REITs

The COVID-19 induced recession has accelerated several paradigm shifts that were already afoot. Populism, anti-immigrant sentiment, deglobalization, and fiscal profligacy were replete – particularly in the US – even before the pandemic. For the first time since WWII, the US budget deficit significantly expanded for three years running at a time when the unemployment rate was declining, late in the cycle. We fear that the Washington Consensus – a catchall term for fiscal prudence, laissez-faire economics, free trade, and unfettered capital flows – is being replaced by economic populism, by a Buenos Aires Consensus, as our geopolitical strategists have posited in the past. Buenos Aires Consensus is our catchall term for everything that is opposite of the Washington Consensus: less globalization, fiscal stimulus as far as the eyes can see, erosion of central bank independence, and a dirigiste (as opposed to laissez-faire) approach to economics that seeks to protect “state champions,” stifles innovation, and ultimately curbs productivity growth. The most important long-term consequence of the Buenos Aires Consensus will be higher inflation. And we are not talking just the asset price kind – which investors have enjoyed over the past decade – but of the more traditional flavor: consumer price inflation (Chart 1). Chart 1Inflation Is Coming Inflation Is Coming Inflation Is Coming A profligate US government where $3 trillion + fiscal packages are passed with a strong bipartisan consensus, rising odds of increased defense and infrastructure spending, a renewed focus on protecting America’s industrial champions from competition (foreign or domestic), and a robust protectionist agenda (again, on both sides of the aisle), are all inherently inflationary and negative for bonds, ceteris paribus. A whiff of inflation would be a positive for the broad equity market, further fueling the “risk on”, liquidity-driven, melt-up phase. However, historically when inflation has entered the 3.7%-4% zone in the past, the broad equity market has stumbled (Chart 2). Despite these powerful longer-term inflationary forces, our working assumption is that, in the next 9-12 months, headline CPI inflation will only renormalize, rather than surge, as the coronavirus-induced deficient demand and excess supply dynamic will take time to reach a new equilibrium (Chart 3). Chart 2Only A Whiff Of Inflation Is Good For Stocks Only A Whiff Of Inflation Is Good For Stocks Only A Whiff Of Inflation Is Good For Stocks Importantly, the magnitude of the economic damage, the likelihood that a “second wave” requires renewed lockdowns, and a new steady state of the apparent “square root” type of recovery remain unknown. This means that “deflationistas” may continue to have an upper hand on the “inflationistas”, as witnessed by the subdued inflation expectations (Chart 3). Chart 3In The Near-Term Disinflation Looms In The Near-Term Disinflation Looms In The Near-Term Disinflation Looms The Federal Reserve’s Function As The Lender Of Last Resort What is certain is the Fed’s resolve to keep things gelled together and allow businesses and the economy enough time to heal and overcome the coronavirus shock. Simply put, there are high odds that the Fed will remain accommodative and take inflation risk “sitting down” for quite some time, certainly for the next year, and likely longer (Chart 4). While early on, the Powell-led Fed had been ambivalent, the FOMC’s swift and immense response to the coronavirus calamity with unorthodox monetary policies has been appropriate and unprecedented (Chart 5). Clearly, the sloshing liquidity cannot cure the coronavirus, but providing the credit needed in parts of the financial markets and select business sectors that had completely dried up was the proper policy response. The Fed acted promptly as a lender of last resort. Unlike the difficulty in defeating deflation – look no further than Japan – ending inflation is easy. The great Paul Volcker has taught the Fed and the world how to break the back of inflation. The Fed, therefore, has the credible tools to deal with a possible inflationary impulse. Chart 4Do Not Fight The Mighty Fed Do Not Fight The Mighty Fed Do Not Fight The Mighty Fed Chart 5Joined At The Hip Joined At The Hip Joined At The Hip Until economic growth regains its footing and climbs to its post-GFC steady 2-2.5% real GDP growth profile, the probability is high that the Fed will take some inflation risk (Chart 6). Chart 6The Fed Can Afford To Take Inflation Risk The Fed Can Afford To Take Inflation Risk The Fed Can Afford To Take Inflation Risk This is especially the case given that political risk in the US is tilted to the downside. With income inequality at nose bleeds levels, US policymakers (both fiscal and monetary authorities) will hesitate to act on the inflation mandate with gusto and objectivity (Chart 7). Chart 7The Apex Of Globalization And Income Inequality The Apex Of Globalization And Income Inequality The Apex Of Globalization And Income Inequality The Fed will therefore not rush to abruptly tighten monetary policy, a view confirmed by the bond market: fed funds futures are penciling a negative fed funds rate in mid-2021 and ZIRP as far as the eye can see (Chart 8). A sustainable breakout in bond yields would require inflation (and to a lesser extent real GDP growth) to significantly surprise to the upside, which would compel the Fed to aggressively raise the fed funds rate. But that is not on the immediate horizon especially given the recent coronavirus-related blow to unit labor costs (please see Appendix below). Even if there were an inflationary backup in longer term Treasury yields, yield curve control is a tool the Fed is considering, something it first tried on the Treasury’s orders during and following WWII for a nine year period. Chart 8ZIRP As Far As The Eye Can See ZIRP As Far As The Eye Can See ZIRP As Far As The Eye Can See Dollar And The Inflationary Valve Importantly, the US dollar’s direction will be critical in determining whether any lasting inflation acceleration occurs. The top panel of Chart 9 shows that inflation accelerates during U.S. dollar bear markets. A depreciating greenback greases the wheels of the global financial system and also serves as a global growth locomotive given that trade is largely conducted in US dollars (bottom panel, Chart 9). Thus, the Fed’s recent US dollar swap lines to other Central Banks, along with its FIMA facility, were instrumental in unclogging the global financial system. Sloshing US dollar liquidity restored a semblance of normality to asset prices (Chart 10). Chart 9Inversely Correlated Inversely Correlated Inversely Correlated Chart 10Ample Liquidity To Debase The Greenback Ample Liquidity To Debase The Greenback Ample Liquidity To Debase The Greenback As we highlighted in our December 16 Special Report titled “Top US Sector Investment Ideas For The Next Decade” ,1 there are rising odds that a US dollar bear market takes root this decade. Eventually, the steeper the greenback’s fall, the higher the chance of a longer lasting inflationary spurt as US import price inflation will rear its ugly head (Chart 11). Chart 11US Dollar Bear Markets Are Synonymous With Inflation US Dollar Bear Markets Are Synonymous With Inflation US Dollar Bear Markets Are Synonymous With Inflation So What? While, in the near-term, accelerating inflation is a negligible risk owing to excess economic slack, in the intermediate-term, it is a rising probability outcome. BCA’s long-held de-globalization theme,2 the US/Sino trade war that is here to stay irrespective of the next electoral outcome and excessive US government fiscal largesse will likely, in the next two-to-three years, swing the global deflation/inflation pendulum toward sustained inflation (Chart 12). For investors that are worried about the prospect of higher inflation, the purpose of this Special Report is to serve as an equity sector positioning roadmap, especially if inflationary pressures become more acute sooner than we anticipate. Chart 12Deglobalization Will Result In Inflation Deglobalization Will Result In Inflation Deglobalization Will Result In Inflation Historically, inflation has been synonymous with an aggressive Fed and hard asset outperformance, suggesting that deep cyclical sectors would be the primary beneficiaries. Table 1 shows that over the last six major inflationary cycles, energy, materials, real estate and health care have been consistent outperformers. On the flip side, utilities, tech and telecom have been clear underperformers. The remaining sectors have been a mixed bag. Table 1S&P 500 Sector Performance During Inflationary Periods Revisiting Equity Sector Winners And Losers When Inflation Climbs Revisiting Equity Sector Winners And Losers When Inflation Climbs With the exception of real estate, our portfolio will benefit from an accelerating inflationary backdrop. However, our early- and late-cyclical preference to defensives is a consequence of the current stage of the cycle: when in recession it pays to have a cyclical portfolio bent (please see Charts 6 and 7 from our mid-April Weekly Report).3 Ultimately, we expect relative profit trends to dictate relative performance on a cyclical investment horizon, and are not rushing to further shift our portfolio in order to benefit from accelerating inflation. What follows is a one page per sector analysis of the impact of inflation on pricing power and performance. Sectors are ranked by their average returns (largest to smallest) in the six inflationary cycles we studied as shown on Table 1.   Anastasios Avgeriou US Equity Strategist anastasios@bcaresearch.com Health Care Health care stocks have consistently outperformed during the six inflationary periods we examined. Over the long haul, it has paid to overweight this sector given the structural uptrend in relative share prices. Spending on health care services is non-cyclical and demand for such services is on a secular rise around the globe most recently further catalyzed by the COVID-19 pandemic: in the developed markets driven largely by the aging population and in the emerging markets by the accelerating adoption of health care safety nets and higher standards. Chart 13Health Care Health Care Health Care Health care pricing power is expanding at a healthy clip, outshining overall CPI. Importantly, recent geopolitical uncertainty had cast a shadow on the sector’s pricing power prospects that suffered from a constant derating. Now that political uncertainty has lifted as Biden is a more moderate Democratic President candidate than either Sanders or Warren, a rerating looms. Finally, demand for health care goods and services will not only remain robust, but also get a boost from the recent coronavirus pandemic as governments around the globe beef up their health care response systems. Chart 14Health Care Health Care Health Care Energy The energy sector comes out on top of the median relative return results in times of inflation, and second best in average terms (Table 1 above). Oil price surges are typically synonymous with other forms of inflation. During the six inflationary periods we analyzed, all but one period were associated with relative share outperformance. Oil producers in particular benefit from the increase in the underlying commodity almost immediately (assuming little to no hedging), which also serves as an