105,000, but is inferior to the subject based on its smaller lot and one fewer bedrooms. 1220 Sycamore St sold in April for $150,000 but is superior to the subject based on location and curb appeal.

1240 Wilson St is currently listed at $109,900 but is inferior to the subject based on its larger lot size.

The subject has bars and windows on its doors, reducing curb appeal and forcing us to be more conservative than normal. We value the property at $120,000 to reflect a middle ground between the two sales listed above, erring on the side of caution.

Credit Contraction Continues

In further evidence of the ongoing credit contraction, Mortgagedaily.com reports Lehman Brothers is shuttering its Small Business Finance unit. The division made small commercial mortgage loans to individuals and corporations. The closure is the latest in Lehman's efforts to shrink its mortgage business and reduce exposure to the US housing market.

Lenders everywhere are reducing access to credit, even as struggling consumers need it most to make ends meet. As banks and other financial companies delever, credit-dependent Americans will find it harder and harder to maintain their spend-happy ways.