excellent inflation hedge. Chart 15Energy Energy Energy Relative energy pricing power collapsed during the COVID-19 accelerated recession plumbing multi-decade lows. Saudi Arabia’s decision in early-2020 to refrain from balancing the oil market triggered a plunge in WTI crude oil prices to negative $40/bbl. While global demand remains deficient, this breakdown in oil prices has brought some much needed supply discipline in global oil producers including US shale. As the reopening of economies takes hold oil demand will recover and absorb excess oil inventories. While base effects will push crude oil inflation to the stratosphere in Q1/2021, eventually a more balanced global oil market will pave the way to a sustainable rebound in oil prices. Chart 16Energy Energy Energy Real Estate REITs have outperformed the overall market during the five inflationary periods we analyzed, exemplifying their hard asset profile. While the 1976-81 iteration skewed the mean results, REITs still come out with the third best showing among the top eleven sectors even on median return basis (Table 1 above). Real estate prices tend to appreciate when inflation is accelerating, because landlords have consistently raised rents at least on a par with inflation. Chart 17Real Estate Real Estate Real Estate Following the GFC trough, REITs pricing power has outpaced the overall CPI. CRE selling prices had been on a tear since the GFC, but the ongoing recession has short-circuited this hard asset’s near uninterrupted price appreciation; according to Green Street Advisors, average CRE prices contracted by roughly 10% in April. Worrisomely the persistent multi-family construction boom and the “amazonification” of the economy will act as a restraint to the apartment REIT and shopping center REIT segments, respectively. Tack on the longer-term knock-on effects of the work-from-home wave that has staying power and even office REITs may suffer a demand-related deflationary shock. Chart 18Real Estate Real Estate Real Estate Materials Materials equities have a tight positive correlation with accelerating inflation. Resource-related stocks are the closest representation of hard assets, given their ability to store value among the eleven GICS1 sectors. As inflation takes root and commodity prices rise, materials sales and EPS growth get a boost with relative share prices following right behind. Chart 19Materials Materials Materials Our relative materials pricing power gauge is currently contracting, but encouragingly it is showing some signs of stabilization. The drubbing in Chinese GDP in Q1 has dealt a blow to commodities-related demand and thus prices as infrastructure projects ground to a halt. As the Chinese economy has restarted slightly ahead of developed markets a return to normalcy is a high probability outcome in the back half of the year. Keep in mind that the delayed effect of stimulus spending should also hit in Q3 and Q4 likely further tightening commodity markets. Chart 20Materials Materials Materials Consumer Discretionary While the overall trend in consumer discretionary stocks has been higher since the mid-1970s, relative performance mostly declines during inflationary times. Consumer spending takes the backseat as a performance driver when interest rates rise on the back of higher inflation. In addition, previous inflationary periods have also coincided with surging energy prices, representing another source of diminishing consumer discretionary purchasing power. Chart 21Consumer Discretionary Consumer Discretionary Consumer Discretionary Consumer discretionary selling prices are expanding relative to overall wholesale price inflation, and are on a trajectory to hit double digit growth. Deflating energy prices, ultra-loose monetary conditions and the $3tn fiscal stimulus have kept the US consumer afloat. As Washington and the Fed are providing a lifeline to the economy during the recession, the reopening of the economy has the potential to turbo-charge consumer discretionary spending as pent up demand will get unleashed. Chart 22Consumer Discretionary Consumer Discretionary Consumer Discretionary Financials Financials relative returns are neither hot nor cold when inflation rears its ugly head. In fact they sit in the middle of the pack in terms of relative median and mean returns. This lack of consistency reflects different factors that exerted significant influence in some of these inflationary periods. Moreover, Chart 23 shows that relative share prices have been mean reverting since the 1960s, likely blurring the inflation influence. Ultimately, the yield curve, credit growth and credit quality determine the path of least resistance for the relative share price ratio of this early cyclical sector. Chart 23Financials Financials Financials Financials sector pricing power has jumped by about 450bps since the 2019 trough and have exited deflation. Given the recent steepening of the yield curve that is typical at the depths of the recession, the odds are high that sector pricing power will remain firm via rising net interest margins. Any easing in the regulatory backdrop even temporary could also provide a fillip to margins and offset the large precautionary provisioning that banks are taking to combat the looming recession-related losses. Chart 24Financials Financials Financials Industrials The industrials sector tends to outperform during inflationary periods. In fact, relative share prices have risen 50% of the time since the mid-1960s when inflation was accelerating. The two oil shocks in the 1970s raised the profile of all commodity-related sectors as investors were scrambling to find reliable inflation hedges. Chart 25Industrials Industrials Industrials Following a three-year period in the deflation zone, industrials relative pricing power is steadily rising, likely as a consequence of decreasing supplies, CEO discipline and the ongoing US/Sino trade war. The previously expansionary mindset has given way to retrenchment, as the scars from the late-2015/early 2016 manufacturing recession remain fresh. However, infrastructure spending is slated to increase at some point in late-2020 as China revs its economic engine and bolster the demand prospects for this deep cyclical sector. Chart 26Industrials Industrials Industrials Consumer Staples Similar to the health care sector, consumer staples stocks have been stellar outperformers over the past 55 years. The sector’s track record during the six inflationary periods we studied is split down the middle. Most consumer staples companies are global conglomerates and their efforts have been focused on building global consumer brands, allowing them to implement a stickier pricing strategy. As a result, overall inflation/deflation pressures are more benign. Chart 27Consumer Staples Consumer Staples Consumer Staples Relative consumer staples pricing power has slingshot higher and is flirting with the upper bound of the past three decade range near the 10% mark. The current recession has augmented the status of consumer staples. While the lockdowns has dealt a blow to select discretionary purchases, demand for staples has actually increased according to recent retail sales and inflation data releases. Tack on falling commodity input costs and the implication is that consumer staples manufacturers will likely continue to enjoy widening profit margins. Chart 28Consumer Staples Consumer Staples Consumer Staples Tech Technology stocks have underperformed every time inflation has accelerated with two exceptions, in the mid-to-late 1960s and mid-to-late 1970s. Creative destruction forces in the tech industry are inherently deflationary. As a result, tech business models have evolved to thrive during disinflationary periods. Moreover, tech stocks have become more mature than is typically perceived, generating enormous amounts of free cash flow. Cash flow growth is also steadier than in the past and has served as a catalyst to embark on shareholder friendly activities. Chart 29Tech Tech Tech Tech companies are constantly mired in deflation. While relative pricing power has been in an uptrend since 2016, it has recently soared as tech companies preserved their pricing power, but overall wholesale inflation has suffered a sizable setback. Importantly, demand for tech goods and services has remained resilient during the current recession, further adding to the allure of the tech sector. Chart 30Tech Tech Tech Utilities Utilities relative returns during inflationary bouts are the second worst among the top eleven sectors on an average basis and dead last on a median return basis (Table 1 above). In five out of the six inflationary phases we examined, utilities stocks suffered a setback. The industry’s lack of economic leverage and fixed income attributes anchor the relative share price ratio during inflationary times. Chart 31Utilities Utilities Utilities Our utilities sector pricing power proxy has sprung to life recently moderately outpacing overall inflation. Natural gas prices, the industry’s marginal price setter, have risen 18% since the early-April trough, signaling that recent utility pricing power gains have more upside. Nevertheless, as the economy is gradually reopening, soft data will stage a V-shaped recovery bolstering the odds of a selloff in the bond market. Such a backdrop will dampen the demand for high-yielding defensive equities, including pricey utilities. Chart 32Utilities Utilities Utilities Telecom Services Relative telecom services performance and inflation appear broadly inversely correlated since the early 1970s, underperforming 60% of the time when core PCE prices accelerate. Importantly, in two of the periods we studied (during the late-70s and the TMT bubble) the drawdowns were massive, skewing the mean results portrayed in Table 1 above. This fixed income proxy sector tends to suffer in times of inflation as competing assets dilute its yield appeal and vice versa. Chart 33Telecom Services Telecom Services Telecom Services Telecom services pricing power has been on a recovery mode since February 2017 when Verizon surprised investors and embarked on a price war by reinstating its unlimited plans in order to defend its market share. Importantly, earlier in the year telecom carriers relative selling prices exited deflation coinciding with the completion of the T-Mobile/Sprint deal. Intra-industry M&A is over as now only three major wireless providers are left raising the threat of monopolistic power. Nevertheless, the ongoing 5G deployment is of the utmost importance for telecom carriers and a foray further into cable/media/content services is inevitable so that the telecom incumbents move beyond being “dumb pipelines”. Chart 34Telecom Services Telecom Services Telecom Services Appendix Chart A1 CHART A1 CHART A1 Chart A2 CHART A2 CHART A2 Chart A3 CHART A3 CHART A3 Chart A4 CHART A4 CHART A4 Chart A5 CHART A5 CHART A5 Chart A6 CHART A6 CHART A6     Footnotes 1     Please see BCA US Equity Strategy Special Report, “Top US Sector Investment Ideas For The Next Decade” dated December 16, 2019, available at uses.bcaresearch.com 2     Please see BCA Geopolitical Strategy Special Report, “The Apex Of Globalization - All Downhill From Here” dated November 12, 2014, available at gps.bcaresearch.com 3    Please see BCA US Equity Strategy Weekly Report, “Fight Central Banks At Your Own Peril” dated April 14, 2020, available at uses.bcaresearch.com.

New Pair Trade New Pair Trade In the most recent Weekly Report we initiated a new long S&P homebuilders/short S&P REITs pair trade. One of the key drivers for this pair trade is the ebb and flow of owning versus renting and the current message is positive for homebuilders at the expense of REITs (bottom panel). Home ownership has suffered a setback and never reclaimed its pre GFC highs. However, there is pent up demand for single family homes, especially given the recent drubbing of interest rates which should bring first time home buyers back into the market (top panel). Millennials up to now have been more of a renter generation, but as household formation increases for the largest cohort in the US, homeownership will make a comeback. Bottom Line: Initiate a long S&P homebuilders/short S&P REITs pair trade, and please see this Week’s Report for additional reasons why this intra-real estate will flourish. The ticker symbols for the stocks in the S&P homebuilding and S&P REITs indexes are: BLBG: S5HOME – LEN, PHM, NVR, DHI, and BLBG: S5REITS – AMT, PLD, CCI, EQIX, DLR, SBAC, PSA, AVB, EQR, WELL, ARE, O, SPG, ESS, WY, MAA, VTR, DRE, PEAK, BXP, EXR, UDR, HST, REG, IRM, VNO, FRT, AIV, KIM, SLG, respectively.  

Highlights Portfolio Strategy The Fed’s extremely easy monetary backdrop along with easy fiscal policy remain the dominant macro themes, and they will continue to underpin the equity market. We remain constructive on the equity market’s prospects on a cyclical 9-12 month time horizon. While the path of least resistance remains higher for the S&P biotech index, we do not want to overstate our welcome and are putting it on downgrade alert and instituting a 5% rolling stop in order to protect profits. Relative supply/demand dynamics, social distancing, the pendulum swinging from renting to owing and enticing relative technicals and valuations, all signal that a long S&P homebuilders/short S&P REITs pair trade is primed to generate alpha.   Recent Changes Initiate a long S&P homebuilders/short S&P real estate trade, today. Table 1 There's No Limit There's No Limit Feature The SPX had a bumper week last week, but failed to pierce through the 200-day moving average. A flare up in the US/China trade war, a barrage of positive coronavirus vaccine news and Jay Powell’s 60 minutes interview brought back some volatility in trading, however, the VIX remains in a steady downturn. Importantly, investors are nowhere near as complacent as during the 2018/19 or early 2020 SPX peaks, judging by VIX futures positioning (net speculative positions shown inverted, Chart 1). Chart 1Positioning Is Far... Positioning Is Far... Positioning Is Far... In other words, there is still room for equities to rise before sentiment reaches greedy levels. A number of other indicators we track confirm that recent SPX trading is associated more with panic than with euphoria. Namely, Chart 2 shows that our Complacency-Anxiety, Capitulation and Equity Sentiment Indicators, all corroborate that investor confidence is far from previous exuberant peaks, and signal that there is scope for additional equity gains on a cyclical 9-12 month time horizon.  Delving deeper into investor psyche, our sense is that there are three distinct camps of investors at the current juncture, two of which are fiercely battling it out in the stock market. Chart 2…From Complacent …From Complacent …From Complacent First there are the pessimists that we call “second wavers” that are more often than not also “Fed non-believers” or “Fed fighters”. They argue that stocks are extremely expensive and if a second wave of the corona virus hits, then stocks are going to plunge anew given the lack of a valuation cushion, as all the money in the world (Fed QE5) cannot cure the virus (top panel, Chart 3). Second, there are the optimists that are hopeful that a vaccine/drug cocktail discovery is looming to effectively eradicate the coronavirus. These investors also believe in the smooth reopening of the economy. But, even if there were a second wave, their thinking goes that our societies/governments/health care systems are all going to be more prepared and effective to deal with a second viral outbreak in the fall. In addition, they are in the “do not fight the Fed” camp. Finally, there are the more moderate investors that lie somewhere in between these two camps. They sat tight and held on to their stock positions during the 36% peak-to-trough SPX drawdown and have likely been on the sidelines lately (bottom panel, Chart 3) awaiting a catalyst to either deploy fresh capital or raise some cash. We are in the more optimistic camp and while a vaccine may be months away, we will have to figure out a way as a society to more effectively protect the elderly that are most at risk from the virus and continue to live on, as we first posited in the March 23rd Weekly Report when we outlined 20 reasons to buy stocks and reprint here: "20. Social-distancing measures in the West will ultimately break the Epidemic Curve first derivative and arrest the panic. Even if COVID-19 comes back in force, the fact is that most of the patients who succumb to it are elderly. In Italy, the average age of death is 80 years old. As such, the final circuit-breaker ahead of a GFC would be desensitization by the population, as selective quarantines – targeting the elderly cohorts – get implemented in order to allow other people to return to work. Furthermore, two “silver bullet” solutions remain as tail risks to the bearish narrative. First, a biotech or pharmaceutical company may make a breakthrough in the fight against COVID-19. Not necessarily a vaccine, but a treatment. Finally, upcoming warm weather in the northern hemisphere may also help the fight against the virus."1 Chart 3Cash Hoarding Is Associated With Market Troughs Cash Hoarding Is Associated With Market Troughs Cash Hoarding Is Associated With Market Troughs Chart 4Loose Monetary Policy… Loose Monetary Policy… Loose Monetary Policy… Moreover, we definitely refrain from fighting the Fed as we outlined in our recent “Fight Central Banks At Your Own Peril” Weekly Report2 and reiterate that view today (Chart 4). While some investors were surprised by Jay Powell’s 60 Minutes interview remarks on the way the Fed digitally creates money, Ben Bernanke in another 60 Minutes interview in March 20093 made a similar comment that we cited in our March 23 Weekly Report (please refer to reason number 6 to buy equities).4 Importantly, we felt that Jay Powell’s demeanor was more like “please test our resolve Mr. Market if you reckon the FOMC is out of ammunition”. As a reminder, the Fed is in a position of strength: devaluing a currency is easy, revaluing/defending a currency is difficult and at times impossible as FX (and gold) reserves eventually run dry. In sum, the Fed’s extremely easy monetary backdrop along with easy fiscal policy (Chart 5) remain the dominant macro themes, and they will continue to underpin the equity market. Eventually, a liquidity handoff to growth will take root, and the SPX will no longer require the immense fiscal and monetary supports. As a result we continue to believe that stocks will be higher in the coming 9-12 months. Chart 5…And Easy Fiscal Policy Are Underpinning Stocks …And Easy Fiscal Policy Are Underpinning Stocks …And Easy Fiscal Policy Are Underpinning Stocks Biotech Delivers We have been overweight the S&P biotech index and adding alpha to our portfolio in the double digits, however we do not want to overstate our welcome and are putting it on downgrade alert and instituting a 5% rolling stop in order to protect profits. While a few technology sectors and subsectors have come close to vaulting to fresh all-time highs, none other than the S&P biotech index has managed such an impressive feat. The stealthy advance in biotech stocks has been earnings driven and is not only confined to the narrow based Big-Pharma lookalike S&P biotech index (Chart 6). The broader-based NASDAQ biotech index comprising 209 stocks has also quietly sprang to uncharted territory. True, relative share prices have yet to make the all-time high leap, but have bested the market roughly by 30% year-to-date irrespective of the biotech index or ETF tracked (Chart 6). Importantly, growth stocks in general and biotech stocks in particular perform exceptionally well in a disinflationary growth environment. Therefore biotech stocks are the primary beneficiaries of the Fed’s QE5 and NIRP policies at a time when inflation is missing in action (top panel, Chart 7). Chart 6Earnings-Led Advance Earnings-Led Advance Earnings-Led Advance This goldilocks backdrop is also evident in the US bank credit impulse that has gone parabolic. When there is flushing liquidity and growth is scarce and declining, investors flock to any growth they can get their hands on (bottom panel, Chart 7). Chart 7Goldilocks Backdrop Goldilocks Backdrop Goldilocks Backdrop US dollar based liquidity, also underpins biotech stocks. In recent research, we have been highlighting that the Fed is indirectly targeting the debasing of the greenback. All this excess US dollar liquidity will eventually boost global growth, and reflate corporate earnings via the export relief valve. Biotech stocks will also get a fillip from a depreciating US dollar (Chart 8). Our overweight thesis in biotech was predicated – among other things – upon Big Pharma taking out biotech players and acquiring their coveted drug pipelines. We continue to side with the potential M&A targets, rather than the acquirers. The number of industry M&A deals has reached fever pitch and deal premia are still averaging over 60% (Chart 9). Chart 8Dollar Flooding Is A Boon For Biotech Equities Dollar Flooding Is A Boon For Biotech Equities Dollar Flooding Is A Boon For Biotech Equities Currently, the global race to find a coronavirus vaccine has further propelled biotech stocks. Indeed, investors are voting with their feet and are betting on a vaccine breakthrough. Thus, the allure of biotech stocks has also increased a notch as the possibility of a vaccine makes their earnings streams even more valuable and desirable to Big Pharma. A mega M&A deal in the space would not take us by surprise. Chart 9M&A Activity Will Remain Robust M&A Activity Will Remain Robust M&A Activity Will Remain Robust A few words are in order on the earnings, valuation and technical fronts. While relative share price momentum is galloping higher, it is moving in lockstep with rising earnings estimates (second panel, Chart 10). We would be extremely concerned if this were a multiple expansion driven relative share price advance. In fact, the biotech forward P/E trades both below the historical mean and at a 39% discount to the broad market hovering near an all-time low (Chart 10). Even on a dividend yield basis, biotech stocks are cheap sporting a higher (and safer) dividend yield than the SPX (bottom panel, Chart 10). Chart 10Biotech Stocks Are As Cheap As They Have Ever Been Biotech Stocks Are As Cheap As They Have Ever Been Biotech Stocks Are As Cheap As They Have Ever Been Chart 11Earnings Hurdle Remains Low Earnings Hurdle Remains Low Earnings Hurdle Remains Low Finally, relative long-term profit growth euphoria reaching astronomical levels, preceded previous S&P biotech index peaks: three times in the past two decades biotech stocks were projected to surpass SPX profit growth by roughly 10%. The current reading has plunged to negative 1.2% (Chart 11). Netting it all out, the global race for a coronavirus vaccine, robust earnings growth, ample US dollar liquidity and generationally low interest rates suggest that the path of least resistance remains higher for the S&P biotech index.   Bottom Line: Stay overweight the S&P biotech index, but put it on downgrade alert and set a 5% rolling stop in order to protect profits. The ticker symbols for the stocks in this index are: BLBG: S5BIOT – ABBV, ALXN, AMGN, BIIB, GILD, INCY, REGN, VRTX. Intra-Real Estate Trade Idea There is an exploitable trade opportunity in the real estate market, preferring residential real estate to commercial real estate (CRE). The cleanest way to play this is via a long S&P homebuilders/short S&P REITs pair trade, and we recommend initiating such a market-neutral trade today. Relative performance remains below the upward sloping time trend and at least a mini overshoot phase is in the cards in the coming quarters (Chart 12). One of the key drivers for this pair trade is the ebb and flow of owning versus renting and the current message is positive for homebuilders at the expense of REITs (Chart 13). Chart 12Looming Overshoot Phase Looming Overshoot Phase Looming Overshoot Phase Chart 13Own Versus Rent Upswing Is Bullish For The Pair Trade Own Versus Rent Upswing Is Bullish For The Pair Trade Own Versus Rent Upswing Is Bullish For The Pair Trade Home ownership has suffered a setback and never reclaimed its pre GFC highs. However, there is pent up demand for single family homes, especially given the recent drubbing of interest rates which should bring first time home buyers back into the market. Millennials up to now have been more of a renter generation, but as household formation increases for the largest cohort in the US, homeownership will make a comeback. One can argue that both real estate segments are interest rate sensitive and that they should benefit from lower rates. However, banks are more willing to lend to consumers in order to buy a home rather than to investors for CRE properties/projects by a factor of 2:1 according to the latest Federal Reserve Senior Loan Officer survey.5 Similarly, whereas demand for CRE loans has collapsed according to the same survey in April, demand for residential real estate loans spiked (top panel, Chart 14). In times of coronavirus-induced social distancing there is a lot more risk associated with CRE versus residential properties. Apartment REITs for example have an element of density-related risk versus the allure of a single family home in the suburbs. Likely social distancing will place a premium on single family homes in coming quarters at the expense of living in high rises in the city. This backdrop bodes well for home prices, but ill for CRE prices which according to Green Street Advisors contracted by 9% in April.6 Keep in mind that residential real estate price only very recently surpassed their 2006 zenith whereas CRE price are still hovering at one standard deviation above the previous peak (Chart 14). Debt deflation is a real threat for CRE prices and given that REITs are at the bottom of this levered asset’s capital structure it is last to collect.  Also the long-term ramifications to demand on CRE are grave compared with residential real estate. On the office REIT segment as an example, we deem that corporations will rethink their often expensive downtown office space requirements and likely downsize, as working from home has become mainstream. The unintended consequence of this realization is that demand for (larger) single family homes will also increase as workers opt to set up more comfortable working spaces at suburban homes. Chart 14Homebuilders Have The Upper Hand Homebuilders Have The Upper Hand Homebuilders Have The Upper Hand Shopping mall REITs are under relentless attack from the Amazonification of the economy and now have to contend with social distancing. The retail shopping experience will never be the same again sustaining the threat of extinction for shopping centers. On the construction front, single family housing starts are breaking ground at the historical mean and way below the 2006 peak run-rate, however, multi-family supply has gone parabolic (Chart 15). These diverging supply conditions are a harbinger of rising relative share prices. Finally, with regard to technicals and valuations homebuilders have the upper hand. Our Technical Indicator is in the neutral zone and relative valuations have collapsed near all-time lows offering a compelling entry point to the pair trade (Chart 16). Chart 15Supply Dynamics Favor Homebuilders Supply Dynamics Favor Homebuilders Supply Dynamics Favor Homebuilders Chart 16Relative Pessimism Is Contrarily Positive Relative Pessimism Is Contrarily Positive Relative Pessimism Is Contrarily Positive Netting it all out, relative supply and demand dynamics, social distancing, the pendulum swinging from renting to owing and enticing relative technicals and valuations, all signal that a long S&P homebuilders/short S&P REITs pair trade is primed to generate alpha.  Bottom Line: Initiate a long S&P homebuilders/short S&P REITs pair trade today. The ticker symbols for the stocks in the S&P homebuilding and S&P REITs indexes are: BLBG: S5HOME – LEN, PHM, NVR, DHI, and BLBG: S5REITS – AMT, PLD, CCI, EQIX, DLR, SBAC, PSA, AVB, EQR, WELL, ARE, O, SPG, ESS, WY, MAA, VTR, DRE, PEAK, BXP, EXR, UDR, HST, REG, IRM, VNO, FRT, AIV, KIM, SLG, respectively.   Anastasios Avgeriou US Equity Strategist anastasios@bcaresearch.com     Footnotes 1     Please see BCA US Equity Strategy Weekly Report, “The Darkest Hour Is Just Before The Dawn” dated March 23, 2020, available at uses.bcaresearch.com 2     Please see BCA US Equity Strategy Weekly Report, “Fight Central Banks At Your Own Peril” dated April 14, 2020, available at uses.bcaresearch.com. 3    https://www.cbsnews.com/news/ben-bernankes-greatest-challenge/2/ 4    Please see BCA US Equity Strategy Weekly Report, “The Darkest Hour Is Just Before The Dawn” dated March 23, 2020, available at uses.bcaresearch.com 5    https://www.federalreserve.gov/data/sloos/sloos-202004.htm 6    https://www.greenstreetadvisors.com/insights/CPPI             Current Recommendations Current Trades Strategic (10-Year) Trade Recommendations There's No Limit There's No Limit Size And Style Views June 3, 2019 Stay neutral cyclicals over defensives (downgrade alert)  January 22, 2018 Favor value over growth May 10, 2018 Favor large over small caps (Stop 10%) June 11, 2018 Long the BCA  Millennial basket  The ticker symbols are: (AAPL, AMZN, UBER, HD, LEN, MSFT, NFLX, SPOT, TSLA, V).

Avoid REITs At All Costs Avoid REITs At All Costs We continue to recommend investors avoid the S&P real estate sector. For investors seeking defensive protection we would recommend hiding in the S&P health care sector instead, as we highlighted in our mid-March report.1 The chart on the right shows a disturbing breakdown in the inverse correlation between the relative share price ratio and the 10-year Treasury yield. While it makes intuitive sense that this fixed income proxy sector (i.e. high dividend yielding) should move in the opposite direction of the competing risk-free yielding asset, at times of tumult this correlation reverts to positive (top panel) as the sector looses its attractiveness thanks to the very illiquid assets that dominate REITs’ holdings. Commercial real estate prices also remain extended and vulnerable to a deflationary shock (bottom panel). Currently there is no real price discovery as no landlord would dare put any properties for sale in this market starved for liquidity. With the exception of distressed sales, we deem that the “mark to model” mantra will make a comeback, eerily reminiscent of the GFC. Bottom Line: Shy away from the S&P real estate sector. The ticker symbols for the stocks in this index are: BLBG: S5RLST – CCI, AMT, PLD, EQIX, DLR, PSA, SBAC, AVB, EQR, FRT, SPG, WELL, ARE, CBRE, O, BXP, ESS, EXR, DRE, PEAK, HST, MAA, UDR, VTR, WY, AIV, IRM, PEG, VNO, SLG. For more details please refer to this Monday’s Weekly Report.     1     Please see BCA US Equity Strategy Weekly Report, “Inflection Point” dated March 16, 2020, available at uses.bcaresearch.com

Dear client, Next Monday instead of sending you a Weekly Report we will be hosting a live webcast at 10am EST, addressing the recent market moves and discussing the US equity market outlook.  Kind Regards, Anastasios Highlights Portfolio Strategy The passing of the mega fiscal package, turning equity market internals, the collapse in net earnings revisions all underscore that we may have already seen the recessionary equity market lows. Investors with higher risk tolerance and a cyclical 9-12 month time horizon will be handsomely rewarded. Firming operating metrics, the defensive nature of tech services at a time when macro data are about to nosedive, compel us to boost the S&P data processing index to overweight. Grim macro data, the rising threat of a debt deflation spiral, poor operating metrics and lofty valuations, all warn that the path of least resistance is lower for REITs. Recent Changes Boost the S&P data processing index to overweight today. Last week we obeyed our rolling stops in our cyclically underweight position in the S&P homebuilders index and cyclically overweight positions in the S&P hypermarkets and S&P household products indexes for gains of 41%, 26% and 5%, respectively.1 Feature The SPX had a streak of three green days last week as congress finally passed a $2tn fiscal easing bill. In fact the last time the S&P 500 had two consecutive green days was right before its February 19 peak. Our view remains that the risk/reward tradeoff for owning equities is favorable for investors with higher risk tolerance and a cyclical 9-12 month time horizon, as we highlighted last Monday in our “20 reasons to start buying equities” part of our Weekly Report.2 As a reminder, during the Great Recession, equities troughed 20 days after the American Recovery and Reinvestment Act of 2009 took effect on February 17, 2009. Thus if history rhymes, an equity market bottom is likely near if not already behind us.  Does this mean the SPX has definitively troughed? Not necessarily, but our playbook/roadmap calls for a retest and hold of the recent lows as we have been highlighting in recent research.3 Keep in mind that S&P 500 futures (ES) have fallen over 36% from peak to trough. This is similar to the median fall during recession bear markets dating back to the Great Depression. Most importantly, comparing the two most recent iterations is instructive in attempting to figure out what is baked in the cake. Namely, in the 9/11 catalyzed recession and subprime mortgage collapse catalyzed recession, EPS got halved. Similarly, equities fell 50% from their respective peaks. If we use that assumption – i.e. a recessionary equity bear market fall predicts the eventual profit drubbing – then what the ES futures clocking in at 2174 discounted is that trailing EPS will fall from $162 to $104 and forward EPS from $177 to $113 (Chart 1). Chart 1Joined At The Hip Joined At The Hip Joined At The Hip While we have no real visibility on EPS, our sense is that we will not fall further than what was already discounted in the broad market. If we are offside and a GFC or Great Depression ensues, then profits will get halved to $81 and the SPX will fall to 1700. Another simple way of looking at the EPS drawdown is by considering $162 as trend EPS. Then for every month that the economy is shut down roughly $13.5 get shaved off EPS. Thus, triangulating both approaches, a $104 EPS level has discounted a shutdown lasting 4 months and 10 days. This is a tall order and we would lean against such extreme pessimism. Meanwhile, analysts are scrambling to cut estimates the world over. Not only SPX net earnings revisions (NER) are at the lowest point since the GFC, but so is the emerging market NER ratio. The Eurozone and Japan are following close behind (Chart 2). Once again the speed of this downward adjustment suggests that a lot of bad news is already priced in now depressed NER. Chart 2Bad News Is Priced In Bad News Is Priced In Bad News Is Priced In Chart 3Market Internals Ticking Higher Market Internals Ticking Higher Market Internals Ticking Higher Moreover, equity market internals underscore that we may have already seen the recessionary equity market lows. Chart 3 shows that hypersensitive small caps have been outperforming their large cap peers of late, chip stocks are sniffing out a reflationary impulse and even emerging markets are besting the SPX. Finally, the best China proxy out there, the Aussie dollar, corroborates the bullish signal from all these indicators and suggests that this mini “risk-on” phase can last a while longer (third panel, Chart 3). Nevertheless, the spike in the TED spread (Treasury-EuroDollar spread, gauging default risk on interbank loans) was quite unnerving last week. While we have shown in the past that equity volatility and credit risk are joined at the hip, this parabolic move in the, up to very recently calm, TED spread disquieted us. We will keep on monitoring it closely as the coronavirus pandemic continues to unfold (Chart 4). Chart 4Disquieting Disquieting Disquieting Another significant risk that this crisis has exposed is the massive non-financial business debt uptake that has taken root during the ten-year expansion (top panel, Chart 5). We deem investors will be more mindful of debt saddled companies going forward, despite the government’s sizable looming bailout of select severely affected industries from the coronavirus pandemic. Stock market reported data also corroborate the national accounts’ debt deterioration data (bottom panel, Chart 5). Chart 5Watch The Debt Burden… Watch The Debt Burden… Watch The Debt Burden… The yield curve has already forewarned that a significant default cycle is looming (Chart 6) and this time is not different. Chart 6…A Default Cycle Looms …A Default Cycle Looms …A Default Cycle Looms Importantly, both the equity and bond markets have been sending these debt distress signals for quite some time now (Chart 7). Chart 7Distress Signals Sent A long Time Ago Distress Signals Sent A long Time Ago Distress Signals Sent A long Time Ago What interest us most from a US equity sector perspective is identifying weak spots that may come under intense pressure in the coming weeks as the economy remains shut down likely until Easter Sunday. Chart 8 shows the current level of net debt-to-EBITDA for the overall non-financial equity market, and the 10 GICS1 sectors (we use telecom services instead of communications services and exclude financials). In more detail, the bar represents the 25 year range of net debt-to EBITDA and the vertical line the current reading for each sector (Appendix 1 below showcases the net debt-to-EBITDA time series for the GICS1 sectors). Chart 8Mind The… What Is Priced In? What Is Priced In? Chart 9 goes a step further and juxtaposes EV/EBITDA with net debt-to EBITDA on a two dimensional map. Real estate and utilities clearly stand out as the most debt burdened sectors, with a pricey valuation (For completion purposes Appendix 2 below delves deeper into sectors and shows net debt-to-EBITDA for the GICS2 sectors). Chart 9…Outliers What Is Priced In? What Is Priced In? Frequent US Equity Strategy readers know that we believe the excesses this cycle have been in the commercial real estate (CRE) segment of the economy, where prices are one standard deviation above the previous peak and cap rates have collapsed to all-time lows fueled by an unprecedented credit binge (Chart 10). This week we reiterate our underweight stance in the S&P real estate sector and boost a defensive tech services index to an overweight stance. Chart 10CRE: The Epitome This Cycle’s Excesses CRE: The Epitome This Cycle’s Excesses CRE: The Epitome This Cycle’s Excesses Reality Bites We continue to recommend investors avoid the S&P real estate sector. For investors seeking defensive protection we would recommend hiding in the S&P health care sector instead, as we highlighted in our mid-March report.4 Chart 11 shows a disturbing breakdown in the inverse correlation between the relative share price ratio and the 10-year Treasury yield. While it makes intuitive sense that this fixed income proxy sector (i.e. high dividend yielding) should move in the opposite direction of the competing risk free yielding asset, at times of tumult this correlation reverts to positive (top panel, Chart 11). In other words, fear grips investors and they frantically shed REITs despite the fact that interest rates collapse. Why? Because these are highly illiquid assets that these REITs are holding and investors demand the “return of” their capital instead of a “return on” their capital when volatility and credit risk soar in tandem (see TED spread, Chart 4). While CRE prices remain extended and vulnerable to a deflationary shock (bottom panel, Chart 11), there is no real price discovery currently as no landlord would dare put any properties for sale in this market starved for liquidity. With the exception of distressed sales, we deem that the “mark to model” mantra will make a comeback, eerily reminiscent of the GFC. Using an example of how all this may play out in the near-term is instructive. As the economy remains shut down, a tenant may forego a rent payment to a landlord and if the landlord is levered and starved of cash, he/she in turn may miss a debt payment to the outfit that holds his mortgage, typically a bank. Chart 11Breakdown Breakdown Breakdown At first sight this may not seem as a big problem on a micro level as the bank may have enough liquidity to withstand a delinquent borrower’s no/late payment. If, however, the bank is itself scrambling for cash, it will foreclose and then put this asset for sale in order to recover some capital. This will put downward pressure on the underlying asset’s price that all borrowing was based upon and a debt deflation spiral ensues (Chart 12). Chart 12Debt Deflation Warning Debt Deflation Warning Debt Deflation Warning The biggest problem however arises from the bond market. If these deflating assets are all in a CLO or concentrated in a select REIT, then our current financial system setup is not really equipped to handle a failure/delay of payment. This is especially true if some bond holders have hedged their bets and bought CDS on these bonds and demand payment as a “default clause” will in practice get triggered.  The longer the economy remains shut down, the higher the credit, counterparty and default risks will rise. Therefore, given that the real estate sector has an extremely high reading on a net debt-to-EBITDA basis (Chart 8), we are concerned about the profit prospects of this niche sector in the coming months. Moreover, the economy is in recession and the recent Markit services PMI is a precursor of grim data to follow. Historically, REITs move in the opposite direction to the PMI services survey and the current message is to expect a catch down phase in the former (Chart 13). Adding insult to injury, the supply response especially on the multi-family construction side is perturbing. In fact, multi-family housing starts have gone parabolic hitting 619K recently, the highest reading since 1986! Such a jump in supply is deflationary and will weigh on the relative share price ratio (multi-family starts shown inverted, bottom panel, Chart 13). Chart 13Tiiimber Tiiimber Tiiimber Finally, lofty valuations warn that if our bearish thesis pans out in the coming months, there is no cushion left to absorb a significant profit shock that likely looms (Chart 14). Chart 14No Valuation Cushion No Valuation Cushion No Valuation Cushion In sum, grim macro data, the rising threat of a debt deflation spiral, poor operating metrics and lofty valuations, all warn that the path of least resistance is lower for REITs.   Bottom Line: Shy away from the S&P real estate sector. The ticker symbols for the stocks in this index are: BLBG: S5RLST – CCI, AMT,  PLD, EQIX, DLR, PSA, SBAC, AVB, EQR, FRT, SPG, WELL, ARE, CBRE, O, BXP, ESS, EXR, DRE, PEAK, HST, MAA, UDR, VTR, WY, AIV, IRM, PEG, VNO, SLG. Boost Data Processing To Overweight We have been offside on the data processing tech sub-index and today we are booking losses of 39% and boosting exposure to overweight. Data processing stocks are a services-based defensive tech index that typically thrive in deflationary and recessionary environments, according to empirical evidence (Chart 15). We are currently in recession, thus a deflationary impulse will grip the economy and investors will flock to defensive tech stocks when growth is scarce. Tack on the spike in the greenback, and the disinflationary backdrop further boosts the allure of these tech services stocks (third panel, Chart 15). Beyond the recessionary related tailwinds, data processing stocks should also enjoy firming relative demand. While the two bellwether stocks, V and MA, will suffer from the decrease in consumption that requires physical visits and from select services outlays that are severely affected by the coronavirus, online spending by households and corporations should at least serve as a partial offset. Chart 15Time To Buy Defensive Tech Time To Buy Defensive Tech Time To Buy Defensive Tech Chart 16What’s not To Like? What’s not To Like? What’s not To Like? Already, industry pricing power gains have been accelerating at a time when overall inflation has been tame. This will boost revenues – and given high operating leverage and high and rising profit margins – that will flow straight through to profits (Chart 16). While relative profit growth and sales estimates may appear uncharacteristically high and unrealistic to attain, this is what usually transpires in recessions: sell side analysts trim SPX profit and revenue forecasts more aggressively than they do for the defensive data processing index (Chart 17). In fact, given that we are still in the early stages of recession, we expect a further surge in relative EPS and sales estimates in the coming months. Chart 17Seeking Growth When Growth Is Scarce Seeking Growth When Growth Is Scarce Seeking Growth When Growth Is Scarce Chart 18Risk: Lofty Valuations Risk: Lofty Valuations Risk: Lofty Valuations However, there is a key risk to our bullish stance in this tech service index: valuations. Relative valuations are still pricey despite the recent fall from three standard deviations above the historical mean to half that, according to our relative valuation indicator. Technicals have also corrected from an extremely overbought reading, but a cleansing washout has yet to occur (Chart 18). Netting it all out, firming operating metrics and the defensive nature of tech services at a time when macro data are about to nosedive, compel us to boost the S&P data processing index to overweight.   Bottom Line: Boost the S&P data processing index to overweight today from previously underweight for a loss of 39% since inception. The ticker symbols for the stocks in this index are: BLBG: S5DPOS – ADP, V, MA, PYPL, FIS, FISV, GPN, PAYX, FLT, BR, JKHY, WU, ADS.   Anastasios Avgeriou US Equity Strategist anastasios@bcaresearch.com   Appendix 1 Chart A1Appendix A1 Appendix A1 Appendix A1 Chart A2Appendix A2 Appendix A2 Appendix A2   Appendix 2 Chart A3 What Is Priced In? What Is Priced In? Chart A4 What Is Priced In? What Is Priced In? Footnotes 1     Please see BCA US Equity Strategy Daily Report, “Housekeeping” dated March 26, 2020, available at uses.bcaresearch.com. 2     Please see BCA US Equity Strategy Weekly Report, “The Darkest Hour Is Just Before The Dawn” dated March 23, 2020, available at uses.bcaresearch.com 3    Please see BCA US Equity Strategy Daily Report, “Gravitational Pull” dated March 12, 2020, available at uses.bcaresearch.com. 4    Please see BCA US Equity Strategy Weekly Report, “Inflection Point” dated March 16, 2020, available at uses.bcaresearch.com.   Current Recommendations Current Trades Strategic (10-Year) Trade Recommendations What Is Priced In? What Is Priced In? Size And Style Views June 3, 2019 Stay neutral cyclicals over defensives (downgrade alert)  January 22, 2018 Favor value over growth May 10, 2018 Favor large over small caps (Stop 10%) June 11, 2018 Long the BCA  Millennial basket  The ticker symbols are: (AAPL, AMZN, UBER, HD, LEN, MSFT, NFLX, SPOT, TSLA, V).

Underweight 2020 High-Conviction Calls: S&P Real Estate 2020 High-Conviction Calls: S&P Real Estate We would refrain from chasing high yielding real estate stocks higher, and instead we are including them in our high-conviction underweight call list for 2020. The commercial real estate (CRE) sector is a bubble candidate that exemplifies this cycle’s excesses. CRE prices sit at roughly two standard deviations above both the historical time trend and the previous cycle’s peak (not shown). Worryingly, CRE demand is waning. Not only our proprietary real estate demand indicator has sunk recently, but also the latest Fed Senior Loan Officer survey revealed that demand for CRE loans remains feeble. Simultaneously, fewer bankers are willing to extend CRE credit according to the same quarterly Fed survey. Occupancy rates have crested and there are increasing anecdotes of credit quality deterioration. As a result, CRE rents are also failing to keep up with inflation which eats into relative cash flow growth prospects. The supply side build up tilts this delicate balance further into deficit. Non-residential construction shows no signs of abating, with multi-family housing starts still running at an historically high rate of roughly 400K/annum. Finally, interest rate related headwinds will also weigh on this high-yielding sector in coming quarters, especially if the sell-off in the bond market gains steam as BCA expects. The ticker symbols for the stocks in this index are: BLBG – S5RLST – AMT, PLD, CCI, SPG, EQIX, WELL, PSA, EQR, AVB, SBAC, O, DLR, WY, VTR, ESS, BXP, CBRE, ARE, PEAK, MAA, UDR, EXR, DRE, HST, REG, VNO, IRM, FRT, KIM, AIV, SLG, MAC.  

REIT's Demand Ails REIT's Demand Ails Underweight Similar to utilities, REITs have come to the forefront lately as they have populated the top return sector ranks. Importantly, today several key factors signal that investors should shed public market real estate exposure. Namely, weakening supply/demand dynamics, pricing pressures, macro headwinds and still pricey valuations (primarily rock bottom cap rates) are all firing warning shots. On the demand front, not only our proprietary real estate demand indicator has sunk recently, but also the latest Fed Senior Loan Officer survey revealed that demand for CRE loans remains feeble (third & bottom panels). Simultaneously, fewer bankers are willing to extend CRE credit according to the same quarterly Fed survey (second panel). This tightening backdrop coupled with decelerating credit growth, will continue to weigh on CRE prices and S&P REITs.  Bottom Line: We reiterate our underweight rating in the S&P real estate sector. For more details, please refer to the most recent Weekly Report. The ticker symbols for the stocks in this index are: BLBG – S5RLST – AMT, PLD, CCI, SPG, EQIX, WELL, PSA, EQR, AVB, SBAC, O, DLR, WY, VTR, ESS, BXP, CBRE, ARE, PEAK, MAA, UDR, EXR, DRE, HST, REG, VNO, IRM, FRT, KIM, AIV, SLG, MAC. ​​​​​​​

Dear Client, Instead of our regular weekly report next Monday, this Friday November 22, you will receive our flagship publication “The Bank Credit Analyst” with our annual investment outlook. Our regular publication service will resume on December 2  with our high-conviction calls for 2020. Kind regards, Anastasios Avgeriou Highlights Portfolio Strategy Weakening supply/demand dynamics, pricing pressures, macro headwinds and pricey valuations are all warning that REITs are headed south. Global capex blues and the ongoing manufacturing recession, the resilient US dollar and weak operating metrics all confirm that an underweight stance is still warranted in the S&P communications equipment index. Recent Changes There are no changes to our portfolio this week. Table 1 Gasping For Air Gasping For Air Feature The S&P 500 made fresh all-time highs again last week, as investors focused on hopes of a US/China trade deal and continued to ignore negative data/news at their own peril. Domestically, unemployment insurance claims jumped to the highest level since June, and none of the major market and industry groups showed a gain in output on a month-over-month basis in October according to the latest Fed industrial production release. Internationally, Korean exports remain in the doldrums, Chinese data releases were weak across the board, and the mighty US dollar is making multi-decade highs versus a slew of EM currencies. Chart 1Disquieting Gap Disquieting Gap Disquieting Gap All of this begs the question is global growth going to recover and aid the equity market grow into its lofty valuation? Our indicators suggest that a definitive earnings trough is now pushed out to Q2/2020. Thus, equity market caution is still warranted.   Given all the recent equity market euphoria, we feel more and more like “the lone calf standing on the desolate, dangerous, wolf-patrolled prairie of contrary opinion” as – arguably the greatest trader of all time – Jesse Livermore mused roughly a century ago. Share buybacks have been a key pillar underpinning stocks since the GFC averaging roughly $500bn/annum since 2010. But, last year equity retirement jumped to nearly $1tn/annum. That is clearly unsustainable, warning that there is a disconnect between the S&P 500 and already steeply decelerating share buybacks. Our equity retirement estimate for next year is a return to the 10-year average, signaling that the market may hit a significant air pocket (top panel, Chart 1). Another perplexing recent phenomenon has been the lack of buying on margin that typically confirms SPX breakouts. While this episode may be similar to the 2015/16 episode, if margin debt does not recover soon it will exert downward pull on the broad market (bottom panel, Chart 1). Turning over to earnings, revenues, margins and the forward multiple is instructive. Turning over to earnings, revenues, margins and the forward multiple is instructive. Chart 2 highlights the S&P 500 earnings growth surprise factor. In more detail, this IBES/Refinitiv data show how accurate the sell side analysts’ 12-month forward EPS forecasts have been over time: a reading above zero implies the analyst community was too timid, while a fall below zero signals analysts were too optimistic. Chart 2Unhinged From The EPS Accuracy Signal Unhinged From The EPS Accuracy Signal Unhinged From The EPS Accuracy Signal Equity market momentum moves with the ebb and flow of this factor and given the still downbeat message both from our SPX profit model (please refer to our recent webcast slides) and our simple liquidity indicator (please see Chart 4 from last week’s publication), we doubt 10% profit growth is even plausible for 2020. On the margin front, all four key profit margin drivers are on the brink of turning from tailwinds to headwinds as we recently highlighted in our “Peak Margins?” Special Report. Revenue growth is also at risk of a standstill. Domestic producer prices are deflating, and the ISM prices paid index has been clobbered. German, Japanese, Korean and Chinese wholesale prices are contracting and the OECD’s composite PPI measure is also sinking, suggesting that final demand is anemic at best. Under such a dire global pricing backdrop, it will be challenging for SPX sales to sustain their positive momentum, especially if the greenback remains well bid (Chart 3). Chart 3Top Line Growth Troubles Top Line Growth Troubles Top Line Growth Troubles Forward multiples have slingshot higher despite a near 40bps increase in the 10-year yield since Labor Day. When the discount rate rises the multiple should come in and vice versa. Thus, we would lean against the recent spike in the S&P 500 forward P/E (10-year yield shown inverted, Chart 4). This week we are updating our negative views on a niche high-yielding sector and a tech subgroup. Finally, while sifting through market internals, we recently stumbled upon the GICS2 S&P consumer services index. Digging deeper into services was revealing. This relative share price ratio has gapped down of late. One of the reasons is that the services component of the personal consumption expenditure (PCE) data is decelerating (PCE services shown advanced, middle panel, Chart 5). The ISM non-manufacturing survey is also an excellent leading indicator of the S&P consumer services index, and warns that things will likely get worse before they get better (bottom panel, Chart 5).       Chart 4Lofty Valuations Lofty Valuations Lofty Valuations Chart 5Market Internals Signal: Sit This One Out Market Internals Signal: Sit This One Out Market Internals Signal: Sit This One Out This week we are updating our negative views on a niche high-yielding sector and a tech subgroup. Getting Real With Real Estate We would refrain from chasing high yielding real estate stocks higher, and would rather avoid them altogether at the current juncture. Similar to utilities, REITs have come to the forefront lately as they have populated the top return sector ranks. However, real estate stocks, which have split out of the financials sector, are a niche GICS1 sector with a mere 3% market capitalization weight in the SPX, and have not driven the S&P 500 to all-time highs. Instead, tech stocks have, owing to their 23% market capitalization weight, as we have shown in recent research.1 Importantly, several key factors continue to signal that investors should shed public market real estate exposure. Namely, weakening supply/demand dynamics, pricing pressures, macro headwinds and still pricey valuations (primarily rock bottom cap rates) are all firing warning shots. The commercial real estate (CRE) sector is a bubble candidate that exemplifies this cycle’s excesses. As we have highlighted in the past, CRE prices sit at roughly two standard deviations above both the historical time trend and the previous cycle’s peak (not shown).2 Worryingly, CRE demand is waning. Not only our proprietary real estate demand indicator has sunk recently, but also the latest Fed Senior Loan Officer survey revealed that demand for CRE loans remains feeble (third & bottom panels, Chart 6). Simultaneously, fewer bankers are willing to extend CRE credit according to the same quarterly Fed survey (Chart 7). This tightening backdrop is weighing on CRE credit growth and CRE prices (second panel, Chart 6). In fact, absent credit growth providing the necessary fuel to sustain the CRE price inflation frenzy, there are rising odds that investors pull the plug on REITs (top panel, Chart 7). Chart 6Demand Ails Demand Ails Demand Ails Chart 7Time To... Time To... Time To... Already, occupancy rates have crested and there are increasing anecdotes of credit quality deterioration. As a result, CRE rents are also failing to keep up with inflation which eats into relative cash flow growth prospects (Chart 8). The supply side build up tilts this delicate balance further into deficit. Non-residential construction shows no signs of abating, with multi-family housing starts still running at an historically high rate of roughly 400K/annum (Chart 9). Such relentless overbuilding sows the seeds of the eventual felling in CRE prices and rents, which should also dent the S&P real estate sector. Chart 8...Lighten Up On Real Estate ...Lighten Up On Real Estate ...Lighten Up On Real Estate Chart 9Supply Build Up Is Deflationary Supply Build Up Is Deflationary Supply Build Up Is Deflationary Meanwhile, interest rate related headwinds will also weigh on this high-yielding sector in coming quarters, especially if the selloff in the bond market gains steam as BCA’s fixed income strategists continue to expect. While in the 2000s REITs were positively correlated with the 10-year Treasury yield, since 2010 this relationship has flipped and is now a tight inverse correlation (Chart 10). Chart 10Rising Yields = Sell REITs Rising Yields = Sell REITs Rising Yields = Sell REITs Finally, our proprietary Valuation Indicator (VI) has enjoyed an impressive run since the 2017 trough and despite the recent relative selloff remains in overvalued territory. Our Technical Indicator (TI) hit a wall of late near one standard deviation above the historical mean and has only partially unwound the overbought reading since the early 2018 bottom. If our thesis pans out, we expect heightened selling pressure to weigh further on our VI and TI (Chart 11). Chart 11Still Too Pricey Still Too Pricey Still Too Pricey Bottom Line: We reiterate our underweight rating in the S&P real estate sector. The ticker symbols for the stocks in this index are: BLBG – S5RLST – AMT, PLD, CCI, SPG, EQIX, WELL, PSA, EQR, AVB, SBAC, O, DLR, WY, VTR, ESS, BXP, CBRE, ARE, PEAK, MAA, UDR, EXR, DRE, HST, REG, VNO, IRM, FRT, KIM, AIV, SLG, MAC . Lost Signal The communications equipment rally stalled early in the summer and has since morphed into a bear market. We are sticking with our underweight recommendation, especially given a darkening profit outlook for this niche tech sub-group. Bellwether CSCO’s latest guidance was weak and confirmed that this capex-laden tech sub-index is in for a rough ride. Worryingly, CSCO’s key enterprise segment has no pulse. Historically, this data series has been positively correlated with telecom carrier capital outlays and the current message is grim (second panel, Chart 12). Tack on the ongoing manufacturing recession with CEOs canceling/postponing capital spending plans and the outlook dims further for the revenue prospects of communications equipment vendors (third & bottom panels, Chart 12). Chart 12Heed The CSCO Warning Heed The CSCO Warning Heed The CSCO Warning Adding insult to injury, the US/China trade war is further complicating the picture. The ongoing tariffs have exacerbated the global growth slowdown and global capex plans have come under intense scrutiny. The IFO’s World Economic Outlook capex intentions survey has plunged, warning that global exports of telecom gear have ample downside (Chart 13). Chart 13Global Capex Blues Global Capex Blues Global Capex Blues Chart 14US Dollar The Deflator US Dollar The Deflator US Dollar The Deflator The greenback’s resilience is also sapping business purchasing power, especially in the emerging markets, denting final-demand. Therefore, the US dollar’s appreciation robs communications equipment manufacturers’ pricing power, makes their goods more expensive in the global market place, and as a consequence forces market share losses on them (Chart 14). The greenback’s resilience is also sapping business purchasing power, especially in the emerging markets, denting final-demand. The implication of weakening pricing power is that profits will likely underwhelm. Currently, the sell-side is penciling in roughly 10% EPS growth for the S&P communications equipment index over and above the SPX in the next twelve months. This is a tall order and we would lean against such extreme analyst optimism (bottom panel, Chart 15). Operating metrics are quickly losing steam, another harbinger of profit ails for this tech sub-group. In more detail, our productivity proxy has taken a steep turn for the worse and industry executives have also put investment projects on hold (middle panel, Chart 15). Moreover, the communication equipment new orders-to-inventories ratio is contracting and industry resource utilization is probing multi-year lows, according to the Fed’s latest industrial production release. Under such a backdrop, relative top line growth is on track to level off and likely flirt with the contraction zone (Chart 16). Chart 15Operating Metric... Operating Metric... Operating Metric... Chart 16...Dysphoria ...Dysphoria ...Dysphoria Netting it all out, global capex blues, the resilient US dollar and weak operating metrics all confirm that an underweight stance is still warranted in the S&P communications equipment index.    Bottom Line: Continue to avoid the S&P communications equipment index. The ticker symbols for the stocks in this index are: BLBG – S5COMM – CSCO, JNPR, MSI, ANET, FFIV. Anastasios Avgeriou US Equity Strategist anastasios@bcaresearch.com Footnotes 1 Please see BCA US Equity Strategy Insight Report, “Deciphering Sector Returns” dated August 30, 2019, available at uses.bcaresearch.com. 2 Please see BCA US Equity Strategy Special Report, “10 Most FAQs From The Road” dated April 8, 2019, available at uses.bcaresearch.com. Current Recommendations Current Trades Size And Style Views Stay neutral cyclicals over defensives (downgrade alert) Favor value over growth Favor large over small caps (Stop 10%)

Highlights A lot has changed in a week and a half, … : The FOMC meeting that we thought would mark the end of global market-moving news until September turned out to be a prelude for the real fireworks. … as U.S.-China trade tensions escalated, … : The imposition of tariffs on the only remaining subset of Chinese imports that had escaped duties so far inspired China to let the yuan fall below a key technical level. … and other countries braced for the fallout: China’s devaluation opened up a new front in the conflict, turning a bilateral tariff spat into a threat to other countries’ well-being and competitiveness. Asia-Pacific central banks swiftly followed with larger-than-expected rate cuts. Below-benchmark-duration positioning is no longer appropriate in the near term, and we recommend moving to benchmark duration: Interest rates will be hard-pressed to rise with global central banks squarely in easing mode. Although we still believe that inflation and the fed funds rate will surprise to the upside, it’s going to take a while. Feature Dear Client, There will be no U.S. Investment Strategy next week as we take our final summer break. U.S. Investment Strategy will return on Monday, August 26th. Best regards, Doug Peta So much for the idea that the July 30-31 FOMC meeting would be the last market-moving event before Labor Day. By lunchtime on August 1st, the S&P 500 was back to its July 30th close above 3,010; the 10-year Treasury yield had settled around 1.96%, ten basis points (“bps”) lower than its pre-meeting level; and gold had fallen by ten bucks, to $1,420, as markets digested the news that the Fed was less concerned about the economy than they were. Then the trade war reared its ugly head in the form of new tariffs on Chinese imports to the U.S., and the S&P slid to 2,822, the 10-year Treasury yield tumbled to 1.59%, and gold surged to $1,510. The new round would ensnare the subset of goods that had previously been spared from import duties, and Beijing promised to retaliate. It’s hard for rates to rise when every central bank has an easing bias as it nervously eyes the U.S.-China tilt.   Chart 1Beijing Plays The Currency Card Beijing Plays The Currency Card Beijing Plays The Currency Card The retaliation arrived Sunday night in the U.S., when Chinese officials allowed the renminbi to trade above 7 to the dollar for the first time since 2008 (Chart 1). The move provoked a global equity selloff, and the S&P 500 lost 3% in its worst session of the year. With the currency floodgates opened, the trade war morphed from a bilateral tariff spat into a global battle for competitiveness, and central banks in India, Thailand and New Zealand responded with larger-than-expected rate cuts. India is a comparatively closed economy battling a domestic downturn, but it is clear that countries with any reliance on exports are loath to be saddled with a strong currency that will hamstring their global competitiveness. It turns out that the Fed isn’t the only central bank that sees the appeal of taking out some insurance. That is an unfriendly backdrop for below-benchmark-duration positioning, and we are joining our fixed-income colleagues in raising our duration recommendation from underweight to neutral over the tactical timeframe (0-3 months). While we still believe that the fed funds rate and long yields will surprise to the upside, they cannot do so while bond investors are adamant that the Fed is going to have to adopt an easing bias over the near term. Our rates checklist, discussed in the rest of this report, supports the decision. The shift in the rates backdrop undermines our newly established agency mortgage REIT recommendation, and we are watching it closely. The Rates Checklist: The Fed Table 1Rates View Checklist When The Facts Change When The Facts Change Turning to our rates view checklist (Table 1), the first item is derived from our U.S. Bond Strategy service’s golden rule of bond investing.1 The golden rule asks one simple question to anchor views on Treasuries: Over the next 12 months, will the Fed move the fed funds rate by more or less than the bond market is currently discounting? Since 1990, when the Fed has surprised dovishly (the fed funds rate has turned out to be lower than the money market implied twelve months earlier), Treasuries have almost always generated positive excess returns over cash. Periods of negative excess returns have occurred nearly exclusively when the Fed has delivered a hawkish surprise. We still think inflation will become a problem, but it certainly isn’t one yet. Since we rolled out the checklist last year, we have consistently expected a hawkish surprise. Though we continue to believe that an extended cycle of rate cuts is not in the cards, markets disagree, and we concede that the Fed now has a near-term easing bias, despite Chair Powell’s demurrals at the post-meeting press conference. We are leaving the box unchecked because we believe that nearly four more 25-bps cuts over the next twelve months, equating to a target fed funds rate of 1.25-1.50% (Chart 2), are unlikely. The spread between our expectations and the market’s expectations is still wide enough to merit a below-benchmark-duration view over the next twelve months, even if benchmark duration makes more sense for the rest of the year. Chart 2Four More Rate Cuts Are A Stretch Four More Rate Cuts Are A Stretch Four More Rate Cuts Are A Stretch The yield curve’s inversion has become more pronounced in the wake of the re-escalation of the trade war (Chart 3), and we duly check the second box. As a reminder, we track the 3-month/10-year segment of the yield curve to define inversion because it is less susceptible to estimate error, and has been a timelier indicator of recessions, than the more frequently cited 2-year/10-year segment. We have argued before that the unprecedentedly large negative 10-year term premium makes the curve more prone to invert and makes it a less sensitive economic barometer, but part of the rationale of creating a checklist is to limit one’s discretion in interpreting events. Chart 3More Rate Cuts, Please More Rate Cuts, Please More Rate Cuts, Please The Rates Checklist: Inflation Inflation has gone AWOL around the globe. Although the U.S. no longer faces the negative output gaps that remain in other major economies, its main measures of consumer prices (Chart 4) do nothing to counteract the widespread view that the Fed has a free pass to devote its energies to shoring up growth. Inflation break-evens were making progress toward the 2.3-2.5% range consistent with the Fed’s 2% inflation target when we launched the checklist last year, but the plunge in oil prices stopped them in their tracks (Chart 5). Rather than encouraging the Fed to hike, soft inflation expectations helped drive the Fed’s dovish pivot. Chart 4Realized Inflation Is Below Target, ... Realized Inflation Is Below Target, ... Realized Inflation Is Below Target, ... Chart 5... And So Are Inflation Expectations ... And So Are Inflation Expectations ... And So Are Inflation Expectations Our view that the seeds of inflation pressures have been sown has not changed. After slowing on a real final domestic demand basis in the first quarter from the one-two punch of the government shutdown and the fourth quarter’s sharp tightening of financial conditions, the U.S. economy has resumed operating above capacity. Though we check the “sluggish-inflation” boxes, and acknowledge that inflation is not going to inspire a more restrictive turn in Fed policy any time soon, we do think it will become an issue down the road. The Rates Checklist: The Labor Market The labor market remains robust. The headline unemployment rate remains at a level last seen in 1969, and is well below the CBO’s estimate of NAIRU. NAIRU is the minimum structural unemployment rate, and wage gains quicken when the unemployment rate falls below it (Chart 6). The broader definition of unemployment, encompassing discouraged workers and involuntary part-time workers, fell to its lowest level since 2000 in July (Chart 7), and the job openings and job quits rates (Chart 8) indicate that demand for workers remains high. Chart 6Wage Gains Will Accelerate, ... Wage Gains Will Accelerate, ... Wage Gains Will Accelerate, ... Chart 7... As Slack Has Been Absorbed, ... ... As Slack Has Been Absorbed, ... ... As Slack Has Been Absorbed, ... Chart 8... And Demand Is Robust ... And Demand Is Robust ... And Demand Is Robust Chart 9   3.2% year-over-year growth in average hourly earnings may not be thrilling, but wages do remain in an uptrend. The laws of supply and demand (Chart 9), and the Fed’s best efforts, suggest that the uptrend will continue. We do not check any of the labor market boxes, and expect that we will not over the rest of the year. The Rates Checklist: Instability At Home And Abroad Chart 10No Overheating Yet No Overheating Yet No Overheating Yet There continue to be no signs of cyclical overheating in the U.S. economy, as the most cyclical segments of the economy are nowhere near the red end of the tachometer (Chart 10). Financial imbalances have moved to the back burner, but they are part of the Fed’s post-crisis mandate, and we are leaving the imbalances box unticked to reflect that the “low spreads and loosening credit terms” Governor Brainard decried last September2 may stay the Fed from embarking on a full-on easing cycle. We are checking the international duress box, at least for the time being, given the potential for a self-reinforcing rate-cutting cycle that could hold down the entire term structure of rates around the world. Bottom Line: The inverted yield curve, a lack of consumer price inflation, and the cloud cast by the trade war all suggest that bond markets will require some convincing before they allow rates to rise much higher. We conclude that a neutral duration stance is appropriate in the near term. Keeping Score We have been staunch supporters of below-benchmark duration positioning since the end of last July,3 given that we thought the 10-year Treasury yield was too low relative to our assessment of the strength of the U.S. economy and the potential for inflation to begin to rise. It appears that our stronger-than-consensus economic view was correct, but we were myopic in failing to grasp how punk growth in the rest of the world would keep long-maturity Treasury yields from making a sustained move higher. We were way early on inflation’s ETA, and slow to grasp how sensitive the Fed would be to faltering global growth and escalating trade tensions in its absence. In short, both our model of the Fed’s reaction function and the inputs to our model turned out to be faulty. The duration call stings, but our asset allocation recommendations have worked out. The fix we are making is to wait until inflation is a clear and present danger before assuming that the Fed will respond to it. Although we got the duration call wrong, investment-grade and high-yield corporate bonds have outperformed Treasuries in the aggregate since we upgraded them to overweight versus Treasuries at the end of January (Chart 11). BCA as a house niftily sidestepped the fourth-quarter selloff in equities by downgrading them to equal weight, and raising cash to overweight, late last June. We upgraded equities to overweight versus cash and fixed income in our first publication of the year, and the S&P 500 has handily outperformed Treasuries since that date, despite the nasty selloff following the July FOMC meeting and the new round of tariffs (Chart 12). Chart 11Spread Product Has Modestly Outperformed Treasuries, ... Spread Product Has Modestly Outperformed Treasuries, ... Spread Product Has Modestly Outperformed Treasuries, ... Chart 12... But Equities Have Crushed Them ... But Equities Have Crushed Them ... But Equities Have Crushed Them Agency Mortgage REIT Implications We recommended agency mortgage REITs a day before the FOMC meeting, suggesting that investors allocate capital away from equities and high yield as a way to reduce equity beta and boost portfolio income away from the herd chasing lower and lower high-yield bond yields. Through Thursday’s close, the Bloomberg Mortgage REIT Index has gained about 35 bps on a total return basis, while the Barclays High Yield Index is off 70 bps and the S&P 500 is down 2.7%. Unfortunately, the agency mREITs we sought out for their yield curve exposure have lagged badly as the yield curve has relentlessly flattened. For now, only the one agency mREIT with a dedicated adjustable-rate mortgage portfolio faces immediate earnings pressure. The rest are subject to refinancing volumes, which are likely to be higher than we expected when we projected that the 10-year Treasury yield wouldn’t fall much below 2%. The specter of increased prepayments makes the agency mREITs a less attractive investment than we thought they would be two weeks ago. On the other hand, their exclusively domestic exposure, and low credit risk, increases their value as a haven from global turmoil. Net-net, we are sticking with them, though they are now on a far shorter leash than they were when we made the recommendation. We will not stick with a position to save face, or to avoid looking irresolute. Flexibility and a willingness to admit mistakes are essential characteristics of successful investors. When the facts change, we change our mind, without the faintest hint of embarrassment. Doug Peta, CFA Chief U.S. Investment Strategist dougp@bcaresearch.com Footnotes 1 Please see the July 24, 2018 U.S. Bond Strategy Special Report, “The Golden Rule Of Bond Investing,” available at usbs.bcaresearch.com. 2 Brainard, Lael (2018). “What Do We Mean by Neutral And What Role Does It Play in Monetary Policy,” speech delivered at the Detroit Economic Club, Detroit, Mich., September 12, 2018. 3 Please see the July 30, 2018 U.S. Investment Strategy Weekly Report, “The Rates Outlook,” available at usis.bcaresearch.com.